[Adopted 3-9-2015 by Res.
No. 81-2015]
In 2010, the Stormwater Coalition of Albany County received
a Water Quality Improvement Grant through the NYS Environmental Protection
Fund to develop model green infrastructure local laws and policies.
The Coalition hired a team consisting of the engineering firm Barton
and Loguidice P.C. and law firm Young and Sommer. The team researched
green infrastructure laws and policies in place in other municipalities
across the United States, developed a scorecard for existing policies,
completed a gap analysis to identify opportunities for improvement
within existing legal frameworks and drafted language to be considered
for adoption by all participating Albany County MS4s. This article
is one of the end products of that process. The Stormwater Program
Technician within the Albany County Department of Public Works, with
support from the Office of Natural Resources Planning, will be responsible
for review of projects to evaluate compliance with this policy.
The design of projects shall consider the existing conditions
on the property and should be designed to minimize impacts on hydrologic
soil groups and areas adjacent to wetlands and watercourses. Project
design plans shall include a soil protection plan which identifies
the areas of the various soil types on the property, hydrologic soil
groups and soil erosion factors. The plan shall identify soil disturbance
areas.
A. Design plan contents. To allow for proper evaluation of a proposed
project, the site design plan must be reviewed with consideration
of the following information:
(1) All watercourses and water bodies, including classification information
if available.
(2) Unique geological features.
(3) State and federally designated wetlands and the 100-foot adjacent
area for NYS regulated wetlands.
(4) Locations of significant natural communities (including endangered,
threatened or rare plant species; high-quality forested areas).
(5) Slopes equal to or greater than 15%.
(8) A tree conservation plan identifying all existing trees 12 inches
diameter at breast height (dbh) or greater within the right-of-way
of disturbance and within 25 feet of the disturbed area, and identifying
the extent of tree clearing and preservation measures.
B. Site design standards. Selection of sites and the design of facilities
shall incorporate the following standards to the maximum extent practicable:
(1) Grading on slopes equal to or greater than 15% should be avoided.
(2) Redevelopment of previously developed sites containing grades equal
to or greater than 15% should be limited to the areas of the site
currently covered by impervious surfaces. Grading on the remainder
of the site with slopes equal to or greater than 15% should be avoided.
(3) Locating stormwater management control devices within the 100-year
floodplain is strongly discouraged and should only be undertaken if
there are no other practicable alternatives.
(4) New development should not be located on highly erodible soils or
clay soils prone to slippage, unless an engineering study determines
the suitability of the soils for construction and the limitation of
potential erosion. Erodible soils are those soils with an erosion
factor (K or Kw) of 0.43 or greater as determined by the most recent
Natural Resources Conservation Service survey data.
(5) New impervious surfaces shall not be located on hydrologic Soil Groups
A or B unless there are no other practicable alternatives.
(6) All construction activities shall be shown on the site plan, be delineated
in the field prior to commencing construction and be limited to the
following areas:
(a)
For site development projects:
[1]
Within 40 feet of the project footprint.
[2]
Within 10 feet of surface walkways, patios and surface parking.
[3]
Within the designated County-owned right-of-way or easement
for road curbs, road shoulders, drainage ditches and main trenches
for utilities.
[4]
Within 25 feet of areas constructed with pervious surfaces (including
pervious paving materials, stormwater management facilities and playing
fields).
[5]
Within the perimeter of staging areas.
(b)
For linear projects:
[1]
Within 15 feet of edge of pavement or within the ROW, whichever
is less.
[2]
Staging areas shall be chosen by the contractor unless included
in the project plans, and shall comply with all applicable sections
of this policy as well as the following criteria:
[a] To the extent practicable, construction staging
areas should be limited to previously disturbed areas or areas with
compacted or poorly infiltrating soils.
[b] Staging areas shall be sited to prevent damage
to sensitive areas.
[c] Staging areas shall include stormwater protection
practices such as stabilized construction entrances, and employ suitable
erosion and sediment control practices to prevent pollution of runoff.
[d] Standard good housekeeping practices shall be used,
including detection and containment of fluid leaks from vehicles and
stored materials.
[e] Staging areas shall be restored at the end of the
project, including decompaction and turf establishment of unpaved
areas.
(7) Unless there is no practicable alternative, vegetation beyond the disturbance areas set forth in Subsection
B(6) shall not be cleared or disturbed, and all vegetation within the disturbance areas shall be replaced upon completion of construction.
(8) To the extent practicable, construction staging areas should be limited
to previously disturbed areas or areas with compacted or poorly infiltrating
soils, and shall be located to avoid impacts to wetlands and riparian
buffer zones. Construction staging areas and vehicular travel areas
shall not be located underneath tree canopies. Trees identified on
the site plan for preservation shall be marked in the field and their
tree canopy area delineated.
(9) Native, noninvasive vegetation shall be maintained on all slopes
equal to or greater than 15% and for all areas within 50 feet of watercourses
and drainage swales.
(10)
Constructed or graded slopes may not have a slope greater than
2:1 (3:1 in weak or unstable soils) unless an engineering report and
soil stability analysis demonstrate that a slope with a steeper grade
has a safety factor of at least 1.5 for static loads and 1.1 for pseudostatic
loads.
(11)
No clearing, excavation, stockpiling of materials or placement
of fill shall occur on the slide block of unstable slopes or other
unstable soil areas unless it can be demonstrated that the proposed
activity will not increase the load, drainage or erosion on the slope
or increase the risk of damage to people, adjacent structures, properties
or natural resources.
(12)
Proposed paved surfaces on previously undeveloped soils within
Hydrologic Soil Group A shall be constructed so at least 90% of the
surface is comprised of pervious materials (including porous concrete,
porous asphalt, structural pavers and structural grass or equivalent
materials), unless it is demonstrated that the pervious materials
present a threat to public health or safety.
(13)
New buildings proposed on Hydrologic Soil Group A shall have
a maximum footprint of 4,500 square feet of continuous impervious
surface, except covered pedestrian walkways with a maximum covered
width of 10 feet. Building footprint area consisting of an approved
green roof or decompacted courtyards or walkways shall be considered
pervious surfaces and shall not be calculated as included in the 4,500-square-foot
maximum area.
(14)
Proposed paved surfaces on previously undeveloped soils within
Hydrologic Soil Group B shall be constructed so at least 80% of the
surface is comprised of pervious materials (including porous concrete,
porous asphalt, structural pavers and structural grass or equivalent
materials), unless it is demonstrated that the pervious materials
present a threat to public health or safety.
C. Natural resource buffers.
(1) To the extent practicable, natural area buffers shall be maintained
in their natural state adjacent to watercourses, bodies of water,
wetlands and areas shown on the site plan containing sensitive plant
species.
(2) The following distances shall serve as guidelines for buffer areas,
with recognition that a different distance may be specified by applicable
state or federal permits. These distances may not apply to intermittent
constructed drainage ditches along highways:
(a)
From the boundary of any state or federally designated wetland:
100 feet.
(b)
From the top of bank of any perennial watercourse or body of
water: 100 feet.
(c)
From the top of bank of an intermittent natural watercourse
or body of water: 50 feet.
(d)
From the boundary of areas containing sensitive plant or animal
species: 50 feet.
(3) When designated, buffer areas shall be shown on the site plan and
kept on file in the Department of Public Works. The delineation of
the buffer areas shall be demarcated on site during construction.
D. Tree protection. Minimizing the removal of trees and preserving mature
trees protects the environment by reducing stormwater runoff, maintaining
habitat, promoting clean air and reducing heat island effects. All
projects shall minimize, to the maximum extent practicable, the removal
of trees.
(1) Projects clearing 0.5 acre or greater of undisturbed land. The site
plan shall identify the location of all major vegetation, including
all trees larger than 12 inches dbh. In designing a project, efforts
shall be taken to minimize the loss of trees by identifying the following
for preservation:
(a)
Trees that are important to the site or neighborhood due to
their size, age or rarity.
(b)
Trees located in environmentally sensitive areas such as wetlands.
(c)
Trees that offer visual screening or noise buffers to adjoining
uses and neighboring properties.
(d)
Trees that shelter other trees from strong winds or are part
of a continuous and mutually dependent canopy.
(2) Nothing contained herein shall preclude Albany County from removing
trees identified for preservation which are diseased, severely damaged,
are invasive species or otherwise present a threat to public health,
safety or native ecology.
All new County facilities shall incorporate the design guidelines
of this section. When there is a substantial renovation of an existing
facility or roads are reconstructed down to the bottom six inches
of subbase, these design standards shall be incorporated to the maximum
extent practicable. For retrofit projects, where connection to combined
sewer systems presently exists, disconnection incorporating these
standards will be considered.
A. Stormwater conveyance design.
(1) Concrete or paved gutters should not be used in any stormwater conveyance
measure unless site conditions significantly restrict the ability
to use engineered vegetated swales or bioretention methods. Where
conditions allow, vegetated swales and bioretention measures shall
be placed between roads and sidewalks. Swales and bioretention shall
be designed to include safe emergency overflow provisions for large
storm events.
(2) Whenever vegetated swales and bioretention measures are utilized,
provision shall be made for access to the areas for maintenance of
the swales and bioretention measures, including, if necessary, agreements
with adjacent property owners to allow equipment to access the stormwater
measures for maintenance activities.
(3) When a new road is being designed or an existing road is reconstructed
and sufficient space is available in the right-of-way and appropriate
soil conditions are present, vegetated swales or bioretention methods
should be used for stormwater conveyance and treatment and shall be
designed to include safe emergency overflow events for large storm
events. Concrete or paved gutters should not be used unless there
are no practicable alternatives.
B. Building roof drains.
(1) All new buildings shall be designed with rooftop stormwater conveyance
systems that direct stormwater away from roads and parking lots and
to vegetated areas, and to areas with Hydrologic Soil Groups A and
B and soils with an infiltration capacity of more than 0.5 inch/hour,
if available or present on the site.
(2) Consideration shall be made for diversion of rooftop runoff to: a
series of rain barrels (or similar rainwater harvesting container),
a grassed or vegetated area, a rain garden, a vegetated open channel,
an infiltration trench, a pervious surface or a combination of the
above or similar measures.
(3) Green
roofs.
(a)
The design of all new buildings and covered structures shall
consider installation of green roofs. Design proposals shall include
an analysis of the feasibility and cost-effectiveness of a green roof
alternative compared to a conventionally designed roof.
(b)
Before committing to including a green roof on a building, a
maintenance plan for the roof with provisions for periodic inspections
shall be required to be on file with the SWPT. Annual reports on the
maintenance of the roof shall be provided to the SWPT.
C. Parking lot design.
(1) Parking lots are a significant source of pollutants carried via stormwater.
As the County undertakes the construction of new buildings and the
renovation of existing facilities, it will need to assess the need
and size of parking facilities and means of encouraging the use of
public transit. All projects that may increase the need for parking
or involve the alteration of an existing parking lot shall consider
the standards in this subsection to determine the appropriate number
of parking spaces and the design of the parking lots.
(2) Parking spaces within parking lots or structures may be installed
with electric automobile charging stations, including models that
charge by solar energy. Such spaces may count toward parking requirements.
(3) For all uses, the County shall apply the standard for a specified
use most similar to the proposed use as provided in the zoning law
for the municipality where the facility is located with reference
to the most current industry standards that incorporate the principles
of low-impact development.
(4) Upon a determination that there will be adjacent, on-street publicly
available parking, and that such spaces are underutilized, the facility
plan may include said spaces in the count for minimum required off-street
parking.
(5) Parking spaces in excess of the minimum number of spaces required in Subsection
C shall be constructed of pervious materials (permeable pavers, porous asphalt, porous concrete, grass-crete or gravel-crete, structural grass or similar materials). Consideration should be given to using pervious materials throughout the parking lot.
(6) In order to maximize the absorption capabilities of landscaped areas,
utilities shall not be located within landscaped areas unless it can
be demonstrated that avoidance of landscaped areas will result practical
difficulties that outweigh the benefits of locating utilities outside
landscaped areas.
(7) All parking lots shall include snow storage and disposal areas that
provide for snow melt over vegetated areas or into green infrastructure
areas.
(8) Parking stalls shall have a maximum width of nine feet and a maximum
length of 18 feet, with the exception of a limited number of stalls
designated for buses or delivery trucks not using loading docks.
(9) All parking lots shall be designed to minimize the area needed to
provide the required parking spaces. Angled parking and one-way traffic
aisles may be considered to achieve this objective in situations where
site geometry makes them a practical option.
(10)
Where practicable, facility plans should include internal connections
to adjacent businesses and roads to facilitate easier pedestrian and
vehicle access.
D. Shared parking. The County encourages consideration of innovative
proposals to propose shared parking arrangements with other land uses
in sufficient proximity if it can be demonstrated that the peak use
periods for the respective land uses are complementary and will maximize
the use of the parking lots while reducing excessively large parking
lots. The County may decide to undertake a shared parking arrangement
and determine the size of the parking lot based upon consideration
of the following:
(1) A demonstration of complementary timing of the use of the parking
lot so that adequate space is available for each designated use and
the proximity of the parking lots to each respective use.
(2) Written binding agreements between the County and the landowners
of adjacent sites for the use of the parking lots and the maintenance
thereof; such agreements shall be recorded as deed restrictions.
(3) A determination of the appropriate number of parking spaces for the
new development.
(4) Where the approval of a local municipality of non-County-owned parking
lots is required, the approval of the appropriate entity in the municipality
for the shared parking plan.
E. Proximity to mass transit.
(1) Where a facility is located within three miles of a CDTA bus stop,
the facility plan should provide bike racks or lockers. If bike racks
are proposed, the racks should be covered if practicable.
(2) Where a facility is located within 0.25 mile from a CDTA bus stop, and covered bike racks are provided on-site, the facility plan may reduce the minimum number of parking spaces provided in Subsection
C by 25%.
(3) Where a facility is located within a 0.25 mile from a "park and ride" parking lot, the facility plan may to reduce the minimum number of parking spaces provided in Subsection
C by 25%.
(4) Subsection
E(2) and
(3) shall not be applied simultaneously to the same site without a feasibility analysis.
F. Bicycle parking. Albany County encourages bicycle use as an alternative
to personal cars, and the design of new and renovated facilities should
include bicycle parking in proximity to the buildings as set forth
in this subsection.
(1) All new and renovated buildings shall include a minimum of two bicycle
parking spaces. One bicycle space for every 5,000 square feet of floor
area should be considered an appropriate goal in cases where the predominant
use of the building constitutes office working space for employees.
(2) Shower and locker facilities for bicyclists are recommended for all
buildings. Lockers for clothing and other personal effects should
be located in close proximity to showers and dressing areas to permit
access to the locker areas by either gender. A minimum of one clothes
locker is required for each long-term bicycle parking space provided.
(3) Location of bicycle parking spaces.
(a)
The bicycle parking area should be convenient to building entrances
and street access, but may not interfere with normal pedestrian and
vehicle traffic. For passive security purposes, the bike parking should
be well-lit and clearly visible to building occupants or clearly visible
from the street.
(b)
Bicyclists must not be required to travel over stairs or other
obstacles to access bicycle parking.
(c)
Short-term bicycle parking spaces should be located no more
than 50 feet from the principal building entrance and at the same
grade as the sidewalk or an accessible route.
(d)
Long-term bicycle parking spaces should be located in a covered
area that is easily accessible from the building entrances. The area
must comply with one of the following secure locations:
[1]
Enclosed in a locked room.
[2]
Enclosed by a fence with a locked gate.
[3]
Located within view or within 100 feet of an attendant or security
guard.
[4]
Located in an area that is monitored by a security camera.
[5]
Located in an area that is visible from employee work areas.
(4) Design of bicycle parking spaces.
(a)
Required bicycle spaces should have a minimum dimension of two
feet in width by six feet in length, with a minimum overhead vertical
clearance of seven feet. Each required bicycle parking space must
be accessible without moving another bicycle. There must be an aisle
at least five feet wide between each row of bicycle parking to allow
room for bicycle maneuvering.
(b)
The area devoted to bicycle parking should be surfaced as required
for vehicle parking areas.
(c)
All long-term bicycle parking spaces should be covered, which
can be achieved through use of an existing overhang or covered walkway,
weatherproof outdoor bicycle lockers or an indoor storage area. Where
bicycle parking is not located within a building or locker, the cover
design must be of permanent construction, designed to protect bicycles
from rainfall and with a minimum overhead vertical clearance of seven
feet.
(d)
Bicycle parking facilities should provide lockable enclosed
lockers or racks, or similar structures, where the bicycle may be
locked by the user. Racks must support the bicycle in a stable position
and must be far enough from walls or obstructions to properly secure
the bicycles. Structures that require a user-supplied locking device
must be designed to easily allow a high-security U-shaped lock to
secure the bike frame and one wheel while both wheels are still on
the frame's brackets. All lockers and racks must be securely anchored
to the ground or a structure to prevent the racks and lockers from
being removed from the location.
(e)
If required bicycle parking facilities are not visible from
the street or principal building entrance, signs should be posted
indicating their location.
G. Sidewalks.
(1) Sidewalks should be designed so as to minimize impervious area to
the extent possible while complying with the Americans with Disabilities
Act (ADA) and supporting a level of use appropriate to the area in
which they are located.
(2) Where conditions allow and sufficient space is available, sidewalks
shall be graded such that they drain to vegetated areas in front of
buildings, except in areas where the introduction of additional groundwater
may be undesirable (building foundations, Hydrologic Soil Group C
or D soils) or determined to be physically impracticable.
(3) Sidewalks constructed in accordance with the Americans with Disabilities
Act (ADA) utilizing compliant porous pavement or an alternative porous
surface are encouraged. Permeable sidewalks are strongly encouraged
and may be required in lieu of impermeable sidewalks where soils are
within Hydrologic Soil Group A or B, unless determined to be physically
infeasible or waived due to verified safety concerns.
(4) Where motor vehicle volume and speeds are low enough that crossing
the street is not difficult for people with disabilities and children,
sidewalks should only be placed on one side of the street, with appropriate
and safe pedestrian access provided to cross the street.
(5) If sufficient space is available, a continuous permeable strip shall
be located between the sidewalk and the curbside or edge of pavement.
The permeable strip shall be three feet wide or 1/3 the width of the
sidewalk, whichever is greater, and shall extend for the length of
the sidewalk. On multi-lane roads, wider strips should be provided,
if possible, for snow storage.
(6) Where right-of-way widths and terrain contours allow, vegetated buffers
should be used instead of curb to separate sidewalks from vehicle
lanes, and sidewalks may be constructed at street level to reduce
channelizing of stormwater flow. The minimum width of the vegetated
buffer should be four feet unless physical constraints preclude the
design, and should be wider on roads with higher traffic speeds or
volumes. Crossings of the vegetated area should be incorporated only
where necessary for driveways and pedestrian access to the continuous
sidewalk. Protective buffers and/or markings may be necessary to enhance
pedestrian safety.
H. Curb design.
(1) Curbs should generally be restricted to areas where advantages exceed the effects of concentrated flow. Examples include traffic calming schemes, where reduced vehicle speeds and volumes can justify reduced roadway widths, locations where adequate vegetated buffers [Subsection
H(3)] cannot be provided and overpass bridges.
(2) The option to omit curbing should be considered along any new or
reconstructed roads or driveways in situations where use of curbing
would interfere with the opportunity for stormwater infiltration,
although this evaluation must also take into account engineering and
safety considerations as well as the impact on adjacent properties.
(3) Where possible, curbs along roads, parking lots and driveways shall
include curb cuts to allow for diversion into green infrastructure
practices, including stormwater planters, bioretention areas, tree
pits and filter strips. Curb cuts should incorporate trash racks to
prevent trash from entering the green infrastructure measures.
I. Landscaping and permeable strips.
(1) To the extent practicable, landscaped areas in a project site plan,
including in parking lots, shall be lowered and incorporate curb cuts
or other diversion devices to divert stormwater to the landscaped
areas as part of the stormwater management plan.
(2) Where the opportunity exists, permeable strips between sidewalks
and roads and parking lots may be utilized as linear bioretention
areas with curb cuts that divert the stormwater into the bioretention
areas.
(3) To the extent practicable, parking lot runoff should be allowed to
flow through any planted area that may be available in order to cool
runoff temperatures before entering the storm drain system.
[Adopted 2-9-2016 by Res.
No. 17-2016]