[Amended 2-20-2013 by L.L. No. 2-2013; 8-21-2013 by L.L. No.
5-2013; 10-1-2014 by L.L. No. 7-2014; 2-19-2020 by L.L. No. 3-2020; 8-19-2020 by L.L. No. 12-2020]
A.
Purpose and intent.
(1)
The following guidelines and standards are intended to encourage
building designs and site layouts for commercial and mixed-use developments
that contribute to the Town of Glenville as a unique place by reflecting
its physical character and adding to it in complementary ways.
(2)
The Town of Glenville would like to further the sense of place
for the established Town Center area, the emerging Freemans Bridge
Road Corridor area, and promote the rural agricultural character of
the Route 5 area as well as provide opportunities for commercial and
mixed-use developments in line with the scale and character of each
area described below:
(a)
The Town Center area as defined by the Town Center Overlay District promotes a traditional architectural and visual environment that incorporates the elements of institutional, commercial, vehicular and pedestrian environments into an integrated commercial and civic design, as stated in the purpose statement in § 270-134A and objectives in § 270-134B.
(b)
The Freemans Bridge Road corridor as defined by the Freemans Bridge Road District is a destination gateway to the Glenville for economic development in a size and scale that are harmonious with the surrounding area and complementary to a bicycle- and pedestrian-friendly environment, as stated in the purpose statement in this Subsection A and objectives in Subsection B.
(c)
The Route 5 area is a mixed-use corridor promoting highway commercial uses which encourages a hybrid of commercial and light industrial uses to attract development best suited for rural highway corridors, as stated in § 270-19.1A; and rural residential and agricultural uses which look to maintain low-density residential and agricultural-type uses consistent with § 270-14A.
(3)
These guidelines and standards have been developed to promote a basic level of architectural variety, compatible scale, pedestrian access and use of open space which is reflective of the goals and objectives of the Town Comprehensive Plan. They are by no means intended to limit creativity; they are intended to augment the requirements of site plan review of Article XVI with additional criteria that are specific to commercial developments.
B.
Guidelines and standards.
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(1)
Guidelines and standards. The guidelines and standards below
are intended to be used as a basis for design by developers proposing
commercial projects. They are also intended as an evaluation tool
by the Planning and Zoning Commission in its site plan review process.
These guidelines apply to all commercial projects and mixed-use developments.
Guidelines are not mandatory but explain the design objectives. Standards
are mandatory unless their strict application will result in undue
hardship as determined by the Planning and Zoning Commission.
(2)
Modifications and waivers. The Planning and Zoning Commission
may waive one or more of the specific requirements of this article
upon a showing by the applicant that the regulation imposes an undue
hardship due to such factors as existing conditions, site topography
or site configuration. The Planning and Zoning Commission shall approve
the minimum waiver necessary to allow the application to be approved.
The applicant for any such waiver shall have the burden of showing
that the proposed project with such waiver will have a minimum negative
effect on aesthetics and compatibility with neighborhood character.
C.
Colors and materials.
(1)
Colors utilized for building materials shall be compatible with
the surrounding area. Examples of incompatible colors in the Freemans
Bridge Road Corridor, the Route 5 corridor, and the Town Center include
metallic, neon, fluorescent and/or primary colors.
(2)
Materials. Traditional materials (masonry, bricks, wood and
stone) are preferred; however, contemporary materials (glass, steel,
concrete and plastic/vinyl siding) may be considered if they are treated
in a manner complementary to the area. Examples of incompatible materials
include exposed concrete block, metal siding and reflective glass.
(a)
Facade colors shall be low-reflectance, subtle, neutral or earth-tone
colors. The use of high-intensity colors, metallic colors, black or
fluorescent colors is prohibited.
(b)
Exposed neon tubing is not an acceptable feature for building
trim or accent areas.
(c)
Predominant exterior building materials shall not include the
following: smooth-faced concrete block, tilt-up concrete panels, or
prefabricated steel panels.
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D.
Architectural features and details.
(1)
Exterior facades, including eaves, pilasters, cornices, windows
(and window surrounds), door balusters, canopies, fascias and roofs,
shall be proportionate with the building. The scale of new construction,
including the arrangement of windows, doors and other openings within
the building facade, shall be compatible with the surrounding area.
(2)
To the extent practicable, accessory structures shall conform
to the finishes and colors established for the principal building.
(3)
Blank walls shall not be permitted along any exterior walls
facing a street, parking lot, or pedestrian area. Walls without windows
must have architectural features similar to the front facade including
materials, colors, and details.
(4)
There must be breaks in a linear row of buildings at a minimum of every 50 feet incorporating varied rooflines, building heights, and other architectural features as described in Subsection D(1).
(5)
Building orientation and entrances. The front facade of buildings
should be oriented towards the principal frontage with an entrance
in this facade. Primary entrances should be accentuated and prominently
visible with architectural details distinguishing said entrance. Architectural
details for primary entrances include: a recessed entrance, chamfered
corner, awning, entranceway roof, sidelight, transom, or adjacent
windows to the doorway, and/or additional mouldings with expression
lines.
(a)
Secondary entrances are permitted on secondary frontages or
on the corner for corner properties. Secondary entrances shall be
included in the building design for buildings consisting of 20,000
square feet or more of gross floor area on secondary frontages.
(6)
Window standards. Smoked, reflective, or black glass in windows
is prohibited on the ground floor. For commercial and mixed-use developments,
ground-floor windows shall be a maximum of 12 inches to 20 inches
above the ground measured from the base of the building beneath the
window sill to the window glass.
E.
Roofs.
(1)
Roofs shall be in keeping with the character of adjacent buildings.
Variations in rooflines should be used to add interest to smaller
buildings and reduce the massive scale of large buildings.
(2)
Roofs shall have the following features:
(a)
For flat roofs, parapets shall conceal rooftop equipment such
as HVAC units from public view.
(b)
For sloping roofs that do not exceed the average height of the
supporting walls, an average slope greater than or equal to one foot
of the vertical rise for every three feet of horizontal run and less
than or equal to one foot of vertical rise for every one foot of horizontal
run.
(c)
Overhanging eaves, extending no less than two feet past the
supporting walls.
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F.
Loading and service entrances and screening.
(1)
Loading and service entrances and outdoor storage should be
designed to minimize visual and noise impacts on surrounding neighborhoods.
These areas, when visible from adjoining properties and/or public
streets, must be screened, recessed or enclosed. Appropriate locations
for loading and outdoor storage areas include areas between buildings
where more than one building is located on a site and such buildings
are not more than 40 feet apart, or on those sides of buildings that
do not have customer entrances.
(2)
Areas of outdoor storage, trash collection or compaction, loading
docks, service entrances, overhead doors, or other such uses shall
not be located between the building and any public street or within
20 feet of any public sidewalk, on-site roadway or internal pedestrian
way. These provisions shall not apply to individual outdoor trash
receptacles and recyclable materials receptacles intended for use
by pedestrians or visitors.
(3)
All exterior mechanical, electrical, communication and service equipment, which includes all ground-, wall-, and roof-mounted equipment, shall be screened with landscaping and/or appropriate architectural treatments such as parapets, walls, or fences consistent with the materials listed in Subsection C(2) or via landscaping.
(4)
All rooftop mechanical equipment must be concealed or integrated
into the roof form or screened from view at ground level. Dumpsters,
except for temporary construction dumpsters, must be screened from
public view by a solid fence or row of evergreen shrubs.
(5)
Unroofed areas for the storage and sale of seasonal inventory
shall be permanently defined and screened with walls and/or fences
that screen such areas from public view. Materials, colors, and design
of screening walls, fences or covers shall be compatible with those
used as predominant materials and colors on the building. If such
areas are to be covered, then the covering shall conform to those
used as predominant materials and colors on the building.
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G.
Drive-through windows and canopies.
(1)
Drive-through windows. Drive-through windows should be located to the side or rear of the building, Pedestrian connectivity should be provided in accordance with Subsection K. Drive-through window design and materials should be consistent with the overall building style, form, and materials.
(2)
Canopies for drive-through operations and walk-up windows.
(a)
Drive-through and walk-up canopies should be integrated into
the overall building design and designed as an extension of the building.
[1]
Drive-through window design and materials should be consistent
with the overall building style, form, and materials.
[2]
Roofline elements and columns should be coordinated with the
overall design of the building.
[3]
Drive-through windows shall not be located along the principal
frontage. In the case of a corner lot with two frontages, the Planning
and Zoning Commission shall determine the appropriate location for
a drive-through window.
[4]
Pedestrian walkways must have clear visibility and be enhanced
with pavings or markings when they intersect with drive-through aisles.
[5]
Walk-up windows and take-out windows can be used for ice cream
shops especially in conjunction with an outdoor dining area or seating
area.
[6]
Drive-through locations can also have walk-up windows for pedestrians
and bicyclists.
[7]
Lighting must be shielded or recessed into the canopy or roofline
in the drive-through window area to prevent glare.
[8]
Menu boards, loudspeakers, stacking spaces, drive-through windows,
service and loading shall be located only in interior side or rear
yards.
[9]
Loudspeakers, automobile service order devices, and similar
instruments shall be located at least 20 feet from any street right-of-way
and 20 feet from any property boundaries.
[10]
A drive-through menu board shall comply with the
standards for freestanding or monument signs.
[11]
All service and mechanical equipment shall be
screened from adjacent sites and public rights-of-way.
[12]
Trash receptacles must be provided and screened
from adjacent sites and public rights-of-way.
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H.
Lighting.
(1)
Architectural/pedestrian-scaled lighting should enhance the
area without introducing glare on, off or above the site.
(2)
Architectural/pedestrian-scaled lighting shall consist of the
Sternberg Vintage Lighting Park Ridge series fixture with a fourteen-foot
standard black paint Lincoln pole. Lightbulbs shall be LEDs with a
maximum color temperature less than 4,000 Kelvin; 3,000 Kelvin and
under is preferred. Shields and night sky optics shall also be used
on light fixtures to project light down onto the parking lot, sidewalk,
or landscaped area. While Sternberg is the preferred manufacturer,
the Town may accept an equivalent light fixture manufacturer/supplier,
but all the above specifications relative to style, height, color,
bulb, shielding, and maximum wattage must be met, and shall be consistent
with existing Sternberg fixtures already in use in Glenville for parking
lots and pedestrian areas. Off-street parking lot lighting shall be
a maximum of 18 feet in height with the above design requirements.
(3)
Electric service transmission lines and connections should be
subsurface to reduce the amount of utility poles and associated wires.
I.
Amenities. Amenities shall be required and included on the landscape
plan to be reviewed by the Planning and Zoning Commission as part
of site plan review. The plan shall include, but not be limited to,
benches, bike racks, outdoor dining areas, transit shelters, screened
trash receptacles and recyclable materials receptacles. These amenities
are to be illustrated on the landowner's portion of the site plan
and will be privately owned and maintained.
J.
Parking lot orientation and parking lot landscaping.
(1)
Parking should be located to the side and rear of the buildings
in the Town Center and Freemans Bridge Road Corridor and/or to the
rear of the lot.
(2)
Landscaping shall be used on the perimeter of all parking lots
with 10 or more spaces in an effort to soften the visual impact of
parking lots from the street and neighboring land uses, particularly
from residential uses. Interior landscaped parking islands and peninsulas
are allowed, but where they are used, the preferred layout is that
of larger islands and peninsulas instead of numerous small islands.
Each development site and parking lot is unique, with proposed landscaping
to be evaluated and determined by the Planning and Zoning Commission
on a case-by-case basis.
(3)
Landscaping techniques using green infrastructure best management
practices is encouraged, including rain gardens, vegetated swales,
filter strips, and stormwater planters. Further details about site
infiltration practices can be found in the Capital District Regional
Planning Commission Green Infrastructure Toolkit found at cdrpc.org.
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K.
Pedestrian connectivity.
(1)
Sidewalks are to be constructed and located pursuant to Chapter 221, Sidewalks. A minimum of six feet in width shall be provided.
(2)
Continuous internal pedestrian walkways, no less than six feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, outdoor benches and seating areas, and building entry points, and shall feature adjoining landscaped areas no less than five feet in width that include trees, grass, shrubs, benches, flower beds, ground covers, or other such materials for no less than 50% of their length. These areas must comply with the minimum planting area requirements set forth in § 270-141E of this chapter.
(3)
Internal pedestrian walkways no less than six feet in width shall be provided along any facade featuring a customer entrance, and any facade abutting public parking areas. Such walkways shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entry ways are part of the facade. These areas must comply with the minimum planting area requirements set forth in § 270-141E of this chapter.
(5)
All internal pedestrian walkways shall be distinguished from
driving surfaces through the use of durable, low-maintenance surface
materials such as pavers, bricks, scored concrete or other materials
acceptable to the Planning and Zoning Commission to enhance pedestrian
safety and comfort, as well as the attractiveness of the walkways.
(6)
Internal pedestrian walkways shall be maintained by the property
owner.
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L.
Central features and community spaces.
(1)
Large commercial establishments shall contribute to the establishment
or enhancement of community and public spaces by providing at least
two of the following: patio/seating area, pedestrian plaza with benches,
transportation center, window shopping walkway, outdoor playground
area, kiosk area, water feature, clock tower, or and/or a focal feature
or amenity that, in the judgment of the Planning and Zoning Commission,
adequately enhances such community and public spaces.
(2)
Bike racks and trash receptacles. Each large commercial development
site plan shall include bike racks and trash receptacles. Trash receptacles
shall be Victor Stanley Concourse series FC-12 or equal. These amenities
are to be provided on the site plan and will be privately owned and
maintained.
(3)
Any such areas or amenities constructed or included pursuant
to Subsection I(1) or (2) above shall have direct access to the public
sidewalk network, and such features shall be constructed of materials
that are compatible with the principal materials of the building and
landscape.
M.
Gateways.
(1)
The Town of Glenville would like to create gateways at the entry
areas to the Town to enhance the sense of identity. The appearance
and prominence of Town gateways shall be improved through the use
of appropriate signage, landscaping, by more uniform setbacks, building
design, public art, and amenities. The seven gateways are: Saratoga
Road (Route 50), Freemans Bridge Road (Route 911F), Amsterdam Road
(Route 5), Sacandaga Road (Route 147), Glenridge Road (Route 914V),
the Exit 26 bridge, and the Route 50/Village of Scotia municipal boundary.
(2)
Any commercial establishment adjacent to, or within 1,000 feet
of, a Town gateway shall contribute to enhancement of the gateway
through additional landscaping, as required by the Planning and Zoning
Commission. Examples of potential contributions include perennial
low-maintenance groundcover, use of native trees and native plantings.
