A. 
Motels, hotels, and similar uses.
(1) 
Such uses shall have a minimum area of 150 square feet rentable for each unit exclusive of bathroom facilities.
(2) 
Each rentable unit shall include a minimum of one bedroom and a shower or bathroom with toilet.
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.
(3) 
Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Subsection A(5) below in accordance with the definition of "floor area" as set forth in Chapter 69, Uniform Fire Prevention and Building Code.
(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:
(1) 
That the use is a special use as set forth in § 153-9 hereof.
(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:
[1] 
Brick.
[2] 
Wood.
[3] 
Sandstone or other type of native stone.
[4] 
Tinted, textured, concrete masonry units.
[5] 
Facade colors shall be low-reflectance, subtle, neutral, or earth tone colors.
(f) 
The following materials and elements are prohibited:
[1] 
The use of high-intensity colors, metallic colors, black or fluorescent colors.
[2] 
Building trim and accent areas which feature brighter colors or neon tubing.
[3] 
Smooth-faced concrete block or concrete panels.
[4] 
Prefabricated steel panels.
(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.