A.
Purpose and intent.
(1)
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.
A.
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.
B.
Examples.
C.
Form.
D.
Parking and encroachments.
A.
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.
B.
Examples.
C.
Form.
D.
Parking and encroachments.
A.
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.
B.
Examples.
C.
Form.
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
|
D.
Parking and encroachments.
A.
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.
B.
Examples.
C.
Form.
D.
Parking and encroachments.
A.
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:
New buildings or those undergoing substantial renovation shall
be required to comply with the following standards:
A.
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.
B.
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.
C.
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.
D.
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.
A.
When materials are combined on a building facade horizontally, the
heavier should remain below the lighter materials.
B.
Changes from one material or color to another along the horizontal
direction should occur at inside corner transitions.
C.
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.
D.
Facades with an overabundance of differing colors or materials are
generally discouraged.
E.
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.
F.
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.
G.
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.
(b)
Shop front.
[1]
Description and requirements.
(c)
Forecourt.
[1]
Description and requirements.
(d)
Stoop.
[1]
Description and requirements.
(e)
Porch.
[1]
Description and requirements.
H.
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.
I.
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.)
J.
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.
The following standards shall apply for each site in the MU-CC,
MU-DC, MU-TC and MU-NC Districts:
A.
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.
B.
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.
C.
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.
A.
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
|
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.
A.
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.
B.
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).
C.
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.
E.
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.
A.
Street configurations, public or private, shall be as designated
on the Future Streets and Civic Spaces Map or as otherwise approved.
B.
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.
C.
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.
A.
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
|
A.
City
Street, Type 1
B.
City
Street, Type 2
C.
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
|
[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.
A.
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.
B.
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.
C.
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.
D.
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.
E.
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:
(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.
F.
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.
G.
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.