[Adopted 1-15-2002 by Ord. No. 2002-19]
A.
Purpose. Holy Redeemer (Northside Church of Christ) Planned Development
is intended to recognize and permit a defined area for the unified
and orderly development of the Hudson Avenue Campus of the Northside
Church of Christ, maintaining an integrated facility that provides
a variety of community services. The Holy Redeemer (Northside Church
of Christ) Planned Development District will maintain the integrity
of the church as an important part of the Hudson Avenue streetscape
and as a valuable cultural resource of the City of Rochester. Planned
development districts allow flexibility in planning and development
and provide a process for evaluating and accommodating incremental
growth and change, thereby assuring compatibility with the adjacent,
noninstitutional districts.
B.
Permitted uses. Permitted uses include, but are not limited to, the following uses when consistent with the above purpose and subject to the provisions of § 120-125:
[Amended 6-17-2014 by Ord. No. 2014-178]
C.
Accessory uses and structures. Accessory uses and structures are
permitted in the Holy Redeemer (Northside Church of Christ) Planned
Development, subject to site plan review and the limitations established
in the residential zoning districts.
[Amended 6-17-2014 by Ord. No. 2014-178]
D.
E.
Parking: Off-street parking and loading requirements are as set forth below, subject to the standards of § 120-173.
[Amended 6-17-2014 by Ord. No. 2014-178]
(1)
Location. Parking for uses within the Holy Redeemer (Northside Church
of Christ) Planned Development may be located anywhere within the
district.
(2)
Required spaces: There shall be no requirement for uses in Holy Redeemer
(Northside Church of Christ) Planned Development. However, any such
parking voluntarily provided shall comply with the parking lot design
and maintenance standards of the City Zoning Code.
[Adopted 5-14-2002 by Ord. No. 2002-122]
A.
Purpose. The PD District is intended to permit the creation of a
defined area for the unified and orderly development of compatible
industrial uses. The district allows flexibility in planning and development
and provides a process for evaluating plans to assure compatibility
with adjacent nonindustrial district.
B.
Permitted uses. The following uses are permitted as of right in the
PD No. 2 District:
(1)
Wholesale establishments.
(2)
Automobile repair.
(3)
Building materials storage and sales, including lumber, heating equipment,
hardware plumbing supplies, roofing, cement blocks and similar material.
(4)
Truck storage, subject to the following conditions:
(a)
Refuse trucks:
[1]
Trucks shall be stored in a completely enclosed building, which
shall have no openings facing any adjacent residentially zoned or
developed property other than stationary insulated glass windows.
[2]
No trucks containing refuse shall be stored on the premises.
[3]
All such uses located on a residential district boundary shall
be subject to site plan review.
(5)
Electroplating and mirror-silvering operations.
(6)
Fuel storage.
(7)
Industrial medical clinics.
(8)
Laboratories, experimental and testing; provided, however, that all
experimental and test work shall be performed within a completely
enclosed building.
(9)
Laundries, dry-cleaning and dyeing establishments occupying a total
floor area of not more than 10,000 square feet.
(10)
Machine shops.
(11)
Manufacturing:
(a)
Automotive and aircraft parts and accessories.
(b)
Bakery goods, candy, ice cream and other food products, but
not including the processing of sauerkraut, vinegar and yeast, the
growing of mushrooms or the rendering of fats and oils. Retail sales
of foods manufactured or processed on the premises shall be permitted,
but the floor area devoted to such retail sales shall not exceed the
floor area devoted to manufacturing and processing.
(c)
Furniture, metals and wood.
(d)
Ice.
(e)
Metal and rubber stamps, stencils, badges, jewelry, toys and
novelties.
(f)
Musical instruments.
(g)
Office equipment.
(h)
Photographic equipment (excluding film).
(i)
Pottery, figurines and other ceramic products using previously
ground or treated minerals and earths.
(j)
Professional and scientific instruments.
(k)
Radio, radar, television, electrical and electronic equipment.
(l)
Small appliances.
(m)
Tobacco products.
(n)
Wood products.
(o)
Glass from raw materials.
(p)
Wine, beer, liquor or other alcoholic beverages.
(12)
Motion-picture productions.
(13)
Packing and crating services.
(14)
Plastics injection molding operations.
(15)
Plumbing shops.
(16)
Printing and publishing.
(17)
Residential uses.
(18)
Rug and carpet cleaning.
(19)
Sheet-metal shops for heating and ventilating equipment.
(20)
Storage buildings and warehouses.
(21)
Trade or technical schools.
(22)
Wholesale produces, vegetable and fruit markets.
(23)
Utility power generating plants.
(24)
Drive-in theaters.
(25)
Commercial uses.
(26)
Day-care centers.
(27)
Dairies and soft drink and other beverage bottling plants.
C.
Prohibited uses. The following uses are expressly prohibited in the
PD No. 2 District:
(1)
Automobile sales.
(2)
Animal hospitals, clinics and kennels.
(3)
Batch mixing of cement, concrete or asphalt or rock and stone crushing
mills.
(4)
Carnivals, circuses and similar temporary amusements enterprises.
(5)
Construction equipment rental, sales and storage yards.
(6)
Enameling, lacquering and galvanizing processes.
(7)
Steel fabrication or metal foundries.
(8)
Storage of matches, explosives, fireworks or other pyrotechnic devices.
(9)
Sports arenas.
(10)
Animal crematories, slaughterhouses, stockyards or feeding pens.
(11)
Incinerators.
(12)
Sewage treatment plants.
(13)
Adult bookstores and adult entertainment establishments.
(14)
Hotels and motels.
(15)
Garbage, offal or dead animal reduction or incineration.
(16)
Gas manufacturing plants.
(17)
Petroleum refineries.
(18)
Junkyards.
(19)
Distillation of petroleum, tar, coal, wood or bones.
(20)
Fat and tallow rendering.
(21)
Grain and poultry feed processing.
(22)
Lumber and planing mills.
(24)
Metal stamping or forging.
(25)
Public transit service yards, railroad freight yards or railroad
shops.
(26)
Tanneries.
D.
Accessory uses and structures. Accessory uses and structures are
permitted in the PD No. 2 District, subject to any limitations for
such set forth in the Zoning Ordinance.
E.
Bulk, space and yard requirements. The building height, lot, open
space and yard dimension requirements applicable in the PD District
No. 2 are as follows:
F.
Minimum district size: 3.67 acres.
G.
Parking and loading requirements. Off-street parking and loading
requirements in the PD No. 2 District shall be those set forth in
the Zoning Ordinance; however, the parking spaces located at 48-52
Fulton Avenue may be used to satisfy district parking requirements.
H.
Signs. Signs regulations applicable in the PD No. 2 District are
set forth in the Zoning Ordinance.
I.
Procedures. City Council may modify the standards of this district
in accordance with provisions set forth in the Zoning Ordinance.
 |
[Adopted 9-23-2003 by Ord. No. 2003-309]
A.
Purpose. The Buena Vista Planned Development is intended to recognize
and permit a defined area for the unified and integrated development
of the administration and community services of the Ibero-American
Action League and Development Corporation.
B.
Permitted uses. Permitted uses include, but are not limited to, the
following uses when consistent with the above purpose:
(1)
Single-family detached dwellings.
(2)
Single-family attached dwellings.
(3)
Offices.
(4)
Apartments for seniors and developmentally disabled.
(5)
Senior center.
(6)
Day-care center.
(7)
Community center.
(8)
Residential-care facility.
(9)
Warehouse and storage uses in existing buildings when related to
the purpose stated above.
C.
[Adopted 2-24-2004 by Ord. No. 2004-51]
A.
Purpose. The Planned Development District No. 4 is intended to recognize
and permit a defined area for the integrated development and delivery
of programs and community services offered by the Rochester Museum
& Science Center. The planned development district will allow
the museum to deliver its mission to create inspiring, entertaining
and educational experiences enabling visitors to explore science and
technology, the natural environment and our region's cultural heritage.
B.
Permitted uses. Permitted uses include, but are not limited to, the
following uses when consistent with the above purpose:
(1)
Museums, galleries and planetariums, including their buildings, owned
or leased, for administrative and faculty offices, classrooms, laboratories,
auditoriums, lecture halls and libraries.
(2)
Public or private schools and including support facilities for faculty,
staff and students of such institution.
(3)
Offices.
(4)
Senior center.
(5)
Day-care center.
(6)
Community center.
(7)
Warehouse, storage uses and maintenance facilities in existing buildings
when related to the purpose stated above.
(8)
Accessory support uses or structures, including office, retail, and
restaurant facilities, bookstores and gift shops, when such support
use or structure is physically integrated into the plan of the institution.
(9)
RMSC President's residence.
(10)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
[Added 11-12-2019 by Ord.
No. 2019-325]
(11)
Limited entertainment, not including sexually oriented uses.
[Added 11-12-2019 by Ord.
No. 2019-325]
C.
D.
Off-street parking and loading requirements are as set forth below.
E.
Accessory uses and structures. Accessory structures and uses are
permitted in connection with the established uses within the district
and shall not be located in the front yard, except playground equipment
at 14 S. Goodman Street only, which shall not be subject to front
or side yard setback requirements.
[Adopted 2-24-2004 by Ord. No. 2004-53]
A.
Purpose. The St. Michael's Planned Development is intended to recognize
and permit a defined area for the unified and integrated development
of administrative, religious, community, and senior housing services.
B.
Permitted uses. Permitted uses include, but are not limited to, the
following when consistent with the above purpose:
C.
E.
Off-street parking and loading requirements are as set forth below:
[Adopted 7-27-2004 by Ord. No. 2004-242; amended in its entirety 2-25-2016 by Ord. No. 2016-42]
A.
Purpose. The Planned Development District No. 6 (PD #6) is intended
to recognize and permit a defined area for the integrated development
and delivery of programs and services offered by the Rochester General
Hospital. The planned development district will allow the hospital
to deliver its mission to provide nationally recognized community
and health care services and a quality campus environment, while remaining
flexible to ever-changing ways in which health care services are provided.
The area of this PD #6 is approximately 51.8 acres bound by
the public rights-of-way of Carter Street (west), Portland Avenue
(east), and State Route 104 (north). The southern boundary is the
residential and commercial zoning districts on the southern property
line, as shown on the attached PD #6 map.
B.
Permitted uses. Permitted uses include, but are not limited to, the
following uses when consistent with the above purpose:
(1)
Hospitals, including their buildings, owned or leased, for medical,
administrative, and faculty offices, and support facilities for the
hospital, its employees, administrators, staff and students of such
institution.
(2)
Offices related to providing health care services.
(3)
Health care clinics.
(4)
Hospice.
(5)
Nursing home.
(6)
Day-care center.
(7)
Residential-care facilities.
(8)
Community center.
(9)
Public and semipublic uses.
(10)
Warehouse, storage uses and maintenance facilities when related
to the purpose stated above.
(11)
Accessory support uses or structures, including parking ramps,
surface parking lots, office, retail, and restaurant facilities, bookstores
and gift shops and heliports.
F.
Open space. The woodlot known as "Buell's Woods" shall be maintained
in accordance with a City-approved management plan. That plan is available
at the hospital and in the PD-6 file in City Hall.
G.
Off-street parking and loading.
(1)
Parking.
(a)
Parking for uses within the district may be located anywhere
within PD #6, except not within the required front yard setbacks and
within the Buell's Woods portion of the property.
(b)
Up to 4,000 parking spaces are permitted on surface lots and
in parking garages. The development of additional parking shall be
permitted subject to all of the following requirements:
[1]
A parking demand analysis shall be submitted as set forth in § 120-173B of the City Zoning Code and approved through a special permit from the City Planning Commission;
[2]
New parking shall be limited to the construction of garage structures;
[3]
No new surface parking lots shall be constructed;
H.
Permitted signage.
(1)
Signs are intended to maximize wayfinding for the public and for
emergency services. The intent of these regulations is to minimize
the numbers, sizes, types, materials and lighting of signs in order
to limit negative visual impacts to the district and adjoining neighborhoods.
(2)
Wayfinding signs are permitted at critical intersections, including
driveway intersections with public streets. The signs shall be consistent
campus-wide in terms of graphics, logos, fonts, colors and illumination.
Signs shall be permitted to have up to four faces, with each face
not exceeding 80 square feet in size.
(3)
Attached signs shall be permitted for each building or main building
entrance identifying the use or services according to the following:
(a)
Two attached signs per building or main entrance facing State
Route 104, up to a maximum of 250 square feet per sign.
(b)
One sign attached per building or main entrance facing Carter
Street, up to a maximum of 150 square feet per sign.
(c)
Two attached signs per building or main entrance facing Portland
Avenue, up to a maximum of 150 square feet per sign.
(d)
One attached sign per building or main entrance without street
frontage, up to a maximum of 100 square feet per sign.
(4)
One detached sign shall be permitted at each driveway at Portland
Avenue and Carter Street and State Route 104. Each sign shall not
exceed 100 square feet in size per face, and the bottom of each sign
shall be posted no higher than four feet above the surrounding grade.
I.
Specially permitted signage.
(1)
One detached digital sign, subject to special permit approval in
accordance with 120-192B shall be permitted on the State Route 104
frontage. The digital sign shall not exceed 300 square feet in size,
a maximum height of 20 feet above the surrounding grade, and shall
be limited to one single side. The digital sign may identify on-campus,
noncommercial activities but shall not advertise off-campus activities
and/or commercial uses.
[Adopted 6-14-2005 by Ord. No. 2005-159]
A.
Overview; introduction and statement of intent.
(1)
The property proposed for rezoning to a planned development (PD)
district is located in the City of Rochester at 1920 South Avenue
and contains approximately 55 acres of gently sloping land and woods,
bounded on the west by approximately 325 feet along South Avenue;
northwest and north by the Rochester Psychiatric Center; east by the
boundary between the City of Rochester and the Town of Brighton and
the Monroe Developmental Center; and south by the Green Knolls and
Highland Apartments. [See Map 1 of certain maps entitled "Rochester
Science Park Development Concept Plan Submission" by Sasaki Associates,
Inc., and Sear Brown Associates, P.C. dated November 8, 1985 (referred
to herein as the "Development Concept Plan Submission") and the legal
description in Exhibit A attached hereto.[1]
[1]
Said map and legal description are on file in the City offices.
(2)
Uses permitted in this PD district will be restricted to businesses
of a scientific or professional use or nature as outlined within this
document under acceptable uses. Site amenities, including the woods
and trees of special interest or size, are to be retained to the maximum
extent feasible. The district, to be identified as the "Rochester
Science Park Subdivision" (and to be referred to herein as the "district"
or the "Science Park"), will permit one or more subdivision lots (referred
to herein as "sites" or "lots") with access from the main drive of
the Science Park which intersects South Avenue. A controlled emergency
access road connects the main drive's easterly cul-de-sac to a service
drive located on the adjoining institutional property. The Science
Park is to provide sites needed by expanding high-technology firms
and will provide an attractive setting conducive to the requirements
of such firms for a quiet environment in close proximity to similar
firms and research-related centers. Existing screening of the district's
perimeter adjoining institutional and residential uses will be maintained,
and additional landscape screening with trees, shrubs and planted
berms is to be provided.
[Amended 6-20-2017 by Ord. No. 2017-167].
(3)
These PD district regulations are intended to control the development
of the Science Park. The intent is to ensure a high-quality campus-style
development that is compatible in design and operation with the site
and surrounding residential, commercial and institutional uses. The
primary objective in establishing design and development criteria
is to ensure a sense of continuity in land uses, aesthetic values
and environmental sensitivity in the overall development of the Science
Park. A high standard is being promulgated in order to create a park
that will be distinguished by a consistently high quality of architectural
design sympathetically placed in a natural setting. These controls
are intended to establish and maintain confidence that the quality
and operational characteristics of the overall development will remain
high and, therefore, that the economic and environmental values of
the Science Park and surrounding area will be protected.
(4)
In order to achieve these objectives, all plans for building and site design, including special requirements for the preservation of natural site characteristics, and other environmental considerations, will be subject to review by the Project Review Committee ("Committee") in accordance with § 120-190 of the Zoning Code. The Committee will consider each proposal on its design and planning merits. It will judge the particular opportunities, conditions and problems of each parcel with its related development program. The Committee will evaluate each proposal to determine its adherence to high aesthetic standards, sympathy with the natural characteristics, and compatibility with development on adjoining sites or lots and with surrounding institutions and neighborhoods.
B.
Project review and approval process.
(1)
Procedures for review and approval of projects within the Science Park are outlined in Article XVII of the Zoning Code.
(2)
No site or lot in the district shall be developed or improved unless and until a site plan has been approved as provided in Article XVII of the Zoning Code.
(3)
Incremental development plans that meet a threshold for minor site
plan review shall require major site plan review.
(5)
Applications shall include information concerning the handling of
hazardous materials and the procedures to be followed in the case
of an inadvertent release that could endanger nearby residents and/or
institutionalized persons.
C.
Uses.
(1)
Purpose and intent. These district regulations are intended to provide
an area within the City of Rochester for business or uses of a scientific
nature engaged in research, development, professional office and light
manufacturing activities. The district regulations are further intended
to provide a low-intensity, parklike environment and well-landscaped
sites that are in harmony with proximate residential, commercial and
institutional uses.
[Amended 6-20-2017 by Ord. No. 2017-167]
(2)
Permitted uses:
(a)
Research in the following:
[1]
Pharmaceuticals.
[2]
Antibody and antigen.
[3]
Agricultural.
[4]
DNA and genetic.
[5]
Industrial chemicals to replace noxious chemicals that produce
hazardous waste.
[6]
Biosecurity.
[7]
Environmental or organic pollutants.
[8]
Fuel cell.
[9]
Blood.
[10]
Nanotechnology.
[11]
Chemical constituents of body fluids.
[12]
Clinical and disease detection.
(b)
Medical offices with a research component that is an integral
part of the health care which they provide. The research component
must consist of a minimum of 20% of the net floor area.
(c)
Manufacture, processing and assembly of the following:
[1]
Communications equipment.
[2]
Data processing equipment, including personal computers, mainframes,
microcomputers, hand-held PCS (PDA), and/or the components found in
each (including chips and semiconductors).
[3]
Software.
[4]
Electronic systems, components and accessories.
[5]
Photographic/imaging equipment and systems.
[6]
Optics.
[7]
Photovoltaic and photonics (light absorption for energy).
[8]
Fuel cell components.
[9]
Networking equipment (switches, hubs, fiber and routers among
similar components).
[10]
Industrial and environmental control equipment.
[11]
Nanotechnology.
(3)
Accessory uses. The following accessory uses shall be permitted in addition to those accessory uses defined in § 120-208 of the Zoning Code and in accordance with the terms of § 120-163 of the Zoning Code:
(a)
Prototype manufacturing incidental to research laboratories
and corporate headquarters and offices.
(b)
Warehousing and storage not occupying more than 15% of the building
floor area.
(c)
Recreational facilities.
(d)
An additional building for each site, provided it does not exceed
1,000 gross square feet in area and one story in height.
(e)
Day-care centers serving only the uses located within the district,
provided they are located in existing structures in this district.
(f)
Personal wireless communications facilities, subject to the
following conditions:
(4)
Use limitations.
(a)
All uses shall be completely enclosed in buildings. No materials,
supplies or equipment shall be permitted to remain outside any building.
(b)
No use shall be conducted in any manner which would render it
noxious or offensive by reason of noise, dust, refuse matter, odor,
smoke, gas, fumes, vibration or glare.
(c)
All uses must meet the performance standards as set forth in
this development concept plan.
D.
Bulk, height, setback and parking regulations.
(1)
Intent. The objective of this section is to assure that the scale,
location and mass of buildings in the district are compatible with
the existing neighboring residential, commercial and institutional
development and environmental quality, and to assure high-quality
development.
(2)
Building and parking area setbacks.
(a)
Building setbacks shall be not less than 75 feet from any public
or private right-of-way line serving more than one lot or site (not
including driveways). Parking area setbacks shall be at least 15 feet
from any public or private right-of-way line serving more than one
lot or site (not including driveways). Notwithstanding the foregoing,
no building or parking area setback from any road used only for emergency
access shall be required.
(b)
Building and parking area setbacks shall be not less than 25
feet from the perimeter property line of the district, except for
the area in the southeast corner of the district where the setbacks
shall be not less than 100 feet as shown on Map 3 of the Development
Concept Plan Submission.[2]
[2]
Said map is on file in the City offices.
(c)
Building and parking area setbacks within any subdivided lot
in the district shall be not less than 10 feet from the property line
of any adjoining lot or site in the district, except that no building
or parking setbacks will be required from any lot line of any subdivided
lot or site which coincides with the lot line for any open space within
the district, which open space may be owned by the City and/or by
the owner's association; provided, however, that building and parking
setbacks of 10 feet shall be required for any lot or site abutting
any open space area fronting on South Avenue as generally shown on
Map 3.[3]
[3]
Said map is on file in the City offices.
(3)
Land coverage. The aggregate coverage by impervious surfaces (including,
but not limited to, buildings, walks, drives and parking and loading
areas) shall not exceed 70% on any individual subdivided lot in the
district.
(4)
Building height. The maximum building height shall be 45 feet.
E.
Building design.
(1)
Intent. The objective in setting building design standards is to
obtain consistency and quality in architectural design to protect
and enhance values in the district and to provide a high-quality park
that will contribute positively to land values and the environmental
quality of the surrounding neighborhood. It is intended that a basic
design compatibility and architectural harmony will result among the
district buildings.
(2)
Design and development guidelines. Development of buildings and improvements
in the Science Park shall be guided by the Design and Development
Guidelines attached hereto as Appendix A,[4] as may be amended from time to time, except that to the
extent the provisions of this development concept plan conflict with
the Design and Development Guidelines, this development concept plan
shall control.
[4]
Appendix A is on file in the City offices.
(3)
Screening of roof-mounted equipment. No heating, electrical, air
conditioning or other equipment shall be installed on the roof of
any building or structure or located on exterior walls unless screened,
covered, and installed in a manner which has been approved by the
Manager of Zoning, except that solar energy collectors may be installed
on the roof of any building if the design and location thereof is
approved by the Manager of Zoning. Any mechanical equipment must be
designed to be an integral part of the building or structure.
[Amended 6-20-2017 by Ord. No. 2017-170]
F.
Site design.
(1)
Intent. These site design standards are intended to provide high-quality
building sites and parking areas that contribute to the campus-style
character intended for the district and to ensure compatibility with
the surrounding uses. Development shall be laid out and each lot or
site shall be graded in a manner that is sympathetic to the existing
topography. Buildings, roads, and parking areas should be located
so as to minimize site disturbance or major divergences from the existing
contours of the terrain. Terraced parking arm and stepped buildings
shall be deemed to achieve this objective. Disturbed cut and fill
areas shall be smoothly blended to meet adjacent existing grades.
Each owner and user is encouraged to respect the existing ground plan
and topography and adhere to the natural grade as much as possible.
(3)
Exterior service areas. All exterior service loading, storage, and
utility areas (including, without limitation, transformers and cooling
towers) shall be located at the side or rear of any building, and
in any event not between any building and a public or private roadway
serving more than one site or lot, and will be screened or sheltered
so as not to be visible from the street right-of-way or from adjacent
sites. Each building will be permitted one refuse dumpster, located
in the service area and screened in accordance with this development
concept plan and of a size to be approved by the Manager of Zoning.
No materials, supplies, or equipment shall be permitted to remain
outside any building.
[Amended 6-20-2017 by Ord. No. 2017-170]
(4)
Signage. Signage will permitted in accordance with § 120-177D for the M-1 District. The design, format and materials of all signs and graphics symbols shall be consistent with the architecture of the district, and shall be guided by the signage section of the Design and Development Guidelines in Appendix A.[5]
(a)
Minimum setback required: 15 feet from the right-of-way lines
and 10 feet from all other lot lines.
(b)
Type of illumination permitted: internal illumination.
[5]
Appendix A is on file in the City offices.
(5)
Landscaping.
(a)
To achieve a unified, campus-style setting for the Science Park,
landscaping for all areas within lots or sites not covered by buildings,
parking and walkways shall be guided by the landscaping section of
the Design and Development Guidelines in Appendix A,[6] and a landscaping plan for each site shall be submitted
for approval by the Manager of Zoning.
[Amended 6-20-2017 by Ord. No. 2017-170]
[6]
Appendix A is on file in the City offices.
(b)
To the extent possible, significant trees and large-caliper
(exceeding six inches) trees existing on the site, with particular
emphasis on trees located along the perimeter of the district and
within the open space area in the district's southeast section, shall
be retained.
G.
Additional requirements. Unless otherwise specified in the above regulations, the requirements in Article XX of the Zoning Code shall apply to uses in the Rochester Science Park.
H.
Owners' association. In order to provide for the continuing maintenance
and administration of the Science Park, the City shall create a not-for-profit
corporation or association ("association") to be formed upon the issuance
of a certificate occupancy for the building on the final lot or site
to be developed in the district. The association shall have certain
responsibilities regarding review of future physical changes to any
site or lot or improvement thereon and shall be governed by such rules
and procedures as shall be established for the governance of the association.
 |
[Adopted 8-21-2007 by Ord. No. 2007-301]
A.
Purpose. In or about 1960, the bulk of the property subject to this
Planned Development District began to be used for a private, recreational
tennis club. Over the last 50 years the recreational uses have been
expanded to include not only tennis but other athletic purposes as
well. In an ever-continuing effort to meet the needs and desires of
its club members, the Athletic Club now seeks to further expand its
athletic and recreational facilities and services, as well as allow
for future flexibility of adaptive reuse of said facilities. This
Planned Development District No. 8 is intended to recognize and provide
a defined area for diverse mixed-use development closely associated
with the Mid-Town Athletic Club or successor uses. Such uses may include
housing, retail, commercial, educational and other complementary uses.
This Planned Development District will incorporate appropriate design
elements, amenities or treatments that create, enhance and reinforce
the design relationships between Mid-Town Athletic Club and the other
buildings and uses in order to establish an ambience that is uniquely
urban and pedestrian oriented. It is the goal of this Planned Development
District No. 8 that the entirety of the subject property may be utilized
for athletic and recreational facilities and purposes, while at the
same time limiting the future adaptive uses as described herein to
those that may be conducted within the existing structures or any
expansion thereof.
B.
Uses and structures.
(1)
The following uses are allowed as permitted uses within Planned Development
District No. 8, provided that such principal uses are made within
the interior of the existing building:
(a)
Single-family attached dwellings.
(b)
Multifamily dwellings.
(c)
Bed-and-breakfast establishments, subject to the additional requirements for specified uses in Zoning Code § 120-132.
(d)
Day-care centers, subject to the additional requirements for specified uses in Zoning Code § 120-135.
(e)
Retail sales and service when conducted entirely within an enclosed
building or outdoors directly adjacent to said building.
(f)
Health clubs and similar facilities, including accessory, air-supported
dome structures (defined as a "structural or mechanical system which
is constructed of high strength fabric or film and achieves its shape,
stability and support by pretensioning with internal air pressure").
(g)
Theaters.
(h)
Office.
(i)
Bar, cocktail lounge and tavern including accessory outdoor
seating/assembly areas, provided the regular operating hours of such
outdoor areas are between the hours of 6:00 a.m. and 11:00 p.m.
(j)
Restaurants and banquet facilities including accessory outdoor
seating/assembly areas, provided the regular operating hours of such
outdoor areas are between the hours of 6:00 a.m. and 11:00 p.m.
(k)
Mixed uses, as listed in this section.
(l)
Dwelling units when part of a mixed-use development but only
on the second story or above.
(m)
Light assembly uses, high-tech or light industrial uses when
conducted within an existing, enclosed structure.
(n)
Storage and warehousing, including mini-storage or mini-warehousing,
when conducted within an existing, enclosed structure.
(o)
Amusement centers provided therein, provided such use may only
be made between the hours of 6:00 a.m. and 2:00 a.m.
[Amended 11-12-2019 by Ord. No. 2019-325]
(p)
Accessory parking lots.
(q)
Motels and hotels.
(r)
Private clubs.
(s)
Public entertainment not including sexually oriented uses, subject to the additional requirements for specified uses in Zoning Code § 120-137.
[Amended 11-12-2019 by Ord. No. 2019-325]
(u)
Drive-thru facilities as accessory to permitted uses or special
permit.
(2)
The following uses are allowed as special permit uses within Planned
Development District No. 8.
C.
D.
E.
Off-street parking and loading requirements.
(1)
Parking.
(a)
Parking for uses within the Midtown Athletic Club Planned Development
may be located anywhere within the District.
(b)
Proposal for new or expanded parking facilities must be accompanied by a parking demand analysis as set forth in Zoning Code § 120-173B.
(c)
Parking shall comply with the parking lot design and maintenance standards set forth in Zoning Code § 120-173F(2) and (3).
F.
Accessory uses and structures. Accessory structures and uses are
permitted in connection with the established uses within the District.
G.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 8 shall be regulated in the same manner as Commercial Districts as outlined in Zoning Code § 120-143.
H.
Signage. All signage within the District shall be subject to a sign
program as approved by the Manager of Zoning, which sign program shall
be determined through the site plan process for the District.
[Amended 6-20-2017 by Ord. No. 2017-170]
[Adopted 1-15-2008 by Ord. No. 2008-14]
A.
Purpose.
(1)
The intent of the Planned Development District No. 9 (PD #9), Canalside
Business Center, is to allow for flexibility in establishing mixed-use
commercial, retail and industrial purposes and to provide for the
orderly growth and development of the site with future adaptive uses,
as described herein, to those that may be conducted within the existing
structures or any expansion thereof. Significant architectural, site
and wayfinding improvements will increase the overall aesthetic value
of the property.
(2)
The proposed PD #9 encompasses approximately 123.0 acres of land
located on the south side of Lyell Avenue, bordered by I-490 to the
south, the Erie Canal to the west and Rochester and Southern Railroad
to the east. There is an existing manufacturing facility of 1.5 million
square feet on the site that was previously utilized for the manufacturing
and distribution of automotive parts.
(3)
The proposed PD #9 will be divided into three areas for development
and redevelopment, and one area that is currently undeveloped adjacent
to the Erie Canal.
(a)
The primary area, Sub-Area 1, is approximately 98 acres and
consists of the existing industrial/manufacturing facility located
at the rear of the site. This area will allow for adaptive reuse opportunities
that can contribute to the district character and offer a diversity
of goods and services.
(b)
Sub-Area 2 involves redevelopment of approximately five acres
of land between Gloster Road and Adirondack Street, having approximately
450 linear feet of frontage on Lyell Avenue. This area is proposed
to be redeveloped as mixed-commercial, servicing both the surrounding
community and the employees within the on-site facilities.
(c)
Sub-Area 3 is approximately 20 acres and is located in the northeast
portion of the site with approximately 760 linear feet of frontage
on Lyell Avenue. The proposed redevelopment in this portion of the
property is proposed for a large-scale commercial/retail building
with associated parking and infrastructure. Flexibility in the regulations
for Sub-Area 3 also provides for potential development for light industrial
and manufacturing.
(d)
Sub-Area 4 is approximately five acres and is located at the
southwest portion of the site adjacent to the Erie Canal. This area
is currently undeveloped and includes a large stand of mature trees
and vegetation. Development within this area shall be consistent with
the local waterfront revitalization program (LWRP).
B.
Permitted uses and structures.
(1)
The following uses are permitted in Sub-Area 1 when located in an
enclosed building:
(a)
Animal day care.
(b)
Animal hospitals and kennels.
(c)
Auto-related uses, including car washes, vehicle service stations, vehicle sales, vehicle rental services, vehicle repair stations including commercial vehicle repair, and vehicle sales accessory to vehicle repair stations, subject to additional requirements for specified uses in Article XVIII, provided no storage of unlicensed, partially dismantled or wrecked vehicles occurs on site.
(d)
Bar, cocktail lounge and tavern, including outdoor seating/assembly
areas.
(e)
Community centers.
(f)
Corporate headquarters, regional headquarters and administrative
offices.
(i)
Food processing.
(j)
Health clubs.
(k)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
[Amended 11-12-2019 by Ord. No. 2019-325]
(m)
Manufacturing uses, high-tech or light industrial when conducted
within an enclosed building.
(n)
Motels and hotels.
(o)
Offices or clinics.
(p)
Production of chemical, rubber, leather, clay, bone, plastic,
stone, paper and glass materials or products.
(q)
Public and semipublic uses, including but not limited to schools,
library, police stations and fire stations.
(t)
Research laboratories, including testing facilities.
(u)
Retail sales and service.
[Amended 9-19-2012 by Ord. No. 2012-363; 8-9-2016 by Ord. No. 2016-263]
(v)
Technical and vocational schools.
(w)
Warehouse and distribution facilities.
(2)
The following uses are permitted in Sub-Area 2 when located in an
enclosed building:
(a)
Bar, restaurant, cocktail lounge and tavern, including outdoor
seating/assembly areas.
(d)
Office.
(e)
Public and semipublic uses, including but not limited to schools,
library, police stations and fire stations.
(f)
Retail sales and service.
(g)
Restaurants and banquet facilities, including outdoor seating/assembly and drive-throughs, subject to additional requirements for specified uses in § 120-136.
(h)
Limited entertainment, not including sexually oriented uses.
[Added 11-12-2019 by Ord.
No. 2019-325]
C.
Special permit uses.
(1)
The following uses are allowed as special permit uses in Sub-Area
1:
(a)
Amusement centers.
(b)
Outdoor entertainment, parks, playgrounds, stadiums, and outdoor
recreation.
[Amended 11-12-2019 by Ord. No. 2019-325]
(c)
Outdoor storage and/or sales of construction materials, equipment and vehicles, subject to requirements applying to all districts in § 120-175, and shall be regulated in the same manner as in the M-1 District.
(e)
Vehicle sales, subject to additional requirements for specified
uses in § 120- 153.
(f)
Waste stations, subject to additional requirements for specified
uses in § 120- 155.
D.
Lot, area and yard requirements.
(1)
The following lot, area and yard requirements shall apply to the
PD #9:
F.
Off-street parking, loading and access requirements.
(1)
Parking.
(a)
Parking for uses within the PD #9 may be located anywhere within
the district.
(b)
Proposals for development that provide parking in excess of the required parking as specified in § 120-173 of the Zoning Code shall be accompanied by a parking demand analysis.
(c)
Parking shall comply with the parking lot design and maintenance standards set forth in Zoning Code § 120-173F(2) and (3).
(d)
A proposed drive aisle along the Lyell Avenue frontage of Sub-Area
2 and Sub-Area 3 is subject to site plan review approval by the Manager
of Zoning and may encroach within the building setback area.
[Amended 6-16-2009 by Ord. No. 2009-179; 6-20-2017 by Ord. No. 2017-170]
(3)
Access. The intent of this planned development district is to provide
coordinated circulation and access patterns for the overall development
site. Therefore, no additional curb cuts to Lyell Avenue will be permitted
as redevelopment opportunities progress.
G.
H.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities are permitted in the Planned Development District No. 9 in accordance with § 120-143 of the Zoning Code as follows:
(1)
Personal wireless telecommunications facilities in Sub-Area 1 shall
be regulated in the same manner as in the M-1 District, except that
a special permit shall be required for towers exceeding 100 feet in
height.
(2)
Personal wireless telecommunications facilities shall be prohibited
in Sub-Area 2, Sub-Area 3 and Sub-Area 4.
I.
Signs.
(1)
A sign program shall be developed for Sub-Area 1, which will include
building identification, wayfinding, and kiosk signage for the entire
Canalside Business Center. The sign program is subject to site plan
review approval by the Manager of Zoning.
[Amended 6-16-2009 by Ord. No. 2009-179; 6-20-2017 by Ord. No. 2017-170]
(2)
Signs in Sub-Area 2 and Sub-Area 3:
(b)
Setbacks from the principal street or drive shall be a minimum
of 10 feet.
(c)
Materials of all proposed signage shall match the principal
structure for which it applies and shall be coordinated to complement
the signage found throughout the PD #9.
(d)
A sign program may be developed for Sub-Area 2 and Sub-Area
3 and is subject to site plan review approval by the Manager of Zoning.
[Amended 6-16-2009 by Ord. No. 2009-179; 6-20-2017 by Ord. No. 2017-170]
[Adopted 4-13-2010 by Ord. No. 2010-111]
A.
Purpose.
(1)
The intent of the Planned Development District No. 10 (PD #10) is
to provide a flexible framework for the orderly future development
of the University of Rochester's River Campus and its Medical Center/Mid
Campus. This framework has been set forth in the University's 2008
Campus Master Plan, completed in 2009, which provides guidance for
the development of the University's lands and facilities covering
a period of at least 20 years.
(2)
As informed by the Campus Master Plan and in accordance with the
guidelines for PD #10, development in PD #10 will reflect the spirit
of a vibrant University community by creatively combining the University's
traditional architectural heritage with innovative designs for new
buildings and other site improvements. Such development will also
reflect the University's commitment to enhance the environmental quality
and sustainability of the University. This development will additionally
provide for orderly transitions among land uses within the campus
and will ensure integration of the campus with the neighborhood.
(3)
New development will expand diversity by including a vibrant mix
of uses, buildings of varying heights and sizes, and outdoor rooms
for social gathering and recreation. Growth plans include extending
the open space qualities of the River Campus to the Medical Center/Mid
Campus and highlighting Kendrick Road as a major boulevard-style gateway
with significant street trees and ornamental landscaping. PD #10 is
intended to be a multimodal district, accommodating vehicular, pedestrian,
transit and bicycle traffic.
(4)
The district shall be comprised of two areas:
(a)
Sub Area 1 - River Campus. The intent of Sub Area 1 is to facilitate
and guide development within this campus that builds on the existing
formal geometry, materials palette, and scale of the River Campus
and extends the quality and identity of the University from its core
to its edges. Buildings in Sub Area 1 shall be subordinate in height
to Rush Rhees Library, one of the major symbols of the University.
(b)
Sub Area 2 - Medical Center/Mid Campus. The intent of Sub Area
2 is to facilitate and guide development within this area in order
to create a central inpatient core with ancillary facilities in flanking
locations and to support planning and technical requirements for state-of-the-art
medical care, research, and teaching. Future development in this area
will enhance the health care experience through the design of the
public realm, integration of daylight throughout the facilities, and
interconnected gardens.
B.
Permitted uses. Permitted uses in PD #10 will relate primarily to
health care, educational, research, academic and other university
activities, residential uses and accessory uses thereto, including
retail services and other small-scale commercial enterprises. Such
uses will generally occur in, but not be limited to, the areas shown
on Figure 2.
 Figure 1
|
 Figure 2
|
C.
Street grid.
(1)
Primary roads include Wilson Boulevard, Elmwood Avenue, Crittenden
Boulevard and Kendrick Road.
(2)
Secondary streets include Castleman Road, Westmoreland Road, Lattimore
Road, East Drive and Intercampus Drive.
(3)
Other streets include new streets.
 Figure 3a - Street Grid River Campus
|
 Figure 3b - Street Grid Medical Center/Mid Campus
|
D.
Access and off-street parking.
(1)
Parking requirements: There are no minimum parking requirements within
the PD #10 District.
(2)
Minimizing access points on the primary streets. Each site shall
be permitted appropriate ingress/egress to and from the site. Existing
access drives and shared access from adjacent sites shall be analyzed
prior to submitting requests for new access points.
(3)
Dropoffs. Where substantiation is provided, front yard dropoffs will
be allowed near major building entrances.
(4)
Parking placement. Off-street parking is generally not permitted
between buildings and the street or in defined open spaces, with the
exception of approved dropoff areas. On Crittenden Boulevard, front-yard
parking will be permitted in accordance with the Crittenden Boulevard
Enhancement Plan, which will provide for interconnected parking lots
and minimal access points.
(5)
Loading and service yards. Loading docks and service yards should
generally be placed on secondary or other streets and not on primary
streets; they should be screened, as appropriate, from view from public
streets and should not be visible from public building entries.
(6)
Parking garage access. Access to garages should be from secondary
roads.
E.
Open space. The intent of the Campus Master Plan is to extend the
open space qualities of the River Campus to the Medical Center/Mid
Campus, where appropriate. The concept plan reflected in Figure 4
will guide the location of open space areas.
 River Campus
|
 Med Center/Mid Campus
|
|
Figure 4 - Open Space Plan
| |
F.
Building requirements.
(1)
Sub Area 1 - River Campus. The suggested concept plan reflected in
Figure 5 will guide the placement of new buildings on the River Campus.
 Figure 5 - River Campus Suggested Concept
|
(b)
Architectural character. Applications for new construction shall
be guided by the following principles from the Design Guidelines of
the Campus Master Plan, which build on the concepts of the original
1930 Master Plan for the River Campus:
[1]
Building placement.
[a]
The River Campus is composed of a series of buildings
and deliberately designed spaces, characterized by alignment along
a series of axes and arranged in an orderly way so as to create a
series of well-defined, relatively enclosed outdoor spaces, commonly
referred to as "quads." New construction should respect and reinforce
this pattern of development.
[b]
Buildings should remain parallel and perpendicular
to adjoining streets as much as possible.
[c]
The development of recognizable outdoor quads will
typically include a clear hierarchy of a hero building framed by soldier
buildings.
[d]
Buildings should generally retain a minimum of
60% of their frontage along the setback line, but allowances will
be made, where appropriate, for additional sidewalk depth for pedestrian
amenities or architectural features that enhance the pedestrian scale
and experience of the building façade.
[2]
Façade composition.
[a]
The design of the façade is a synthesis
of three basic divisions: the tripartite divisions of base, middle
and top.
[b]
Facades should be organized through the use of
regulating lines.
[c]
Facades should contain a repetition of similarly
proportioned elements of structure, bay and window, solid and void.
[d]
Materials, massing and fenestration should be consistent
with existing campus construction. Repetition of elements should be
moderated in order to avoid monotony and to weave elements into multiple
rhythms that enhance visual interest. Porticoes, gables, cornices,
columns and dormers should be used where appropriate to define the
character of buildings and grounds by regulating scale, massing and
façade rhythm.
[e]
Window pattern and other fenestration should have
a mix of pattern of verticals and horizontals to create a tapestry
of pattern across the façade.
[f]
The fenestration should be modulated across the
façade with vertical bays, glassy corners, and a balance of
solid to voids, as appropriate.
[g]
Entrances should be prominent with a high level
of transparency, arcades and porticoes as appropriate.
[h]
Brick colors should tie into existing buildings
as appropriate.
[i]
Wrapping parking structures along the base/human
scale elevation with other uses, such as housing or office space,
is encouraged. If a parking structure is visible from Wilson Boulevard,
its façade should be designed to blend in as much as reasonably
possible with the surrounding buildings, through the appropriate use
of compatible materials, fenestration pattern, and façade composition.
[3]
Massing and screening.
[a]
Massing should break down buildings into smaller
parts, through the use of base (human scale, transparency, activity
at the ground levels), middle (how the building rises from its base)
and top (how the building meets the sky); tower elements; vertical
divisions or bays (central, intermediate and end); and a vertical
datum of 45 feet to 60 feet above grade where the building steps back
to minimize its perceived height.
[b]
The base should reflect the human scale of pedestrians.
[c]
Rooftop mechanical equipment should be screened
from view using a material compatible with the material palette of
the rest of the building.
[4]
Height.
[a]
New buildings should be subordinate to the Rush
Rhees Library Dome.
[b]
Along primary and secondary street frontages, buildings
taller than 45 feet to 60 feet should step back from the street frontage
to minimize the building's perceived height and maintain a human scale
along the street.
[c]
The visual impact of upper stories should be reduced
through the use of material, color and pattern.
(2)
Sub Area 2 - Medical Center/Mid Campus. The suggested concept plan
reflected in Figure 6 will guide the placement of new buildings on
the Medical Center/Mid Campus.
 Figure 6 - Medical Center/Mid Campus
|
(a)
Build-to lines and height.
|
Build-to Lines and Height
| ||
|---|---|---|
|
Build-to Lines
(feet)
|
Height
| |
|
Elmwood Avenue
|
0 (minimum) north
|
TBD north
|
|
20 south
|
N/A south
| |
|
Crittenden Boulevard
|
15 for parking/site plan review for new buildings
|
Site plan review
|
|
Kendrick Road
|
TBD through site plan review
|
Maximum permitted by FAA
|
|
Castleman Road
|
15
|
3 stories, then stepped
|
|
Westmoreland Road
|
25
|
3 stories, then stepped
|
|
Canal
|
20
|
Site plan review
|
(b)
Architectural character. Applications for new construction shall
be guided by the following principles in response to the palette of
materials, patterns and colors present on the University of Rochester
Medical Center campus:
[1]
Building placement.
[a]
Buildings should remain parallel and perpendicular
to adjoining streets as much as possible.
[b]
Buildings should generally retain a minimum of
60% of their frontage along the setback line, but allowances will
be made, where appropriate, for additional sidewalk depth for pedestrian
amenities or architectural features that enhance the pedestrian scale
and experience of the building façade.
[c]
Building placement should provide connectivity
and a strong sense of place and should create organized exterior spaces.
[d]
Buildings should be placed to maintain east/west
vision corridors along Lattimore Road through to Intercampus Drive.
[2]
Façade composition.
[a]
The design of the façade is a synthesis
of three basic divisions: the tripartite divisions of base, middle
and top.
[b]
Facades should be organized through the use of
regulating lines.
[c]
Facades should contain a repetition of similarly
proportioned elements of structure, bay and window, solid and void.
[d]
Repetition of elements should be moderated in order
to avoid monotony, and to weave elements into multiple rhythms that
enhance visual interest. Porticoes, gables, cornices, columns and
dormers should be used where appropriate to define the character of
buildings and grounds by regulating scale, massing and façade
rhythm.
[e]
Buildings such as the Cancer Center, Arthur Kornberg
Medical Research Building and the entrance to the School of Medicine
and Dentistry are examples to be emulated on the campus. As shown
by these buildings:
[i]
Large buildings' scale can be modulated by breaking
up the mass into smaller segments.
[ii]
Window pattern and other fenestration should mix
patterns of verticals and horizontals to create a tapestry of pattern
across the façade.
[iii]
The fenestration should be modulated across the
façade with vertical bays, glassy corners, and a balance of
solid to voids, as appropriate.
[iv]
Entrances should be prominent with a high level
of transparency, arcades and porticoes as appropriate.
[v]
Brick colors should be blended with red, brown,
and burgundy brick within the same building to tie into other buildings
on campus.
[vi]
Roofs should be flat or shaped as appropriate
to complement surrounding architectural styles.
[vii]
Laboratory building designs should locate public
spaces, offices, and circulation on the perimeter of the floor plan
to animate the main facade with human traffic, and blank facades should
be minimized.
[viii]
Wrapping parking structures along the base/human
scale elevation with other uses, such as housing or office space,
is encouraged. If a parking structure is visible from Elmwood Avenue,
Crittenden Boulevard, Castleman Road or the residential section of
Westmoreland Drive, its façade should be designed to blend
in as much as reasonably possible with the surrounding buildings,
through the appropriate use of compatible materials, fenestration
pattern, and façade composition.
[3]
Massing and screening.
[a]
Building massing should fundamentally be driven
by program requirements or relevant Campus Master Plan requirements.
[b]
Buildings should be sited to form outdoor spaces
and/or define a street edge.
[c]
Building massing should step up from a four- to
five-story base along public streets which can screen upper floors
from overpowering the street scale.
[d]
Massing should break down buildings into smaller
parts, through the use of base (human scale, transparency, activity
at the ground levels), middle (how the building rises from its base)
and top (how the building meets the sky); tower elements; vertical
divisions or bays (central, intermediate and end); and a vertical
datum of 45 feet to 60 feet above grade where the building steps back
to minimize its perceived height from the street.
[e]
The base should reflect the human scale of pedestrians.
[f]
Building height and massing and general use should
be similar and compatible across streets, i.e., with similar numbers
of floors, setbacks, landscaping, and scale.
[g]
Towers or other significant architectural treatments
should be located at the corner of Kendrick Road and Lattimore Road
as well as Kendrick Road and Westmoreland Drive to serve as an anchor
to the development and a gateway to the University.
[h]
Mechanical penthouses either should be stepped
back from the building primary façade or should devise a screen
that is an extension of the primary façade architecture of
sufficient height to conceal all rooftop-mounted mechanical equipment.
G.
Signage.
(1)
Signs in PD #10 shall be subject to the following requirements:
(a)
Permitted sign types.
[1]
Attached signs.
[2]
Detached signs.
[3]
Other signs, including but not limited to address, informational,
directional, memorial or historic plaques, safety, permanent bulletin
board, parking, holiday decorations, and decorative flags.
[4]
Special-purpose signs may be approved through minor site plan
approval (i.e., memorial signs).
(b)
Prohibited sign types: advertising signs.
(c)
Number of signs: one attached or detached sign per operation
per street frontage.
(d)
Maximum surface area: 24 square feet.
(f)
Setback: not applicable.
(g)
Illumination: external and/or internal illumination permitted.
(2)
Alternative sign program. An alternative sign program containing
provisions different from the above may be approved by the Manager
of Zoning through minor site plan review, subject to review and recommendation
by the Project Review Committee. An alternative sign program should
contain imaginative, effective and visually compatible provisions
that respond to unique site-specific conditions and/or uses and should
serve as the sign regulations for the overall campus. Such plan should
reinforce vehicular- and pedestrianway finding, facilitate enhancements
which will contribute to the campus's unique sense of place, and incorporate
controls which deter sign clutter (including excessive numbers and
sizes of signs and inappropriate sign types, materials, and lighting)
which could negatively impact the adjoining neighborhood and/or overall
campus. In no case shall an alternative sign program permit advertising
signs.
[Amended 6-20-2017 by Ord. No. 2017-170]
H.
Personal wireless telecommunications facilities. Personal wireless telecommunications facilities shall be permitted in PD #10 pursuant to § 120-143 of the Zoning Code and in accordance with the following:
(1)
Antennas on buildings. Antennas are permitted on all buildings, provided
that the height above grade does not exceed 100 feet and provided
that antennas and related support structures that extend more than
20 feet above a roof are set back at least 100 feet from the nearest
residential, open space or preservation district or landmark.
(2)
Antennas on existing towers. Antennas on existing telecommunications
towers or other structures are permitted unless otherwise restricted
pursuant to the terms of a prior special permit.
(3)
Telecommunications towers. New telecommunications towers shall not
be permitted.
I.
Review and approval.
(1)
All projects shall be reviewed in accordance with the requirements for a certificate of zoning compliance as set forth in § 120-189 of the Zoning Code. In addition to the information required pursuant to § 120-189E(1) of the Zoning Code, each application for development in PD #10 shall be accompanied by traffic and parking management documentation as described in Subsection I(4) and (5) below.
(2)
Notwithstanding any provisions contained in the Zoning Code to the contrary, incremental development in PD #10 requiring major or minor site plan approval pursuant to § 120-191 of the Zoning Code shall be limited to the below-listed activities. All other development shall be subject to the application requirements of § 120-189 and any special requirements of PD #10.
(a)
New construction with a frontage on Elmwood Avenue, Castleman
Drive, Westmoreland Drive, Joseph C. Wilson Boulevard, the Genesee
River and/or the Erie Canal;
(b)
New front yard dropoffs;
(c)
Proposed construction that does not comply with the design and
setback requirements of PD #10;
(d)
New loading or service yards visible from primary streets;
(e)
New or expanded surface parking lots and parking garages;
(f)
Projects determined to pose potential adverse traffic impacts
as determined by the Manager of Zoning or his designee upon review
of the traffic management information provided;
[Amended 6-20-2017 by Ord. No. 2017-170]
(g)
Projects requiring parking management mitigation measures as
determined by the Manager of Zoning or his designee upon review of
the parking management information provided;
[Amended 6-20-2017 by Ord. No. 2017-170]
(h)
The Crittenden Boulevard Enhancement Plan.
(3)
Plans for new streets and significant modifications to any rights-of-way
shall be referred to the Manager of Zoning or his designee for review
and comment.
[Amended 6-20-2017 by Ord. No. 2017-170]
(4)
The 2009 Parking Capacity Analysis Report (submitted in conjunction
with PD #10) shall be updated periodically and shall be made available
to the Manager of Zoning upon request.
[Amended 6-20-2017 by Ord. No. 2017-170]
(5)
Applications for a certificate of zoning compliance involving construction
of a building generating 100 peak-hour trips are required to include
a traffic analysis; provided, however, that in any event the 2010
PD #10 Traffic Impact Study shall be updated or replaced every five
years, commencing in 2015. The Manager of Zoning shall review the
information to determine if there are potential adverse impacts upon
the level of service of the neighboring street system and whether
mitigation measures are necessary.
[Amended 6-20-2017 by Ord. No. 2017-170]
(6)
The Manager of Zoning may waive the requirements of PD #10 through
the site plan approval process upon referral to the Project Review
Committee and a determination that a project is in substantial compliance
with the overall intent and purpose of the University of Rochester's
comprehensive Campus Master Plan.
[Amended 6-20-2017 by Ord. No. 2017-170]
[Adopted 12-14-2010 by Ord. No. 2010-427; amended 7-16-2013 by Ord. No. 2013-235; 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 10-17-2023 by Ord. No. 2023-338]
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A.
Purpose.
(1)
The purpose and intent of Planned Development District No. 11 (PD
No. 11), to be known as "CityGate," is to accommodate and facilitate
the development of a range of diverse residential, nonresidential
and recreational uses in a district setting, on 44 acres on the southeast
quadrant of East Henrietta Road and Westfall Road, on the northern
edge of the Erie Canal in accordance with the CityGate Development
Concept Plan, incorporated herein, and to provide the following design
standards and guidance that also further the purpose and intent of
the district:
(a)
To ensure a high-quality mixed-use-style development that promotes
pedestrian access and connectivity, multimodal transportation opportunities,
a variety of retail and commercial uses, both large and small, and
enhanced access to the Erie Canal and waterfront;
(b)
To create a flexible regulatory environment that is adaptable
to changing market conditions;
(c)
To promote strong unifying elements in the form of district-wide
pedestrian and vehicular elements that will provide access to all
users; integrated and extensive landscaping features, walkways, site
amenities and lighting systems that provide for district cohesion
and identification while helping to blend the district with its surrounding
area.
B.
Objectives.
(1)
To offer a diverse mix of residential and nonresidential development
opportunities, which may include housing, retail, restaurant, office,
hotel, and recreational uses that reinforce the City of Rochester's
position as the economic center of the county and region;
(2)
To capitalize on the project site's strategic location along
I-390 at the southern edge of the City, providing easy access from
the entire metropolitan area, and proximity to a number of large community
service uses and employment centers, including Monroe Community Hospital,
Monroe Community College, the University of Rochester and the Rochester
Science Park;
(3)
To provide places to live, places to work, places to conduct business,
places for lodging, places to eat, places to buy groceries, and places
to shop for a wide range of everyday and specialty goods for employees,
students, and visitors of the aforementioned institutions, employment
centers, and businesses, as well as existing residents of the City
and future residents of CityGate;
(4)
To create a community mixed-use center with regional appeal.
C.
Subarea descriptions. The development concept plan divides the PD
into three subareas and shows, in its entirety, the basic scope, character
and nature of PD No. 11. The plan is conceptual in nature, except
as further defined by the development concept plan regulations identified
herein. It reflects the general location of residential and/or nonresidential
structures, vehicular and pedestrian circulation elements and public
and private open space. The three subareas are described below:
(1)
Central Commercial Subarea. This subarea is approximately 19.2 acres
and accommodates retail, hospitality, auto services, parking, and
commercial uses as well as utility facilities.
(2)
Canal Front Mixed-Use Subarea. This subarea is approximately 8.6
acres and promotes development of recreational, residential, office,
retail, restaurant and hotel uses in addition to enhanced access to
the Erie Canal, in a pedestrian-scaled urban setting.
(3)
Perimeter Commercial Subarea. This subarea is approximately 14.6
acres and accommodates and promotes development of commercial uses
adjacent and proximate to the public rights-of-way along both East
Henrietta Road and Westfall Road. Mixed-use development is allowed
in this subarea. The corner of East Henrietta Road and Westfall Road
is the primary focal point and gateway into the district and will
include a public open space amenity.
D.
Permitted uses.
(1)
Central Commercial Subarea.
(a)
All uses are permitted in fully enclosed buildings unless specifically
listed as prohibited or as special permit uses, except the retail
dispensing or sales of automobile fuels, shall be permitted.
(b)
Utility stations.
(c)
Drive-through uses.
(e)
Limited entertainment, not including sexually oriented uses.
(f)
Limited entertainment conducted outdoors or in partially enclosed
or screened facilities, not including sexually oriented uses.
(2)
Canal Front Mixed-Use Subarea.
(a)
All uses are permitted in fully enclosed buildings unless specifically
listed as prohibited or special permit uses.
(b)
Pump stations for boats and watercraft.
(c)
Fishing and boating docks.
(d)
Public open spaces.
(f)
Limited entertainment, not including sexually oriented uses.
(g)
Limited entertainment, not including sexually oriented uses,
conducted outdoors or in partially enclosed or screened facilities.
(3)
Perimeter Commercial Subarea.
(a)
All uses are permitted in fully enclosed buildings, unless specifically
listed as prohibited or special permit uses.
(b)
Ancillary parking lots with landscaping.
(c)
Public open spaces.
(e)
Limited entertainment, not including sexually oriented uses.
(f)
Limited entertainment conducted outdoors or in partially enclosed
or screened facilities, not including sexually oriented uses.
E.
The following uses are prohibited in the:
(1)
Central Commercial Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair, except as accessory to a principal permitted
or specially permitted use.
(m)
Vehicle sales areas, except as permitted by special use permit.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and
garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(2)
Canal Front Mixed-Use Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair.
(m)
Vehicle sales areas, except as permitted by special use permit.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and
garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(v)
Drive-through uses.
(3)
Perimeter Commercial Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair.
(m)
Vehicle sales areas.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and
garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(v)
Drive-through facilities, when not accessory to a building.
F.
The following uses, unless otherwise expressly permitted or prohibited
in a subarea, are specially permitted in PD No. 11:
(1)
Any permitted or specially permitted use open to the public or requiring
loading/unloading between the hours of 2:00 a.m. and 6:00 a.m.
(2)
Private clubs.
(3)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(4)
Public entertainment conducted outdoors or in partially enclosed or screened facilities, not including sexually oriented uses, subject to all but the enclosed space requirements for specified uses in § 120-137.
(5)
Outdoor markets.
(6)
Wind energy conversion systems.
(7)
Drive-through facilities in the Perimeter Commercial Subarea, and
only when located in the rear yard of buildings that front on perimeter
streets, except that the City Planning Commission may waive this location
requirement in its consideration of any individual special permit
application.
(8)
Vehicle sales areas for new vehicles sales operations which sell
new vehicles online, where on-site activity consists primarily of
showroom and/or on site delivery of pre-ordered vehicles and/or vehicle
title to customers.
(9)
Amusement centers.
(10)
Other uses which are deemed to be consistent with, and which
advance the purpose of, this PD No. 11, as determined by the Manager
of Zoning.
G.
Lot and coverage requirements:
I.
District off-street parking and loading.
(1)
Parking.
(a)
Supply. The parking supply for PD No. 11 shall be established at a maximum cap of 2,100 spaces, including approximately 700 spaces in the Central Commercial Subarea, 600 in the Canal Front Mixed-Use Subarea, and 800 in the Perimeter Commercial Subarea. Parking established beyond the 2,100 space threshold requires a parking demand analysis in accordance with § 120-173B of the Zoning Code,
(b)
Design and maintenance.
[1]
Parking shall comply with the parking lot design and maintenance standards set forth in § 120-173F, with the exception that parking areas shall be permitted adjacent to residential uses.
[2]
Surface parking lots shall be located behind newly constructed
buildings in the Perimeter Commercial Subarea and in no case between
the front of a newly constructed building located in the Perimeter
Commercial Subarea and the public rights-of-way. In the Perimeter
Commercial Subarea, when properly set back and landscaped, existing
parking lots in the front yards of existing buildings may be maintained.
[3]
Street parking shall be provided along the front of all mixed-use
buildings in the Canal Front Mixed-Use Subarea.
[4]
Streets shall be hard surfaced with granite or concrete curbing.
J.
Design regulations.
(1)
Architecture.
(a)
Central Commercial Subarea.
[1]
All primary buildings shall be constructed or clad with materials
that are durable and of a quality that will retain its appearance
over time.
[2]
At least 50% of the exterior elevation building materials shall
be a mix of brick, wood or faux wood, metal panels, dimensional natural
stone, finished (tinted, textured) masonry units, or exterior insulated
finish system (insulated stucco). Predominant exterior building material
should not include smooth-faced concrete block.
[3]
Buildings with a facade exceeding 100 feet in length shall have
repeating wall recessions or projections to provide visual articulation.
[4]
Buildings should have architectural features and patterns that
provide visual interest, at the scale of the pedestrian, and recognize
local character.
[5]
Building facades must include a repeating pattern that should
include color change, texture change or material module change.
[6]
Parapets or other architectural features shall be used to conceal
rooftop mechanical equipment.
(b)
Canal Front Mixed-Use Subarea.
[1]
All primary building shall be constructed or clad with materials
that are durable and of a quality that will retain its appearance
over time.
[2]
Appropriate building materials include brick, natural or synthetic
stone, integrally colored exterior insulated finish system (insulated
stucco) and hardboard siding. Exterior building material should not
include smooth-faced concrete block.
[3]
At least 50% of the exterior elevation building materials shall
be a mix of brick, wood or faux wood, metal panels, dimensional natural
stone, finished (tinted, textured) masonry units, or exterior insulated
finish system (insulated stucco). Predominant exterior building material
should not include smooth-faced concrete block.
[4]
The following architectural elements shall be integrated into
the design of buildings:
[a]
Rigid frame or fabric awnings, where there are
awnings.
[b]
Covered entrances and arcades.
[c]
Clearly defined, visible entrances, which maintain
the proportional scale of the building.
[d]
Articulation of wall surface materials and colors.
[e]
Large facades divided into modules to create smaller
sections.
[f]
Pop-outs and projections.
[g]
Varying roof heights and wall planes.
(c)
Perimeter Commercial Subarea.
[1]
All primary buildings shall be constructed or clad with materials
that are durable and of a quality that will retain its appearance
over time.
[2]
At least 50% of the exterior elevation building materials shall
be a mix of brick, wood or faux wood, metal panels, dimensional natural
stone, finished (tinted, textured) masonry units, or exterior insulated
finish system (insulated stucco). Predominant exterior building material
should not include smooth-faced concrete block.
[3]
The following architectural elements shall be integrated into
the design of buildings:
[a]
Rigid frame or fabric awnings, where there are
awnings.
[b]
Covered entrances.
[c]
Facade articulation with vertical elements incorporating
features that contribute to the creation of a pedestrian-friendly
environment both along the public rights-of-way as well as within
the district and its internal pedestrian circulation elements.
[d]
Large glazed facade at the main entrance, making
it visible from the street or main site access.
[e]
Articulation of building materials.
[f]
Facade subdivision into proportional bays.
[g]
Variations of rooflines.
[h]
Decorative parapets or cornices.
(2)
Signage.
(a)
Signage shall be considered an important and integral element
that gives the district recognition as a cohesive large-scale development
comprised of individual users with individual sign needs, such as
corporate brand identification, and signs integral to a use. Directory-style
signage may be used for identification of the development and individual
users. User-specific signage shall also be permitted. Off-site signage
may be used for identification of users of adjacent property accessible
through the district, as well as for directional purposes.
(3)
Screening.
(a)
All mechanical equipment shall be designed to be an integral
part of the building or structure. Mechanical equipment, including
heating, electrical, and air conditioning, or other shall not be installed
on the roof of any building if the roofline is visible from the ground
level within this district or from the grade of the perimeter public
streets. Mechanical equipment shall be screened to diminish its visibility
from ground level.
(4)
Landscaping.
(a)
Landscaping shall be considered a major integral part of district
design and as a unifying element that gives the district recognition,
character and cohesion.
(b)
Plant material will be used to define and help create a sense
of entry into the district.
(c)
A distinctive overall landscape plan shall be developed for
the district that not only beautifies the district and defines vehicular
and pedestrian circulation elements but also draws the district together
as a single, definable place, while accommodating a diversity of uses.
(5)
Site and street design standards.
(a)
CityGate will be a development of high-quality buildings organized
by a logical, coherent network of internal streets (public or private);
perimeter streets. (East Henrietta Road and Westfall Road); and green
spaces. A person entering the site will be able to easily navigate
the network of streets from any perimeter location to the bank of
the canal and canal trail. Street types shall be as follows: boulevard,
secondary streets, canal front, Westfall entrance.
(b)
All streets will emphasize pedestrian amenities, including:
[1]
Sidewalk widths corresponding to expected pedestrian traffic,
so that streets that are corridors through the site will have smaller
sidewalk widths (no less than five feet in width) and streets that
feature ground-level retail will have wider sidewalks (at least eight
feet in width).
[2]
Sidewalk paving material (exposed aggregate, colored concrete,
bricks, and unit pavers). Stamped concrete or stamped asphalt will
be avoided due to concerns over the longevity of a high-quality finish.
[3]
Curbing, trees, street furniture, and pedestrian-scale lighting.
[4]
Streets in the Canal Front Mixed-Use Subarea shall include on-street
parking where appropriate and have vehicular travel lanes no wider
than 13 feet.
[5]
Streets in the Canal Front Mixed-Use Subarea shall be lined
with, and framed by, buildings that present an active facade that
engages pedestrians.
[6]
Streets in the Central Commercial Subarea will be public or
private vehicular ways, no wider than 26 feet, unless on-street parking
is provided.
[7]
Development along the perimeter streets, East Henrietta Road
and Westfall Road, shall present an attractive and welcoming image
of the new development to the adjacent public rights-of-way and surrounding
neighborhood. The perimeter streets shall be treated in the following
ways:
[a]
Retain or add landscaping, such as an allee of
trees. Berms shall not be permitted.
[b]
Perimeter streets shall have buildings that present
an active facade to the perimeter streets as well as to secondary
entries.
[c]
In no case shall garage doors, loading docks or
doors, or dumpster enclosures be located along perimeter streets.
[d]
In no case shall parking lots, garage doors, loading
docks or doors, service entrances, drive-through stacking lanes, or
dumpster enclosures face secondary entries without the required screening.
[e]
Overhead utilities along perimeter streets shall
be placed underground in conjunction with this project's development.
[f]
Gaps between buildings and along parking lots facing
perimeter streets shall include walls of enclosure, no higher than
three feet, integrated into perimeter landscape treatments.
[g]
Parking lots and drive-through components located
along secondary entries shall include walls of enclosure or landscape
screening with a minimum height of three feet.
[8]
Streetlighting shall be at a pedestrian scale on all streets
in the PD.
[9]
Green space shall be integrated into the site as a unifying factor to reinforce the cohesion of the district as a whole and shall be properly maintained. A green space/landscape management plan, subject to minor site plan review and approval by the Manager of Zoning in accordance with § 120-191 of the Zoning Code, shall be submitted upon approval of the development concept plan.
[10]
The canal shall be treated as an "edge" similar
to a street. Parking lots, garage doors, loading docks or doors, service
entrances, or dumpster enclosures are discouraged from facing the
canal.
[11]
In the Perimeter Commercial Subarea, all new construction
facing the perimeter streets and secondary entries shall provide active
facades and areas of transparency equal to 50% of the wall area between
the height of two feet and eight feet from the ground.
[12]
In the Canal Front Mixed-Use Subarea, all new
nonresidential construction shall provide active facades and areas
of transparency equal to 50% of the wall area between the height of
two feet and eight feet from the ground.
L.
Personal wireless telecommunications facilities (PWTF). Telecommunications facilities in PD No. 11 shall be regulated as outlined in § 120-143 of the Zoning Code as follows:
(1)
Antennas on buildings. Antennas are permitted on all buildings which
are four stories or greater in height, provided that the antennas
and related structures do not extend more than 20 feet above the roofline.
(2)
Antennas on existing towers. Antennas on existing telecommunications
towers or other structures are permitted unless otherwise restricted
pursuant to the terms of a prior special permit.
(3)
Telecommunications towers. New telecommunications towers shall not
be permitted.
M.
Additional requirements.
N.
Development concepts/graphics.
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DEVELOPMENT CONCEPT PLAN SUBAREA MAP
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DEVELOPMENT CONCEPT PLAN
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[Adopted 5-11-2010 by Ord. No. 2010-153; amended 9-19-2012 by Ord. No. 2012-363; 6-20-2017 by Ord. No. 2017-170; 7-23-2019 by Ord. No. 2019-218]
A.
Purpose.
(1)
The Planned Development District Number 12 (PD #12) consists of approximately
170 acres of Eastman Business Park. The intent of PD #12 is to promote
high employment and economic development opportunities that will benefit
from the location in an urban setting served by existing infrastructure,
including utilities, public services, and multimodal transportation
options. The regulations encourage a mix of commercial, retail, residential
and industrial uses that may be conducted in existing or newly built
structures. The regulations intend to recognize and permit a defined
area for the unified and orderly development of PD #12.
(2)
New development will frame and enhance public and private streets
and open spaces in and around the site, including West Ridge Road
and Lake Avenue. The goal is to transform these streets from high-volume,
high-speed, vehicular corridors to balanced spaces that include pedestrian,
bicycle, and transit amenities. The street network will be designed
for vehicle movement at 30 mph maximum. Eastman Avenue, as well as
any new internal streets east of Lake Avenue, will be pedestrian-oriented
and incorporate quality materials and site amenities, decorative streetlighting,
street trees and other elements to create a public realm welcoming
and comfortable to all users.
(3)
Environmental considerations will be encouraged and recommended with
new development, including the use of sustainable building materials
and green infrastructure practices, and following dark-sky lighting
principles to prevent light pollution and intrusion to neighboring
residential areas.
(4)
Private and public gathering space, green space, and bicycle and
pedestrian paths will be concentrated in the areas of PD #12 to enhance
connections to and from existing nearby open space, and existing and
proposed retail, commercial and work destinations. Green space and
pathways will be concentrated primarily in Subarea 2, and along the
periphery of Subarea 1.
B.
PD #12 is divided into two subareas:
(1)
Subarea 1 currently consists of approximately 126 acres of heavy
industrial, office and manufacturing facilities, and vacant land,
generally north of West Ridge Road and west of Lake Avenue. This area
will provide adaptive reuse opportunities for existing buildings and
sites for new construction for office, research, commercial, and industrial
uses.
(2)
Subarea 2 currently consists of approximately 43 acres of parking
lots, generally south of West Ridge Road and east of Lake Avenue.
This area will provide adaptive reuse opportunities for the existing
buildings, and flexibility for new construction of offices, research
and development, light industrial, retail, mixed-use and residential
uses.
D.
Subarea 1.
(1)
Permitted uses:
(a)
Animal day care.
(b)
Animal hospitals.
(c)
Amusement centers.
(d)
Bars, restaurants and banquet facilities, including accessory
outdoor seating/assembly areas, provided that the outdoor areas only
operate between the hours of 6:00 a.m. and 11:00 p.m., excluding drive-through
facilities.
(g)
Adult day-care and similar uses when located within an existing
mixed-use building.
(h)
Corporate headquarters, regional headquarters and their administrative
offices.
(i)
Entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(j)
Food and beverage production, including accessory outdoor seating/assembly
areas, provided that the outdoor areas only operate between the hours
of 6:00 a.m. and 11:00 p.m.
(k)
Health club and similar facilities.
(l)
Hotels, including amenities such as bars, restaurants, conference
and banquet facilities, meeting rooms, and outdoor seating areas open
to the public on a twenty-four-hour basis; events with live entertainment
when located within a completely enclosed building shall only operate
until 2:00 a.m., and events with live entertainment offered in the
outdoor seating and assembly area shall only operate until 12:00 midnight.
(m)
Kennels.
(n)
Light industrial.
(o)
Manufacturing.
(p)
Mixed uses as listed in Subarea 1.
(q)
Museums.
(r)
Offices.
(s)
Outdoor entertainment, when located at least 200 feet from any
residential or open-space district.
(t)
Outdoor seating and assembly.
(u)
Parks, squares, commons, green space, and outdoor recreational
facilities, such as hiking and bicycle trails.
(v)
Public and semipublic uses.
(w)
Public and private utilities, subject to the additional requirements for specified uses in Section § 120-144.
(y)
Research and development.
(z)
Retail sales and services.
(aa)
Theaters and auditoriums, including educational programs.
(bb)
Transit facilities.
(cc)
Technological, vocational, and trade schools.
(dd)
Warehouses.
(ee)
Wholesale distribution facilities.
E.
Subarea 2.
(1)
Permitted uses:
(a)
Bars, restaurants and banquet facilities, including accessory
outdoor seating/assembly areas, provided that the outdoor areas only
operate between the hours of 6:00 a.m. and 11:00 p.m.
(b)
Corporate headquarters, regional headquarters and their administrative
offices.
(d)
Single-family attached dwelling.
(e)
Two-family attached dwellings.
(f)
Multifamily dwellings.
(g)
Entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(h)
Food and beverage production under 20,000 square feet, including
accessory retail sales and services and outdoor seating.
(i)
Health clubs and similar facilities.
(j)
Hotels, including amenities such as bars, restaurants, conference
and banquet facilities, meeting rooms, and outdoor seating areas open
to the public on a twenty-four-hour basis; events with live entertainment
when located within a completely enclosed building shall only operate
until 2:00 a.m., and events with live entertainment offered in the
outdoor seating and assembly area shall only operate until 12:00 midnight.
(k)
Mixed uses as listed in Subarea 2.
(l)
Museums.
(m)
Offices.
(n)
Outdoor market.
(o)
Parks, squares, commons, green space, and outdoor recreational
facilities, such as hiking and bicycle trails.
(p)
Private clubs.
(q)
Public and semipublic uses.
(r)
Research and development.
(s)
Retail sales and service.
(t)
Secondhand dealers.
(u)
Theaters and auditoriums, including educational programs.
(v)
Technological, vocational, and trade schools.
(2)
Specially permitted:
(a)
Accessory outdoor seating/assembly areas for bars, cocktail
lounges, taverns, restaurants and banquet facilities with outdoor
areas operating between the hours of 11:00 p.m. and 2:00 a.m.
(b)
Animal day care.
(c)
Animal hospitals.
(d)
Amusement centers.
(e)
Drive-throughs for non-food-and-beverage-related establishments, subject to the additional requirements for specified uses in § 120-136:
[1]
All drive-through components shall be located in the rear yard;
[2]
Hours of operation shall be limited to 5:00 a.m. to 11:00 p.m.;
[3]
Solid screening shall be provided when located adjacent to a
residential district;
[4]
All ingress and egress shall be provided from a rear shared
access drive.
(f)
Food and beverage production over 20,000 square feet.
(g)
Kennels.
(h)
Light industrial uses.
(i)
Outdoor entertainment, when located at least 200 feet from any
residential or open-space district.
F.
Building requirements for all subareas.
(1)
Building design.
(a)
Building facades shall have horizontal transitions. A horizontal
transition is an architectural element, such as a cornice, balcony,
gallery, arcade or change in material that creates a distinction between
the first and second stories.
(b)
Building facades with a length of 100 feet or more shall have
vertical divisions. Vertical divisions are architectural elements
such as pilasters, changes in plane and the like that create distinct
increments of the building mass. Divisions that create distinct and
separate facades shall have a door or entrance with public access
on each separate facade.
(c)
Building facades with a length of 100 feet or more on Lake Avenue,
Maplewood Drive and West Ridge Road, located in Subarea 2, shall provide
a public pedestrian passageway through the building from the street
frontage to the rear of the building.
(d)
Windows shall be recessed at least four inches from the plane
of the building facade if the facade is of masonry or stucco. Doors
or entrances providing public access shall be provided at intervals
of no less than 100 feet unless otherwise approved in site plan review.
(e)
Building facades over 25 feet in height shall have a building
stepback.
(f)
All windows shall be clear or lightly tinted.
(2)
Building materials. New buildings shall conform to the following:
(a)
Acceptable materials for exterior finishes of building facades
include concrete, masonry, glass, metal or wood materials.
[1]
Representative building design for proposed developments on
Lake Avenue, West Ridge Road, and Maplewood Drive:
 |
[2]
Representative building design for proposed developments on
Desmond Street, Eastman Avenue (public and private), Minder Street,
Merrill Street, Palm Street, Primrose Street, Pullman Avenue, Redwood
Road, and Woodside Street (public and private):
 |
G.
Corner lot requirements:
(1)
Buildings located at the corners of West Ridge Road and Lake Avenue,
Lake Avenue and Maplewood Drive, and Lake Avenue and Eastman Avenue
shall have a corner feature. A corner feature is an architectural
element that tends to emphasize a building's relationship to a corner,
including, but not limited to, chamfered corners, rounded corners,
vertical elements, special roof forms or a plaza or other open space.
 |
H.
Site requirements for all subareas:
(2)
Building height:
 |
 |
 |
(3)
Building stepback:
 |
|
Building Location
|
Stepback at 20-35 Foot Height
|
|---|---|
|
West Ridge Road
|
5 to 20 feet
|
|
Lake Avenue
|
5 to 20 feet
|
|
Maplewood Drive
|
5 to 20 feet
|
|
Eastman Avenue
|
—
|
|
Woodside Street
|
—
|
|
Buildings at 100-foot building setback adjacent to residential
district boundary line
|
10 to 20 feet
|
I.
Signs.
(1)
Purpose. Signs are intended to maximize wayfinding. The overall intent
is to minimize sign clutter, excessive numbers and sizes of signs,
and encourage the use of sign types, materials and lighting that present
a positive image to PD #12 and the surrounding neighborhoods. The
height, size, location and appearance of signs are regulated to:
(a)
Protect and enhance the district and character of the surrounding
neighborhood character;
(b)
Protect and enhance public and private investment in the district
and within the surrounding neighborhood;
(c)
Encourage sound sign practices by promoting the visibility for
businesses at a scale and appearance that is appropriate for residents
and visitors of Eastman Business Park;
(d)
Provide clear and concise signage to safely and efficiently
guide motorists and pedestrians to their destination;
(e)
Prevent excessive sign clutter and confusing, distractive sign
displays.
(2)
Allowed signs. The following signs are allowed anywhere in PD #12
without a certificate of zoning compliance, provided they fall within
any given threshold. Where the thresholds are exceeded, a certificate
of zoning compliance will be required.
(a)
Address signs, decorative flags, family name signs, nonilluminated
home occupation signs, and the like;
(b)
Window signs, logos, graphics and hours of operation, painted
on or adhered to the glass;
(c)
Specialty shop signs identifying services or general categories
of merchandise being offered within an establishment that is not the
principal use of the premises, such as, fruit, vegetables, stationery,
bakery, and the like, excluding vendor product signs;
(d)
Temporary banners, no larger than 20 square feet in area, displayed
no longer than 60 days, indicating the opening or closing of a business;
(e)
Removal and replacement of a tenant sign on an existing gateway
or monument sign, directory sign or sign kiosk;
(f)
Replacement of "Eastman Business Park" branding signs, banners
and logos throughout the district;
(g)
Seasonal and holiday decorations;
(h)
Memorial or historic plaques, markers, monuments or tablets,
and the like;
(i)
Murals of a general theme, not relating to a specific business
on the premises;
(j)
Traffic control, safety, parking, no-trespassing, informational
or directional signs and similar signs on private property;
(k)
Political and election signs not exceeding eight square feet,
all of which shall be removed within 14 calendar days from the election;
(l)
Real estate signs not to exceed eight square feet per side;
(m)
Construction, renovation or leasing signs not to exceed 32 square
feet in size, erected by a contractor, engineer, architect, or real
estate or leasing agent and removed at the termination of the portion
of the project or activity.
(3)
Design standards.
(a)
All signs shall be professionally designed and manufactured;
(b)
Internal and external illumination is permitted;
(c)
Neon window signs (or those similar in appearance) and accent
lighting that is complementary to the use and building architecture
is permitted.
(d)
The maximum total signage area is equal to 10% of the primary
building facade.
(e)
The maximum allowable attached signage shall not exceed 2.0
square feet for every foot of building frontage.
(4)
Permitted signs.
(a)
Any "Eastman Business Park" branding signs, banners, kiosks
and directory signs, and any business sign internal to Eastman Business
Park and not visible from any public right-of-way or from the private
portion of Eastman Avenue shall be permitted.
(b)
Building signs on buildings over two stories (over 25 feet in
height): one building sign per building face per tenant.
|
Reprresentative Image of Buolding Signs:
 |
(c)
Tenant signs are permitted on the building faces located between
12 and 25 feet from the ground; one tenant sign per building face
per tenant.
 |
(5)
Sign type definitions: In addition to definitions relating to signs in § 120-208, the following definitions shall apply to PD #12.
(a)
BUILDING SIGN — A sign placed against a building face
and attached to the exterior wall, so that the display surface is
parallel with the plane of the wall.
(b)
TENANT SIGN — A sign projecting over the entrance to an
establishment and attached to the building face.
(c)
GATEWAY SIGN — A sign constructed on nonpublicly owned
property and attached to a building face with the primary goal of
showing users that they have entered the PD #12 district.
(d)
DETACHED MONUMENT SIGN — A sign attached to the ground
along its entire length upon a continuous pedestal.
(e)
MULTITENANT MONUMENT SIGN — A type of monument sign which
serves as a common or collective identification for two or more commercial,
business or industrial uses sharing an office, plaza, shopping center,
industrial park or the like and which is located on such premises.
(f)
WAYFINDING MONUMENT SIGN (KIOSK) — A type of monument
sign listing the tenants or occupants of a commercial plaza and that
indicates their directional location.
J.
Access and parking.
(1)
Access.
(a)
No new driveway curb cuts shall be provided to or from Redwood
Road and Merrill Street.
(b)
Pedestrian. Pedestrian access throughout the site and to the
right-of-way shall be provided either directly or through shared access
in all new development or redevelopment proposals.
(c)
Eastman Avenue, both the public and private portions, shall
comply with the City of Rochester's Complete Streets Policy. Eastman
Avenue shall include an east-west multi-use trail connection in addition
to the standard vehicle and pedestrian facilities.
(2)
Vehicle parking. Shared parking is encouraged to promote efficient
use of land and resources by allowing users to share parking facilities
for uses that are located near one another and that have different
peak parking demands or different operation hours. On-site parking
shall be subject to the following:
(a)
Parking for uses located in PD #12 may be located anywhere within
the district.
(b)
The supply of surface parking within PD #12 shall not exceed 4,500 spaces, and is subject to the parking lot design and maintenance standards set forth in § 120-173F.
(c)
Location. There shall be no parking between any public or private
street and the building setback line as shown on the development concept
plan.
K.
Landscaping and open space.
(1)
Open space. The intent of the Eastman Business Park Master Plan is
to extend the open space qualities of Maplewood Park and the Genesee
Riverway Trail to Eastman Business Park and proposed development.
The Eastman Business Park Full Build Out Conceptual map, included
as an Appendix to PD #12 will guide the location of open space areas.[2]
(2)
Representative images of appropriate parking lot landscaping.
 |
L.
Lighting.
(1)
In addition to § 120-170, Lighting, in the City of Rochester's Zoning Code, the following shall apply.
(a)
Off-street lighting shall be shielded and/or directed in such
a manner that it only illuminates the user's premises and does not
spill over into neighboring areas or interfere with use of residential
properties.
M.
Buffers and screening:
(1)
A thirty-foot landscape buffer shall be provided adjacent to residential
districts.
 |
N.
Personal wireless telecommunications facilities (PWTF).
O.
Review and approval.
(1)
All projects shall be reviewed in accordance with the requirements for a certificate of zoning compliance set forth in § 120-189 of the Zoning Code.
(2)
Notwithstanding any provisions contained in the Zoning Code to the contrary, the only incremental development in PD #12 requiring major or minor site plan approval per § 120-191 of the Zoning Code shall be limited to the below-listed activities. All other development shall be subject to the application requirements of § 120-189 and any special requirements of PD #12.
(a)
Any use proposing outdoor operations in Subarea 2, except those
accessory to a permitted use;
(b)
Drive-through operations in Subarea 2;
(c)
Any use including parking areas in Subarea 2 not in compliance
with the requirements of PD #12;
(d)
Development or redevelopment requiring a new public or private
street or curb opening.
P.
Accessory uses and structures.
Q.
Additional requirements.
R.
Definitions:
(1)
RESEARCH AND DEVELOPMENT — Businesses engaged in the research,
testing, and development of products or technology, with incidental
on-site production, assembly, storage, and distribution with no off-site
impacts, including noise, glare, odor, vibration, outdoor storage,
light pollution or process visibility. This definition shall not include
operations where the predominant use is manufacturing, assembly, storage,
or distribution.
 |
[Planned Development District No. 13, concerning the Genesee
Hospital site, will be added here upon its adoption.]
[Adopted 9-14-2011 by Ord. No. 2011-297]
A.
Purpose and intent. The intent of Planned Development District No.
14 is to recognize and permit a defined area for the delivery of programs
and community services offered by George Eastman House and the Monroe
Voiture 111 and to provide for the orderly growth and development
of the properties.
B.
Permitted uses. Permitted uses include the following when consistent
with the above purpose:
(1)
Exhibit, limited entertainment and special event uses supporting
the institutions, including museums, galleries, theaters, exhibition
spaces, and auditoriums.
[Amended 11-12-2019 by Ord. No. 2019-325]
(2)
Educational facilities supporting the institutions, including classrooms,
lecture halls, conference room, libraries, laboratories, administrative
and faculty offices, student and faculty housing, day-care center.
(3)
Accessory uses supporting the institutions, including offices, gift
shops, bookstores, archive storage, maintenance and storage facilities
and parking lots.
(4)
Restaurant and banquet facilities supporting the institutions, including
accessory limited entertainment and accessory outdoor seating and
assembly areas, provided that the regular operating hours of the facilities
are between the hours of 6:00 a.m. and 12:00 p.m.
[Amended 11-12-2019 by Ord. No. 2019-325]
(5)
Multifamily dwellings in existing buildings.
C.
Special permit uses. The following uses require a special permit:
(1)
Multifamily dwellings in newly constructed buildings.
D.
E.
Off-street parking and loading requirements.
(1)
Parking.
(a)
Parking for uses on the properties may be located anywhere in
the planned development district, except that new parking facilities
may not be located within the front yard setbacks.
F.
Accessory structures.
(1)
Accessory structures are permitted in connection with the established
uses within the district and shall not be located in a front yard.
Accessory structures include garages, sheds, decks, patios, terraces,
solar and wind energy systems, and the like.
G.
Signage.
(1)
A sign program shall be developed for the district, which will include
building identification, way finding, and event promotion. The sign
program is subject to site plan review approval by the Manager of
Zoning and a certificate of appropriateness from the Rochester Preservation
Board.
[Amended 6-20-2017 by Ord. No. 2017-170]
[Adopted 5-14-2013 by Ord. No. 2013-132]
A.
Purpose. The intent of the Culver Road Armory Planned Development
District is to provide a plan for the unified and integrated development
of the Culver Road site. The district is intended to protect and sustain
the viability of the historic Armory building, create a campus that
promotes a mixed-use environment distinctive to urban areas and protect
the residential and pedestrian character of the adjacent neighborhood
and the recreational character of Cobbs Hill Park.
B.
Permitted uses. The Culver Road Armory Planned Development District
is comprised of three separate buildings as depicted on the development
concept plan/site plan (Building I, Building II and Building III).[1]
[Amended 1-19-2016 by Ord. No. 2016-16]
(1)
All of the following uses are permitted in Buildings I, II and III.
For nonresidential uses, all activities shall occur within a completely
enclosed building, and the hours of operation shall be limited to
6:00 a.m. to 2:00 a.m.
(a)
Multifamily dwellings.
(b)
Dwelling units when part of a mixed-use development with other
permitted commercial uses.
(c)
Live-work space subject to the additional requirements for specified uses in § 120-142.1 of the Zoning Code.
(d)
Offices.
(e)
Retail sales and services.
[Amended 8-9-2016 by Ord.
No. 2016-263]
(f)
Arts and cultural displays and sales.
(g)
Garage, storage and maintenance space, accessory to the uses
permitted in the district.
(h)
Health clubs and similar facilities.
(i)
Day-care centers subject to the additional requirements for specified uses in § 120-135 of the Zoning Code.
(j)
Banks.
(k)
Limited entertainment, not including sexually oriented uses.
[Added 11-12-2019 by Ord.
No. 2019-325]
(3)
Outdoor seating areas and activities accessory to a nonresidential
use in Buildings I, II and III, excluding public and limited entertainment,
operating between the hours of 6:00 a.m. and 12:00 a.m. (midnight).
[Amended 11-12-2019 by Ord. No. 2019-325]
[1]
Editor's Note: Said development concept plan/site plan is
on file in the City offices.
D.
Special permit uses.
[Amended 1-19-2016 by Ord. No. 2016-16; 8-9-2016 by Ord. No. 2016-263; 11-12-2019 by Ord. No. 2019-325]
(1)
Outdoor, partially enclosed or screened seating areas and activities,
including limited entertainment and excluding public entertainment,
that are accessory to a nonresidential use, operating between the
hours of 12:00 a.m. (midnight) and 2:00 a.m.
(2)
Any temporary use which exceeds five occurrences per calendar year.
(3)
Bars, restaurants and banquet facilities in Building III.
E.
Lot, area, yard and building height requirements.
[Amended 1-19-2016 by Ord. No. 2016-16]
F.
Parking and loading requirements.
(1)
Parking.
(a)
Maximum number of on-site parking spaces is established at the
cap of 610 based on the development concept plan/site plan for Buildings
I, II and III. Any requested increase in the parking cap shall require
the submission of a parking demand analysis and is subject to site
plan review approval.
[Amended 1-19-2016 by Ord. No. 2016-16]
(b)
Parking shall be restricted to the parking areas shown on the
development concept plan/site plan. Parking shall not be constructed
in areas proposed for building construction and/or open space.
G.
Signage.
(1)
A sign program shall be developed for the district which will include
building and/or tenant identification, way finding and event promotion.
The sign program shall be subject to site plan review approval by
the Manager of Zoning.
[Amended 6-20-2017 by Ord. No. 2017-170]
[Adopted 11-12-2014 by Ord. No. 2014-339; amended 5-17-2016 by Ord. No. 2016-154]
A.
Purpose and intent.
(1)
The Century-Strathallan Planned Development District (Planned Development
District No. 16, or PD No. 16) is comprised of approximately 4.07
acres of private land, including four properties with five separate
buildings as depicted on the Development Concept Plan[1] and labeled as Subareas 1 to 4.
[1]
Editor's Note: The Development Concept Plan is on file in
the City offices.
(2)
The intent of Century-Strathallan Planned Development District is
to provide a defined area for unified and integrated development.
It will allow a diversification in the uses permitted and variation
in the relationship of uses, structures, and open spaces. The PD will
create more flexible use and development opportunities than would
be possible through the strict application of the current R-3 O/O
Code regulations. The district will provide flexibility and efficiencies
in hotel and club use and operation that will support efforts to meet
their needs, those of their customers, and those of travelers visiting
the City. The PD is intended to ensure the current and long-range
success of both the Strathallan Hotel and the Century Club. The PD
will clearly set the parameters of use and growth that will protect
the adjacent residential neighborhood. From a Code perspective, the
Strathallan Hotel and Century Club will no longer be regulated as
intrusions in the district but rather desirable and important elements
of the neighborhood. The planned development district regulations
will set a clear level of expectation for the future and in doing
so will provide more certainty for the ownership and the neighborhood.
(3)
Uses may include housing, retail, commercial, office and other complementary
hospitality uses. This planned development district will incorporate
appropriate design elements, amenities or treatments that maintain
and enhance the design relationships between buildings and uses within
the district and beyond the district in order to maintain an ambience
that is uniquely urban and pedestrian oriented.
(4)
It is the goal of Planned Development District No. 16 that the entirety
of the district may be utilized for the integrated and unified use
and development of the Century Club and the Strathallan Hotel. The
district will provide for the benefits and efficiencies that come
with collaborative use and the synergies that will support the success
of both facilities. Generally, uses would be for hospitality and lodging-related
purposes while at the same time limiting the future adaptive uses
as described herein to those that may be conducted within the existing
structures or any expansion thereof. The District will afford protections
that limit use, clearly define boundaries, better control parking,
preserve important open spaces, and provide for the careful consideration
of the construction of new buildings. Any development in the district
continues to be subject to Rochester Preservation Board approval and
site plan approval for incremental development by the Manager of Zoning.
[Amended 6-20-2017 by Ord. No. 2017-170]
B.
Permitted uses. Permitted uses in PD No. 16 are specified for each
of the four subareas comprising the district:
(1)
Subarea 1: 550 (546) East Avenue (hotel).
(a)
Hotels.
(b)
Uses as permitted per Article V of the Zoning Code, R-3 High-Density
Residential District.
(c)
Bars, restaurants, conference and banquet facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A.
[Amended 11-12-2019 by Ord. No. 2019-325]
(d)
Retail sales and services, accessory to the principal use as
a hotel.
(e)
Health clubs, spas and similar facilities.
(f)
Grade-level outdoor seating areas and activities, accessory
to the principal use as a hotel, operating between the hours of 6:00
a.m. and 12:00 midnight.
(g)
Rooftop outdoor seating areas and activities, accessory to the
principal use as a hotel, operating between the hours of 6:00 a.m.
and 2:00 a.m.
(2)
Subarea 2: 7 Strathallan Park (residential structure).
(3)
Subarea 3: 566 East Avenue (main building and carriage house).
(a)
Private clubs, operating between the hours of 6:00 a.m. and
11:00 p.m.
(b)
Suites and lodging.
(c)
Health clubs, spas and similar facilities, operating between
the hours of 6:00 a.m. and 11:00 p.m.
(d)
Uses as permitted per Article V of the Zoning Code, R-3 High Density Residential District, with hours of operation as defined in § 120-26.
(e)
Restaurant, conference, banquet and catering facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A, except for a principal use in the carriage house that is not part of or an accessory use to the principal use of another building in the district.
[Amended 11-12-2019 by Ord. No. 2019-325]
(f)
Retail sales and services.
[Amended 8-9-2016 by Ord.
No. 2016-263]
(g)
Offices, except for clinics.
(h)
Art galleries.
(i)
Studios for artists, crafters, photographers, composers, writers
and the like.
(j)
Parking lots existing at the time of enactment of this planned
development, as illustrated on the Development Concept Plan.
C.
Special permit uses.
(1)
Public entertainment, not including sexually oriented uses, associated
with outdoor or partially enclosed or screened seating areas and outdoor
activities.
[Amended 11-12-2019 by Ord. No. 2019-325]
(2)
Any temporary use which exceeds five occurrences per calendar year.
(3)
Parking garages, unless built into permitted residential uses as
accessory to those uses.
(4)
Construction of new buildings other than uses as permitted as per
Article V of the Zoning Code, R-3 High-Density Residential District,
and not including additions to existing buildings within the district.
(5)
Restaurant, conference, banquet and catering facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A, when located within the existing carriage house at 566 East Avenue, when not accessory to a permitted principal use in Subarea 1, Subarea 3.
[Amended 11-12-2019 by Ord. No. 2019-325]
D.
Temporary uses. Temporary uses shall be subject to the requirements listed in § 120-149 of the Zoning Code, with the exception that the Manager of Zoning may approve up to five temporary uses per calendar year.
[Amended 6-20-2017 by Ord. No. 2017-170]
E.
Design.
(1)
Front yard depths in Subareas 1, 2 and 3, existing on the date of
the amendment, shall be maintained.
(2)
A landscape maintenance and open space preservation plan shall be
filed with the current plan.
F.
District setbacks. Setback requirements shall apply only to street frontages and perimeter lot lines. Buildings or parking lots which at the enactment of this PD No. 16 encroach on the prescribed setbacks shall be recognized as nonconforming structures per §§ 120-200 and 120-208 of the Zoning Code.
(1)
Minimum setback on East Avenue frontage in Subarea 1 shall be 100
feet.
(2)
Minimum setback on East Avenue frontage in Subarea 3 shall be 70
feet.
(3)
Minimum setback on East Avenue frontage in Subarea 4 shall be 60
feet.
(4)
Minimum setback on Strathallan Park frontage shall be 20 feet.
(5)
Minimum setback on North Goodman Street shall be 20 feet.
(6)
Minimum setbacks along district perimeter lot lines shall be 10 feet.
(8)
Setbacks from interior lot lines: none.
G.
H.
Parking and loading requirements.
(1)
Parking.
(a)
Parking for uses located in PD No. 16 may be located anywhere
in the district, except that new parking facilities shall not be located
within required front yard setbacks.
(b)
Proposals for new or expanded parking facilities shall be accompanied by a parking demand analysis as set forth in § 120-173B of the Zoning Code.
(c)
Parking within the district is restricted to the parking areas
shown on the Development Concept Plan.
(d)
Shared parking arrangements may be employed with properties
located outside the district.
(e)
On-street parking spaces within the district may be counted
towards the district parking supply.
(f)
A parking management plan shall be filed at the adoption of
the district and updated with district expansion or the filing of
plans for incremental development or at the request of the City of
Rochester Manager of Zoning.
[Amended 6-20-2017 by Ord. No. 2017-170]
I.
Signage. A sign program shall be developed for the district, which
will include building identification, wayfinding, and event promotion
and which will be subject to site plan approval by the Manager of
Zoning and certificate of appropriateness approval by the Rochester
Preservation Board.
[Amended 6-20-2017 by Ord. No. 2017-170]
J.
Other.
(1)
The planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
K.
L.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 16 shall be regulated pursuant to Zoning Code § 120-143A(6).
 |
[Added 3-19-2019 by Ord.
No. 2019-55]
A.
Purpose. The purpose of the Planned Development District No. 17 (the
"Highland Hospital PD" or "PD #17") is to provide a flexible framework
for the orderly future development and redevelopment of the Highland
Hospital Campus (the "campus"). The intent of the Highland Hospital
PD is to guide future development of the campus, which allows Highland
Hospital to maintain its important presence and fulfill its commitment
to excellence and service to its patients, staff, visitors, and the
community. Development within the Highland Hospital PD will reflect
the spirit of a state-of-the-art community hospital, known for its
comprehensive care, guided by the following goals and objectives:
(1)
Highland Hospital strives to provide the best possible patient care
that meets contemporary health-care standards, and which acknowledges
and responds to the changing nature of health-care delivery into the
future. Advances in technology, equipment, and evidence-based medicine
require continuous and thoughtful upgrades to the facility to support
and ensure continuity of care. Key services are located near the diagnostic
and treatment areas to promote convenient patient access, minimize
travel distances, and establish important adjacencies to realize efficiencies
in providing care.
(2)
Highland Hospital will make the best use of available space within
the existing physical constraints on the campus, such as: the historic
development of the campus over 125 years resulting in the construction
of dozens of buildings and add-ons that need to be harmonized and
continually re-adapted; the limitations of a 9.3 acre site that cannot
be expanded, and which necessitates the emphasis on vertical construction;
the sheer number of natural slopes and grade changes which challenge
development; and its proximity to a residential neighborhood and Highland
Park. With a collection of buildings that have been developed over
125 years, many of the structures and aging infrastructure require
repair, modification, replacement, or modernization to provide an
environment that supports the highest level of patient care.
(3)
As an integral part of the Highland Park neighborhood for over 125
years, development in the Highland Hospital PD will be sensitive to
the character of the neighborhood through the use of quality exterior
materials and thoughtful landscaping and hardscaping features to screen
views, especially of the utility plant on the campus, from adjacent
or nearby properties. To promote an appropriate spatial balance between
the campus and adjacent or nearby properties, appropriate setbacks
will be respected.
B.
Planned development district limits. The Highland Hospital PD is
approximately 9.3 acres, generally bounded by South Avenue, Rockingham
Street, Mt. Vernon Avenue, and Bellevue Drive, as shown on the Planned
Development District Map (the "Highland Hospital PD Map").[1]
[1]
Editor's Note: See Exhibit A at the end of this section.
C.
Permitted uses. Permitted uses in the Highland Hospital PD include
the following, and any additional uses that promote and support Highland
Hospital as a health-care provider:
(1)
Hospital, including medical, administrative, office, educational
(except K-12), research and laboratory, clinical, hospice, nursing
home, residential care facilities, and any other uses or facilities
which support and promote the mission of the hospital in providing
comprehensive patient care.
(2)
Day-care center.
(3)
Accessory support uses or structures, including parking garages and
facilities, bookstores, gift shops, small-scale retail facilities
and services, restaurant and cafeteria services, and loading and refuse
areas, warehousing, storage, and maintenance facilities.
D.
Yard and bulk requirements.
(1)
Yard requirements:
(a)
Minimum front yard setback along Mt. Vernon Avenue: zero feet.
(b)
Minimum front yard setback along Rockingham Street: 20 feet.
(c)
Minimum front yard setback along South Avenue: 20 feet.
(d)
Minimum front yard setback along Bellevue Drive: zero feet.
(e)
Minimum side yard setback along the southern property line east
of Bellevue Drive: 30 feet.
(2)
Maximum building height. Required building heights are based on design
parameters that taller first and second floors (up to 18 feet) are
required to accommodate equipment for diagnostic procedures, operating
rooms, imaging centers, and emergency care; interstitial mechanical
floors (up to 18 feet) to serve the floors below and above; and upper
level inpatient units (average 14 feet). The maximum building heights
are set based on the setbacks from seven segments of the district's
boundary described below and also are depicted in Exhibit A - Highland
Hospital PD Map. Where the setback area for one segment overlaps the
setback area for an intersecting or adjoining segment, the maximum
building height specified in the Highland Hospital PD Map shall control.
[Amended 5-21-2019 by Ord. No. 2019-122]
(a)
Mt. Vernon Avenue (north): from a point 20 feet south of the
south street line of Rockingham Street extending south 300 feet (Figure
1):[2]
[1]
Zero- to thirty-foot setback: 60 feet maximum building height.
[2]
Thirty-foot to 120-foot setback: seven stories up to 120 feet
maximum building height.
[3]
120-foot setback: nine stories up to 155 feet maximum building
height.
[2]
Editor's Note: See Figures 1 through 6 at the end of this
subsection.
(b)
Mt. Vernon Avenue (south): from a point 320 feet south of the
south street line of Rockingham Street extending to 30 feet north
of the south property line (Figure 2):
[1]
Zero- to thirty-foot setback: five stories up to 94 feet maximum
building height; except that any stair or elevator tower may be up
to 120 feet maximum building height.
[2]
Thirty-foot to 120-foot setback: seven stories up to 120 feet
maximum building height.
[3]
120-foot setback: nine stories up to 155 feet maximum building
height.
(e)
South Avenue (Figure 4):
[1]
Zero- to twenty-foot setback: no building.
[2]
Twenty-foot to thirty-foot setback: five stories up to 94 feet
maximum building height.
[3]
Thirty-foot to 120-foot setback: seven stories up to 120 feet
maximum building height.
[4]
120-foot setback: nine stories up to 155 feet maximum building
height.
(f)
Rockingham Street (west): from a point 20 feet east of the east
street line of South Avenue extending east 375 feet (Figure 5):
[1]
Zero- to twenty-foot setback: no building.
[2]
Twenty-foot to fifty-foot setback: five stories up to 94 feet
maximum building height.
[3]
Fifty-foot to 120-foot setback: seven stories up to 120 feet
maximum building height.
[4]
120-foot setback: nine stories up to 155 feet maximum building
height.
(g)
Rockingham Street (east). From a point 395 feet east of the
east street line of South Avenue extending east to the Mt. Vernon
Avenue street line (Figure 6):
E.
Existing buildings and structures permitted. Notwithstanding any
provisions of this section or the Zoning Code to the contrary, all
buildings and structures existing in the Highland Hospital PD as of
the effective date of the adoption of PD #17 shall be deemed to be
permitted and conforming with the requirements as outlined herein.
F.
Off-street parking. There are no minimum or maximum parking requirements
in the Highland Hospital PD. All applications for incremental development
in PD #17 shall be accompanied by a parking demand analysis or a parking
study detailing the effect of the proposed incremental development
on existing parking conditions, subject to its acceptance by the Manager
of Zoning through the site plan review process.
G.
Design requirements. The Highland Hospital PD is subject to the applicable requirements set forth in Article XIX (City-Wide Design Guidelines and Standards) of the Zoning Code, except that:
(2)
The exterior facade materials of buildings located in the Highland
Hospital PD shall include materials that are consistent or compatible
with the existing materials on the campus, including:
(a)
Brick masonry.
(b)
Cast-in-place or precast concrete panels that are smooth, lightly
textured, or patterned.
(c)
Materials with a uniform cut stone appearance, fine- to medium-grained.
(d)
Glass.
(e)
Metal wall panels, doors, and window framing.
(f)
Aluminum storefront and curtain wall systems.
(g)
Fiber cement.
(h)
Exterior insulation finish system (EIFS), only on facades above
three stories or the underside of canopies, building overhangs, or
other horizontal projections.
(i)
Ceramic and porcelain wall tile that is smooth, lightly textured,
or patterned.
(3)
Windows and transparency.
(a)
All windows shall be clear or lightly tinted.
(b)
Building facades that are within 30 feet of a street frontage
shall provide areas of transparency of at least 20% of the overall
facade.
(c)
Building facades that are between 30 feet and 60 feet away from
a street right-of-way shall provide areas of transparency of at least
10% of the overall facade.
(d)
The percentage of transparency required on building facades
may be reduced to no less than 10% of the overall facade area, provided
landscaping improvements consisting of one tree, of at least a two-inch
caliper, for every 20 feet of street frontage is installed in the
required setback area.
(e)
The Manager of Zoning may waive the transparency requirements
of this section through the site plan review process based on a determination
that the proposed development is in substantial compliance with the
overall intent and purpose.
H.
Additional requirements.
(1)
This planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
(2)
New development in PD #17 is subject to the following requirements set forth in Article XX (Requirements Applying to All Districts) of the Zoning Code, except where noted herein:
(c)
Section 120-165B(1) through (4) (Dumpsters). Dumpsters, loading areas, and refuse storage areas shall be maintained in a neat and orderly appearance and shall be reasonably screened from public view. Screening may include painting, landscaping, fencing, and/or hardscape improvements, or any combination of the foregoing.
(4)
Development and redevelopment in PD #17 is subject to the requirements of Article XXIII (Exceptions) of the Zoning Code relating to height and yards, except that rooftop equipment shall not be included in the calculation of building height. An elevator, stair or equipment penthouse located above the highest story of human occupancy shall not be considered a story, provided such penthouse does not exceed the applicable maximum building height in feet permitted under this section.
(5)
Fences and walls. A ten-foot perimeter setback shall be required
in conjunction with any fence or wall proposed along any street frontage,
except a decorative fence or wall of no more than six feet in height
in conjunction with landscaping may encroach in the required setback
area.
(6)
Signs. Any new signage within the Highland Hospital PD will be subject
to the Highland Hospital Sign Program attached at Exhibit B.[3] All existing signs on the campus are considered conforming
and shall be maintained in good working order; the sign faces may
be replaced in kind (size and location).
[3]
Editor's Note: See Exhibit B at the end of this section.
(7)
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities shall be permitted in PD #17 pursuant to § 120-143 of the Zoning Code and in accordance with the following:
(a)
Antennas on buildings. Antennas are permitted on all buildings
which are four stories or greater in height, provided that the antennas
and related support structures do not extend more than 20 feet above
the roofline.
(b)
Telecommunication towers. New telecommunications towers shall
not be permitted.
|
Exhibit A — Highland Hospital PD Map
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 |
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Exhibit B - Highland Hospital Sign Program
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A. Purpose. Hospital and campus signs in PD #17 are intended
to maximize wayfinding and to encourage a quality of design that complements
the building facade and its accent materials, as well as the range
of materials and textures found throughout the district. The height,
size, location and appearance of signs are regulated to:
|
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1. Protect and enhance the district and neighborhood
character;
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2. Encourage sound sign practices by promoting visibility
at a scale and appearance that is appropriate for staff and visitors;
|
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3. Provide clear and concise signage to safely and
efficiently guide motorists and pedestrians to their destination;
and
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4. Prevent excessive sign clutter and confusing,
distractive sign displays.
|
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B. Allowed signs. The following signs are allowed anywhere in
PD #17 without a certificate of zoning compliance, provided they fall
within any given threshold. Where the thresholds are exceeded, a certificate
of zoning compliance will be required.
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1. Address signs, decorative flags, signs and banners;
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2. Window signs, logos, graphics painted on or adhered
to the glass;
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3. Temporary banners, no larger than 20 square feet
in area, displayed no longer than 60 days, indicating special events
such as new services offered;
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4. Replacement of "Highland Hospital" and "University
of Rochester" branding signs, banners and logos throughout the district;
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5. Seasonal and holiday decorations;
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6. Memorial or historic plaques, markers, monuments
or tablets, and the like;
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7. Murals;
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8. Permanent bulletin boards;
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9. Traffic control, safety, parking, no trespassing,
informational or directional signs and similar signs; and
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10. Construction, renovation or leasing signs not
to exceed 32 square feet in size, erected by a contractor, engineer,
architect, real estate or leasing agent and removed at the termination
of the portion of the project or activity.
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C. Design standards.
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1. All signs shall be professionally designed and
manufactured;
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2. Internal and external illumination is permitted;
and
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3. Accent lighting that is complementary to the
use and building architecture is permitted.
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D. Permitted permanent signs. The following signs are permitted
anywhere in PD #17, subject to the following requirements. Where the
thresholds are exceeded, administrative adjustment approval shall
be required.
|
|
1. "Highland Hospital" and "University of Rochester"
branding signs are permitted throughout PD #17; illumination is permitted.
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2. Kiosks and directory signs are permitted throughout
the district and may include interchangeable panels for on-site services
or events.
|
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3. Attached signs, not exceeding two square feet
in area for every foot of building frontage.
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4. The following signs are permitted, subject to administrative adjustment as outlined in § 120-191A of the Zoning Code: electronic reader boards, monitors or message centers such that they relate through their design, size and height to pedestrians; conform to the surrounding character; do not materially obscure architectural features or details of buildings, structures or important view sheds; and do not promote driver distraction.
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E. Prohibited signs.
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1. Advertising and rooftop signs.
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2. No sign shall be attached or affixed to light
poles, except for decorative banners; trash receptacles; utility poles;
street furniture; rocks, ledges, retaining walls or other natural
features.
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3. No pennants, ribbons, streamers, sheets, spinners
or moving devices.
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F. Maintenance of signs.
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1. Every sign shall at all times be maintained in
a safe and structurally sound condition. Signs that do not comply
with adequate safety standards shall be removed at the property owner's
expense.
|
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2. Signs must be regularly maintained, including
the replacement of worn parts, painting and cleaning.
|
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3. The full number of illuminating elements of a
sign shall be kept in working condition or immediately repaired or
replaced.
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[Adopted 8-15-2017 by Ord. No. 2017-254]
A.
Purpose and intent.
(1)
Planned Development District No. 18 (PD#18) is comprised of approximately
17.67 acres within the City of Rochester. PD#18 will provide a defined
area for unified and integrated development providing for the benefits
and efficiencies of mixed land use. The PD creates flexible use and
development opportunities, including multifamily rental housing, retail
sales and service, commercial, office, and hospitality. Nonresidential
uses in the PD are intended to serve the public as well as the residents
of the district.
(2)
PD#18 is composed of two subareas:
(a)
Subarea 1: Commercial Frontage. This subarea provides an interface
with the Elmwood Avenue public right-of-way and accommodates commercial
buildings along that frontage; and
(b)
Subarea 2: Mixed Use Core. This subarea is predominantly residential
and includes smaller-scale retail sales, service, and recreational
uses providing for residents' needs and convenience, while at the
same time available to the public. Uses in the Mixed Use Core area
front on internal private streets and have no interface with the public
right-of-way.
(3)
The district is enhanced by a large, well-defined, curvilinear central
open space that provides leisure and recreational amenities for residents
and guests. This area provides trails, pedestrianways, gathering spaces,
water features, cycling opportunities, and wayfinding signage, which
serves as an organizing element for the district. Easements to the
City of Rochester and Town of Brighton exist to enhance and extend
the Highland Crossing trail system, which promotes linkages to nearby
uses and neighborhoods, natural open space, and parks and which will
connect to a proposed cycle track along Elmwood Avenue.
B.
Permitted uses. Permitted uses in PD#18 are specified for each of
the areas comprising the district:
(1)
The Commercial Frontage, Subarea 1: The following uses are permitted.
All nonresidential uses shall operate between the hours of 6:00 a.m.
to 2:00 a.m., unless otherwise noted:
(a)
Hotels, including amenities such as bars, restaurants, conference
and banquet facilities, meeting rooms, and outdoor seating areas open
to the public on a twenty-four-hour basis; events with public entertainment
or limited entertainment when located within a completely enclosed
building shall only operate until 2:00 a.m., and events with public
entertainment or limited entertainment offered in the outdoor seating
and assembly area shall only operate until 12:00 midnight.
[Amended 11-12-2019 by Ord. No. 2019-325]
(b)
Dwelling units when part of a mixed-use development with other
permitted commercial uses.
(c)
Bars and restaurants.
(d)
Retail sales and services.
(e)
Offices.
(f)
Health clubs, spas and similar facilities.
(g)
Day-care centers.
(h)
Private clubs and lodges.
(i)
Public and semipublic uses.
(j)
Technical and vocational schools.
(2)
The Mixed Use Core, Subarea 2: The following uses are permitted.
All nonresidential uses shall operate between the hours of 6:00 a.m.
to 2:00 a.m.:
(a)
Residential uses, limited to attached dwellings and multifamily
dwellings.
(b)
Community centers, including indoor and outdoor social, educational,
or recreational activities.
(c)
Bars and restaurants.
(d)
Retail sales and service.
(e)
Offices.
(g)
Day-care centers.
(h)
Public and semipublic uses.
(i)
Limited entertainment, not including sexually oriented uses,
as an accessory to one of the foregoing listed community center, bar,
restaurant, retail, public and semipublic uses.
[Added 11-12-2019 by Ord.
No. 2019-325]
F.
Parking and loading requirements.
(1)
Parking. Shared parking is encouraged to promote efficient use of
land and resources by allowing users to share parking facilities for
uses that are located near one another and that have different peak
parking demands or different operation hours. On-site parking shall
be subject to the following:
(a)
The supply of surface parking within PD#18 shall not exceed 420 spaces and is subject to the parking lot design and maintenance standards set forth in § 120-173F.
(b)
Parking for uses located in PD#18 may be located anywhere within
the district, except there shall be no parking developed between the
buildings and the street line along the Elmwood Avenue frontage or
in the central open space as illustrated on the development concept
plan.
(2)
Loading.
(b)
On-site loading facilities may be shared by any uses within
the district.
(c)
Loading activities and loading spaces shall not be permitted
or developed between the buildings and the street line along the Elmwood
Avenue frontage or in the central open space as illustrated on the
development concept plan.
G.
Signage. A sign program shall be developed for the district, which
will establish a format for all signage, appropriate for the architecture
of the buildings within the district, and which will include building
identification, business and wayfinding signs and which will be subject
to site plan approval by the Manager of Zoning.
H.
Temporary uses. Temporary uses shall be subject to the requirements listed in § 120-149 of the Zoning Code.
I.
Additional regulations:
(1)
The planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
(2)
Development and/or redevelopment in PD#18 is subject to requirements applying to all districts (Article XX) except when waived by the Manager of Zoning in the review and approval of a site plan for incremental development.
(3)
Development and/or redevelopment in PD#18 is subject to the City-Wide Design Guidelines and Standards, Article XIX, § 120-157, § 120-158 and § 120-159, except for:
(b)
Section 120-159B(3), transparency. The minimum transparency requirements for all new construction on building facades in Subarea 1 within 60 feet of a public right-of-way shall provide the following areas of transparency between the height of two feet and eight feet above grade:
J.
Accessory structures and uses.
(2)
Outdoor seating areas with hours of operation limited to 6:00 a.m. to 2:00 a.m., except as permitted by Subsection B(1)(a) above.
(3)
Site amenities, such as benches, lighting, knee walls, gazebos, arbors,
water features, pergolas, bus shelters, and the like, and hardscape
elements of any landscape plan may be permitted anywhere within the
district and are encouraged as a unifying element of the PD.
K.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 18 shall be regulated pursuant to Zoning Code § 120-143A(1)(a).
[Adopted 8-15-2017 by Ord. No. 2017-266]
A.
Purpose and intent. The intent of the Education Success Campus Planned
Development District is to provide the regulatory framework for the
redevelopment and reuse of the former Nazareth Academy site. The purpose
of the district is to create a unified campus that promotes a mixed-use
environment that is centered on providing lifelong learning and enrichment
opportunities for children and adults. The campus will also serve
as a home to the community services necessary to ensure the success
of our children and their families.
It is anticipated that the school building will be used for
a public charter school, to host other schools (both public and private)
and for administrative offices and support services. The former convent
and three residential structures will be used as administrative offices,
for enrichment activities, and for support services (such as clinics).
Site improvements will be completed to expand parking, improve accessibility,
and reconfigure traffic flow (on and off the site.)
It is the intent to maintain the residential character of the
former convent and the three existing residential structures on site
to ensure the continued compatibility with the predominate character
of the surrounding residential neighborhood.
B.
Permitted uses. The following uses are permitted by right in all
buildings. All activities shall occur within a completely enclosed
building unless otherwise noted.
(1)
Schools.
(2)
Places of worship.
(3)
Convents and rectories.
(4)
Offices, operating between the hours of 6:00 a.m. to 9:00 p.m.
(5)
Studios for artists, craftsmen, photographers, composers, writers
and the like.
(6)
Live-work space, subject to the additional requirements for specified uses in Section 120-142.1.
(7)
Single-family detached dwellings.
(8)
Two-family dwellings.
D.
Temporary uses. Temporary uses are permitted within the district, provided, that they are in full compliance with § 120-149 (Temporary uses) of the City of Rochester Zoning Code.
E.
Accessory uses.
(2)
When accessory to a school building, the following uses are permitted:
(a)
Clinics, operating between the hours of 6:00 a.m. to 9:00 p.m.
(b)
Active recreational facilities, such as ball fields, tennis
courts, playgrounds, and the like.
(c)
Band shells and outdoor theaters, not including drive-in theaters.
(d)
Garage, storage and maintenance.
(e)
Greenhouses.
(f)
Parking.
F.
Lot, area, yard and building height requirements.
(1)
Lot frontage: not applicable.
(2)
Maximum lot coverage: 70%.
(3)
Maximum building height: five stories.
(4)
Provisions for height exceptions and other height-related requirements shall comply with § 120-196 of the City of Rochester Zoning Code.
(5)
Minimum yard requirements. Ramps or structures designed to provide
increased accessibility are exempt from the following minimum yard
requirements:
G.
Off-street parking and loading requirements.
(1)
Off-street parking.
(a)
Maximum number of on-site parking spaces is established at the
cap of 200 based on the development concept plan. Any requested increase
in the parking cap shall require the submission of a parking demand
analysis and is subject to site plan review approval.
(b)
Provisions for off-street parking shall comply with the parking lot design and maintenance standards set forth in § 120-173F(3) through (7) of the City of Rochester Zoning Code.
(c)
Parking is not permitted between the former convent building
and Lake View Park.
H.
Signage. A sign program shall be developed for the district which
will include building and/or tenant identification, wayfinding and
event promotion. The sign program shall be subject to site plan review
approval by the Manager of Zoning.
[Amended 9-19-2017 by Ord. No. 2017-299]
I.
Additional requirements.
(1)
The enlargement of existing buildings within the "building development
envelope" depicted on the approved site plan is subject to a minor
site plan review approval by the Manager of Zoning. New buildings
that are not considered accessory or building enlargements beyond
the "building development envelope" are subject to major site plan
review approval by the Manager of Zoning.
[Amended 9-19-2017 by Ord. No. 2017-299]
[Added 11-20-2018 by Ord.
No. 2018-364]
A.
Purpose. The purpose of Planned Development District No. 20 (PD #20),
Pediatric and Family Service District, is to offer a world-class,
regional destination focused on a wide range of innovative social
service agencies and educational and behavioral programs designed
specifically for individuals and their families living with the daily
challenges of autism spectrum disorder, mental health, and behavioral
and psychiatric needs; all in one location.
By collocating agencies which specialize in the provision of
such social, educational, and behavioral services, PD #20 permits
the development of an internal campus environment sensitive to the
mobility, sensory, and mental health needs of the children and adults
it is intended to serve. PD #20 creates a defined area for the integrated
development and delivery of programs and support services consistent
with the vision of the Al Sigl Community of Agencies, which is a collaborative
community network of organizations, to serve and support children
and adults with disabilities and special needs. Agencies within PD
#20 may include, but are not limited to, the following:
(1)
The Golisano Autism Center. The Center is a one-of-a-kind collaboration
of health and human service agencies providing speech and occupational
therapy, support and social skills groups, preschool and school-age
classrooms, vocational training, life skills development, and other
opportunities, services and programs.
(2)
The Golisano Pediatric Behavioral Health and Wellness Center, operated
by the University of Rochester Medical Center (URMC). URMC will address
the needs of individuals suffering from mild to severe depression,
anxiety, psychosis, substance abuse, ADHD, PTSD, autism spectrum disorder,
and other mental health, medical, emotional and behavioral conditions.
URMC offers education, recreation and fitness, therapeutic, medical,
diagnostic, and other support services, activities and programs.
B.
Intent. The intent of PD #20 is to establish a campus that offers
access to comprehensive, high-quality support and services which meet
the complex needs of the individuals who are served, during moments
of crisis as well as part of a regular routine throughout their lifetime,
as needs and services change. Development within PD #20 shall support
the achievement of the following objectives:
(1)
Provide a unique array of services that co-exist on a secure campus,
emphasizing the safety, security and privacy of all individuals served
and their families.
(2)
Foster a protective environment for individuals from infant to adulthood
that have been diagnosed with autism spectrum disorder, mild to severe
mental health, anxiety, chemical dependency, and emotional disturbances,
in a setting that offers all services on a single campus.
(3)
Establish a continuum of care that will span a lifetime and offer
a full array of coordinated program options for infants, toddlers,
youth, teens and adults, including behavioral and primary care support;
respite; community habilitation; social skills; recreational and therapeutic
services; and a housing and employment liaison.
(4)
Design a campus which prioritizes security, privacy and accessibility
to address the challenges of the populations served, ranging from
mobility impairment, flight risks due to unexpected stress or stimuli,
and mental health and similar crisis situations.
(5)
Create a comfortable setting within a controlled environment to eliminate
or mitigate anxiety triggered by interactions with unfamiliar or unpredictable
external situations and settings.
(6)
Create a new Intensive Outpatient Service to provide youth with a
higher level of care than traditional outpatient services, allowing
them to continue receiving schooling and educational services. This
new program offers an option that is an alternative to hospitalization.
(7)
Implement a design philosophy focused on creating a campus environment
(building placement, internal and external building design, use of
exterior spaces, and convenient parking and circulation) that addresses
the needs of the users, rather than vice versa.
(8)
Preserve and protect the existing natural, gentle slope of the land
from South Avenue to the low point along the district's east property
line by placing the building and building parking away from the public
right-of-way, and maintaining stormwater management areas and facilities
at the rear of the site. The design and location of buildings and
parking shall be mindful and sensitive to the needs of the population
served and the desire to reduce environmental distractions from inside
the building; eliminate unnecessary external stimuli once on the campus;
provide safe and convenient parking proximate to building entrances;
and provide adequate circulation and drop-off areas for buses accessing
the site throughout the day. An effort shall be made to maintain as
much of the existing vegetation along the South Avenue frontage as
possible.
C.
Boundaries. PD #20 is 15.07 acres bound by the public rights-of-way
on South Avenue (west) and Science Parkway (south). The northern boundary
abuts land owned by the State of New York, and the eastern boundary
abuts private property within the Rochester Science Parkway (PD #7).
Knab Troutman Road, a private drive, acts as a natural barrier between
the northern and southern portions of PD #20, as follows:
(1)
The southern 8 +/- acres of the site is bounded by South Avenue (west),
Knab Troutman Road (north), private land within Science Parkway (east),
and Science Parkway (south). This portion of the property includes
a two-story structure that is currently occupied by a health and human
services agency, which will remain. The remainder of the land area
is vacant and is the location of the Golisano Autism Center and the
URMC Pediatric Behavioral Health and Wellness Center.
(2)
The northern 7 +/- acres of the site is bounded by Knab Troutman
Road (south and east), and by New York State land (north and west).
This portion of the property includes a vacant, multistory structure
known as the Walters Building. Development or redevelopment of this
area shall also be subject to these requirements and standards set
forth herein.
D.
Permitted uses. Permitted uses include the following, and similar
uses:
(1)
Medical offices and health-care clinics, such as doctor and dental
offices and practices, outpatient services, and the like.
(2)
Schools, educational facilities, training facilities, and the like,
serving individuals and their families.
(3)
Day-care centers.
(4)
Residential care facilities.
(5)
Respite care.
(6)
Community centers.
(7)
Support services associated with and subordinate to a permitted use,
such as, but not limited to, offices, retail, restaurant facilities,
bookstores and gift shops, pharmacies, and the like.
F.
Building characteristics. The provisions of § 120-158, City-wide design standards, and of § 120-159, Nonresidential and mixed-use building standards, shall not apply to PD #20. Design standards are as set forth below:
(1)
General. The following design standards apply to new construction,
including additions to existing structures, and to substantial repair
or rehabilitation of the exterior facade of an existing structure.
In the case of repair or rehabilitation, only those standards that
relate to the specific repair or rehabilitation activities conducted
shall apply. It is intended that a basic design compatibility and
architectural harmony will result among the buildings in the district.
(2)
Facades. The primary facade shall be along South Avenue.
(a)
Primary building facades shall not contain blank wall areas
that exceed 25 linear feet.
(b)
Primary building facades that are 100 linear feet or more shall
include an architectural pattern with two or more of the following
elements: color change, texture change, material change, or a wall
articulation change such as a reveal, recess, offset, or pilaster.
(c)
Building entrances. The main entrance shall have a direct pedestrian
connection to the public right-of-way.
(d)
Building materials.
[1]
All principal buildings shall be constructed or clad with durable,
quality materials, including but not limited to brick, natural or
synthetic stone, integrally colored stucco, metal panel, and hardboard
siding.
[2]
Exterior building material shall not include plain concrete
block, glass block, vinyl siding, or corrugated metal.
(3)
Windows and transparency.
(a)
All windows shall be clear or lightly tinted.
(b)
Primary facades shall provide areas of transparency not less
than 20% of the entire wall area.
(c)
The percentage of transparency required on buildings may be
reduced to 10% of the wall area if a landscaping improvement plan
is approved by the Manager of Zoning.
(4)
All roof-mounted and ground-mounted mechanical equipment shall be
screened from view from any street. Roof screens, if necessary, shall
be compatible with the building palette.
(5)
Roofs.
G.
Accessory uses and structures.
(1)
Accessory structures and uses are permitted in the side and rear
yard, including, without limitation, storage structures, as well as
decks, patios, terraces, and the like.
H.
Dumpsters and refuse collection areas.
(1)
Dumpsters. Dumpsters must be located within an enclosure and shall
be completely screened from view from any public street. The enclosure
shall be at least as tall as the dumpster. This provision shall apply
to all dumpsters, including those used for the collection and storage
of recyclable materials.
(2)
Dumpsters are prohibited in the front yard.
(3)
Refuse collection areas shall be located so as to provide clear and
convenient access to refuse collection vehicles.
J.
Off-street parking. The provisions of § 120-173, Off-street parking, shall not apply to PD #20, except for § 120-173F(3) relating to parking lot design standards. The off-street parking requirements are as set forth below:
(2)
Surface.
(a)
Parking areas shall be constructed in such a manner so as to
provide an all-weather, durable and dustless surface. Individual stalls
shall be clearly identified by markings four to six inches in width.
(b)
Parking surfaces shall be graded and drained to dispose of all
surface water accumulation in the area without shedding additional
water onto an adjoining property or right-of-way.
K.
Off-street loading. The provisions of § 120-172, Off-street loading, shall not apply to PD #20. Off-street loading requirements are as set forth below.
(1)
Location of required loading spaces. Loading shall only be located
in the side or rear yard.
(2)
Required spaces. Loading spaces shall be provided in sufficient number
and of sufficient size so that no loading and unloading operations
infringe upon any dedicated street or sidewalk.
(3)
All maneuvering, loading and unloading operations shall take place
wholly within the site.
L.
Landscaping. The provisions of § 120-169, Landscaping, buffers and screening, shall apply to PD #20.
M.
Signage.
(1)
One sign per principal use shall be permitted on each facade, not
to exceed 10% of the facade in question.
(2)
Signs may be located anywhere on the facade.
(3)
One detached sign shall be permitted per street frontage not to exceed
50 square feet and posted no higher than six feet in height from the
finished grade of the lot.
(4)
On-site information signs, window signs, and wayfinding signs may
be installed without limit.
(5)
Internally illuminated signs are permitted.
(6)
Rooftop or roof-mounted signs are prohibited.
N.
Personal wireless telecommunication facilities (PWTF).
(1)
Antennas are permitted on all buildings, provided that the antennas
and related support structures do not extend more than 20 feet above
the roofline of such buildings.
(2)
Telecommunication towers are prohibited in this district.
(3)
FAA standards. All antennas and support structures shall comply with
FAA regulations.
O.
P.
Cross-section drawing from South Avenue.
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Q.
Development concept plan.
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[Added 8-20-2019 by Ord.
No. 2019-256]
A.
Purpose and intent.
(1)
The purpose and intent of Planned Development District No. 21 (PD
#21), to be known as "The Vistas at Highland," is to provide for a
plan and regulatory framework, for the future use and development
of the campus for the Colgate Rochester Crozer Divinity School ("Colgate"),
that recognizes the importance of its historic, cultural, and natural
features. A protective, yet flexible, regulatory environment will
preserve those features while allowing reasonable use and reuse of
the historic buildings.
(2)
The Development Concept Plan for PD #21 recognizes the historic importance
of the Colgate Campus with its highly prominent location on an elevated
site, distinctive landscape plan and homogeneous Gothic Revival style
buildings.
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The property is a designated City landmark, including interior
designation of the chapel. It has also been determined eligible for
individual listing on the National Register of Historic Places by
the New York State Historic Preservation Office due to its architecture,
landscape, and its cultural significance.
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PD #21's historic preservation and conservation efforts are
primarily directed toward the safeguarding of the historic buildings,
Montgomery Hall, Strong Hall and Trevor Hall; and the dominant sweeping
south lawn, emphasizing the elevations of the buildings; and of materials,
with its varied and mature plant palette dramatic forefront.
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In addition to the existing local landmark designation, the
zoning text for PD #21 will further protect the three historic buildings
through restricted reuse options, as well as by precluding additions
to those buildings as well as new construction immediately adjacent
to and within the individual lot areas of those buildings. The south
lawn will be further protected by a conservation easement which will
proscribe any development within the easement area. The proposed new
buildings will be located and designed so as to preserve and protect
the existing natural and geologic features of the property.
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(3)
The PD #21 site is within a critical environmental area designated
by the City of Rochester that encompasses the slopes and crests of
the following glacial formations: Cobbs Hill, Pinnacle Hill, and the
lesser hills, comprised of kames, kettles and eskers, generally situated
north of Highland Avenue, and extending from Mount Hope Cemetery to
the west and extending eastward through Highland Park, the PD #21
site, Pinnacle Hill and Cobbs Hill. The PD #21 also is distinctive
due to the presence of heavily wooded areas along its north, east
and west lot lines.
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The PD #21 text and development concept plan acknowledge the
importance of these features and promote their protection by carefully
locating new buildings and parking areas to avoid unnecessary encroachment;
limiting the number of trees to be removed; locating the new buildings
primarily in previously disturbed portions of the site; providing
the ultimate protection and conservation of the south lawn; and utilizing
temporary and permanent stabilization measures and best construction
management practices during construction.
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(4)
The development concept plan subdivides PD #21 into six lots. The
various lots are designed to allow for site access; the use and reuse
of existing historic structures; new residential developments; accessory
parking; vehicular and pedestrian circulation elements; and the protection
of the most significant historic and natural elements of the site.
(5)
Shared parking is encouraged to promote efficient use of land and
resources by allowing users that may have different peak parking demands
and/or different hours of operation to share proximate parking facilities.
B.
Lot and building descriptions (see development concept plan).[1]
(1)
Lot 1 currently is open space and a portion of a parking lot. It
is planned for residential development with two apartment buildings
and accessory underground and surface parking. The remainder of the
lot is to be devoted to landscaping, with large setback requirements
from the north and west lot lines that will protect substantial wooded
areas.
(2)
Lot 2 allows for the continuous use of two existing apartment buildings,
Andrews Hall and Saunders House, along with the provision of accessory
surface parking. Both existing buildings have traditionally been used
as apartments for student housing.
(3)
Lot 3 encompasses Montgomery Hall, its courtyard, driveway, and parking
area. Montgomery Hall has a floor area of 7,916 square feet and has
been used as a dwelling and as the home of Colgate's presidents. Lot
3 accommodates the use and reuse of Montgomery Hall, while prohibiting
building additions and new construction.
(4)
Lot 4 includes Strong Hall with a floor area of 76,123 square feet,
an outdoor terrace, and a parking lot. Strong Hall was the main school
facility with classrooms, offices, cafeteria, auditorium, chapel and
library. The use and reuse of Strong Hall is accommodated, while prohibiting
building additions and new construction.
(5)
Lot 5 includes Trevor Hall, which has 31,776 square feet of floor
area. This facility is currently leased to the American Cancer Society
for the operation of a facility known as Hope Lodge. It includes offices;
29 transient rooms that vary in size and number of beds; a central
kitchen, dining room, and laundry facilities, which are available
to visitors. This lot accommodates the use and reuse of the building,
while prohibiting building additions and new construction.
(6)
Lot 6 consists of two subareas. Subarea 1 includes existing site
access, open space, parking, accessory uses, certain utilities, and
the existing access drive from South Goodman Street. Subarea 2 encompasses
the historic south lawn landscaped area, arguably the most important
landscape open space element of the local landmark property. This
subarea will be protected, not only by the existing local landmark
designation, but also by a preservation easement, and will be maintained
by the project sponsor. No development, including buildings or other
structures, mining, dredging, filling, grading, paving, excavation
or drilling will be permitted in this easement area as it will continue
to serve as the dramatic forefront to the hilltop historic buildings.
C.
Permitted uses. The following uses are permitted in the various lots
and existing buildings in PD #21; uses not expressly permitted are
prohibited:
(3)
Lot 3 permitted uses. The following uses are permitted only when
located within the existing building known as Montgomery Hall; additions
and new construction are not permitted on Lot 3.
(4)
Lot 4 permitted uses. Except for the use described in Subsection C(4)(g), the following uses are permitted only when located within the existing building known as Strong Hall; additions and new construction are not permitted on Lot 4.
(a)
Schools, both public and private, including classrooms, conference
rooms, cafeterias, libraries, laboratories, administrative and faculty
offices, student and faculty housing, bookstores, coffee shops, and
the like.
(b)
Banquet and conference facilities.
(c)
Places of worship.
(d)
Multifamily dwellings.
(e)
Independent living facilities.
(f)
Offices.
(g)
Outdoor terraces used in conjunction with, and accessory to,
any permitted use, with any entertainment use confined to the limited
entertainment category only.
(5)
Lot 5 permitted uses. Except for the use described in Subsection C(5)(c), the following uses are permitted only when located within the existing building known as Trevor Hall; additions and new construction are not permitted on Lot 5.
D.
Special permit uses. The following uses are allowed as special permit
uses in PD #21:
(1)
Lot 1: commercial uses in multifamily dwellings over 20 units, subject to the additional requirements specified in § 120-134.
(2)
Lot 2: none.
(3)
Lot 3: the following uses, only when located within Montgomery Hall:
(a)
Day-care centers.
(b)
Health clubs and similar facilities.
(c)
Artist studios and art galleries.
(d)
Museums.
(e)
Community centers.
(f)
Private clubs and lodges.
(g)
Retail sales and service.
(h)
Restaurants, with accessory outdoor seating areas, operating
only between the hours of 11:00 a.m. and 11:00 p.m., daily, and with
limited entertainment only.
(i)
Live-work space.
E.
Yard space and bulk.
(2)
Lot coverage. The maximum total district lot coverage permitted in
PD #21, including all buildings, structures, private streets, surfaced
parking areas, sidewalks and other impervious surfaces, is 50%.
(3)
Density. The maximum total district residential density permitted
in PD #21 is 10 units per acre.
(4)
Height. Other than buildings existing on the date of adoption of
this development concept plan, no building within PD #21 shall exceed
four stories or 60 feet in height.
F.
Parking and loading.
(1)
Parking.
(a)
Surface parking spaces for any uses located in PD #21 may be
shared by all users within the district and located in any parking
lot/area within the district, excluding Lot 6, Subarea 2.
(b)
The total number of surface parking spaces on site shall not
exceed 330.
G.
Temporary uses. Temporary uses shall be subject to the requirements of § 120-149 of the Zoning Code.
H.
Accessory uses. The following accessory uses are permitted in PD
#21:
I.
Signage.
(1)
A sign program shall be developed for PD #21 which will include regulations
for heritage, building and/or tenant identification, business, wayfinding
and event promotion signs.
(2)
The sign program for PD #21 shall supersede the sign regulations of § 120-177 of the Zoning Code.
(3)
The sign program shall be subject only to site plan review by the
Manager of Zoning and a certificate of appropriateness from the Rochester
Preservation Board.
(4)
No signage shall be installed prior to approval of the sign program.
J.
Additional regulations.
(1)
Development and redevelopment in PD #21 are subject to requirements applying to all districts (Article XX), except where this PD #21 zoning text provides otherwise or when waived by the Manager of Zoning in the review and approval of a site plan for incremental development.
(2)
Development and redevelopment in PD #21 are subject to additional requirements for specified uses (Article XVIII), except where this PD #21 zoning text provides otherwise.
(3)
Development and redevelopment in PD #21 are subject to the City-wide design guidelines and standards (Article XIX), except where the PD #21 zoning text provides otherwise or when waived by the Manager of Zoning in the review and approval of a site plan for incremental development.
K.
BED-AND-BREAKFAST LODGING ESTABLISHMENT
INDEPENDENT LIVING FACILITY
LIMITED ENTERTAINMENT
(1)
(2)
(3)
(4)
(5)
(6)
Definitions. The following definitions shall apply to PD #21 only.
An owner-operated dwelling in a single-family residential
structure where overnight lodging and a breakfast are provided for
compensation, subject to no alteration to either the exterior or the
interior of any principal or accessory structure which changes the
character and appearance of the residential premises; only rooms originally
designed as bedrooms being used for guest lodging; guest parking including
one off-street parking space for each bedroom; and signs complying
with the approved sign program for this PD #21.
Multifamily dwellings for seniors who do not require specialized
care but where housekeeping and the option for communal meals and
social activities are provided for an all-inclusive rental fee.
Any live or recorded entertainment or music other than background
music, including but not limited to karaoke, that is completely secondary
to the principal use and that meets the following criteria:
The entertainment or music must be accessory to the principal
use and may not in any way constitute the primary function of the
operation.
The specific type of entertainment or music must be listed on the limited entertainment center license that is issued pursuant to Chapter 29, Amusements, of the Municipal Code.
There will be only one performer or performance group.
No dedicated stage nor dance area will be provided, nor will any permanent or temporary change to the approved floor plan be made to accommodate the use. For purposes of this section, "approved floor plan" is defined as the floor plan, seating plan or other drawings and information that served as the basis for the establishment's latest building permit and maximum occupancy determinations issued pursuant to Chapter 39, Building Code, of the Municipal Code.
No cover charge or fee will be collected.
The entertainment or music must end one hour prior to closing
time.
L.
Development
concept plan.
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