City of Cohoes, NY Form-Based Code

The City of Cohoes established in § 285-31 the following districts, as shown on the Regulating Plan Map below and described in more detail on the following pages.

(2)

Each form-based code district is defined by particular characteristics that correspond with building placement, building characteristics, building form, frontage standards, signage standards, and parking placement, all of which influence the level of walkability and vibrancy in a particular place.

§ 285-167 Regulating Plan Map.

The form-based code districts shall be located, bounded and described as shown on the Regulating Plan Map of the City of Cohoes, which shall be used in conjunction with and as designated on the Official Zoning District Map of the City.

§ 285-168 Mixed-Use Civic Core (MU-CC).

Overview.

(1)

The Mixed-Use Civic Core District is the location of the City's most important civic spaces, including the Cohoes Music Hall, Cohoes City Hall, the Cohoes Community Center, and the Cayuga Plaza Senior Apartments. Form and placement of future buildings should complement that of the Cohoes Music Hall, including having a minimal setback, an architecturally significant facade, and should not exceed the Music Hall in height.

(2)

The civic center of the City should be amenable to pedestrians and cyclists by providing appropriate street furniture and bicycle parking. The uses of the buildings should also be complementary to the Music Hall, including mainly mixed use structures that can provide a high density of retail, office, and housing options.

Examples.

All development in the Civic Core should have proper scaling and minimal setbacks, interesting architectural features and facades.	Consistent first floor retail with a variety of upper level uses.
A mix of store fronts adds character to an otherwise bland building frontage.	Large shop-front windows provide interesting views for pedestrians.

Form.


Building Placement
Build-to Locations (Distance from Frontage/Property Line)
Front	0 feet minimum; 5 feet maximum
Side street	0 feet minimum; 5 feet maximum
Interior side property line	0 feet minimum
Rear	5 feet minimum
Frontage Buildout
Building façade at BTL
Front	80% minimum
Side street	80% minimum
Street facades must be built to the BTL for the first 30 feet on a corner.
Dedicated Residential Outdoor Open Space
All residential units located further than 1,000 feet away from public outdoor recreational space or parks shall have access to dedicated outdoor residential space.	40 square feet minimum per unit
Distance from residential building	50 feet maximum
Permitted configurations	Balcony, rear porch, rear yard, courtyard, or roof terrace


Building Form
Height
Main building		22 feet minimum¹
		45 feet maximum (4 stories²)
Ground floor elevation above sidewalk		6 inches maximum
Ground floor office/retail ceiling		15 feet minimum clear
Ceiling Height		9 feet minimum clear
¹ Measured from grade to eave or parapet base.
² See definition of "story" in definitions.
Footprint
Depth, ground floor commercial space:		15 feet minimum
Allowed Frontage Types
▪ Shop front		▪ Forecourt
▪ Gallery
Allowed Use Types
Ground floor		Office/retail
All floors otherwise		All permitted uses allowed

Parking and encroachments.


Parking
Parking Location (Distance from Property Line)
Front setback	30 feet minimum
Side street setback	5 feet minimum
Side setback	0 feet minimum
Rear setback	0 feet minimum
District Specific Parking Requirements
Parking curb cut width	12 feet maximum
No parking spaces are required for buildings that are less than 500 square feet.
No parking spaces are required for buildings that are less than 800 feet from a municipal lot or garage.
Bicycle parking must be provided and in a secure environment, except in buildings with 4 units or fewer.


Other Allowed Encroachments
Balconies, bay windows, awnings, etc.
Front	12 feet maximum
Side street	8 feet maximum
Rear	4 feet maximum
Miscellaneous
Where a building facade steps back or is absent from the BTL, the BTL line should be maintained and defined by fence, landscape wall or hedge 30 inches to 54 inches high.
All buildings must have a primary entrance along the front facade.
Loading docks, overhead doors and other service entries shall not be located on street-facing facades and shall instead be located in rear service areas

§ 285-169 Mixed-Use Downtown Core (MU-DC).

Overview.

(1)

The Mixed-Use Downtown Core (MU-DC) will develop into a dense neighborhood embracing smart growth principles outlined in the City's Comprehensive Plan. Frontage lines should be consistent and there should be a seamless interaction between the street and street-level businesses. Local retailers should be able to express their products through appropriate signage and street furniture that improves the streetscape.

(2)

Off-street parking should be limited and shared when applicable and a diverse mix of alternative travelers, including bicyclists and pedestrians, will be accommodated in order to create a walkable and vibrant mixed-use downtown core.

Examples.

There is a clear aesthetic transition between the first floor retail and upper floor residential that is consistent along several buildings. Residential apartments include large, aligned windows to increase the aesthetic.	Mixed-use buildings with simple basic massing, well-designed store fronts, and architecturally rich detail.
This mixed-income housing complex has a modest height but can accommodate several families in a central location.	Flat roofs are concealed with pitched facades and facades that include cornices.

Form.


Building Placement
Build-To Locations (Distance from Frontage/Property Line)
Front	0 feet minimum; 5 feet maximum
Side street	0 feet minimum; 5 feet maximum
Interior side property line	0 feet minimum
Rear	5 feet minimum
Frontage Buildout
Building façade at BTL	80% minimum
Front
Side street	80% minimum
Street facades must be built to the BTL for the first 30 feet on a corner.
Dedicated Residential Outdoor Open Space
All residential units located further than 1,000 feet away from public outdoor recreational space or parks shall have access to dedicated outdoor residential space.	40 square feet minimum per unit
Distance from residential unit building	50 feet maximum
Permitted configurations	Balcony, porch, yard, rear courtyard, or roof terrace


Building Form
Height
Principal building		35 feet minimum¹
		45 feet maximum (4 stories²)
Ground floor elevation above sidewalk		6 inches maximum
Ground floor office/retail ceiling		9 feet minimum clear
Ceiling height		9 feet minimum clear
¹ Measured from grade to eave or parapet base.
² See definition of "story" in Definitions.
Footprint
Depth, ground floor commercial space		15 feet minimum
Allowed Frontage Types
▪ Shop front		▪ Forecourt
▪ Gallery
Allowed Use Types
Ground floor		Office/retail
All floors otherwise		All permitted uses allowed

Parking and encroachments.


Parking
Parking Location (Distance from Property Line)
Front setback	30 feet minimum
Side street setback	5 feet minimum
Side setback	0 feet minimum
Rear setback	5 feet minimum
District Specific Parking Requirements
Parking curb cut width	10 feet maximum
No parking spaces are required for buildings that are less than 500 square feet.
No parking spaces are required for buildings that are less than 800 feet from a municipal lot or garage.
Bicycle parking must be provided and in a secure environment, except in buildings with 4 units or fewer.


Other Allowed Encroachments
Balconies, bay windows, awnings, etc.
Front	12 feet maximum
Side street	8 feet maximum
Rear	4 feet maximum
Miscellaneous
Where a building facade steps back or is absent from the BTL, the BTL line should be maintained and defined by a fence, landscape wall or hedge 30 inches to 54 inches high.
All buildings must have a primary entrance along the front facade.
Loading docks, overhead doors and other service entries shall not be located on street-facing facades and shall instead be located in rear service areas.

§ 285-170 Mixed-Use Transit Corridor (MU-TC).

Overview.

(1)

The Mixed-Use Transit Corridor District (MU-TC) includes Ontario Street, Bedford Street and Columbia Street and serves as a connector between major thoroughfares and the downtown. Ontario Street is the site of a new BusPlus Rapid Transit stop, which will create more regional connectivity and bring new visitors from surrounding communities. The transit corridor will also allow for new transit-oriented development near the City core and provide a range of local services and housing types. Setting standards for bicycle routes and appropriate pedestrian traffic will transition this automobile-oriented corridor organically into comprehensive complete streets.

Examples.

A mixed use corridor with three-story buildings, wide sidewalks, pedestrian crossings, decorative lighting and clock.	Sidewalks with outdoor dining, benches, landscaping and informational signage
Street trees, store fronts, benches and landscaping, forming a well-defined street edge.	Attached five-work units are a unique building type that can introduce a mix of commercial and residential uses in small increments.

Form.


Building Placement
Build-to Locations (Distance from Frontage/Property Line)
Front	0 feet minimum; 10 feet maximum
Side street	0 feet minimum; 10 feet maximum
Interior side property line	0 feet minimum; 10 feet maximum
Rear	0 feet minimum
Frontage Buildout
Building façade at BTL	80% minimum
Front
Side street	30% minimum
Street facades must be built to the BTL for the first 30 feet on a corner.
Dedicated Residential Outdoor Open Space
All residential units located further than 1,000 feet away from public outdoor recreational space or parks shall have access to dedicated outdoor residential space.	40 square feet minimum per unit
Distance from residential building	25 feet maximum
Permitted configurations	Balcony, porch, yard, courtyard, or roof terrace


Building Form
Height
Principal building		15 feet minimum¹
		35 feet maximum (3 stories²)
Ground floor elevation above sidewalk		6 inches maximum
Ground floor office/retail ceiling		9 feet minimum clear
Ceiling height		9 feet minimum clear
¹ Measured from grade to eave or parapet base.
² See definition of "story" in Definitions.
Footprint
Depth, ground floor commercial space		15 feet minimum
Allowed Frontage Types (See § 285-174, Facades.)
▪ Shop front		▪ Stoop
▪ Gallery		▪ Porch
▪ Forecourt
Allowed Use Types (See Schedule A, Schedule of Use Regulations)
Ground Floor		All mixed-use structures shall have retail on first floor
All Floors Otherwise		All Permitted Uses Allowed

Parking and encroachments.


Parking
Parking Location (Distance from Property Line)
Front setback	30 feet minimum
Side street setback	5 feet minimum
Side setback	0 feet minimum
Rear setback	5 feet minimum
District Specific Parking Requirements
Parking curb cut width	15 feet maximum
No parking spaces are required for buildings that are less than 500 square feet.
Bicycle parking must be provided and in a secure environment, except in residential buildings with 4 units or fewer.


Other Allowed Encroachments
Balconies, bay windows, awnings, etc.
Front	12 feet maximum
Side street	8 feet maximum
Rear	4 feet maximum
Miscellaneous
Where a building facade steps back or is absent from the BTL, the BTL line should be maintained and defined by fence, landscape wall or hedge 30 inches to 54 inches high.
All buildings must have a primary entrance along the front facade.
Loading docks, overhead doors and other service entries shall not be located on street-facing facades and shall instead be located in rear service areas.

§ 285-171 Mixed-Use Neighborhood Corridor (MU-NC).

Overview.

(1)

The Mixed-Use Neighborhood Corridor District (MU-NC) aims to introduce neighborhood-scale retail and office while preserving single-family character. Building heights should be low and setbacks should have more flexibility. This district is intended to be used as a pedestrian and bicyclist corridor between heavier downtown development and less intensely developed neighborhoods.

Examples.

A single-family house containing a business.	Shop-front buildings with varying heights help retain consistency with the surrounding residential neighborhood while enhancing the urban feel.
A single-family home can be converted to a multifamily home with a mix of apartment sizes while retaining a style consistent with Cohoes historic single-family homes.	A small store with an attached apartment in the rear.

Form.


Building Placement
Build-to Locations (Distance from Frontage/Property Line)
Front	0 feet minimum; 20 feet maximum
Side street	0 feet minimum; 10 feet maximum
Interior side property line	0 feet minimum; 20 feet maximum
Rear	10 feet minimum
Frontage Buildout
Building façade at BTL	30% minimum
Front
Side street	30% minimum
Street facades must be built to the BTL for the first 30 feet on a corner.
Dedicated Residential Outdoor Open Space
All residential units located further than 1,000 feet away from public outdoor recreational space or parks shall have access to dedicated outdoor residential space.	40 square feet minimum per unit
Distance from residential unit	25 feet maximum
Permitted configurations	Balcony, porch, yard, courtyard, or roof terrace


Building Form
Height
Principal building		15 feet minimum¹
		36 feet maximum (3 stories²)
Ground floor elevation above sidewalk		6 inches maximum
Ground floor office/retail ceiling		9 feet minimum clear
Ceiling height		9 feet minimum clear
¹ Measured from grade to eave or parapet base.
² See definition of "story" in Definitions.
Footprint
Depth, ground floor commercial space		15 feet minimum
Allowed Frontage Types
▪ Shop front		▪ Stoop
▪ Gallery		▪ Porch
▪ Forecourt
Allowed Use Types
Ground floor		All permitted uses allowed
All floors otherwise		All permitted uses allowed

Parking and encroachments.


Parking
Parking Location (Distance from Frontage Line)
Front setback	30 feet minimum
Side street setback	5 feet minimum
Side setback	0 feet minimum
Rear setback	5 feet minimum
District Specific Parking Requirements
Parking curb cut width	20 feet maximum
No parking spaces are required for buildings that are less than 500 square feet.
Bicycle parking must be provided and in a secure environment, except in residential buildings with 4 units or fewer.


Other Allowed Encroachments
Balconies, bay windows, awnings, etc.
Front	12 feet maximum
Side street	8 feet maximum
Rear	4 feet maximum
Miscellaneous
Where a building facade steps back or is absent from the BTL, the BTL line should be maintained and defined by fence, landscape wall or hedge 30 inches to 54 inches high.
All buildings must have a primary entrance along the front facade.
Loading docks, overhead doors and other service entries shall not be located on street-facing facades and shall instead be located in rear service areas.

§ 285-172 General standards.

Purpose. The general standards described herein apply to the City of Cohoes MU-CC, MU-DC, MU-TC and MU-NC Form-Based Code Districts. These standards are envisioned to improve the overall quality of the public realm within the City while keeping consistency with its current form. Described within this chapter are standards for:

Buildings;

Facades;

Site layout;

Lighting;

Future streets; and

Civic spaces.

§ 285-173 Buildings standards.

New buildings or those undergoing substantial renovation shall be required to comply with the following standards:

Primary entrances. The primary entrance of every building must face directly to a public street or public space. A public space may include a central garden or courtyard when that space opens directly on a public street. Buildings in the MU-TC and MU-NC Districts shall be exempt when over 50% of floor area is primarily residential.

Entry/exit doors. Public entry and exit doors shall be recessed into the facade a minimum of three feet from where the public sidewalk abuts the building. Buildings in the MU-TC and MU-NC Districts shall be exempt when over 50% of floor area is primarily residential.

Window and door openings. An appropriate lintel shall be required above all door and window openings in a facade which shall express the conveyance of the building's weight. This shall be required of all mixed-use, multifamily/apartment, condominium, and commercial buildings.

Columns/posts. Columns, posts, and other structural elements shall be appropriate to the building and shall appear proportionate to the weight they appear to be carrying.

§ 285-174 Facades.

When materials are combined on a building facade horizontally, the heavier should remain below the lighter materials.

Changes from one material or color to another along the horizontal direction should occur at inside corner transitions.

Changes in material or color along the vertical direction should occur at a hard edge bump-out transition which give materials a surface to terminate into.

Facades with an overabundance of differing colors or materials are generally discouraged.

Wide facades. Building facades over 75 feet in length at street frontage in the MU-CC and MU-DC Districts and building facades over 150 feet in the MU-TC and MU-NC Districts shall have varied facades. Varying shall be at least one change of architectural expression over the feet indicated.

(1)

These changes in expression may be a vertical element running from the ground plane at sidewalk level to the roof. A change in fenestration, color, texture, or a break in the facade is acceptable and desired.

(2)

These changes may be subtle or pronounced but should soften the visual effect of a very long building, especially those adjacent to narrow buildings, complementing the neighborhood and adjacent form.

(3)

Construction and modifications to existing structures must strive for an appearance of authenticity when subdividing a large facade into smaller facades and these shall resemble distinct and independent buildings.

Facade transparency. All buildings that face a public street or public space shall meet the minimum transparency requirement outlined herein. The percentage of transparency per story shall be calculated within the area between the finished floor and the finished ceiling and shall be a total percentage of doors and windows along that portion of facade. Service alleys shall not be counted as a public street in regard to this standard.

(1)

Minimum building facade transparency for ground stories shall be 60% and allow for a view of at least five feet of interior space for all retail uses in all districts and all uses in the MU-CC, MU-DC, MU-TC and MU-NC Districts.

(2)

Minimum building facade transparency shall be 30% for uses other than retail.

(3)

Minimum building facade transparency for upper stories shall be 30%.

Facade transparency requirements for buildings with a retail ground story

Facade transparency requirements for buildings with a nonretail ground story

Frontage types.

(1)

Building frontages in new construction shall complement existing building types. Renovations to existing buildings shall also enhance and complement the facades within the area. All new construction and renovations shall conform to the frontage types set forth within this chapter.

(2)

Examples of frontage types are provided herein for illustrative purposes only and need not be interpreted literally with regard to architectural styles.

(3)

Individual descriptions and form requirements of each frontage type are detailed herein on the following pages.

(a)

Gallery.

[1]

Description and requirements.


A. Description
The main facade of the building is at the build-to location and the gallery element overlaps the sidewalk, eliminating the need for an awning. This frontage type is intended for buildings with ground-floor commercial or retail uses and may be one or two stories in height.
B. Size
Depth, clear	8 feet minimum
Ground floor height, clear	11 feet minimum
Upper floor height, clear	9 feet minimum
Height	3 Stories maximum
Setback from curb	2 feet minimum; 3 feet maximum
C. Miscellaneous
Galleries must also follow all the rules of the Shop Front Frontage Type.

[2]

Examples.

A gallery with slender metal columns
A wood framed gallery	A masonry gallery with habitable space on the second floor

(b)

Shop front.

[1]

Description and requirements.


A. Description
The main facade of the building is at or near the frontage line and shall include a canopy or awning element that overlaps the sidewalk along the majority of the frontage. The canopy is a structural cantilevered shed roof and the awning is canvas or similar material and is often retractable.
B. Size
Distance between glazing	2 feet maximum
Ground floor transparency	See general standards
Door recess	5 feet maximum
C. Canopy or Awning
Depth	4 feet minimum
Width, cumulative	70% of facade width minimum
Setback from curb	2 feet minimum
Height, clear	8 feet minimum
D. Miscellaneous
Doors may be recessed as long as main facade is at BTL.
Open ended awnings are encouraged.
Rounded and hooped awnings are discouraged.

[2]

Examples.

A shopfront with a recessed doorway

A shopfront with a chamfered corner entry

(c)

Forecourt.

[1]

Description and requirements.


A. Description
The primary portion of the building's main facade is at the build-to location while a small percentage is set back, creating a court space. This space can be used as an apartment entry court, garden space, or for restaurant outdoor dining.
B. Size
Width, clear	12 feet minimum
Depth, clear	12 feet minimum
C. Miscellaneous
Forecourts are especially useful along larger, more auto-dominant thoroughfares in order to provide well-shaped, intimately sized public outdoor spaces.

[2]

Examples.

Fenced-in forecourt for outdoor dining

An elevated forecourt forming a dining terrace

(d)

Stoop.

[1]

Description and requirements.


A. Description
The main facade of the building is at the build-to location and the elevated stoop projects forward. The stoop is used to access a first floor that is elevated above the sidewalk to ensure privacy within the building. Stairs from the stoop may descend forward or to the side.
B. Size
Width, clear	5 feet minimum; 8 feet maximum
Depth, clear	5 feet minimum; 8 feet maximum
Height, clear	8 feet minimum
Height	2 stories maximum
Finish level above sidewalk	18 inches minimum
C. Miscellaneous
Stairs may be perpendicular or parallel to the building facade.

[2]

Examples.

Unroofed stoops

Covered stoops

(e)

Porch.

[1]

Description and requirements.


A. Description
The main facade of the building is at the build-to location and the porch projects forward. The porch is used to access a first floor that is elevated above the sidewalk to ensure privacy within the building. A porch is large enough to function as an outdoor living space.
B. Size
Width, clear	10 feet minimum
Depth, clear	8 feet minimum
Height, clear	8 feet minimum
Height	3 stories maximum
Finish level above sidewalk	18 inches minimum

[2]

Examples.

A 2-story porch on an apartment building

A wraparound porch located close to the sidewalk

Appurtenances.

(1)

Each building with a shop front on the ground story is required to have awnings, balconies, colonnades, or arcades facing the primary streets. See § 285-174 for dimensional requirements.

(2)

When appurtenances are to extend over public sidewalks, the property owner may be required to enter into a right-of-way agreement establishing the property owner's responsibility for repairing any damage that may result from the public maintenance or improvements.

Roofs.

(1)

Flat roofs. Flat-roof structures shall be bounded by an articulated parapet design which provides a noticeable cap to the building.

(2)

The parapet on a single-story facade should express at least six inches in overhang depth, and be at least 18 inches tall. Parapet overhang depth and height for taller facades should be increasingly larger.

(3)

Sloped roofs. Sloped-roof structures are encouraged to maintain a pitch between 6:12 minimum and 12:12 maximum for all primary roof areas (not including dormers, entry canopies or similar accessory elements.)

(a)

Roof overhangs are encouraged to be at least six inches deep.

(b)

Dormers and gables are encouraged along front facades to help maintain a prominent facade, reduce the scale of long runs of roof and divert rainwater and snow from entry areas.

Specialty buildings. Within the MU-CC, MU-DC, MU-TC and MU-NC Districts, it is anticipated that some automotive-oriented uses may be provided to serve the daily needs of residents. The following criteria shall be used to ensure these uses do not detract from the overall walkability of the district.

(1)

Drive through. A ground-floor shop front shall face the primary street. All parking shall be located in the rear and accessed from a rear alley when present.

(2)

Drive-through windows shall be located to the side or rear of the building.

§ 285-175 Site standards.

The following standards shall apply for each site in the MU-CC, MU-DC, MU-TC and MU-NC Districts:

Service areas.

(1)

Trash and recycling collection shall be located at the rear of all buildings except for sites which are primarily single-family residential in the MU-TC and MU-NC Districts only.

(2)

Dumpsters or movable grease traps in any district shall be fully screened by a fence, which shall be able to be fully secured. Said fence must be adequately screened by a nontransparent fence or by appropriate vegetation. When gaining any necessary approvals from the City of Cohoes, the site plan shall indicate a permanent location of any dumpsters or grease traps and these shall be relegated to that area only, except when moved temporarily for cleaning, site modifications or routine dumping.

(3)

All means to assuage loud or disruptive noises shall be utilized when possible, and shall include extra buffering if applicable.

Loading docks.

(1)

Loading docks shall be adequately screened from general public view. This shall include screening from sidewalks, rights-of-way, adjacent properties and public space. Service alleys shall not require screening.

(2)

All means to assuage loud or disruptive noises shall be utilized when possible, and shall include extra buffering if applicable.

Mechanical equipment.

(1)

Mechanical equipment that is roof-mounted, facade-mounted, or ground-level mounted shall be adequately screened from adjacent public spaces. Service alleys shall not require screening.

(2)

All means to assuage loud or disruptive noises shall be utilized whenever possible, to include full enclosure or extra buffering for specialty buildings.

§ 285-176 Parking standards.

Parking requirements. Parking shall be required for each use, but shall not necessarily be required on site. Public, private, on-street or shared parking may be counted toward required parking spaces for a use. Certain thresholds shall apply. The following parking standards will be required to be shown acceptable in the core districts to include:

(1)

Parking garages shall complement districts in form and design. All standards described herein shall be required of parking structures. Structures for parking developed with another building, regardless of use, shall have an integrative design to those standards.

(2)

On-street parking directly in front of a business or use shall be counted as parking for that business or use.

(3)

All retail and office to include mixed use shall be required to have parking at a calculated rate of one space per 400 square feet.

(4)

Places of public assembly shall have one parking space for every four seats.

(5)

Bars and taverns shall have one parking space for every 150 square feet of dining floor space. Outdoor dining associated with a year-round bar or tavern facility will not be required to account for additional parking as long as the outdoor floor area is 50% or less of the indoor dining floor area; anything over 50% shall require one space per 150 square feet of dining space.

(6)

All residential units shall have a maximum of one space, regardless of square footage or rooms therein.

(7)

Construction of spaces above the minimum required shall require a special use permit.

Parking Requirement Chart
Use	Maximum Number of Spaces Permitted
Residential	1.5 per dwelling unit in mixed-use buildings 1 per dwelling unit in multifamily residential buildings 1 per single- or 2-family dwelling
Lodging	0.75 per guest room
Office	1 per 400 square feet of office space
Retail	1 per 400 square feet of retail space
Civic	TBD by the City of Cohoes
Education	1 per 750 square feet of gross floor area
Automotive/transportation	1 per 500 square feet of net leasable area
Other: general	TBD by the City of Cohoes
Other: agricultural/industrial	1 per 1,000 square feet of gross floor area

Access requirements.

(1)

All parking lots constructed with an associated structure shall require parking access to be gained from rear/side streets or rear alleys, where such exist.

(2)

Should no access be available at rear or side access points, cross access shall be preferred, especially for commercial uses.

Parking: access by alley

Parking: access by street

Other parking.

(1)

Bicycle parking shall be required per every three required vehicle spots in the form of an acceptable and appropriate bike rack.

(2)

Electric vehicle charging station parking shall be counted the same as traditional parking.

§ 285-177 Lighting standards.

Adequate and quality lighting of the sidewalk and street area is essential to creating a safe and inviting streetscape. In addition to City of Cohoes regulations regarding lighting, the following standards and guidelines shall also apply to the MU-CC, MU-DC, MU-TC and MU-NC Districts.

General lighting standards.

(1)

Lighting fixtures shall be appropriately chosen for the MU-CC, MU-DC, MU-TC and MU-NC Districts. There shall also be consistency in creating a unifying scheme of illumination that is appropriate to the scale of the street and the level of evening activity. Lamp styles should not be mixed along any one particular block of a street.

(2)

Light fixtures shall be downcast or low cut-off fixtures to prevent glare and light pollution.

(3)

In order to conserve energy and reduce long-term costs, energy-efficient lamps shall be used for all public realm lighting.

Streetlighting.

(1)

A combination of pedestrian-scaled streetlight fixtures and intersection streetlight fixtures may be required to ensure a well-lit street area and to establish a unifying element along the street.

(2)

Pedestrian-scaled fixtures shall be used on all streets in MU-CC, MU-DC, MU-TC and MU-NC District frontage areas.

(3)

Intersection-scaled lighting may be used in addition to pedestrian-scaled lights where required by the City of Cohoes.

(4)

Streetlights shall be aligned with street tree placement and shall generally be located between 2.5 feet and four feet from the back of the curb.

(5)

Placement of fixtures shall be coordinated with the organization of sidewalks, landscaping, street trees, building entries, curb cuts, signage, etc.

(6)

The height of light fixtures shall be kept low to promote a pedestrian scale to the public realm and to minimize light spill to adjoining properties (generally not taller than 15 feet). Light fixtures shall be closely spaced to provide appropriate levels of illumination (generally not more than 30 feet on center).

(7)

Light poles may include armature that allows for the hanging of banners or other amenities (e.g., hanging flower baskets, artwork, etc.).

Pedestrian and Intersection Lighting

Parking lot lighting.

(1)

All fixtures shall be full cutoff, downward facing.

(2)

Light fixtures located within the interior asphalt area of a parking lot shall not exceed 30 feet in height. Light fixtures located along the perimeter edge of a parking area within 50 feet of a property line shall not exceed 15 feet.

(3)

Building-mounted architectural accent lights are encouraged to emphasize architectural character and signage.

Pedestrian walkway lighting.

(1)

Light fixtures located along pedestrian walkways adjacent to parking lots shall not exceed 15 feet in height.

(2)

Light fixtures located along internal pedestrian walkways or paths not adjacent to a parking area shall not exceed 10 feet in height.

Building and security lighting.

(1)

All exterior building or security lighting must be full cutoff, shielded and/or angled downward to focus the light only on the intended doorway or walkway as necessary.

(2)

Security lighting is encouraged to be provided with regular pedestrian light fixtures where visible from the street or public way to match others used on site.

(3)

Building-mounted architectural accent lights are encouraged to emphasize architectural character and signage.

(4)

Business owners are encouraged to assist with lighting the sidewalk and to accent their business location by leaving display window and interior lighting on at night. Lighting shall be designed in such a way as to prevent the direct view of the light source to neighboring residential areas.

§ 285-178 Future streets.

Street configurations, public or private, shall be as designated on the Future Streets and Civic Spaces Map or as otherwise approved.

The precise location and alignment of new streets may be adjusted to allow flexibility in the design of the site plan, but the number of connections provided to surrounding parcels shall not be reduced. The design of new streets and modifications to existing streets shall adhere to the following requirements:

(1)

Improvements to existing thoroughfares shall be coordinated with the Economic Development Department. Some dimensional flexibility is permitted for street types to account for varying right-of-way widths; however, they shall be designed to have all the basic functional characteristics, including roadway width, on-street parking, sidewalks, trails, street trees and landscaped areas shown for their type.

(2)

All streets shall connect to other streets.

(3)

Culs-de-sac and T-turnarounds are not permitted.

(4)

Dead-end streets are only permitted for those shown on the Future Streets and Civic Spaces Map when the adjacent property has not been developed or redeveloped.

(5)

Where possible, there shall be parking lanes which in addition to on-street parking may be used for dropoff areas or bus stops.

(6)

On-street parking lanes shall not be closer than 25 feet to intersections measured from the curbline.

(7)

All streets shall have sidewalks which are a minimum width of five feet, and have a continuous unobstructed path of a width no less than 60 inches. This path shall be unobstructed by utility poles, fire hydrants, benches or any other temporary or permanent structures.

(8)

With the exception of fire hydrants, utilities shall run underground and above-ground projections of utilities shall be placed in rear service areas wherever practicable.

Streetscape improvements, which may include, but need not be limited to, bicycle racks, planters, street trees, benches and street art, shall be included to some degree in all future developments or improvements to existing in the MU-CC and MU-DC Districts. This shall be at the discretion of the City of Cohoes. Street furniture shall not obstruct sight visibility triangles at street intersections. Ground surface shall be a combination of paving, lawn or ground cover integrated in design with trees and shrubs.

§ 285-179 Civic spaces.

General standards.

(1)

Civic spaces in the form of parks, greens, squares, plazas, playgrounds, or community gardens shall, at a minimum, be located within the MU-CC, MU-DC, MU-TC and MU-NC Districts. All designated civic spaces shall be at grade level and shall be accessible to the public, and shall be in compliance with the Americans with Disabilities Act (ADA).

(2)

The location and size of the designated civic spaces shall conform to the Civic Space Standards tabulated below.

(3)

Squares and plazas shall be densely shaded and provide seating. Trees and shrubs shall be of sufficient quantity and located as to define a specific geometry of open space and shall promote security by allowing visibility through all areas. Fountains, sculpture, and works of public art are encouraged.

(4)

New civic spaces may be of the following types, which are allowable in various districts as indicated by the letter "X" in Table 3 below:

Table 3
Civic Space Standards
Civic Space Type	Must Front at Least	Typical Size (square feet)	MU-CC	MU-DC	MU-TC	MU-NC
Park	1 street	10,000 - 100,000			X	X
Green	1 street	200 - 25,000	X	X	X	X
Square	3 streets	500 - 50,000	X	X	X	X
Plaza	1 street	200 - 50,000	X	X	X	X
Playground	0 streets	2,000 - 25,000	X	X	X	X
Community garden	0 streets	1,000 - 25,000	X	X	X	X

§ 285-180 Future Streets Map.

City Street, Type 1

Application
Movement type	Slow
Design speed	20 miles per hour
Pedestrian crossing time	10.2 seconds
Overall Widths
Right-of-way (ROW) width	60 feet to 70 feet
Curb face to curb face width	36 feet
Lanes
Traffic lanes	10 feet
Bicycle lanes	Sharrows
Parking lanes	8 feet
Note: On-street parking may be replaced with bicycle lanes on one or both sides with approval.

Edges
Curb type	6 feet raised
Planter type	4-foot by 4-foot planters
Landscape type	Medium trees, evenly spaced at 30 feet on center average
Walkway type	6-foot to 10-foot sidewalk
Lighting	Aligned with street trees
Intersection
Curb radius	10 feet
Distance between intersections	100 feet minimum. See Regulating Plan.
Note: Building placement and form requirements vary depending on form-based code districts.

City Street, Type 2

Application
Movement type	Slow
Design speed	20 miles per hour
Pedestrian crossing time	8 seconds
District Specific Parking Standards
Right-of-way (ROW) width	48 feet to 60 feet
Curb face to curb face width	36 feet
Lanes
Traffic lanes	10 feet
Bicycle lanes	Sharrows
Parking lanes	8 feet
Medians	n/a

Edges
Curb type	6 feet raised
Planter type	4-foot by 4-foot tree well adjacent to curb
Landscape type	Medium trees, evenly spaced at 30 feet on center average
Walkway type	5-foot to 8-foot sidewalk
Lighting	Aligned with street trees
Intersection
Curb radius	10 feet
Distance between intersections	100 feet minimum. See Regulating Plan.
Note: Building placement and form requirements vary depending on form-based code districts.

Corridor street.

Application
Movement type	Slow
Design speed	30 miles per hour
Pedestrian crossing time	10.2 seconds
Overall Widths
Right-of-way (ROW) width	60 feet to 70 feet
Curb face to curb face width	38 feet
Lanes
Traffic lanes	12 feet
Bicycle lanes	7-foot buffered bike lane[1]
Parking lanes	n/a
Medians	n/a

Edges
Curb type	6 inches raised
Planter type	2-foot to 6-foot swale
Landscape type	Medium trees, evenly spaced at 30 feet on center average
Walkway type	5-foot to 8-foot sidewalk
Lighting	Within 2-foot to 6-foot swale
Intersection
Curb radius	10 feet
Distance between intersections	100 feet minimum. See Regulating Plan.
Note: Building placement and form requirements vary depending on form-based code districts.

[1]

The seven-foot buffered bike lane may alternatively be replaced with a seven-foot wide lane of parallel on-street parking, and either a travel lane sharrow or a cycle track.

§ 285-181 Form-based code administration.

Applicability.

(1)

This article shall apply to all new development, renovations, redevelopment, changes of use and site plan approvals within the form-based code zoning districts, as identified on the City of Cohoes Regulating Plan Map.

(2)

Any building permit or site plan approval issued before the date of adoption, or subsequent amendment, of this article shall remain in effect. Applicants who have received project approvals prior to the date of adoption of this article may choose to comply with this article voluntarily.

Standards versus guidelines. This article includes both standards which are required to be met, as well as guidelines which are encouraged, but not enforced. As such, provisions designated as "shall" or "will" are required, while provisions designated as "should" are encouraged.

Planning Board authority to modify dimensional standards. Recognizing that this form-based article is being applied to a highly developed area, it is anticipated that strict compliance with every dimensional standard may not always be practical or necessary to meet the purposes of this article. In such cases the Planning Board is therefore authorized to modify the dimensional standards set forth herein to the extent necessary and appropriate to accommodate existing limitations with a super-majority vote (majority plus one), provided that all of the following findings are made by the Planning Board in rendering its decision that such modification:

(1)

Is necessary to reasonably accommodate existing site constraints or development limitations; and

(2)

Does not create an undue adverse effect on abutting properties or uses; and

(3)

Does not increase the number of stories of a building; and

(4)

Does not conflict with the intent of the standard being waived or modified; and

(5)

Allows for an improvement that will add to the overall vitality of the form-based code district and advances the purposes of this article of the City Zoning Law.

Conflicts and severability. In the event of a conflict with this article and other sections of the City Zoning Code the provision of this article shall apply. In the event of a conflict between diagrams or illustrations and the written text of this article, the written text shall apply. Should any provision of this article be declared illegal or unconstitutional by a court of competent jurisdiction to the extent that the other provisions of this article can be implemented without such illegal or unconstitutional provision, such other provisions shall remain in effect.

Administrative authority.

(1)

Administrative review. The Director of Community and Economic Development is hereby authorized to undertake the administrative review and approval of the following types of applications and shall coordinate such review with any other City Zoning Law review requirements with the Zoning Officer, emergency responders, and public works or other agency officials as, or if, deemed necessary by the Director of Community and Economic Development:

(a)

Construction or modification of parking lot areas affecting 10 spaces or fewer;

(b)

Fences, landscape walls and berms, awnings;

(c)

Stormwater management improvements of 5,000 square feet or less; and

(d)

Lot line adjustments.

(2)

In addition, the Director of Community and Economic Development is hereby authorized to undertake the administrative review and approval of certain project applications, subject to the following thresholds and conditions:

(a)

Additions of no more than 2,500 square feet to existing buildings located 500 feet or more from an abutting residential district;

(b)

Simple renovations, such as door and window changes, re-siding, re-roofing, and enclosing entryways;

(c)

Compliance with conditions of approval as specified in a prior written decision of the Planning Board; and

(d)

Minor amendments to development applications previously approved by the Planning Board where the proposed amendment otherwise qualifies for administrative review and will not substantively alter any findings of fact or Planning Board decision and related conditions of approval.

(3)

In addition to administrative review and approval authorized above, the Planning Board may authorize the administrative review and approval of additional applications where such delegation of authority is permitted by law and is specified in writing in the Planning Board's Rules of Procedure with clearly specified thresholds and conditions under which the Planning Board classifies an application as eligible for administrative review. The thresholds and conditions shall be structured such that no new development shall be approved that results in a substantial adverse impact under any of the standards set forth in the bylaws. No amendment issued as an administrative review shall have the effect of substantively altering any of the findings of fact or Planning Board decision.

(4)

Consent agenda. The Planning Board may require that administrative review applications be placed on a consent agenda at the next Planning Board meeting. As part of the consent agenda process, the Planning Board may review and modify the administrative review of the Director of Community and Economic Development or otherwise approve any items on the consent agenda as a group or individually.

Administrative vs. design development review.

(1)

Applications reviewed for compliance with this article may be either approved through administrative review or shall be approved through design development review (DDR). The purpose of administrative review is to streamline the approval process where possible for smaller or less complex applications.

(2)

The Director of Community and Economic Development is authorized to administratively review and approve all applications which clearly conform to all the applicable principles and standards of this article, or to deny approval if it does not conform. Applications which are denied may reapply after appropriate modification, and/or the applicant may request a full design development review instead.

(3)

If the Director of Community and Economic Development determines that an application requires interpretation or discretionary judgment with respect to compliance with the standards and guidelines of this article, the application shall be referred to a Technical Advisory Committee, hereby established.

(a)

The Technical Advisory Committee shall consist of: the Chairperson (or Vice Chairperson) of the Planning Board, the Director of Community and Economic Development and the Zoning Officer. This review committee may be augmented as deemed necessary by the Director of Community and Economic Development to include other City officials, the City Engineer and/or a design professional consulting firm(s).

(b)

The Technical Advisory Committee will review the application to make a determination as to whether it complies with the standards and guidelines of this article.

Review and approval process.

(1)

Schematic conference. At the very early stages of concept design, prior to developing any detailed architectural/engineering drawings or filing a formal application, the applicant shall schedule an informal (preapplication) schematic conference with the Director of Community and Economic Development to discuss the general project intentions and review the article and its procedures. The purpose of this conference is early detection of any potential design or other concerns before the applicant has expended time and funds on design and engineering plans which may require significant changes.

(a)

A request for a schematic conference shall be accompanied by a very basic site schematic/layout plans and a copy of any additional information the applicant wishes to discuss.

(b)

After the conference, the Director of Community and Economic Development will provide to the applicant a preliminary list of recommendations related to the development plans, such as: variances or permits required; initial design feedback; guidance on which types of technical studies may be necessary; and identification of any engineering and/or design review that might be necessary before approvals can be granted.

(c)

If it is determined that the application would qualify for administrative review as submitted, or with only minor modifications, the Director of Community and Economic Development shall inform the applicant, within 30 days, of what additional steps, changes, forms and fees would be required to submit a formal application. Once submitted, the formal application may be approved, approved with modifications or denied as part of administrative review. Other applications shall proceed to the concept development meeting.

(2)

Concept design development review.

(a)

Concept development meeting. After the schematic conference, the applicant shall prepare additionally revised design plans, including any suggested modifications, required studies and information requested in the previous meeting. Once prepared, the applicant shall submit these materials to schedule an informal concept development meeting with the Technical Advisory Committee.

[1]

If it was determined that an escrow account should be established to cover the review fees by a private consulting firm(s), such account shall be set up and funded by the applicant prior to the meeting.

[2]

The Technical Advisory Committee, including any additional review members deemed necessary by the Director of Community and Economic Development, shall review and discuss the proposed project at the meeting with the applicant. The purpose of this meeting is early detection of any potential design concerns before the applicant has expended significant time and funds on final design and engineering for full Planning Board review.

[3]

After the concept development meeting, the Director of Community and Economic Development will provide to the applicant a nonbinding list of recommendations related to the design plans and meeting discussion, follow up with the City Engineer and/or design professionals, if required, and will identify if the application is ready to proceed to formal design development review and the next steps in the review and approval process.

(b)

Formal application and design development review.

[1]

Formal applications for design development review shall be submitted to the Director of Community and Economic Development along with any required plans, forms, fees and studies as determined by Article XIV, Site Plan Review and Approval.

[2]

Any required variances or special use permits shall be obtained prior to or in parallel with the formal application process in accordance with Article II, Administration.

Review and approval process.