Town of Cortlandville, NY Design and Development Guidelines

Site planning and design need to address a variety of aesthetic issues that consider not only the development site itself, but the site's relationship to its surroundings. It is important to address design issues not only along the sides of the roadway itself in immediate view of the public right-of-way, but any development parcels that are visible from the corridor. Building location and building orientation, the exterior appearance of buildings, parking lot orientation and appearance, landscaping, signage, lighting and vehicular as well as pedestrian circulation all need to be considered as part of the overall site design and site plan review process.

Building location and orientation on a development or redevelopment site are significant design considerations that have a direct relationship to how buildings look and function relative to their surroundings. The location and orientation of buildings shall consider their overall visual impact. New development or redevelopment shall not be visually intrusive, dominate views or contrast sharply to the existing and/or desirable character of the various planning areas.

Orientation of buildings.

The orientation of new buildings and their rooflines shall be compatible and consistent with existing and desirable patterns of residential, commercial and industrial development area. The height, scale and proportion of new buildings shall be consistent and/or compatible with surrounding buildings on adjacent properties.

Buildings shall be oriented to maximize views of the front, not the sides or rear of buildings. Care must also be taken to minimize undesirable views of large parking areas, service areas, outdoor storage and utility areas and delivery locations.

New buildings shall be sensitive to views from adjacent and off-site uses. Buildings shall be oriented so as not to create undesirable views of the sides or rear portions of buildings from nearby uses, particularly residential properties.

New buildings and parking areas shall be oriented to provide for safe, separate and efficient circulation patterns between pedestrians, nonmotorized and motorized vehicles.

Building design and architectural features. The following criteria are not intended to restrict creativity or variety in building design, but rather assist in focusing on traditional design and architectural principles. These principles are intended to encourage creative design solutions that will result in projects with an attractive visual appearance.

Nonresidential buildings. Large-scale, nonresidential development and redevelopment projects including professional office, commercial, light industrial and institutional uses must be compatible in scale and character with nearby developments, particularly residential uses.

Traditional architectural styles are encouraged over highly ornate and/or ultra modern styles.

Corporate franchise-style and cookie cutter architecture shall be discouraged in favor of building styles that complement neighborhood character and design objectives particularly where residential uses are nearby.

Peaked roofs and varied rooflines may be more appropriate for some nonresidential buildings to mimic nearby residential characteristics, particularly near established and possible future residential areas at both the northern and southern ends (gateway areas) of Cortlandville.

All building facades visible from public streets, public areas and residential neighborhoods shall have features of suitable scale and utilize construction materials that integrate consistently and compatibly with the visual characteristics of surrounding areas.

The rear facades of buildings that are visible from public streets and viewpoints shall have a finished quality utilizing materials and colors that are consistent with the remainder of the building.

Public spaces shall be considered for integration into the design of large-scale nonresidential developments where public use is expected or encouraged. These spaces may include seating areas, gardens and plazas. This is especially true for institutional use and large-scale businesses that are open to the public.

Loading and delivery areas, outdoor storage facilities/areas, trash collection areas and employee parking areas shall incorporate suitable site and landscaping features. These areas shall not be located in full public view. Landscaping features shall include appropriately sized deciduous and evergreen plant materials to mitigate the effects from year-round public exposure of fencing, lighting and noise.

Residential development. New single-family residential development projects shall be compatible in scale, form and mass with surrounding residential uses and in other areas of the study area. New infill residential development shall be sensitive to adjacent properties and not introduce housing styles that are inconsistent in patterns of development, scale, mass, form, or style with surrounding residential units or neighborhoods, unless such changes are desired by the community.

Houses that are identical in appearance, building elevation, floor plans, etc. shall be discouraged from locating in view, on adjacent lots, or directly across the street from each other if significantly visible. If a single house design is used repeatedly, the use of varying materials, colors, window treatments and other design details shall be encouraged to distinguish one unit from another.

The orientation of new houses in view shall follow established patterns where either the fronts or sides of homes are seen. The rear facade of new houses shall not be the predominant view of the structure.

New housing shall avoid consistent use of styles that emphasize garages as a visual focal point of a house's design.

New housing developments shall avoid to the greatest extent possible, visual monotony caused by long, straight lines of similar looking houses along a street. Variation in roofline, roof features (peaks, dormers), porches, doors, windows and paint details are encouraged.

New development shall be encouraged to extensively use landscaping elements to help distinguish housing units, subdivisions and neighborhoods. Landscaped entranceways into subdivisions and neighborhoods are encouraged.

Building materials.

Materials shall have desirable architectural character and quality. Materials shall be selected for harmony in color and texture with adjoining buildings. Brick, native stone and high quality wood treatments are encouraged over the use of metal materials as the principal nonresidential building material.

Buildings shall make use of the same materials, or those that are architecturally harmonious and visually compatible, for all building walls and exterior building components that are either wholly or partly visible.

Materials shall be considered for their durable quality, longevity and ease of maintenance. Inappropriate use of materials, for which they are not intended, and questionable construction practices in their installation shall be avoided.

Front and side building facade materials shall be of subtle colors and low reflectance to prevent glare. Colors that are classic in appearance, neutral, timeless, and of an earthen tone shall be encouraged over nontraditional, bright or neon colors.

Windows and doors.

Building components, such as windows and doors, shall be compatible in scale and proportion to one another and to desirable patterns established.

A well-designed building entrance shall be visible from the street and provide the focal point of the building's front facade. Recessed entrances are encouraged particularly when such entrances add to the overall appearance of the facade.

Colors for framing shall be harmonious with other building elements and the use of compatible accent colors is encouraged.

There shall be no long, blank, featureless building facades. Building wall appearance can be enhanced with windows or other architectural design and/or landscape features such as recessed areas and projections, or well landscaped with trees and shrubs in order to avoid monotony in design and appearance.

Utilities and storage.

All gas and electric meters and other appurtenances shall either be incorporated internally into the structure or be of similar color and materials to the principal structure so as not to be visually distinct.

Mechanical equipment or other utility hardware on the roof, ground level, or buildings themselves shall be screened from public view with materials that are harmonious with the building, or located in such a manner as not to be visible from residential uses, public areas, walkways and streets. Landscaping of potentially visible utility boxes shall be screened to the greatest extent possible using plant materials and landscaping while still allowing for access and maintenance.

All accessory buildings (garages, sheds, storage buildings, etc.) and structures shall be compatible with the materials and colors of the principal building (s).

Vehicular access management and parking. The objective with regards to vehicular access management and traffic circulation is to maintain an acceptable level-of-services on roadways for efficient traffic flow by limiting unnecessary turning movements, curb cuts, sight line problems and other potentially unsafe roadway conditions. (See Chapter 135.) Access management must also provide for safe, separated pedestrian circulation patterns in relation to vehicular movements. New site entrances, curb cuts and driveways shall be avoided as much as possible to eliminate additional turning movements that may cause further restrictions in traffic flow and decreased levels-of-service. The following guidelines have a direct bearing on defining the chapter of an area.

Street patterns.

A connected street system that provides residential access through neighborhood streets to the greatest extent possible shall be encouraged.

New streets shall be interconnected in clearly discernable patterns. New streets shall connect to existing streets wherever possible and in a grid or other pattern that follows traditional street patterns in the community. Street patterns shall be simple and direct to provide the shortest and most direct routes to destinations.

Curvilinear street patterns and culs-de-sac generally increase construction and maintenance costs, gas consumption, and the amount of impervious areas of pavement and shall be avoided wherever possible. These uses shall be considered only where topography or other natural or man-made conditions require their use.

Street design shall encourage slower traffic in neighborhoods and areas of pedestrian activity.

Service roads and driveways.

The use of service roads in large-scale developments, both residential and nonresidential development and redevelopment projects, shall be thoroughly considered during project design to limit unnecessary curb cuts along them.

Site entrances and exits shall be clearly delineated and designed to provide for smooth traffic flow into and out of a site and within parking areas utilizing curbing and landscaping to delineate traffic movement patterns.

Internal access to out parcels is encouraged over new ingress and egress points.

Connecting parking lots and consolidating driveways for cross access of parcels is encouraged in site design and layout.

Restricting the number of driveways per lot to reduce potential traffic and pedestrian conflicts is encouraged. Driveways shall intersect adjoining roads at a right angle for maximum driver and pedestrian visibility and safety.

Locating access driveways away from intersections at maximum distances possible is encouraged.

Increased minimum lot frontages along major roads is encouraged in order to limit access points on the highway.

Entrances and exits shall be attractively designed, signed, landscaped and well-maintained to better delineate driveways as access locations. Delineation of driveways in interior portions of sites shall be accomplished using trees and other plant materials rather than bollards or other man-made, less attractive materials. Entrances to large residential and nonresidential developments are encouraged to have landscaped medians and tree-lined access roads for better delineation and appearance.

Parking areas.

Off-street parking areas that consolidate rear parking lots are encouraged as well as the use of service roads and shared driveways to limit the number of access points to a site or new curb cuts that may otherwise be needed. Internal circulation of shared parking areas and driveways shall be clearly delineated by curbing, green areas (snow storage areas) and landscaping.

Off-street parking areas shall be screened from street frontages and adjoining residential properties by low walls, earthen berms, dense landscape plantings or combinations of these elements. Fencing shall be discouraged in favor of more permanent, natural and durable screens.

Parking to the rear or sides of buildings shall be encouraged over parking areas between the building's front facade and other major public roads.

The design of large parking lots shall include perimeter landscaping and landscaped islands. Green space and landscaping shall be provided between highway rights-of-way and parking areas where possible. Landscaped buffers and islands shall consider the use of a variety of plant materials for visual appeal and year-round effect. Plant materials shall include deciduous and evergreen trees, shrubs and/or perennial flowers.

Pedestrian and nonmotorized circulation.

Goals.

It is the goal of the Town of Cortlandville to create a safe atmosphere throughout for pedestrians and nonmotorized uses such as bicycles. A series of long-term actions will need to be taken to improve the pedestrian scale of the corridor and provide certain pedestrian amenities to accommodate nonmotorized and pedestrian activity.

Eventually an interconnected network of walkways and pathways will encourage pedestrian activity and the use of nonmotorized means of travel. The benefits realized by creating a more walkable community will include less reliance on the automobile, decreased traffic congestion, a healthier citizenry, greater social interaction among neighbors and businesses, and a strengthened sense of community. The result will be residential neighborhoods and business areas that are not isolated from other major roadways.

Sidewalks and crosswalks.

Land uses must support pedestrian and nonmotorized activities. Therefore, it becomes very important that the design of new development and significant redevelopment projects within the corridor study area create physical linkages between different adjoining land uses via an eventual continuous network of sidewalks and/or trails.

The design of new developments and redevelopment projects must provide for a safe and attractive pedestrian and nonmotorized environment. Street networks shall be designed to be pedestrian friendly by providing adequate separation of pedestrians and non-motorized means of transportation from vehicular traffic circulation patterns.

Sidewalks and curbs shall be provided along both sides wherever possible. This is particularly important in high-traffic commercial sections of the corridor. Where this is not practical or where the public right-of-way is limited, sidewalks shall be provided on at least one side.

Sidewalks shall be constructed of concrete with a minimum width of five feet. Widths of up to eight feet may be more appropriate in some high-traffic commercial areas.

Sidewalks shall provide landscaped areas between the street curb or paved shoulder of the road and the street side edge of the sidewalk, particularly in residential areas. Planting strips (green space or snow storage areas) of at least five feet in width where practical between the edge of pavement and the inside (roadside) edge of sidewalks shall be provided rather than paved asphalt or concrete surfaces, particularly in residential areas. This planting strip may be substituted for compatible paved materials in commercial and business areas.

Sidewalks shall be provided at all new development or redevelopment projects, including business and residential areas, to connect to adjacent land uses.

All sidewalks, pedestrian and nonmotorized pathways shall be designed to be barrier-free and accessible to the public and meet state and local standards.

Interior sidewalks outside the public right-of-way shall be provided at all new development or redevelopment projects as connections between the public sidewalk and primary entrances to nonresidential buildings.

Well-defined crosswalks to connect sidewalks are of paramount importance for public safety. In most cases, crosswalks shall be defined by signage, printing and striping.

Street trees, furnishings and pedestrian amenities. Street tree streetscape furnishings and pedestrian amenities shall be considered as part of an integrated, well-conceived streetscape plan. A streetscape plan may include street trees, for shade and comfort, and street lighting for safety and security. However, the placement of any materials within the public right-of-way will need to be permitted by the jurisdictional agency. In the likely event that no plant or other materials may be placed within the public right-of-way, the placement of trees, plant materials and furnishings (benches) may be possible alongside the public right-of-way with the support and permission of the private property owner. The placement of these amenities may be part of an overall development or redevelopment project.

The provision of streetside amenities shall be encouraged along all pedestrian sidewalks where possible, including the placement of trees, lighting and flower beds. The placement of materials in the public right-of-way must be coordinated with and receive permission from the State Department of Transportation. Trees, shrubs and flowers shall not restrict views of or from pedestrian areas or cause the creation of unsafe situations.

In addition to sidewalks, new development and redevelopment shall consider the use of trees and other vertical design elements just outside the public right-of-way (lampposts, plant materials, etc). The use of these materials may create effective physical and visual buffers between sidewalks, vehicular traffic and parking areas as well as a means to better define the edges of the public right-of-way.

The planting of street trees shall be a long-term objective with a consistent appearance in the use of tree species and spacing inside or outside the public right-of-way. However, the placement of any materials within the public right-of-way must be coordinated with and receive approval by the NYS Department of Transportation.

For all development in nonresidential areas, street trees shall be installed outside the public right-of-way typically at thirty- to forty-foot intervals where practical. Street trees shall be required in addition to any additional on-site landscaping.

Tree species shall be selected that have root growth habits that do not cause damage to pavements, sewer or water lines. Trees shall be planted no closer than five feet from sidewalks, five feet from streets, and eight feet from driveways.

Lighting.

Lighting objectives are different for motorists and pedestrians. High-intensity lighting mounted on poles of considerable height are meant to illuminate roadways for safe vehicular travel. However, lighting intended for motorists may create an uncomfortable or undesirable pedestrian atmosphere. Lighting in pedestrian areas shall include low-angle pedestrian-scale lampposts that illuminate full color spectrum light for more realistic nighttime colors and prevention of glare. Pedestrian lighting in certain commercial and institutional areas may be a long-term objective for the community.

Lighting features shall complement building design and be consistent in appearance throughout a development site. However, as with the use of other design elements, creativity in design shall be encouraged to avoid too much uniformity that results in visual monotony.

Lighting shall be used to enhance landscaping, building features and textures, pedestrian areas, public spaces, building entrances and site entry points.

Illumination shall be consistent with neighborhood ambient light levels.

Lighting fixtures shall direct light downward in most applications to limit the amount of light escaping off-site, except in situations where low-level lighting is used specifically to highlight landscape features, buildings and pedestrian walkways.

Exterior lighting shall be considered as part of the design concept for a building and site. Light fixtures, standards, and all exposed accessories shall be harmonious to a building's design and not result in undesirable lighting off-site.

Adequate lighting shall be provided for safety and security reasons and incorporated into the site and building design process.

Floodlights and the use of other high-intensity lighting shall be discouraged.

Vandal resistant light fixtures shall be used to the greatest extent practical.

(j)

Lighting elements in pedestrian areas as part of site design shall be pedestrian-scale, typically 12 to 15 feet in height, made of durable metal and vandal-proof materials and ornamental in appearance.

(k)

Any ornamental lighting used in site design and in view of the public right-of-way shall be consistent in style and streetlighting patterns acceptable to the Town's design objectives.

Signage. The location, size, design, materials and lighting of signs shall be considered as an important part of a development site's overall design. Signage shall enhance a building's architecture and complement a site in terms of its consistency with building scale and architectural styles. Signs shall not appear as an afterthought to a building or site's design or be visually dominant.

Signs shall complement their surroundings and convey its message clearly and simply. Signs shall be weather- and vandal-proof to the greatest extent practical.

Signs shall be well landscaped and maintained using plant materials of suitable scale, numbers and form.

Roof-mounted signs shall be avoided. Wall signs or low-profile signs are preferred over pole-mounted or projecting signs. Freestanding signs shall incorporate the architectural style and character of the building(s) it identifies. Large-scale freestanding signs shall be discouraged.

Signs shall have appropriate scale and proportion to a site and its use. Signs shall be designed as an integral part of the architectural features of the building. Sign size must be consistent with the Town's Zoning Ordinance requirements. Sign height shall be proportional to local zoning districts and permitted uses. Ground sign height in professional office use B-1 Districts (real estate, attorney, insurance, physician) shall be six feet in height or less from the top of finished grade. Ground sign height in Commercial Highway Use B-2 Districts (fast-food restaurants, retail less that 15,000 square feet, etc.) shall be six feet in height or less from the top of finished grade. Ground sign height in Planned Commercial Use B-3 Districts (retail greater than 15,000 square feet, auto dealerships, etc.) shall be eight feet in height or less from the top of finished grade. Ground sign height in Industrial I-1 and I-2 Districts shall be six feet in height or less from the top of finished grade. All ground (monument) signs shall be attractively landscaped and maintained.

Neon tubing and other high-intensity accent treatments shall not be used in sign, facade or building design.

Wall signs incorporated into a building's facade shall be framed and limited to one sign for each side of the structure to prevent visual clutter.

Colors and materials used for signs shall be consistent with building colors and materials.

Lighting shall be adequate to enhance the sign's overall appearance. Intense lighting that produces glare or off-site impacts shall be avoided.

Exposed supports to stabilize signs, including wires and cables shall be avoided.

Landscape design.

Landscape design not only improves the appearance of a development site, but also enhances both pedestrian and vehicular access and management. Plant materials and landscaping features, such as masonry walls, can serve to highlight points of entry to a site or a neighborhood as well as identify pedestrian and vehicular circulation routes.

Landscape designs often do not realize their full potential and effectiveness for a variety of reasons. Some of these reasons may include using an insufficient amount of landscaping materials, primarily plants; poorly designed landscape plans using incompatible or inappropriately sized materials; and a lack of adequate maintenance that may include irrigation or regular removal and replacement of dead or diseased plant materials.

Design guidelines.

All new development and redevelopment shall include landscaping as part of the overall site design process. Landscaping shall not be an afterthought to site development or building design process, but integrated as a primary design consideration.

Landscaping shall be used to accentuate building entrances, pedestrian corridors and building features. Foundation plantings shall be used around all buildings.

Plant materials and man-made elements (brick pavers, concrete, etc.) shall be used creatively to delineate and highlight building and site entry points and serve to act as gateways into development areas, business and office parks, and residential neighborhoods.

Landscaping shall be used to define parking areas, vehicular and pedestrian circulation routes.

Perimeter landscaping shall be provided along property lines where there is a change in land use, primarily between nonresidential uses and adjoining residential properties.

The use of native plant materials shall take precedence over exotic or non-native plant species. Invasive plant species shall not be used.

All plant materials shall be sized to create an attractive appearance within three to five years of installation. Trees and shrubs shall be creatively grouped together to form a visual focal points of interest. Irrigation is encouraged to maintain plants in healthy condition.

Excessive varieties of plant materials shall be avoided in favor of creating an attractive, cohesive landscape design. Year-round effectiveness of planting must be considered and shall include a mix of deciduous and evergreen trees and shrubs.

Landscape designs shall incorporate existing, desirable trees and shrubs found on site as much as practicable. In particular, healthy mature trees and woodland areas shall be preserved and maintained to the greatest extent possible.

(j)

Grading under the drip line of mature and protected trees is discouraged to avoid soil compaction and root damage.

(k)

Grading of a site shall blend in with existing contours of adjacent parcels and not result in abrupt changes in grade. Earthen berms, if used, shall not appear overly engineered or linear, but have a more natural, nonlinear, undulating appearance.

(l)

Developers are encouraged to use the services of professional landscape architects and landscape designers.

(m)

Landscaping shall define parking areas and pedestrian areas.

(n)

Landscaping shall accentuate building entrances.

Buffers and screens. Physical buffers and visual screens between different, adjoining land uses are critical design elements that shall be utilized to reduce undesirable visual impacts. In developed areas, visual screens may be a combination of structural elements (walls) and nonstructural natural elements (earthen beams and plant materials). The use of some types of wooden fencing (for example, stockade) and particularly those requiring regular maintenance, and chain link fencing along or in the immediate view of the public right-of-way is discouraged.

Structural screening walls shall appear as extensions of a building's design that repeat architectural features including building materials, textures and colors. For example, red brick buildings shall be encouraged to use matching red brick materials if structural screening walls are used.

Screening walls shall not be painted since painting requires considerable maintenance to keep its appearance. Rather screening walls constructed of high quality, long lasting, but not necessarily high cost, materials are preferred.

A combination of structural screens, such as low walls, and/or natural landscape plant materials shall be provided where possible between parking lots and sidewalks or other pedestrian use areas.

The use of chain link fencing as buffers and screens is discouraged. The use of barbed wire fencing is also discouraged. In some areas chain link or barbed wire fencing is necessary for safety and security reasons. The appearance of security fencing shall be enhanced by landscaping along the fence line with evergreen and deciduous plant materials.

Berms, if used, shall be a minimum 36 inches high in combination with plantings and no greater than one foot vertical rise to a three foot horizontal run ratio and shall appear as natural as possible.

All screening walls 50 feet or greater in length that are visible shall be designed to minimize visual monotony through changes in height, material, texture and the use of plant materials.

Dense landscaping and structural materials shall be used to screen unattractive views of outdoor storage areas, trash enclosures and ground level mechanical and electrical equipment.

Utilities and storage.

Utility facilities and areas may include electrical and gas distribution facilities, transformers, meters and air-conditioning units. Utilities may be located at ground level or rooftops.

Storage areas may include trash collection locations (dumpsters), loading and unloading docks and bays, services bays and outdoor storage areas or storage facilities/buildings. Ideally all utilities and storage areas shall be located at the rear of buildings and visually hidden, residential uses, public streets and public view.

Private and public utilities shall be buried underground wherever possible.

Rooftop utilities shall be effectively hidden from the view of motorists, residents and pedestrians at street level. Rooftop screens shall be constructed from materials that are consistent in color and texture with the building's exterior design materials.

The use of natural plant materials, including trees, shrubs and perennials shall be encouraged to screen ground level utilities and outdoor storage buildings and areas as part of an overall site landscaping plan.

High-quality, decorative fencing and/or masonry materials shall be used to screen trash disposal and collection areas (dumpsters) and other outdoor storage areas from adjoining residential properties.

(6)

Maintenance. Continual maintenance and upkeep of buildings and grounds is necessary to realize the full potential and benefits of good site and building design. The selection of materials during site and building design must consider their maintenance requirements as perhaps one of the most important phases in the design process.

Materials shall be selected for their longevity, durability and ease of maintenance as well as their appearance.

Detailed site and building design shall consider and avoid design configurations and features that accumulate debris, leaves, trash, dirt and rubbish or otherwise may create long-term maintenance problems.

Building facades and landscaped grounds shall be maintained, repaired and replaced, if necessary, on a regular, year-round basis. Maintenance requirements shall include removal and replacement of dead or diseased plant materials on an annual basis.

Public spaces.

The provision of public spaces and open space areas becomes a more important social issue as land use density in developed area increases. The need for public and open spaces is especially significant to the elderly and children since they often do not have either complete mobility or the ability to travel any length of time or distance.

Public spaces include parks, sidewalks, plazas, atriums, courtyards, terraces, parking areas, and public gardens. Design guidelines shall consider public areas that are not only available to the public, but that are safe, comfortable, and accessible to all citizens. Above all, public spaces must be useable since they contribute positively to an area by encouraging social interaction and promoting a sense of community.

Small parks, pocket parks, and plazas shall be an important consideration in overall building and site design as places for public gatherings and socializing, particularly at institutional sites such as municipal buildings, schools, libraries, meeting halls, etc.

The design of public use areas shall consider views, climate, protection from weather extremes, solar angles, shade and shadow effects, public safety and security.