A. 
Purpose. It is the purpose of this article to preserve and promote the character and appearances and conserve the property values of the Village, the attractiveness of whose residential and business areas is the economic mainstay of the community, by providing procedures for the architectural review of structures henceforth erected. The Sloatsburg Board of Trustees hereby finds that structures which are visually offensive or inappropriate by reason of poor qualities of exterior design, monotonous similarity or striking visual discord in relation to their sites or surroundings may the appearances of their surrounds, impair the use, enjoyment and desirability and reduce the values of properties, are detrimental to the characters of neighborhoods, prevent the most appropriate development and utilization of land and therefore adversely affect the functioning, economic stability, prosperity, health, safety and general welfare of the entire community.
B. 
Planning Board to review architectural design. For purposes of administering the regulations contained in this article, the Sloatsburg Planning Board shall have all powers and duties delegated herein. These provisions shall apply to all site plan, special use permit, or subdivision applications for properties located within the O, VC-1, VC-2, VC-3, MU-1, and MU-2 Zoning Districts, and for any residential subdivision in any district consisting of five or more lots, except that these provisions shall not apply to preexisting lots to be developed for a one-family detached or two-family dwelling not requiring subdivision plan approval.
[Amended 5-1-2018 by L.L. No. 2-2018]
A. 
Determination of compliance; transmittal of copies; notices; exemption from referral. As soon as practicable, the Building Inspector shall transmit a copy of the application and plans to each member of the Planning Board a minimum of five days prior to the meeting where it will be considered. Where an application also requires site plan approval, subdivision approval or special use permit approval, the application shall be considered part of the respective application, and shall be processed and reviewed in accordance with the procedures for site plan, subdivision, or special use permit approvals. Where a site plan, subdivision or special use permit approval is not required, the Planning Board shall review and make a determination in accordance with the time frames and procedure established for site plan review.
B. 
Notices. The Planning Board is authorized to require applicants to serve notice to the owners of neighboring properties.
C. 
Applications must be accompanied by plans showing all elevations of new structures and all affected elevations in the case of additions or alterations. For all new structures, a site plan appropriately scaled determined by the Planning Board, showing the following, unless waived by the Planning Board:
(1) 
Property lines, including curblines of adjacent streets.
(2) 
Outline of structure, including walks, driveways, terraces, walls and fences.
(3) 
Existing and proposed contours at two-foot intervals.
(4) 
Existing trees and trees to be removed with an eight-inch diameter or more measured at a point four inches above the ground.
(5) 
All proposed plantings.
D. 
The Planning Board may require submission of all or a portion of the above information as part of the application for an addition to an existing structure. The Planning Board may require the applicant to furnish grades and elevations of adjacent property and structures where they deem this information applicable to a proper evaluation of the relationship between existing and proposed structures.
E. 
Features and suitability of site to be considered. In considering an application for a permit, the Planning Board shall take into account natural features of the site and surroundings, exterior design and appearances of existing structures and the character of the district and its peculiar suitability for particular purposes, with a view to conserving the values of property and encouraging the most appropriate use of land.
A. 
General design standards. Wherever these general standards apply, buildings shall be designed and placed in accordance with the following provisions:
(1) 
Encourage the most appropriate use and development of the site and adjacent properties.
(2) 
Preserve and enhance natural features and the physical environment.
(3) 
Promote a desirable visual environment which is harmonious with the character of existing development and which enhances the character of the surrounding neighborhood and the Village as a whole, and avoid adversely affecting the value of adjacent or nearby properties.
(4) 
Use exterior colors, facade or roof materials or a combination of colors and materials that are harmonious.
(5) 
Create a coordinated and harmonious appearance through a relationship of design features, such as height and mass, building proportions, rooflines, building projections, and ornamental features.
(6) 
Uses all sides of the building to contribute to the architectural unity of the building.
(7) 
Avoid large unbroken building masses.
(8) 
Use attractive and quality building materials.
(9) 
Be consistent with the architectural and design recommendations contained in the Village of Sloatsburg Comprehensive Plan, the Central Business District Study or this chapter.
(10) 
The use of exposed concrete block is prohibited, unless the same is textured. Metal siding shall not be used to such an extent that it will be a dominant architectural feature. Metal siding with exposed fastenings shall not be allowed.
(11) 
Ribbon and mirrored glass is prohibited.
(12) 
All buildings shall use durable material requiring low maintenance, such as brick, stone, glass, precast concrete and wood, when properly treated. Where durability and performance are questionable, the applicant may be asked to provide manufacturer's guaranty of proof of durability.
B. 
Specific design standards. In addition to the foregoing, the Planning Board shall review applications in accordance with specific design standards that may be adopted from time to time to regulate the design character of particular zoning districts within the Village of Sloatsburg.
A. 
Grounds for approval. The Planning Board may approve any application referred to it upon finding that the building or structure for which the permit was requested, if erected or altered in accordance with the submitted plan, would be in harmony with the purpose of this article, would not be visually offensive or inappropriate by reason of poor quality of exterior design, would not have monotonous similarity or striking visual discord in relation to the sites or surroundings, would not mar the appearance of the area, would not impair the use, enjoyment and desirability and reduce the values of properties in the area, would not be detrimental to the character of the neighborhood, would not prevent the most appropriate development and utilization of the site or of adjacent lands and would not adversely affect the functioning economic stability, prosperity, health, safety and general welfare of the entire community.
B. 
Conditions on approvals. In approving any application, the Planning Board may impose conditions and safeguards designed to prevent the harmful effects set forth herein.
C. 
Grounds for disapproval. The Planning Board may disapprove any application for a permit, provided that the Board has afforded the applicant an opportunity to confer upon suggestions for change of the plan, and provided that the Board finds and states that the structure for which the permit was requested would, if erected or altered as indicated, provoke one or more of the harmful effects set forth herein by reason of:
(1) 
Monotonous similarity to any other structure or structures located or proposed to be located on the same street or a corner thereof and within 200 feet of the site of the structure for which a building permit is requested, in respect to one or more of the following features of exterior design and appearance:
(a) 
Substantially identical facade, disregarding color;
(b) 
Substantially identical size and arrangement of either doors, windows, porticos, porches or garages or other openings or breaks or extensions in the facade, including reverse arrangements; or
(c) 
Other substantially identical features, such as but not limited to setbacks from street lines, heights, widths and lengths of elements of the building design and exterior materials and treatments.
(2) 
Striking dissimilarity, visual discord or inappropriateness with respect to other structures located or proposed to be located on the same street or a corner thereof and within 200 feet of the site of the structure for which a building permit is requested, in respect to one or more of the following features of exterior design and appearance:
(a) 
Facade, disregarding color;
(b) 
Size and arrangement of doors, windows, porticos, porches or garages or other openings or breaks or extensions in the facade; or
(c) 
Other significant design features, such as but not limited to heights, widths and lengths of elements of design, exterior materials and treatments, roof structures, exposed mechanical equipment, service and storage areas, retaining walls, landscaping, signs, light posts, parking areas and fences and service and loading areas.
(3) 
Visual offensiveness or other poor qualities of exterior design, including, with respect to signs, considerations of the harmony or discord of colors, or incompatibility of the proposed structure with the terrain on which it is to be located, including but not limited to excessive divergences of the height or levels of any part of the structure from the grade of the terrain.
D. 
Refusal of disapproved permit application. The Building Inspector shall refuse any building permit application disapproved as per § 402-29C of this chapter.
A proceeding to review may be brought in the manner provided by Article 78 of the Civil Practice Law and Rules in a court of record on the ground that such action is illegal, in whole or in part. Such proceeding must be commenced within 30 days after the filing in the office of the Village Clerk of the decision after reconsideration.
The Planning Board shall advise with respect to public buildings and such other matters as the Board of Trustees and the Board of Appeals may refer to it.
All applications to the Planning Board shall be accompanied by a fee established by the Sloatsburg Village Board of Trustees.
[Amended 5-1-2018 by L.L. No. 2-2018]
The Design Standards set forth in this section shall apply to the VC-1, VC-2, and VC-3 Zoning Districts, unless otherwise specified elsewhere in this chapter.
A. 
Building form and mass. All buildings should relate harmoniously to the site's natural features and other on-site buildings, as well as other structures in the vicinity that have a visual relationship and orientation to the proposed buildings. Such features should be incorporated into the design of building form and mass, and assist in the determination of building orientation in order to preserve visual access to natural or man-made community focal points.
B. 
Large horizontal buildings, i.e., buildings with a lineal dimension of more than 150 feet, should be broken into segments having vertical orientation. A visual and/or physical break should be provided minimally every 100 lineal feet. Offsets consisting of a break in the linear plane of the building of a minimum 2 1/2 feet shall be required. Related architectural elements which preclude a continuous uninterrupted facade building length may also be utilized to achieve a break in the linear dimension of the building walls in place of an offset if determined by the approving authority to achieve the same purpose. All building foundations shall be appropriately landscaped where possible.
C. 
Buildings with expansive blank walls are prohibited. Appropriate facade treatments shall be imposed to ensure that such buildings are integrated with the rest of the development.
D. 
New buildings are encouraged to incorporate such building elements as entrances, corners, graphic panels, display windows, etc., as a means to provide a visually attractive environment.
E. 
Cornices, awnings, canopies, flag poles, signage and other ornamental features shall be encouraged as a means to enhance the visual environment. Such features may be permitted to project over pedestrian sidewalks, with a minimum vertical clearance of 8 and 1/2 feet, to within three feet of a curb.
F. 
Facade treatment.
(1) 
A human scale of development shall be achieved at grade and along street frontages through the use of such elements as windows, doors, columns, awnings and canopies.
(2) 
Multi-tenant buildings shall provide varied storefronts and such elements as noted above for all ground floor tenants. Upper floors shall be coordinated with ground floors through common materials and colors.
(3) 
Design emphasis shall be placed on primary building entrances. They should be vertical in character, particularly when there is the need to provide contrast with a long linear building footprint, and such details as piers, columns, and framing should be utilized to reinforce verticality.
(4) 
Side and rear elevations shall receive architectural treatments comparable to front facades where a public street, public access or public parking is provided next to the buildings.
(5) 
Rhythms that carry through a block such as store front patterns, window spacing, entrances, canopies or awnings, etc., shall be incorporated into facades.
G. 
Material and texture.
(1) 
A variety of materials may be appropriate. Masonry, which works well at the base of a building, can vary in size, color and texture, and enables the provision of a decorative pattern or band. Above 12 feet, it can be substituted with other suitable materials.
(2) 
The use of fabric or metal canopies is to be encouraged, especially over storefronts, at entrances or over display windows.
(3) 
Integration of large-scale graphics, where appropriate, into the facade is encouraged.
H. 
Lighting.
(1) 
The use of creative lighting schemes to highlight building facades and related areas of a site shall be encouraged. The use of traditional style lanterns and similar fixtures also shall be encouraged. Exterior neon lights and lighting generating glare and unnecessary night-glow impacts, i.e., light pollution, shall be prohibited.
(2) 
Whenever possible, light poles should be integrated into landscaped islands. Light poles shall be designed at a pedestrian scale, i.e., they shall not exceed 16 feet in height.
I. 
Streetscape design.
(1) 
The use of street furniture (benches, tables, trash receptacles, etc.) shall be encouraged throughout the development, provided the materials used are consistent with the overall concept of the building design.
(2) 
Sidewalks should have a width of at least 10 feet along main pedestrian streets where active pedestrian corridors are located and active pedestrian movements are encouraged, and located along building frontages so as to tie the various buildings together. Wider sidewalks may be designed for special places such as plazas or courts. Concrete or brick pavement shall be incorporated into the sidewalk design to unify and establish a theme to the development.
(3) 
The Planning Board may require the installation of bicycle racks and/or lockers.
J. 
Landscaping.
(1) 
A hierarchy of landscape features shall be established for the site. The main entrance roads shall include street trees on each side of the roadway, and such trees shall be different than the trees used in parking areas. Spacing between trees shall be a maximum 40 feet unless another vertical element, such as a decorative light fixture or blade sign, is used between the trees, in which case a maximum sixty-foot shall be permitted. Trees along primary streets shall be in a formal arrangement, while informal planting may be provided along access roads.
(2) 
Street trees and other plant material should be provided at the ends of parking bays. Landscaped islands should be at least six feet in width.
(3) 
Trees shall be planted with a minimum 2.5 to three inch caliper.
(4) 
Parking rows exceeding 20 parking spaces shall have a six-foot wide landscaped island to break views of large, expanses of pavement.
(5) 
Foundation plantings including trees and shrubs shall be planted along blank walls to break up the extended building wall.
K. 
Waivers. The Planning Board is authorized to waive any of the requirements contained in this § 402-33 where it determines that any alternative to these standards can otherwise meet the objectives of this section.
A. 
Approval required. Except for the construction of a one-family detached or two-family dwelling, any action that requires site plan, special use or subdivision plan approval, an area or use variance, or any other approval or permit set forth in this chapter, on any property that fronts on a road identified as a scenic road in the Village of Sloatsburg Comprehensive Plan, shall be reviewed by the Planning Board which may establish appropriate conditions as part of the approval of an application to secure the objectives of the Comprehensive Plan with regard to the Village's scenic roads. To the maximum extent practicable:
(1) 
Existing road alignments of scenic road shall not be altered.
(2) 
Tree rows, hedge rows, and stone walls shall be protected. Stone walls shall be reconstructed or relocated as an alternative to removal.
(3) 
Appropriate minimum setbacks shall be provided to maintain scenic vistas along these roads.
(4) 
Hillside cuts and significant grading are not allowed. The Planning Board, in its architectural design review capacity, may recommend methods to limit disturbances that would be within the vista of any scenic road.
(5) 
Improvements to roads, or the creation of new roads and drives internal to a development, shall avoid daylighting, i.e., development that requires the removal of trees adjacent to road rights-of-way. Existing tree canopies shall be retained wherever practicable.