A. 
Purpose. The purpose of these design guidelines and standards is to describe the desired future development pattern, form, massing, site layout and architectural detailing for nonresidential development within the Town of Clarkson. Given the varied character of the Town, there is a need for clear standards that meet the goals and objectives of the community while still allowing for flexibility and creativity. These standards will provide the necessary regulatory guidance and framework for high-quality development while still allowing flexible design alternatives.
B. 
Intent. The application of these design standards and guidelines should seek to achieve the following objectives:
(1) 
Create inviting, attractive buildings, sites, open spaces, and streetscapes.
(2) 
Require that future private development positively contribute to the public realm and ensure compatibility with surrounding developments so as not to detract from the overall streetscape and character of the area.
(3) 
Utilize good site planning techniques that provide visual interest and accommodate multimodal travel such as varying building massing, emphasizing street corners, highlighting points of entry, and integrating site circulation and access between uses.
(4) 
Encourage the development of buildings consistent with the goals of the Leadership in Energy and Environmental Design (LEED) program.
(5) 
Ensure that new development building and site design does not negatively impact adjacent residential uses, respecting their existing scale and character.
The following standards and guidelines shall apply to all nonresidential, multifamily (over four units), and mixed-use development within the Town; excluding industrial development.
Site planning standards primarily address the organization of a project's components on the site or parcel that it is located. They are intended to address the location of buildings and site features such as parking lots, open space, and service areas, as well as the organization of circulation patterns for vehicles and pedestrians.
A. 
Site layout. The layout of all improvements must be designed to generally follow the existing topography of the site. The layout of roads, walkways and building footprints must be aligned with existing contours where practical, with limited connecting streets or walkways aligned perpendicular to existing slopes.
B. 
Sense of entry. Intersections create natural opportunities for gateways, which can be enhanced through a combination of landscaping, welcome/identity signage, framed views, and focal points. Signage and focal points, if included, must be used in ways that complement rather than obstruct or detract from important views.
C. 
Views. The Town's rural viewsheds play an especially large role in shaping the character of the community. Existing view corridors should be respected and protected. New construction and landscaping must take into account how views may be affected. Protecting views experienced from points of entry to the Town and along major roadways is important. The Planning Board shall help determine the significance of a view corridor or viewshed as part of site plan review.
D. 
Projects with multiple buildings.
(1) 
Projects with multiple buildings, such as plazas with out-lot or outparcel development, shall be sited with pedestrian connections between structures, parking areas, and adjacent uses.
(2) 
Multiple structures shall be placed in a fashion that creates a well-organized, accessible, and functional site. The Town encourages site layouts that create a unique sense of place and do not result in large parking lots lacking landscaping or pedestrian accommodations.
A. 
Building form and massing.
(1) 
A single, large, dominant building mass shall be avoided.
(2) 
No facade shall have a blank, uninterrupted length exceeding 40 feet without including architectural features such as columns, pilasters, piers, or changes in plane, in texture or masonry pattern, storefronts and entry treatments, or equivalent design element that subdivides the wall into visually interesting proportions (see Figure 33.1).
(3) 
Buildings situated at street corners should "wrap" the corner by continuing facade design elements on all street elevations (see Figure 33.1).
B. 
Architectural design.
(1) 
All structures shall have a visible roofline. Elements that define the roof and the upper quartile of the facade shall incorporate design details that provide an added level of articulation to the architectural expression of the building.
(2) 
The choice of design elements and their scale, height, proportion, and mass should draw from design cues provided by the rural character of the Town.
(3) 
Buildings designed to advertise or promote a uniform corporate image in a manner that may render the building undesirable or unable to reasonably accommodate future uses shall be prohibited.
(4) 
All buildings shall exhibit a clearly defined base, mid-section, and crown. This can be accomplished using a combination of architectural details, materials, textures, and colors (see Figure 33.1 above).
C. 
Windows.
(1) 
Windows shall be of a scale, proportion, and coverage appropriate to the overall style of architecture of the building.
(2) 
Window openings should be trimmed with an appropriate material (brick, stone, wood, wood-like, cementitious board, vinyl) to provide added definition and interest to the overall facade.
(3) 
All primary facades, or those fronting public streets and rights-of-way, shall observe a minimum transparency requirement of 30% in the area between two and eight feet above ground level (see Figure 33.2).
D. 
Doors and entryways.
(1) 
Doors and entryways shall be of a scale, proportion, and coverage appropriate to the overall style of architecture of the building.
(2) 
Commercial and mixed-use buildings shall have a transparent primary entryway that will be considered as part of the overall transparency requirement for the building frontage.
(3) 
Entryways shall be detailed and identifiable by the general public through the use of decorative trim, moldings, overhangs, and other defining architectural features such that its purpose as the primary entrance is evident from the street. The same treatment is encouraged for all secondary entryways near parking locations.
E. 
High quality materials.
(1) 
Along street frontages, all exterior building walls and structures shall be constructed with durable materials such as masonry, stone, brick, finishing wood, stucco (EIFS) and glass.
(2) 
Finishes that are intended or designed to reflect light and glare, as well as vertical aluminum or metal siding shall not be permitted.
(3) 
No more than three exterior wall materials should be used on any one side of a building.
(4) 
Material changes at the outside corners or in a plane should be avoided.
(5) 
Concrete finishes or pre-cast concrete panels that are not exposed aggregate, hammered, embossed, imprinted, sandblasted, or covered with a cement-based acrylic coating shall not be used as exterior building materials and shall be prohibited on all exterior walls.
(6) 
Standard masonry block walls shall be prohibited on exterior walls containing primary entryways and walls facing a street or drive.
(7) 
Decorative masonry materials such as split face and textured finished blocks shall be considered an acceptable alternative to stone, brick, finishing wood, stucco (EIFS) or glass.
F. 
Green infrastructure and building design.
(1) 
Alternative energy sources, such as rooftop solar panels or shingles, are encouraged and should be incorporated into the design of the building so as not to detract from the overall design.
(2) 
Developers and builders are encouraged to utilize roofing materials that reflect sunlight (e.g., lighter colors) or incorporate vegetated roofing on at least 50% of the roof area. Methods such as these decrease heating and cooling needs on a building by reflecting sunlight rather than absorbing it.
A. 
Applicability. All nonresidential uses and multifamily dwellings shall employ similar building and site design standards to ensure compatibility with adjacent residential development. These requirements shall be in addition to the design standards and guidelines of this article and requirements set forth by this chapter for landscaping, screening, and buffering of uses.
B. 
Requirements. To the maximum extent practicable, nonresidential and multifamily development shall incorporate at least two of the following techniques when developed adjacent to an existing residential use:
(1) 
Similar building front setback;
(2) 
Similar building height;
(3) 
Similar roof form; or
(4) 
Similar exterior materials.
C. 
Waiver of requirements. During site plan review, the Planning Board may waive the requirements of this section if it is determined that the application of such criteria is not necessary to protect the character and quality of life of the neighborhood as well as public health, safety, and welfare.