A.
The purpose of this article is to protect and maintain the unique
character of the Village of Honeoye Falls and enhance community identity.
These standards are intended to achieve building treatments and modifications
and encourage site design elements that are consistent with the traditional
character of the Village.
B.
The intent of this article is to improve resident quality of life
and promote the Village as a civic space where people are attracted
to work, shop and socialize. All nonresidential buildings and structures
within the Village shall be designed to achieve the following objectives:
(1)
Improve the ambience and visual quality of the Village's commercial
and mixed-use areas by maintaining and increasing density, encouraging
compatible building forms, and promoting consistent streetscape design;
(2)
Promote a sense of design continuity that appropriately relates development
and redevelopment to the historic context, integrity of architecture,
and traditional settlement pattern of the community;
(3)
Utilize elements, details, styles and architectural features for
buildings, sites, and public spaces that complement the surrounding
area and maintain a sense of place;
(4)
Utilize predominant building materials and architectural features
found in the community as a guide in determining appropriate materials
for structural or site modifications and new construction;
(5)
Encourage the development of buildings consistent with the goals
of the Leadership in Energy and Environmental Design (LEED) program;
and
(6)
Retain, reflect, and enhance the dominant aesthetic character and
visual quality of surrounding development and neighborhoods currently
present within the Village.
C.
While these standards do not mandate or prohibit any particular architectural
style, the community has expressed a preference for architectural
styles that relate to the original architecture found in the Village
core. New construction should strive to reinforce the coherence of
the development area while harmonizing with existing historic character.
This can best be achieved by varying the details from building to
building while emulating the range of building types exemplified by
the original structures and reinforced by these standards.
D.
Applicants should refer to these standards as a source of inspiration,
innovation, and distinctive solutions when undertaking changes, modifications,
or adaptive reuse of buildings and properties.
A.
The standards and guidelines contained within this article shall
be applied to all nonresidential development and redevelopment occurring
within the Village of Honeoye Falls, including multifamily dwellings.
B.
The nonresidential design standards for the Village of Honeoye Falls are to be applied as part of site plan review (Article XVIII).
C.
For the purposes of this article, the term "original structure" shall
refer to all local landmarks and structures in the Honeoye Falls Historic
District as listed on the National Register of Historic Places (NR
#93NR00451).
D.
Civic buildings are publicly and privately owned buildings that contain
civic uses considered to support the common good. Civic uses may be
educational, cultural, religious or governmental. Civic buildings
often have a ceremonial quality and their design rarely fits into
the norm of the typical commercial and residential structures that
are regulated by this article. For this reason, new civic buildings
may be granted waivers from the standards if deemed appropriate by
the ZBA.
A.
Where property within the Village is located within the Honeoye Falls
Historic District, it is recommended that the property owner seek
guidance from the NYS Historic Preservation Office to take advantage
of rehabilitation tax credit programs.
B.
The requirements of this article may be waived by the ZBA if sufficient
evidence is provided by the applicant that:
A.
It shall be a requirement of the review process that the applicant
demonstrate their compliance with these standards and guidelines to
the satisfaction of the ZBA.
B.
The ZBA reserves the right to consult with any other board, committee,
department, agency, and/or official it deems advisable for the purposes
of design review and considerations.
C.
The ZBA may engage the services of engineers, planners, architects,
or other design professionals to aid in the consideration of all nonresidential
development. The applicant shall reimburse all costs incurred for
such professional services to the Village.
D.
The following shall be provided in addition to the application requirements
of site plan review:
(1)
Photographs of the site and building which clearly show exterior
details.
(2)
Photographs of adjacent buildings or properties.
(3)
Architectural drawings of the proposed exterior changes which
clearly illustrate exterior materials, material dimensions, colors,
height, and lighting and include an accurate scale.
(4)
Material details, specification sheets, and product literature/samples.
(5)
Any available historical information regarding the history of
construction, use, and/or modification of the building in question.
"Placement" refers to how a building is situated on the lot.
"Orientation" refers to the location of a building's main axis,
or primary facade. Building placement and orientation is a crucial
part of the interface of private building facades with public thoroughfares,
which shape a compact, walkable public realm. The placement and orientation
of nonresidential buildings shall be in accordance with the following:
A.
The placement of buildings shall follow the minimum and maximum front yard requirements in Articles IV, V and VI of this chapter. Relief from this provision may be provided for historically appropriate architectural elements and pedestrian amenities, such as recessed entries or chamfered corners, as deemed appropriate by the ZBA.
B.
The primary facade shall be oriented to the street, or at the same
orientation as adjacent original structures.
C.
Buildings situated at street corners shall "wrap" the corner by continuing
certain facade elements (such as the cornice or horizontal accent
bands) on all street elevations (see Figure 1).
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D.
All new buildings in the Central Business District with frontage
along public streets shall have retail frontages along those streets.
Retail uses are not required in such buildings, but the design of
the building is required to be suitable for retail or other pedestrian-oriented
uses.
"Massing" and "form" refer to the volume and shape of a building.
Buildings should provide visual interest that engages pedestrians
and others to promote activity and business vitality. Wherever possible,
new development should enhance the visual quality of the site on which
it is located, as well as the character of the surrounding area. The
massing and form of nonresidential buildings shall be in accordance
with the following:
A.
All nonresidential development shall be of a similar height and massing
to those of existing original structures in the district. There should
be no abrupt changes in height from adjacent structures.
B.
All nonresidential development within the Central Business District
shall be at least two stories in height so as to achieve a strong
visual "street edge."
C.
A building frontage shall have a transition line. A transition line
is a horizontal architectural element, such as a cornice, balcony
or change in material, which spans the full width of the facade, and
creates a distinction between the first and second stories. Transition
lines shall be designed in proportion to the overall height and width
of the proposed building and shall relate to adjacent original structures
or buildings constructed in accordance with this article. The ZBA
may waive this requirement for buildings without retail frontage.
D.
A single, large, dominant building mass shall be avoided. No facade
that faces a street shall have a blank, uninterrupted length exceeding
40 feet without including architectural features such as columns,
ribs, pilasters, piers, or changes in plane, in texture or masonry
pattern, or an equivalent element that subdivides the wall into pedestrian-scaled
proportions (see Figure 2).
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E.
All buildings shall exhibit a clearly defined base, midsection, and
crown. This can be accomplished using a combination of architectural
details, materials, textures, and colors (see Figure 3).
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F.
Buildings which are "squat" in proportion or which have very strong
horizontal elements that dominate the facade are discouraged.
G.
The design of new structures should avoid mimicking the architectural
style and appearance of original structures, but rather complement
the design by utilizing similar massing, form, fenestration, and architectural
design elements.
Roof styles and treatments of nonresidential buildings shall
be in accordance with the following:
A.
A building frontage shall have a roofline. A roofline is an architectural
element, such as a cornice, parapet or change in material, which creates
a distinction between the top of the building and the lower floors.
Rooflines shall be designed in proportion to the overall height and
width of the proposed building and, where practicable, shall relate
to existing adjoining original structures or buildings constructed
in accordance with this article.
B.
Longer buildings shall provide fluctuations in the roofline which
break up the long run of the facade and which attract attention to
key places such as entryways.
C.
Flat roofs shall slope to the back of the building to provide proper
drainage and shall include a historically appropriate ornamental cornice.
D.
Peaked or gable roofs shall have historically appropriate overhangs.
The use of ornamental brackets is encouraged.
E.
Eaves shall include design detail to add visual interest.
F.
Air-handling equipment, antennas, satellite dishes and other mechanical
equipment shall be placed or screened in such a manner so as not to
be visible from the street.
G.
Developers and builders are encouraged to utilize roofing materials
that reflect sunlight (e.g., lighter colors) or incorporate vegetated
roofing. Methods such as these decrease heating and cooling needs
on a building by reflecting sunlight rather than absorbing it.
The arrangement of facade elements should be so designed to
create a recognizable and consistent composition. "Fenestration" refers
to the depth, spacing, and rhythm of openings on a facade. A building
facade serves as the interface between the public realm and the interior
space of the building and should be compatible with the character
and context of the surrounding area. Proper facade composition creates
visual interest and adds character to a facade, providing visibility
into the building interior, particularly for retail uses, contributing
to the pedestrian, bicyclist, and motorist experience throughout the
Village. Nonresidential building facades and elements of fenestration
shall be in accordance with the following:
A.
All façade elements.
(1)
New building facades facing streets, pedestrian walkways or
waterways shall be active. Active building facades shall include windows,
building entrances and other architectural features that enhance the
pedestrian scale and experience of the building frontage.
(2)
The rhythm of openings on a facade shall observe the sizes,
rhythms, and proportions of elements typical of original structures.
(3)
Facade elements such as windows and bays shall be of a consistent
proportion to each other. Elements which share a common area (e.g.,
all of the windows at the base level) shall be of a consistent proportion
and size as well.
(4)
The use of depth is encouraged to highlight facade openings
such as windows to create a three-dimensional relief which produces
shadows. Windows shall not be mounted flush to the exterior of the
facade.
(5)
Pairs of window shutters may be used if determined to be typical
of the style of building. Shutters shall appear to actually cover
the entire window opening when closed. Shutters shall not be mounted
flush to the exterior of the facade but hung as if they were functioning
on a hinge.
(6)
Along primary facades, all exterior building walls and structures
shall be constructed with durable materials such as masonry, stone,
brick, finished wood, cement fiber clapboard, stucco or glass.
(7)
The use of opaque, mirrored, or tinted glass with less than
50% light transmittance is prohibited. If screening is necessary,
interior blinds or curtains are encouraged.
(8)
No more than three exterior building materials should be used
on any one facade of a building.
(9)
Changes in materials shall occur at inside corners. Material
changes at the outside corners or in a plane shall be avoided.
(10)
Buildings that are located on a street corner are considered
to have two primary facades.
B.
First floor. Includes the area of facade below the transition line.
(1)
The first-floor levels of a facade shall provide the highest
amount of facade openings and articulation.
(2)
Along primary facades in the area between two feet and eight
feet from the ground the following shall be provided as minimum levels
of transparency (see Figure 4).
(3)
Awning or transom windows are encouraged at the street level.
(4)
Street-level residential occupancies of mixed-use structures
are prohibited in the Central Business District.
C.
Upper floors. Includes all facade area above the transition line.
(1)
The facade for the upper floors shall incorporate a minimum
of 30% but no more than 40% of transparent glass openings or the average
of such on nearby original structures, whichever is greater (see Figure
4).
(2)
The spacing of upper-floor openings shall match that of the
major entrance and design elements on the first floor.
Properly designed and maintained storefronts and entryways contribute
to the positive image of a commercial or industrial district. They
can attract impulse customers, contributing to the economic prosperity
of the business, as well as the surrounding area. Nonresidential building
storefronts and entryways shall be in accordance with the following:
A.
Primary entrances shall face the street and be so located to afford
direct access from the sidewalk, where applicable.
B.
Corner buildings may have two separate entry points or a single-entry
point at the corner.
C.
Doors that contain at least 30% transparent glass shall be used for
any new and redeveloped nonresidential building entrances on the primary
facade. Opaque doors may be used for access to upper floors.
D.
Entrances for upper floors shall be distinguished from entrances
for first-floor uses.
E.
Storefront construction should be recessed enough at the point of
entry to allow the door to swing out without obstructing the sidewalk.
F.
Awnings and canopies shall be designed to fit the window, door, or
storefront openings that they are intended to cover and shall not
be placed in a manner that obstructs the view of facade design elements.
All building materials, textures, and colors utilized in nonresidential
developments or redevelopments are subject to the following:
A.
Building facades shall be constructed of durable materials such as
brick, stone masonry, terra cotta, stucco, fiber cement (panels, siding
and trim boards) or finishing wood.
B.
Building materials, textures, and colors shall be compatible with
adjacent original structures so as not to detract from existing historic
character.
C.
The use of stucco, vinyl siding, plastic panels, sheet metal, clear-coated
aluminum, stainless steel, mirrored glass, plywood panels, concrete
block, or smooth concrete is prohibited.
D.
All brick, stone, concrete, or other masonry materials shall also
match the size, color, and style of existing original masonry elements.
E.
All wooden materials shall be finished using either stain or paint
to match the color and style of existing original wooden elements.
F.
All metal materials shall be finished and colored to match original
structures.
G.
Masonry that has not previously been painted shall not be painted
unless deterioration has progressed so far that a protective surface
coating is needed. In such cases, a breathable masonry paint or stain
shall be used. Masonry that has previously been painted shall be repainted
with a breathable masonry paint or restored to unpainted masonry.
H.
If paint is to be removed from masonry surfaces, the gentlest effective
paint removal method available shall be employed so as to avoid damage
to historic masonry and mortar. Sandblasting and similar methods shall
never be employed.
I.
The use of alternative energy materials and systems, such as solar
panels or shingles, is encouraged. Their installation shall be incorporated
into the design of the building so as not to detract from the architectural
style and detailing.
The following additional regulations shall apply to the rehabilitation
and reuse of existing original structures.
A.
Each property shall be recognized as a product of its own time. Alterations
that seek to create a false sense of historical development are discouraged.
B.
Additions or alterations to structures shall be constructed in such
a manner that, if removed in the future, the essential form and integrity
of the structure and the site would be unimpaired.
C.
Design elements on original structures shall not be altered or covered
in a manner that would adversely impact the facade and architectural
character of the structure.
D.
Existing original structure architectural elements and features shall
be retained to the greatest extent practicable. Removal of original
elements must be approved by the ZBA.
E.
Existing original structure architectural elements and features of
buildings that are in need of repair or replacement shall be done
so in kind by either reusing original materials or duplicating the
design and materials of the original as closely as possible, unless
otherwise permitted by the ZBA.
F.
In the event that original structure architectural elements or features
have previously been removed or altered from their original state,
subsequent efforts to repair or replace these elements shall be done
to return the structure to its original specifications as closely
as possible.
G.
Original structure window, storefront, and door openings shall not
be reduced in size or covered.
H.
Original structure window, storefront, and door openings that have
been covered or filled in on a building facade shall be restored.
I.
Lowered ceilings shall have a soffit at each window that allows retention
of the full window height.
In addition to the design standards and guidelines of this article
and requirements set forth by this chapter for landscaping, screening,
and buffering of nonresidential uses, all nonresidential development
shall employ building and site design standards to ensure compatibility
with adjacent residential development. To the maximum extent practicable,
nonresidential development shall use at least three of the following
techniques when developed adjacent to a residential use:
