A.
Off-street parking. In all districts, with exception of C District,
in connection with every manufacturing, business, institutional, recreational,
residential or any other use, there shall be provided, at the time
any building or structure is erected or is enlarged or increased in
capacity, off-street parking spaces in accordance with the requirements
set forth herein. The number of required off-street parking spaces
shall be the number required for the entire building structure. All
land uses in the C District shall be exempt from the off-street parking
requirements.
(1)
Off-street spaces for residential dwellings in the R-1 and R-2 Districts
may be provided in an enclosed garage or within a driveway on the
same lot on which the residential dwelling is located. Proposed single-family
dwellings in the R-1 District may utilize one on-street parking space.
(2)
Size, access and location. Each off-street parking space shall have
an area of not less than 200 square feet, exclusive of access drives
or aisles and each parking space shall have a minimum width of 10
feet. Access drives in parking lots shall be a minimum of 24 feet
in width. Except in the case of one- and two-family residences, no
parking area provided hereunder shall be established for less than
three spaces. There shall be adequate provision for ingress and egress
to all parking spaces. Access drives or driveways shall not be less
than 10 feet wide. Access to off-street parking shall be limited to
several well-defined locations, and in no case shall there be permitted
unrestricted access along the length of the street or alley upon which
the parking area abuts. Access to off-street parking areas for 25
or more cars shall be so designed as to provide ingress and egress
on two-way-traffic streets by right turns only. All off-street parking
shall be in the side or rear yard of the lot. There is to be no parking
in the front yard.
(4)
Parking for churches, synagogues and houses of worship. The number of required off-street parking spaces may be eliminated or reduced if there exists, within 500 feet of the church, synagogue or house of worship, public or private parking lots containing a sufficient number of off-street parking spaces to satisfy the requirements of Subsection A(5). The church, synagogue or house of worship must provide the difference if the number of parking spaces in the private or public lots is below the number required by Subsection A(5). Any spaces provided in public or private lots must be shown to be legally available for worshipers on the day or days of greatest use.
(5)
Off-street parking spaces are required for the following uses in
the quantities indicated:
(a)
Off-street parking requirements. The following requirements
apply to uses in the R-1, R-2, C-2, M-1, RC-1 and ARC-1 Districts:
|
Use
|
Minimum Required Off-street Parking Spaces
|
|---|---|
|
Auditoriums, theaters and assembly halls
|
1 for each 3.5 seats
|
|
Bowling alleys
|
5 for each alley
|
|
Churches, synagogues and houses of worship
|
1 for each 10 permanent seats except as noted in Subsection A(4). When individual seats are not provided, each 20 inches of benches shall be considered 1 seat
|
|
Community buildings, country clubs, social halls, lodges, fraternal
organizations and similar uses
|
1 for each 200 square feet of floor area occupied by all principal
and accessory structures
|
|
Motels and rooming houses
|
1 for each rentable unit
|
|
Hotels
|
1 for each 2 rentable units
|
|
Funeral homes and mortuaries
|
5 for each parlor
|
|
Hospital, nursing and convalescing homes
|
1 for each 5 beds, plus 2 for each 2 employees
|
|
Manufacturing, industrial and general commercial uses not otherwise
specified herein
|
1 for each 1,000 square feet of floor area, plus 1 for each
4 employees in the maximum working shift
|
|
Offices
|
1 space for every 400 square feet of rentable floor area
|
|
Eating and drinking establishments
|
1 for each 3 seats
|
|
Residential dwellings
|
2 spaces per dwelling in the R-1 and R-2 Districts; 1.5 spaces
per dwelling in the C-2 District
|
|
Retail businesses, store groups, shops, etc.
|
1 for each 300 square feet of floor area where the floor area
shall exceed 1,000 square feet
|
|
Schools
| |
|
Senior high schools
|
1 parking space for every 10 classroom seats
|
|
Elementary and junior high schools
|
1 parking space for every 15 classroom seats
|
|
Wholesale establishments or warehouses
|
1 for each 2 employees in the maximum shift. The total parking
area shall not be less than 20% of the building floor area
|
B.
On-street parking.
(1)
On-street parking in all districts, with exception of the C District, shall not be used to meet the off-street requirements as listed above in Subsection A(5).
(2)
On-street parking associated with commercial uses shall not interfere
with adjoining or nearby residential uses. The type of interference
that is prohibited includes, but is not limited to, patrons, clients,
or customers of a commercial or office use parking in front of residentially
used lots.
(3)
On-street parking is never permitted in areas signed as "no parking"
or "loading zone."
C.
Off-street loading. In any district, in connection with every building or building group or part thereof hereafter erected which is to be occupied by manufacturing or commercial uses or which involves the distribution by vehicles of material or merchandise, there shall be provided and maintained on the same zone lot with such building off-street loading berths in accordance with the requirements of Subsection C(2) below.
(1)
Size and location. Each loading space shall not be less than 10 feet
in width, 35 feet in length, shall have a minimum clearance of 14
feet and may occupy all or any part of any required yard.
(2)
Off-street loading spaces are required as follows:
|
Off-Street Loading Requirements
| ||
|---|---|---|
|
Uses
|
Total Floor Area
(square feet)
|
Required Off-Street Loading Berths
|
|
Offices; hotels; retail, commercial, wholesale, manufacturing
storage and miscellaneous uses
|
From 10,000 to 25,000
|
1
|
|
From 25,000 to 40,000
|
2
| |
|
From 40,000 to 60,000
|
3
| |
|
From 60,000 to 100,000
|
4
| |
|
For each additional 50,000 or major fraction thereof
|
1 additional
| |
D.
Joint facilities for parking or loading. Off-street parking and loading
facilities for separate uses may be provided jointly if the total
number of spaces so provided is not less than the sum of the separate
requirements for each use and provided that all regulations governing
the location of accessory spaces in relation to the use served are
adhered to. Furthermore, no accessory space or portion thereof shall
serve as a required space for more than one use unless otherwise approved
by the Zoning Board of Appeals in accordance with the purposes and
procedures set forth herein.
E.
Development and maintenance of parking areas and structures and loading
areas. Every parcel of land hereafter used as a public or private
parking area for five or more cars and every structure used as a parking
garage or loading area, including a commercial parking lot, and is
improved by 2,000 square feet of impervious cover, shall be developed
and maintained in accordance with drainage design standards and erosion
control standards (hereinafter specified) and upon the following requirements.
Plans for such areas shall be reviewed by the Planning Board to ensure
compliance with these regulations.
(1)
Screening and landscaping. Off-street parking areas and structures
for five or more vehicles and off-street loading areas shall be effectively
screened by a fence or hedge if located within 50 feet of an R-1 or
R-2 District. Such hedge or fence shall not be less than six feet
in height and shall be maintained in good condition without any advertising
thereon. Any space between such fence or hedge and the side lot line
adjoining premises, or the front lot line facing premises, in any
R-1 or R-2 District shall be landscaped with grass, hardy shrubs or
evergreen ground cover and shall be maintained in good condition.
(2)
Minimum distances and setbacks. No off-street loading area or parking
area, or part thereof, for five or more vehicles shall be closer than
10 feet to any dwelling, school, hospital or institution for human
care located on an adjoining or adjacent lot.
(3)
Lighting. Any lighting used to illuminate any off-street parking
or loading area shall be so arranged as to reflect the light away
from adjoining premises. Off-street parking facilities for multifamily
structures containing four or more families shall be adequately lighted.
(4)
Grading and drainage for stormwater management objectives. Any off-street
parking area and off-street loading area shall be graded and drained
so as to dispose of all surface water without detriment to surrounding
uses.
(a)
Drainage design standards.
[1]
Supplementary use project descriptions with parking lot projects
of five or more spaces or nonresidential project descriptions that
propose improvements resulting in the creation of 2,000 square feet
of new impervious surfaces or land disturbances of 10,000 square feet
but less than one acre shall be considered a minor stormwater management
project or activity. The standards of stormwater treatment for these
projects are as follows. Stormwater shall be required to be managed
on site and shall be calculated at a flat rate of 1.3 gallons of stormwater
for every square foot net increase in impervious area.
|
Stormwater Volume = _____ SF X 0.56 Gal./SF = _____ Required
Gallons Stored
|
[2]
Management plans shall propose and capture impervious surface
runoff and direct it to any drainage system [NOTE: Drainage system:
pipes, swales, natural features, and constructed improvements designed
to detain and/or carry to storage/treatment facilities, including
retention trenches and basins.], depressions or drywell structures
for infiltration and located in compliance with any associated horizontal
and vertical separation standards. Drywell capacities compute as follows:
|
Stormwater Infrastructure Sizing Requirements
| ||
|---|---|---|
|
Size
| ||
|
Diameter
(feet)
|
Height
(inches)
|
Capacity
(gallons)
|
|
4
|
48
|
651
|
|
6
|
48
|
1,204
|
|
8
|
24
|
1,107
|
|
8
|
48
|
2,005
|
[3]
Any combination of infiltration trench, infiltration basin or
dry well [NOTE: "Infiltration trench," "infiltration basin" and "drywell"
are described in New York State Stormwater Management Design Manual,
Table 5.1, Stormwater Management Practices Acceptable for Water Quality.]
which exceeds the calculated gallon capacity is acceptable.
[4]
Prior to any excavation, the contractor shall verify any existing
utilities.
(b)
Erosion control standards.
[1]
Whenever practical, excavation work shall be done in phased
work zones so as not to expose large areas of unvegetated ground at
any time. Excavated slopes shall be brought to rough grade, top-soiled
and immediately seeded and mulched.
[2]
Immediately after grading, disturbed areas which will not receive
paving or other permanent cover shall be top-soiled (four-inch minimum
depth) and seeded by hand or hydroseeding.
[3]
Slopes shall typically be graded at a maximum of three horizontal
to one vertical within all cut or fill areas, unless otherwise designated
on plans.
[4]
Temporary applications of rye grass and mulch shall be applied
unfinished for extended periods of time, which are scheduled for landscaping.
[5]
Seeded areas shall be fully covered with a lean straw or mulch
material. If ordered by the engineer or municipality, a biodegradable
netting shall be anchored over seeded areas which demonstrate "rilling"
or other erosion processes.
[6]
Topsoil and seed shall be reapplied to any areas which fail
to establish as a result of initial application.
[7]
Erosion control blankets shall be applied to any area displaying
erosion due to concentrated stormwater runoff.
[8]
Silt fence barriers shall be placed within all areas of exposed
slopes to control soil erosion during and after construction.
[9]
The center line of lawn area drainage swales shall receive an
application of erosion control blankets, where shown blankets shall
be Curlex® Excelsior, Quick GRASS®/Quick MowTM, as manufactured by American Excelsior Company, or equal. Blankets
shall be affixed to ground with metal staples as provided by manufacturer.
[10]
Barriers shall remain in place until new seeding
has sufficiently grown to stabilize completed extra work.
[11]
Erosion control blankets, Ero-Mat or approved
equal (an organic fiber protective mat, half-inch layer of chopped
straw, knitted into a rugged mat with a thin netting of photodegradable
polypropylene) shall be installed on all slopes greater than 3:1 or
as otherwise shown on site plans. Secure mat to slope with six-inch
steel U-shaped staples, two staples per square yard.
[12]
Maintenance program. All erosion control measures
shall be inspected daily for proper functioning. Any damaged or nonfunctioning
devices shall be replaced immediately. No erosion and sediment control
devices shall be removed without approval of site inspector.
[13]
The contractor shall follow erosion control procedures
during construction as outlined in the New York State Guidelines for
Urban Erosion and Sediment Control.
[14]
Erosion control devices are illustrated on the
site plan in a schematic manner based on New York State Guidelines
for Erosion and Sediment Control. It may be necessary to adjust the
actual location and quantity of erosion control devices depending
upon field conditions. The contractor shall be responsible for implementing
these measures as required to protect the site.
[15]
Erosion control devices may be waived if construction
of all improvements is completed within a storm-less period of 48
hours and sod is installed to disturbed soil areas and sod stapled
to all disturbed slopes greater than 3:1.
(5)
Maintenance. All basins, swales, sumps of catch basins and/or area
wells shall be inspected and maintained as needed or as agreed upon
by the designated review authority.
F.
Additional requirements for service stations, parking areas and garages.
(1)
Location of exits and entrances. No gasoline filling station, commercial
parking area or garage for 25 or more motor vehicles shall have an
entrance or exit for vehicles within 200 feet of a school, public
playground, church, hospital, public library or adult- or child-care
facility located on the same side of the street, except where such
property is in another block or on another street on which the lot
does not abut. Such access shall not be closer than 50 feet to the
intersection of any two streets.
(2)
Location of oil drainage pits and hydraulic lifts. No oil-draining
pit or hydraulic lift shall be located closer than 25 feet to any
R-1 or R-2 District, except when such pit or lift is within a building.
Storage tanks are to be located underground.
(3)
Work area. In any gasoline filling station or other establishment
where motor vehicles are serviced or repaired, all repair operations
shall be conducted within a building.
A.
Special uses, as enumerated in § 153-9, shall be permitted only upon authorization by the Zoning Board of Appeals, provided that such uses shall comply with the following requirements and other applicable requirements as set forth in this chapter:
(2)
That the use is so designed, located and proposed to be operated
that the public health, safety, welfare and convenience of the citizens
will be protected.
(3)
That the use will not cause substantial injury to the value of other
property in the neighborhood where it is to be located.
(4)
That the use will be compatible with adjoining development and the
proposed character of the zone district in which it is to be located.
(5)
That adequate landscaping and screening is provided as required in § 153-15 and as otherwise provided herein.
(6)
That adequate off-street parking and loading is provided, and ingress
and egress is so designed as to cause minimum interference with traffic
on abutting streets.
B.
Regulations governing certain special uses. The special uses enumerated
below shall be governed by the following specific requirements in
addition to the ones presented above:
(1)
Community buildings, country clubs, clubs, social halls, lodges,
fraternal organizations and similar uses:
(a)
All of the foregoing uses shall require that the building maintain
a minimum of 50 feet from the center line of the road. This setback
requirement shall apply in the R-1, R-2, C and C-2 Districts.
(2)
Hospitals, nursing homes and convalescing homes:
(a)
All of the foregoing uses shall require that the building maintain
a minimum of 50 feet from the center line of the road. This setback
requirement shall apply in the R-1, R-2, C and C-2 Districts.
(3)
Mobile home parks. Mobile homes and trailer units shall comply with
the provisions of the Building Code of the Village of South Glens
Falls.
A.
Conversions.
(1)
Nondwelling structures. No commercial or manufacturing structure
originally designed for other than residential use shall be converted
to a dwelling structure, nor shall any such structure which was so
converted prior to the adoption of this chapter be further converted
to provide for additional dwellings.
(2)
Conversions to two-family and multiple-family dwellings in R-2 Districts
are hereby authorized, subject to the requirements and specifications
hereinafter set forth, as follows:
(a)
Site plan. A precise site plan must be presented to the Village
Building Inspector that is scaled as follows: engineer scale of one
inch equals 10 feet or an architect scale of 1/8 inch equals one foot
or 1/4 inch equals one foot. The site plan must show the location
of trees and shrubs, the location and dimensions of any appurtenant
structures, provisions for unpaved open space, outline and dimensions
of all buildings on the property, provisions for handling storm runoff
and snow removal, vehicular and pedestrian circulation, designated
driveways and parking areas and provisions for sound and site buffers
and preservation of view, light and air.
(b)
Off-street parking. Off-street parking must be provided with 1 1/2 parking spaces for each dwelling unit at a minimum size of 10 feet by 20 feet per parking space. Parking areas for five or more cars and areas improved by 2,000 square feet of impervious cover shall be developed and maintained in accordance with § 153-17E(4). Design application shall be in accordance with the most current appendix in the Blue Book for Erosion and Sediment Control Plan for Small Home Site Construction.
(c)
Habitable dwelling space. There shall be at least 500 square
feet of habitable dwelling space per dwelling unit.
(d)
Driveways, parking spaces and walkways. All driveways, parking
spaces and walkways shall be paved areas to provide a dust-free, all-weather
surface. No parking spaces shall be permitted on a front yard.
(e)
Lot size. The minimum lot size shall be 7,000 square feet.
B.
Home occupations. Permitted home occupations may be conducted in
any dwelling unit only under the following conditions:
(1)
Where permitted. A home occupation shall be permitted within a single-dwelling
unit or accessory structures thereto only by the person or persons
residing therein. These home occupations shall not provide employment
for more than two nonresident employees.
(2)
Evidence of use. The home occupation does not display or create outside
the building any evidence of the home occupation, except that one
unanimated, nonilluminated flat or window sign having an area of not
more than one square foot shall be permitted on each street front
of the lot on which the building is situated.
(3)
Extent of use. The home occupation does not utilize more than 20%
of the floor area of the dwelling unit (except foster family care),
and the offices of the learned professions may not utilize more than
40% of the floor area of the dwelling unit.
(4)
Permitted home occupation includes not more than one of the following
uses on a lot: professional offices, rooming and boardinghouses and
tutoring, excluding dance studios and custom tailoring or dressmaking.
Application may be made to the Zoning Board of Appeals for any other
uses not creating excessive nuisances.
C.
Fences. Solid and opaque fences shall not exceed six feet six inches
in height from ground level.
D.
Junkyards. No junkyard shall be operated or maintained within the
Village of South Glens Falls.
E.
Property maintenance.
(1)
General.
(a)
Scope. The provisions of this subsection shall govern the minimum
conditions and the responsibilities of persons for maintenance of
structures, equipment and exterior property.
(b)
Responsibility. The owner of the premises shall maintain the
structures and exterior property in compliance with these requirements.
A person shall not occupy as owner-occupied or permit another person
to occupy premises which are not in a satisfactory and safe condition
and which do not comply with the requirements of this subsection.
Occupants of a dwelling unit are responsible for keeping in a clean,
sanitary and safe condition that part of the dwelling unit or premises
which they occupy and control.
(c)
Vacant structures and land. All vacant structures and premises
thereof or vacant land shall be maintained in a clean, safe, secure
and sanitary condition as provided herein so as not to cause a blighting
problem or adversely affect the public health or safety.
(2)
Exterior property areas.
(a)
Sanitation. All exterior property and premises shall be maintained
in a clean, safe and sanitary condition. The occupant shall keep that
part of the exterior property which such occupant occupies or controls
in a clean and sanitary condition.
(b)
Sidewalks and driveways. All sidewalks, walkways, stairs, driveways,
parking spaces and similar areas shall be kept in a proper state of
repair and maintained free from hazardous conditions.
(c)
Weeds. All premises and exterior property shall be maintained
free from weeds or plant growth in excess of 10 inches (254 mm) in
height measured from the natural ground level. All noxious weeds shall
be prohibited. "Noxious weeds" shall be defined as all uncultivated
grasses, annual plants and vegetation, other than trees or shrubs;
provided, however, that this term shall not include cultivated flowers
and gardens.
(d)
Rodent harborage. All structures and exterior property shall
be kept free from rodent harborage and infestation. Where rodents
are found, they shall be promptly exterminated by approved processes
which will not be injurious to human health. After extermination,
proper precautions shall be taken to eliminate rodent harborage and
prevent reinfestation.
(e)
Exhaust vents. Pipes, ducts, conductors, fans or blowers shall
not discharge gases, steam, vapor, hot air, grease, smoke, odors or
other gaseous or particulate waste directly upon abutting or adjacent
public or private property or that of another tenant.
(f)
Accessory structures. All accessory structures, including detached
garages, fences and walls, shall be maintained structurally sound
and in good repair.
(g)
Gates. Gates which are required to be self-closing and self-latching
in accordance with any federal, state or local law or building code
shall be maintained such that the gate will positively close and latch.
(3)
Exterior structure.
(a)
General. The exterior of a structure shall be maintained in
good repair, structurally sound and sanitary, so as not to pose a
threat to the public health, safety or welfare.
(b)
Protective treatment. All exterior surfaces, including but not
limited to doors, door and window frames, cornices, porches and trim,
shall be maintained in good condition. Exterior wood surfaces, other
than decay-resistant woods, shall be protected from the elements and
decay by painting or other protective covering or treatment. Peeling,
flaking and chipped paint shall be eliminated, and surfaces repainted.
All siding and masonry joints, as well as those between the building
envelope and the perimeter of windows, doors and skylights, shall
be maintained weather-resistant and watertight.
(c)
Street numbers. Each structure to which a street number has
been assigned shall have such number displayed in a position easily
observed and readable from the public way.
(d)
Structural members. All structural members shall be maintained
free from deterioration and shall be capable of safely supporting
the imposed dead and live loads.
(e)
Foundation walls. All foundation walls shall be maintained plumb
and free from open cracks and breaks and shall be kept in such condition
so as to prevent the entry of rodents or other pests.
(f)
Exterior walls. All exterior walls shall be free from holes,
breaks, loose or rotting materials and maintained weatherproof and
properly surface-coated where required to prevent deterioration.
(g)
Roofs and drainage. The roof and flashing shall be sound, tight
and not have defects that admit rain. Roof drainage shall be adequate
to prevent dampness or deterioration in the walls or interior portion
of the structure. Roof drains, gutters and downspouts shall be maintained
in good repair and free from obstructions. Roof water shall not be
discharged in a manner that creates a public nuisance.
(h)
Decorative features. All cornices, belt courses, corbels, terra
cotta trim, wall facings and similar decorative features shall be
maintained in good repair with proper anchorage and in a safe condition.
(i)
Overhang extensions. All canopies, marquees, signs, metal awnings,
fire escapes, standpipes, exhaust ducts and similar overhang extensions
shall be maintained in good repair and be properly anchored so as
to be kept in a sound condition. When required, all exposed surfaces
of metal or wood shall be protected from the elements and against
decay or rust by periodic application of weathercoating materials,
such as paint or similar surface treatment.
(j)
Stairway, decks, porches and balconies. Every exterior stairway,
deck, porch and balcony, and all appurtenances attached thereto, shall
be maintained structurally sound, in good repair, with proper anchorage
and capable of supporting the imposed loads.
(k)
Chimney and towers. All chimneys, cooling towers, smokestacks
and similar appurtenances shall be maintained structurally safe and
sound and in good repair. All exposed surfaces of metal or wood shall
be protected from the elements and against decay or rust by periodic
application of weathercoating materials, such as paint or similar
surface treatment.
(l)
Handrails and guards. Every handrail and guard shall be firmly
fastened and capable of supporting normally imposed loads and shall
be maintained in good condition.
(m)
Window, skylight and door frames. Every window, skylight, door
and frame shall be kept in sound condition, good repair and weathertight.
All glazing materials shall be maintained free from cracks and holes.
Every window, other than a fixed window, shall be easily openable
and capable of being held in position by window hardware.
(n)
Doors. All exterior doors, door assemblies and hardware shall
be maintained in good condition. Locks at all entrances to dwelling
units, rooming units and guest rooms shall tightly secure the door.
(o)
Basement hatchways. Every basement hatchway shall be maintained
to prevent the entrance of rodents, pests and rain and surface drainage
water.
(4)
Rubbish and garbage.
(a)
Accumulation of rubbish or garbage. All exterior property and
premises, and the interior of every structure, shall be free from
any accumulation of rubbish or garbage.
(b)
Disposal of rubbish. Every occupant of a structure shall dispose
of all rubbish in a clean and sanitary manner by placing such rubbish
in approved containers.
(c)
Rubbish storage facilities. The owner of every occupied premises
shall supply approved covered containers for rubbish, and the owner
of the premises shall be responsible for the removal of rubbish.
(d)
Disposal of garbage. Every occupant of a structure shall dispose
of his garbage in a clean and sanitary manner by placing such garbage
in an approved garbage disposal facility or approved garbage containers.
(e)
Garbage facilities. The owner of every dwelling shall supply
one of the following: an approved mechanical food waste grinder in
each dwelling unit or an approved, leakproof, covered, outside garbage
container and covered recyclable containers.
(f)
Containers. The operator of every establishment producing garbage
shall provide at all times, and cause to be utilized, approved leakproof
containers provided with close-fitting covers for the storage of such
materials until removed from the premises for proper disposal.
Mobile homes and the use and occupation of the same are hereby
restricted to duly designated mobile home parks within the Village
of South Glens Falls. It shall be unlawful to use or occupy a mobile
home for any purpose at or on any site within the Village of South
Glens Falls other than on a site located in a mobile home park.
A.
Purpose. The purpose of this section is to:
(1)
Establish requirements for landscaping, including the preservation
of existing trees, the replanting of trees lost due to development
and to provide requirements for minimum landscaping on site, as well
as within the Village rights-of-way.
(2)
Establish requirements for buffering between uses and districts.
(3)
Establish requirements for screening, including screening of trash
receptacles and dumpsters.
B.
Landscaping requirements.
(1)
Only trees, plants and shrubs from the list provided in this section
or alternates approved by the Planning Board will be considered to
meet the requirements of this chapter. Tree caliper shall be measured
4.5 feet from the base of the tree. The developer/owner shall make
every effort to preserve and protect significant trees over 18 inches
in caliper.
(2)
The requirements of this section shall apply to all vacant undeveloped
property and all property to be redeveloped, including additions and
alterations.
(3)
A landscape plan must be submitted as part of the site plan review
process. To qualify for final approval, a tree schedule must also
accompany the final plat. Evergreen landscape materials must be included
to achieve at least a 1:3 ratio between evergreen and deciduous plants,
except that the Planning Board may, at its discretion, require a greater
ratio of evergreen to deciduous plants where it determines that such
a greater ratio would be desirable.
(4)
Where the location of existing overhead or underground utility lines
conflicts with the required landscaping strip and tree planting, the
Planning Board may approve an alternative plan to meet the intent
of this section.
(5)
Required landscaping must always be permanently maintained in a healthy
growing condition. The property owner is responsible for regular weeding,
mowing of grass, irrigating, fertilizing, pruning, and other permanent
maintenance of all plantings as needed. A one-year warranty must be
provided for all planted trees and shrubs, from the plant supplier,
prior to the issuance of a certificate of occupancy.
(6)
The landscaping requirements of this section shall be applied by
the Planning Board as part of any site plan review. A site plan review
affecting only a portion of a site triggers the landscaping requirements
of this article. The Planning Board may waive some or all the requirements
of this section, at its discretion.
(7)
Tree list.
(a)
Plant species shall generally be selected from the following
list of species. Substitutions may be made at the discretion of the
Planning Board.
(b)
Suggested trees.
|
Suggested Deciduous Shade Trees
|
Suggested Evergreen Shade Trees
| ||
|---|---|---|---|
|
1.
|
Red Maple (Acer rubrum)
|
1.
|
Spruce varieties [Picea (varieties)]
|
|
2.
|
Hackberry (Celtis occidentalis)
|
2.
|
Cedar/Juniper varieties [Juniperus (varieties)]
|
|
3.
|
Ginkgo/Maidenhair (Ginkgo biloba)
|
3.
|
Pine varieties [Pinus (varieties)]
|
|
4.
|
American Plane (Platanus occidentalis)
|
4.
|
Yew varieties [Taxus (varieties)]
|
|
5.
|
Red Oak (Quercus rubra)
|
5.
|
Arborvitae varieties [Thuja (varieties)]
|
|
6.
|
White Oak (Quercus alba)
|
6.
|
Hemlock varieties [Tsuja (varieties)]
|
|
7.
|
White Oak (Quercus alba)
| ||
|
8.
|
Pin Oak (Quercus palustris)
| ||
|
9.
|
Little Leaf Linden (Tilia cordata)
| ||
(8)
Multifamily and nonresidential landscaping requirements.
(a)
Applicability. These standards shall apply to all commercial,
industrial, and multifamily residential zoning districts and uses.
These standards may be met by saving existing trees on the site or
by planting new trees from the above list.
(b)
Landscaped strips along streets.
[1]
A landscaped strip shall be provided adjacent to all public
and private streets. The landscaped strip shall be a minimum of eight
feet wide, exclusive of the street right-of-way. Within the landscaped
strip, one shade tree (three-inch caliper minimum) shall be provided
per every 100 linear feet, or any portion thereof, of landscaped strip.
Required shrubbery shall be no higher than four feet above existing
street grades, nor shall any tree with foliage extend below 10 feet
above the established street grades. All landscaping (trees, shrubs,
planted beds) shall be maintained within 20 feet of any street intersection
or 10 feet of driveway/street intersections. This restriction is for
purposes of maintaining visibility at all times.
[2]
Where parking lots and drives abut the landscaped strip along
the street right-of-way, evergreen shrubs selected from the list below
must be provided for screening. The screening must be a plant species
that grows a minimum of three feet high and extends along the entire
street frontage of the parking lot, exclusive of driveways and visibility
clips. A landscaped berm may be provided in lieu of required shrubs.
The berm must be 18 inches to 40 inches above the average grade of
the street and parking lot curbs with a slope not to exceed 3:1. If
a parking lot is located 50 feet or more from the street right-of-way
line, no screening shrubs or berm will be required.
|
Suggested Evergreen Low Screening Shrubs
|
Suggested Evergreen Tall Screening Shrubs
| ||
|---|---|---|---|
|
1.
|
Oregon Grape (Mahonia aquifolium)
|
1.
|
Spruce [Picae (varieties)]
|
|
2.
|
Rhododendron [Rhododendron ("compacta" varieties)]
|
2.
|
Juniper [Juniperus (varieties)]
|
|
3.
|
Holly Ilex ("compacta" varieties)
|
3.
|
Yew Taxus [(varieties)]
|
|
4.
|
Dwarf Hinoki False Cypress (Chamaecyparis obtuse "Nana Gracilis")
|
4.
|
The Blue Hollies (Ilex meservae)
|
|
5.
|
Spruce [Picae (varieties)]
|
5.
|
Mountain Laurel (Kalmia latifolia)
|
|
6.
|
Juniper [Juniperus (varieties)]
|
6.
|
Fire Thorn (Pyracantha)
|
|
7.
|
Yew [Taxus (varieties)]
|
7.
|
Rhododendron (Rhododendron)
|
|
8.
|
Leatherleaf Viburnum (Viburnum rhytide phylum)
| ||
(9)
Visibility. Street-level landscaping shall not interfere with visibility
of vehicular and pedestrian traffic.
(10)
General landscaping requirements for all parking lots.
(a)
Parking lot landscaping shall be met for all customer and employee
parking; and storage and standing parking spaces incidental to uses
such as sales and rental of motor vehicles, recreational vehicles,
boats, trailers, or other similar uses if such storage is visible
from any public rights-of-way.
(b)
Exterior parking lot landscaping. A landscaped strip shall be
provided around the perimeter of the site, exclusive of driveways.
The landscaped strip shall be a minimum of five feet wide for sites
10,000 square feet or greater and three feet wide for sites less than
10,000 square feet. Within the perimeter landscaped strip, one shade
tree (three-inch caliper minimum) shall be provided per every 100
square feet, or any portion thereof, of landscaped strip.
(c)
Interior parking lot landscaping. Interior parking areas shall
be landscaped in addition to the required landscaped strip. Trees
must be provided in each parking lot at a minimum average density
of one shade tree (three-inch caliper) for each 15 parking spaces,
or any fraction thereof. Additionally, 10% of the interior parking
lot area shall be pervious and landscaped.
(d)
To calculate the total parking area and the subsequent percentage
of required interior lot landscaping, total the square footage of
parking spaces, planting islands, curbed areas, and all interior driveways
and aisles, except those with no parking spaces located on either
side. Landscaped areas located outside the parking lot may not be
used to meet the interior landscape requirement.
(e)
To the extent practicable, the required landscaping for parking
lots shall be distributed throughout the parking lot. Adjustments
may be approved by the Planning Board reviewing the landscape plan,
where shape or size of the parking lot, the location of existing trees,
or other natural constraints reasonably prevent such distribution.
(11)
All landscaped areas, including permeable areas and driplines
around trees and planting beds used for visual screening, which abut
any parking lot or vehicular travel area shall be protected with curbs,
parking blocks, or similar barriers sufficient to protect them from
vehicular intrusion. Landscaped islands will be a minimum of five
feet in dimension and must be a minimum of nine feet wide to accommodate
the door swing of vehicles parked in adjacent/when adjacent to parking
spaces where a car door would open into the island.
C.
Purpose and description of buffer types and requirements for screening.
(1)
The purpose of buffer zones is to dimensionally separate land uses.
Within the buffer area, visual screening elements (vegetation and/or
fencing) between uses that may not be compatible can be utilized.
The level of general compatibility dictates the level of screening.
Three different types of buffers are specified. The buffer types are
designated as Type A, Type B and Type C buffers. The following table
illustrates the types of buffers required between adjacent use.
(2)
Buffer types are illustrated in Figures A and B in Attachment 2.
Each buffer type contains certain minimum requirements, which are
outlined in the table below. The buffer shall apply to both sides
of the property line to which it is applied. Trees and shrubs are
to be from the lists in this section. An opaque fence may be substituted
for trees or shrubs. If a fence is utilized, the height and position
of the fence is at the discretion of the Planning Board.
|
Buffer Types
(see Figures A and B in Attachment 2)
| |||
|---|---|---|---|
|
Buffer Area Type
|
Minimum Landscaped Buffer Area
(feet)
|
Number of Trees Required per 100 Linear Feet of Buffer
|
Minimum Height of Required Trees
(feet)
|
|
A
|
10
|
1
|
NA
|
|
B
|
20
|
3
|
6
|
|
C
|
50
|
5
|
10
|
|
Buffer Requirements Between Adjacent Uses
| ||||||
|---|---|---|---|---|---|---|
|
Land Uses
|
Single-Family
|
Two-Family or Multi-family
|
Office
|
Com-mercial/ Retail
|
Re-creation
|
Industrial
|
|
Single-family residential
|
None
|
B
|
A
|
C
|
C
|
C
|
|
Two family or multifamily
|
B
|
None
|
A
|
A
|
B
|
C
|
|
Office
|
A
|
A
|
None
|
A
|
B
|
C
|
|
Commercial/ retail
|
C
|
A
|
A
|
None
|
B
|
C
|
|
Recreation
|
C
|
B
|
B
|
B
|
None
|
C
|
|
Industrial
|
C
|
C
|
C
|
C
|
C
|
None
|
|
NOTE: Any use not specified above is considered a commercial
use, unless otherwise determined by the Planning Board.
|
(3)
The vegetation existing in or added to buffer areas is in addition
to landscape requirements outlined in this section and may not be
used as a substitution for any part of the required landscaping. Where
the use and area tables of this chapter specify a fifty-foot buffer,
the requirements of a Type C buffer shall apply.
(4)
Parking or storage of vehicles of any kind or objects associated
with the use of the property are not permitted within the buffer area.
(5)
Screening requirements.
(a)
Screening may consist of naturally occurring trees and plants,
planted trees and plants to supplement or establish a vegetative screen,
additional trees or plants with a berm to improve the elevation of
the visual screen, and/or fencing in areas where there is not sufficient
depth for an effective vegetative screen.
(b)
When the buffer area is not sufficiently inhabited with natural
woody plants (i.e., trees and shrubs) to sufficiently screen adjoining
uses, the Planning Board, at its discretion, may require additional
vegetation, berming and/or fencing.
(c)
Trash receptacles and dumpsters shall be screened with vegetation
and/or fencing to adequately block the view of such structures from
neighboring property owners or a public right-of-way. The type and
style of plantings/fencing shall be at the discretion of the Planning
Board.
A.
Streetscape elements.
(1)
Building height. A height limit should be maintained for the entire
corridor. Roof pitches, turrets, and flagpoles may be exempted. Rooftop
mechanical equipment should be hidden from view and screened with
a facade or other architectural treatment if possible.
(2)
Delivery access. In order to facilitate fewer curb cuts, a rear drive
should be provided to access loading docks and employee parking spaces
behind the buildings.
(3)
Trees. Trees lining the streets are essential to good urban design.
They provide continuity and break up the built environment with greenery.
(4)
Sidewalks. Where sidewalks are not already present, sidewalks shall
be five feet wide and ADA-compliant. They are to be placed between
the building and the planting strip when possible. New sidewalks that
are to connect to existing sidewalks located adjacent to the street
shall be curved or angled to create a continuous walkway. In cases
where the existing sidewalk is immediately adjacent to the street
(or separated by a very narrow, less than 24 inches, planting strip),
the required landscape strip shall be located between this sidewalk
and the retail/commercial parking lot.
B.
Site design issues.
(1)
Buildings should offer attractive and inviting pedestrian-scale features,
spaces and amenities. Entrances and parking lots should be configured
to be functional and inviting with walkways conveniently tied to logical
destinations. Transit stops and dropoff/pickup points should be considered
as integral parts of the configuration. The features and spaces should
enhance the building and the center as integral parts of the community
fabric.
(2)
Each commercial establishment subject to these standards shall contribute
to the establishment or enhancement of community and public spaces
by providing direct connection with the public sidewalk, a pedestrian
area with benches, transit stops and other adjoining area of public
relevance (e.g., park, library, municipal building). Any such areas
shall have direct access to the public sidewalk network and such features
shall not be constructed of materials that are inferior to the principal
materials of the building and landscape.
(3)
If the area is served by a transit service, areas shall be designed
to accommodate existing or possible (future) bus service.
C.
Architectural elements.
(1)
Variations in rooflines should be used to add interest to and reduce
the massive scale of large buildings. Roof features should complement
the character of adjoining neighborhoods.
(2)
Rooflines shall be varied with a change in height every 50 linear
feet in the building length. Parapets, mansard roofs, gable roofs,
hip roofs, or dormers shall be used to conceal flat roofs and rooftop
equipment from public view. Alternating lengths and designs may be
acceptable and can be addressed during the preliminary development
plan.
(3)
Buildings should have architectural features and patterns that provide
visual interest, at the scale of the pedestrian, reduce massive aesthetic
effects, and recognize local character. The elements in the following
standard should be integral parts of the building fabric, and not
superficially applied trim or graphics, or paint.
(4)
Building facades shall include a repeating pattern that shall include
no less than three of the elements listed below. At least one of these
elements shall repeat horizontally. All elements shall repeat at intervals
of no more than 30 feet, either horizontally or vertically. Elements
subject to these requirements include:
(a)
Color change.
(b)
Texture change.
(c)
Material module change.
(d)
Exterior building materials and colors comprise a significant
part of the visual impact of a building. Therefore, they should be
aesthetically pleasing and compatible with materials and colors used
in adjoining neighborhoods.
(e)
Predominant exterior building materials shall be high-quality
materials. These include, without limitation:
(f)
The following materials and elements are prohibited:
(g)
Entryway design elements.
[1]
Entryway variations should give orientation and aesthetically
pleasing character to the building.
[2]
Each principal building on a site shall have clearly defined,
highly visible customer entrances featuring no less than three of
the following: Canopies or porticos; overhangs; recesses/projections;
arcades; raised corniced parapets over the door; peaked roof forms;
arches; outdoor patios; display windows; and integral planters or
wing walls that incorporate landscaped areas and/or places for sitting.
[3]
Architectural details such as tile work and moldings which are
integrated into the building structure and design.
[4]
Large retail buildings should feature multiple entrances. Multiple
building entrances reduce walking distances from cars, facilitate
pedestrian and bicycle access from public sidewalks, and provide convenience
where certain entrances offer access to individual stores, or identified
departments in a store. Multiple entrances also mitigate the effect
of the unbroken walls and neglected areas that often characterize
building facades that face bordering land uses.
[5]
All sides of a principal building that directly face an abutting
public or private right-of-way shall feature at least one customer
entrance.
[6]
The number of entrances for the principal building shall be
addressed at the preliminary development plan stage. Should additional
stores be in the principal building, each such store shall have at
least one exterior customer entrance, which shall conform to the above
requirements.
(h)
Loading docks, truck parking, outdoor storage, utility meters,
HVAC equipment, trash dumpsters, trash compaction, and other service
functions shall be incorporated into the overall design of the building
and the landscaping so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties
and public streets, and no attention is attracted to the functions
by the use of screening materials that are different from or inferior
to the principal materials of the building and landscape.
