Coxsackie Town City Zoning Code
ARTICLE VII
Design and Landscaping Standards
§ 201-51 Design standards.
Intent. These design standards are intended to promote the retention of rural character and protect important historical properties. These standards ensure that new buildings, additions, and alterations are consistent with the Town's vision as described in the Town and Village of Coxsackie's Comprehensive Plan.
Applicability. This section shall apply to all commercial, mixed use, and multifamily new construction, and it shall not apply to single-family and two-family dwellings.
Definitions. As used in this section, the following terms shall have the meanings indicated:
New construction added to an existing building or structure.
Construction or other modification that changes one or more of the exterior features of a structure or building, including, but not limited to, the erection, construction, reconstruction, addition, sand blasting, water blasting, chemical cleaning or removal of any structure, but not including changes to the color of exterior paint.
A roof with a beveled edge, especially to a beam.
The projection at the top of a wall or the top course or molding of a wall when it serves as a crowning member.
A generic product name standing for exterior insulation finish systems, which consists of an acrylic finish applied to a foam base anchored to a building facade. Brand names include Dry-vit.
The exterior walls of a building facing a frontage line.
The three-dimensional shape of a building(s) height, width, and depth.
The portion of a wall, which extends above the roofline.
A projecting base of an external wall, or the base of courses of a building collectively, if so treated as to give the appearance of a platform.
A covered walk or porch that is supported by columns or pillars; also known as "colonnade."
Materials. Any new building, addition or alteration must be constructed of natural materials typically found in the vicinity. Natural materials include such materials as stone, brick, wood siding, shingles, slate, etc. Industrial or artificial materials such as raw concrete finish, EIFS, anodized or galvanized metal, tinted glass, are prohibited with the following exceptions:
Roofs may be constructed of metal.
Building design standards.
Building orientation and entrances:
The front facade of buildings shall be oriented towards the street of address of record, with an everyday public entrance in this front facade.
When buildings are located on corners, the entrance may be located on the corner with an appropriate building articulation, such as a chamfered corner, turret, canopy, or other similar building feature.
All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang.
Where rear parking is provided, the provision of a secondary rear entrance is encouraged. The design of the rear entrance and facade should not compete with the main entrance but be appropriately signed and marked to indicate a rear entrance.
Walls:
Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area.
Walls or portions of walls, where windows are not provided, shall have architectural treatments that are similar to the front facade, including materials, colors, and details.
At least four of the following architectural treatments shall be provided into these walls:
Masonry (but not flat concrete block).
Concrete or masonry plinth at the base of the wall.
Belt courses of a different texture or color.
Projecting cornice.
Projecting metal canopy.
Decorative tilework.
Trellis containing planting.
Medallions.
Translucent glass.
Vertical/horizontal articulation.
Lighting fixtures.
An architectural element not listed above, as approved by the Planning Board, that meets the intent.
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Windows:
Windows shall reflect any discernable pattern of window openings that is established among adjacent structures in terms of style, configuration, and size. When necessary repair or replacement of windows is required, replacement windows shall match the original window in style, configurations, and size.
Ground floor front and side (on corner lot) facades of buildings shall consist of a minimum of 60% window and transparent door area, with views provided through these windows into the business.
Upper story windows of front facades shall not be boarded or covered and shall comprise a minimum of 35% window area in the facade above the ground floor.
Smoked, reflective, or black glass in windows is prohibited.
Roofs. Roofs shall be proportional to the rest of the building and be in keeping with the character of adjacent buildings. Where flat roofs are used, they shall have a parapet. False mansard-style roofs shall not be used.
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Building character. New infill development, additions, and alterations shall generally employ building types and architectural detailing that are compatible to the architecture of the area in their massing and external treatment as appropriate.
Architectural rhythm:
New infill development, additions, and alterations shall also retain the architectural rhythm of building openings (including windows and entrances) of the same block unless the Planning Board determines that the existing architectural rhythm is inappropriate.
New infill development, additions, and alterations shall also attempt to maintain the horizontal rhythm of the block by using a similar alignment of windows, floor spacing, cornices, awnings as well as other elements. This rhythm shall be achieved by aligning the top, middle, and base floors. Buildings shall have a distinct base at ground level using articulation or materials such as stone, masonry, or decorative concrete. The top level should be treated with a distinct outline with elements such as projecting parapet, cornice, or other projection.
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Massing:
Buildings shall be similar in height and size or articulated and subdivided into massing that is more or less proportional to adjacent structures and maintains the existing architectural rhythm.
The massing of any facade should generally not exceed 50 feet maximum (horizontal dimension). Shop fronts may be broken down even further; 30 feet or less is preferred.
Nonresidential buildings must have at least a three-foot to five-foot break in depth in all street facades for every 50 feet of continuous facade, although 30 or less is preferred. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, towers, recessed doorways, and other architectural treatments.
Surface parking.
Vehicular access to surface parking shall be from an alley or side street where practical.
Pedestrian access. Pedestrian access to and through a parking lot shall be clearly defined with a pedestrian walkway and sufficient lighting.
Location of off-street parking:
For all new building construction, off-street parking shall be located to the side or rear of the principal building; parking to the rear is preferred. Corner lots shall only provide parking to the rear of the principal building.
Parking shall be set back 10 feet from the legal right-of-way.
Off-street surface parking shall not extend more than 70 feet in width along any pedestrian street frontage without breaking up the parking area into smaller lots through the placement of buildings, the use of landscaping, community gathering spaces, or other treatments.
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Parking lots shall be located to the side or rear of the building, parking to the rear is preferred. |
Pedestrian design standards.
Sidewalks are required along all street frontages with a minimum width of eight feet.
Sidewalks are required to connect the street frontage to all front building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic.
Sidewalks shall connect to existing sidewalks on abutting parcels and other nearby pedestrian destinations.
The sidewalk pattern shall continue across driveways.
Exterior lighting. All exterior lighting shall be meet the requirements of § 201-53 of this chapter.
Refuse areas. The storage of refuse shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing. Any refuse area outside of the building shall be sited in the following manner:
Refuse areas, including dumpsters and garbage cans, shall be located behind and adjacent to the principal building.
Refuse areas shall be entirely screened by a fence or enclosure of at least six feet high on all four sides. A minimum of 25% of the enclosure shall be screened by landscaping.
Refuse areas shall be designed to be architecturally compatible with the principal building and made of cinder blocks, stockade fence or chain link fence with vinyl slats. Enclosures must remain locked and closed.
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§ 201-52 Landscaping and buffering.
Purpose. These landscaping regulations are intended to establish minimum requirements and standards for attached and semidetached single-family, multifamily residential, commercial and industrial sites in order to maintain and protect property values, enhance the general appearance of the Town and provide the residents of the Town with a sense of place. In general, these provisions ensure landscaping criteria that will curtail soil erosion, absorb carbon dioxide and supply oxygen; reduce the effects of noise, glare, dust, heat, and other objectionable activities generated by some land uses; buffer and screen adjacent properties; provide shade; and promote the pleasant appearance and character of the Town.
General requirements.
Proposed developments meeting the following conditions must prepare a landscaping plan describing how the requirements of this article will be met:
Any proposed commercial or industrial development.
Any proposed multifamily residential development.
The plan shall be prepared by a licensed New York landscape architect, New York licensed engineer, or an experienced nursery and landscape professional. The Building Inspector/Code Officer shall review a proposed plan for compliance with the requirements of this article. The Town review shall be limited to compliance with Town standards. If the Building Inspector/Code Officer believes a proposed plan does not meet the requirements of this article, the applicant shall be notified in writing of the Building Inspector/Code Officer's findings.
Landscaping required pursuant to an approved site plan shall be installed or bonded for under an agreement approved by the Town Attorney, prior to temporary occupancy, and installed before the issuance of final certificate of occupancy.
Natural vegetation or stands of trees existing prior to site development may be used toward meeting all or part of the landscaping requirements. Incorporation of native species which have food or habitat value is encouraged.
Required landscaping shall not incorporate trees which have the potential of interfering with overhead power lines.
Landscaping plan requirements. The following elements shall be included on the landscaping plan:
Plan scale, date, north arrow, and location map with zoning district designations for the site and adjacent properties.
Plan sheets should be 24 inches by 36 inches. Upon final approval, two sets of landscaping plans in 24 inches by 36 inches format and five sets of 11 inches by 17 inches format shall be provided.
Topographic grades for slopes greater than 3:1 and any berms or basins.
Demarcation of existing vegetation "to remain" or "to be removed" and the means of protecting existing vegetation during construction as well as size and species of existing vegetation.
Existing features. The location and character of existing buildings, roads, utilities, parking areas and other site features, mature trees standing alone; outer limits of tree masses and other existing vegetation; the location of floodplains, wetlands, and other natural features that may affect the location of proposed streets, buildings, and landscape plantings. These features should be differentiated by different line weights on the plan or be on a separate sheet.
The location of proposed landscaping. The mature size of all plantings shall be graphically indicated.
The location of proposed buildings, paving, utilities, or other improvements, proposed roads, parking, service areas, and other paved areas, outside storage and trash receptacle areas, sidewalks, berms, fences, walls, freestanding signs, and site lighting.
A planting schedule listing the scientific and common name, size, quantity, and root condition of all proposed plant material. The schedule shall show indicate mature height and width for each plant for shrubs at five years and trees at 10 years. Planting details shall include the method of protecting existing vegetation, landscape planting methods, and supporting calculations. Information in the form of notes or specifications concerning seed mix, seeding methods, sodding, ground cover, mulching, and the like, etc., shall be provided.
Minimum planting requirements.
To provide a proper planting area, the minimum dimension of any required planting area must be no less than five feet in both length and width.
At the time of planting, deciduous trees must be at least three inches in diameter measured six inches above the base, and coniferous trees must be at least six feet in height.
Shrubs must be at least 24 inches in height at time of planting. Shrubs and ground cover should be planted so that they attain coverage of at least 75% of the planting area within four years.
Any planting of grass or sod shall be established by using a turf grass developed for conditions of the northeast.
Maintenance.
Any plant material used in the landscaping project shall be maintained in a healthy growing condition. The property owner shall bear responsibility for maintenance of required landscaping. The Town will work with a property owner in establishing a realistic replanting plan when landscaping required by this article is lost due to situations beyond the control of the property owner, such as drought or other related circumstances.
Any tree or shrub area that dies within six months of planting shall be replaced by the current landowner or developer. Any tree or shrub that within six months of planting or replanting is deemed, in the opinion of the Town of Coxsackie, not to have survived or not to have grown in a manner characteristic of its type, shall be replaced. Substitutions for certain species of plants may be made only when approved by the Town of Coxsackie.
The applicant shall submit a maintenance agreement describing methods of compliance with the requirements of this article.
Species choice. The applicant shall utilize plants which are adaptable to local climatic conditions. The use of drought tolerant species is recommended to reduce or eliminate the need for irrigation. It is also recommended that any vegetation retained or planted consist of noninvasive plant species to reduce future maintenance requirements and encroachment on other property. An invasive plant species is a nonnative plant species that escapes into the wild and displaces native vegetation.
The following evergreen and buffer trees have been specifically recommended for use in perimeter plantings as described in Subsection G:
Common Name | Scientific Name | |
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American Arborvitae | Thuja occidentalis | |
Austrian Pine | Pinus nigra | |
White Pine | Pinus strobus | |
Canadian Hemlock | Tsuga Canadensis | |
Colorado Spruce | Picea pungens | |
Eastern Red Cedar | Juniperus virginiana | |
Norway Spruce | Picea abies | |
White Fir | Abies concolor | |
Other species may be used, as specifically approved by the Planning Board. | ||
The following tree types are recommended for use in parking lots as described in Subsections H and I:
Under utility wires and in small parking lots:
Common Name | Scientific Name | |
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Serviceberry | Amelanchier spp. | |
Japanese Tree Lilac | Syringa reticulata | |
Flowering Crabapple | Malus spp. | |
Ohio Pioneer Hawthorn | Cretaegus phanenopyrum | |
Cockspur Hawthorn | Cretaegus crus-gali inermis | |
Washington Hawthorn | Cretaegus phanenopyrum | |
Canada Red Chokecherry | Prunus virginiana | |
Hedge Maple | Acer campestre | |
Amur Maple | Acer ginnala | |
Cleveland Select Pear | Pyrus calleryana |
In large parking lots, and along street frontage in areas free of utility wires:
Common Name | Scientific Name | |
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Honeylocust varieties | Gleditsia triacanthos inermis | |
Northern Red Oak | Quercus rubra | |
Scarlet Oak | Quercus coccinea | |
Pin Oak | Quercus palustris | |
White Ash | Fraxinus americana | |
Green Ash | Fraxinus pennsylvanica | |
Gingko | Gingko biloba: male only | |
Black Locust "purple robe or "frisia" | Robina pseudoacacia | |
Northern Catalpa | Catalpa speciosa | |
Other species may be used, as specifically approved by the Town Board | ||
Perimeter landscaping.
Purpose: to provide a very dense sight and physical barrier to significantly separate abutting incompatible zones.
Applicability. The developer must provide landscaping on the perimeter of the site as follows.
All uses must provide perimeter landscaping along site boundaries that abut lots zoned RRA -1 and -2, RR, HDR -1 and -2 MR, or WR except that no perimeter landscaping is required where an RRA -1 and -2, RR, HDR -1 and -2 MR, or WR District abuts an RRA -1 and -2, RR, HDR -1 and -2 MR, or WR District.
Requirements:
Each planting area shall be a minimum of 20 feet in width.
A screen of at least six feet in height at time of planting, that results in a noise and sight obscuring buffer that is any one or a combination of the following methods:
A solid row of evergreen trees or shrubs.
A solid row of evergreen trees and shrubs planted on an earthen berm an average of three feet high along its midline.
A combination of trees or shrubs and fencing (metal or wood) or wall (brick, masonry or textured concrete). Where fencing or walls are used in combination with landscaping, plantings shall cover at least 25% of the fence or wall.
Trees and shrubs should be spaced to grow together within four years from planting, and ground cover be provided to attain 75% coverage within four years.
Breaks in perimeter landscaping for pedestrian access may be required as determined by the Planning Board during site plan review.
Perimeter landscaping shall be required in an amount which, when combined with other on-site landscaping requirements, does not exceed 15% of the total site area.
Interior landscaping.
Landscaping between parking lots and public rights-of-way:
Purpose: to provide visual relief and separation of parking areas from public rights-of way.
Applicability. The requirements in this subsection apply to all parking lots located adjacent to a public right-of-way, except those provided for, and on the same lots with single-family dwellings and except for those land requiring perimeter landscaping as specified in Subsection F of this section.
Requirements. A landscape strip as described below shall be provided on the property between the parking lot and the right-of-way. The landscaped strip may not include any paved area except pedestrian sidewalks or trails which cross the landscaped strip. Shrubs must be maintained at a maximum height of 36 inches. Any of the following landscaped strip treatments may be used singly or in combination:
Provide a minimum ten-foot wide landscape strip between the right-of-way and the parking lot to be planted with minimum of one shade tree and 10 shrubs per 35 linear feet of frontage, excluding driveway openings.
Provide a berm, the top of which is at least 2.5 feet higher than the elevation of the adjacent parking lot pavement. The slope of the berm shall not exceed 33% for lawn areas. Berms planted with ground covers and shrubs may be steeper. However, no slope shall exceed 50%. Berms should be graded to appear smooth, rounded, naturalistic forms. Avoid narrow bumps which result from creating too much height for width of the space. Plant with a minimum of one shade tree and five shrubs per 35 linear feet of frontage, excluding driveway openings. Providing a berm does not reduce the minimum plant height requirements.
Provide a minimum six-foot wide landscaped strip and a minimum three-foot grade drop from the right-of-way line to the adjacent parking lot pavement. Plant the resulting embankment with a minimum of one shade tree and five shrubs per 35 linear feet of frontage, excluding driveway openings. Ground cover or low shrubs shall be planted to attain 75% coverage within four years.
Provide a minimum five-foot wide landscaped strip between the right-of-way line and the parking lot, with a minimum three-foot high brick, stone or finished concrete wall to screen the parking lot. The wall shall be located adjacent to but entirely outside the five-foot landscaped strip. Plant with a minimum of one shade tree per 35 linear feet of frontage, excluding driveway openings.
Parking area interior landscaping.
Purpose: to provide visual relief and shade in parking areas.
Applicability. The requirements in this subsection apply to all parking areas with more than 15 parking spaces.
Requirements:
Parking lots shall be planted with a low overhead canopy of trees.
Landscaped areas covering a minimum of 15% of the total paved area of the lot shall be provided.
The landscaped area must be provided via curbed islands wholly contained within the paved areas. Each parking island shall by a minimum of 10 feet by 40 feet in size and shall be planted with at least one deciduous tree approved by the Planning Board. The use of a single tree species throughout the parking area is encouraged.
Outdoor storage landscaping:
Purpose: provide visual relief surrounding storage areas.
Applicability. Any storage yard in connection with a permitted commercial or industrial use shall require visual screening.
Requirements. Visual screening shall consist of a continuous fence, wall, evergreen hedge, landscape planting or combination thereof so as to effectively screen the storage yard which it encloses, and be maintained in good condition. A minimum of 25% of the enclosure shall be screened by landscaping. In cases where the physical characteristics of the parcel or surrounding parcels make screening from adjacent properties impossible or unreasonable, this requirement may be completely or partially waived by the Zoning Board of Appeals after public hearing and review as required under § 201-100, Permitted action by Zoning Board of Appeals.
Alternative landscaping plan. Alternative landscaping plans may be proposed where strict application of the requirements in this chapter would prohibit reasonable development of a property. The Planning Board may consider the topography, shape, size or other natural features of the property or design features of the development when considering the suitability of a proposed alternative landscaping plan. Examples of situations where alternative landscaping plans are more likely to receive favorable consideration are mixed use buildings and developments that qualify for reduced parking under § 201-41, Off-street parking and loading. Another technique that can be used in alternative landscaping plans is the enhancement of landscaping in a nearby area to soften the overall effect of the development such as improvement of a nearby existing public right-of-way.
Town review. The Town of Coxsackie shall have the authority to invoke a technical independent review of the applicant's plan, at the applicant's expense, by a licensed landscape architect or other appropriate agency or organization.
§ 201-53 Lighting standards.
Purpose. The purpose of this section is to require and set minimum standards for outdoor lighting that are appropriate for safety, security, and visibility for pedestrians and motorists, while minimizing glare and light pollution.
Applicability. The lighting standards of this section shall apply to all properties in the Town of Coxsackie.
Definitions. As used in this section, the following terms shall have the meanings indicated:
A unit of illumination produced on a surface, all points of which are one foot from a uniform point source equivalent to one candle in brightness of illumination. Footcandle measurements shall be made with a photometric light meter and with a specified horizontal orientation
An outdoor lighting fixture that is shielded or constructed so that all light emitted is projected below a horizontal plane running through the lowest light-emitting part of the fixture.
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Example of full cutoff lighting fixture. |
Direct light that causes annoyance, discomfort or loss in visual performance and visibility.
The assembly that holds a lamp and may include an assembly housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirror, and a refractor or lens A light fixture also includes the assembly for luminous tube and fluorescent lighting.
Artificial light which causes a detrimental effect on the environment, enjoyment of the night sky, or causes undesirable glare or unnecessary illumination of adjacent properties.
A diagram depicting the location of all light poles and building-mounted lighting fixtures in a specified area and a numerical grid of the maintained lighting levels that the fixture will produce in that specified area.
An outdoor lighting fixture recessed into a canopy ceiling so that the bottom of the fixture is flush with the ceiling.
Lighting plan. A lighting plan is required for all uses that require site plan approval pursuant to Article X of this chapter. The lighting plan shall demonstrate compliance with this section and shall include the following items:
A site plan showing location of all exterior lighting fixtures and a numerical grid of lighting levels (in footcandles) that the fixtures will produce on the ground (photometric report).
Property boundaries, building location(s), parking lot layout, pedestrian paths, adjacent rights-of-way, north arrow and scale.
Lamp type and wattage.
Specifications for all proposed exterior light fixtures and poles showing the design and finishes and designation as Illuminating Engineer Society of North America (IESNA) cutoff fixtures.
Any other information and data that is necessary to evaluate the required lighting plan.
General requirements.
The number of light fixtures and the intensity of lighting shall be appropriate to illuminate the location for safety, without glare to adjoining properties.
Lighting fixtures shall be aimed and shielded in a manner that shall not direct illumination on adjacent residential properties. Full cutoff fixtures shall be installed and maintained.
To minimize the excessive use of illumination, it is recommended that outdoor lighting, except as required for security, be extinguished during nonoperating hours.
Installation for lighting shall be placed underground.
Automobile-oriented uses, such as gasoline stations, service stations and drive-through facilities, shall install recessed ceiling fixtures in any canopy.
Signs that are wholly illuminated with an exposed incandescent lamp not exceeding 25 watts shall not require shielding.
Maximum height. The total height of exterior lighting fixtures, including the base, shall be a maximum of 20 feet and 14 feet for pedestrian walkways and parking lots adjacent to residential uses.
The intensity of light on a site shall not exceed 0.3 footcandle at any property line that abuts a residential property or more than 0.5 footcandle for any other zoned property.
§ 201-54 Historic sites.
Purpose. The purpose of this section is to provide enhanced protection to important historical resources. The standards will assist in protecting unique and irreplaceable characteristics of historic sites within the Town.
Applicability. These standards shall apply to sites that are listed on the National Register of Historic Places. The standards apply to all districts and all uses located within 500 feet of the property line of any parcel that is on the National Register.
Requirements. The following requirements shall be met for any use within 500 feet of a site that is listed on the National Register of Historic Sites: