Ballston Town City Zoning Code
ARTICLE XXVI
Townhouse and Senior Citizen District Design Standards
§ 138-120 Existing multiple dwellings.
Any multiple dwelling that exists at the time of enactment of this chapter may continue to exist; however, any structural modifications, improvements or changes to that dwelling must conform to the provisions of this chapter and the New York State Uniform Fire Prevention and Building Code.
§ 138-121 Special use permit required.
No new multiple-dwelling units, or expansion of any existing unit into a multifamily dwelling shall be built in the Town of Ballston except when within a Senior Citizen District and shall meet all development standards of Article XXVI. Outside of a Senior Citizen District, townhouses shall be allowed as per Attachment 2-11 only with a special use permit obtained from the Town Planning Board. Said special use permit shall be contingent on, but not limited to, approval of a site plan review by the Town of Ballston Planning Board. The special use permit and the site plan review processes shall be coordinated and conducted at the same time to the maximum extent feasible.
§ 138-122 Required approvals prior to issuance of building permit.
The Building Inspector shall not issue any building permit for a townhouse or building within a Senior Citizen District until he or she has received written confirmation that a special use permit has been granted by the Planning Board, and the site plan has been approved by the Planning Board.
§ 138-123 Construction standards.
All of the provisions of this chapter and of the New York State Uniform Fire Prevention and Building Code will apply to the construction or modification of any townhouse or multiple dwelling in a Senior Citizen District within the Town of Ballston.
§ 138-124 Parking.
[Amended 5-14-2024 by L.L. No. 3-2024]
All townhouses and multiple dwellings shall have no less than two parking spaces per dwelling unit. No front yard shall be used for storage of any vehicle. All requirements for ESVE stations shall apply as per § 138-159.
§ 138-125 Development standards for townhouses and senior citizen districts.
A.
Pedestrian circulation. A clearly defined, visible, and identifiable pedestrian network shall be provided between parking spaces, open spaces, recreational facilities, and individual buildings within the development site and connected to adjacent public street sidewalks and public parks, open spaces, and community facilities.
B.
Building size.
(1)
The maximum footprint area of any individual building in any Senior Housing District established shall be 20,000 square feet The maximum size of any proposed nonresidential building within a senior housing district shall be increased only when the applicant participates in the Green Energy Incentive Program as per Article XVII.
(2)
The maximum length of any individual building containing single-family attached or townhouse dwelling units or multifamily dwelling units shall be 200 linear feet, regardless of the number of units.
(3)
Except for senior citizen housing developments that are part of an approved Senior Housing District, the density of a townhouse structure shall be the same density as established for any residential use in the district in which it is located. Density bonuses may be used in the development of townhouses (in districts where allowed) only if the applicant participates in the Town of Ballston Agricultural and Open Space Purchase of Developments Rights Program.
(4)
No more than six side-by-side dwelling units shall be attached in any single townhouse structure.
C.
Height. Townhouses and multifamily dwellings shall have a maximum height of 40 feet.
D.
Space regulations. Space regulations for shall conform to the Tables of Uses, Area, Frontage and Setback Requirements for each zoning district located at the end of this chapter.[1]
[1]
Editor's Note: Said tables are included as attachments to this chapter.
E.
The following design standards shall be met for any townhouse or multiple dwelling in any district, where allowed. The Planning Board may also require application of design standards of § 138-17 for such dwellings in any district.
(1)
Building design. Building details, including roof forms, siding materials, windows, doors, and trim, shall reflect a similar level of quality and architectural detailing on all sides facing a street.
(2)
Building facades.
(a)
The street-facing front facades of buildings shall be articulated with wall offsets (e.g., projections or recesses in the facade plane) that are at least two feet deep and spaced no more than 30 feet apart.
(b)
In addition to wall offsets, street-facing front facades shall provide at least three of the following articulation elements:
[1]
A covered porch;
[2]
A recessed entrance;
[3]
One or more dormer windows or cupolas;
[4]
Pillars, posts, or pilasters;
[5]
One or more bay windows projecting at least 12 inches from the facade plane;
[6]
Eaves projecting at least four inches from the facade plane;
[7]
Raised corniced parapets over the entrance door;
[8]
Multiple windows with a trim at least four inches wide; or
[9]
Integral planters that incorporate landscaped areas or places for sitting.
(c)
Side facades shall maintain at least 20% of the facade area as windows.
(3)
Roof form.
(a)
Principal buildings shall incorporate roof pitches between 3:12 and 12:12, or incorporate a parapet at least three feet high with a three-dimensional cornice around a flat roof. Alternative roof forms or pitches may be allowed for small roof sections over porches, entryways, or similar features. Solar panels may be placed on pitched or other alternative roof forms as may be allowed by this zoning law and the Building Code.
(b)
All roof vents, pipes, antennas, satellite dishes, and other roof penetrations and equipment (except chimneys) shall be located on the rear elevations or otherwise be configured, to the degree practicable, to have a minimal visual impact as seen from the street.
(4)
Accessory structures.
(a)
Garages serving townhouses shall be located to the side or rear of the building(s) containing the dwellings. Garages serving multifamily dwellings in a senior citizen district shall be located to the side or rear of the building(s) containing the dwellings, or be structured parking. All EVSE requirements of § 138-159 shall be met.
(b)
The exterior materials, design features, and roof form of accessory structures shall be compatible with the principal building(s) to which they are accessory.