Fairport City Zoning Code
ARTICLE IX
Design Overlay District
§ 550-41 Purpose of district.
A.
The purpose of the district is to preserve and enhance the primary business and canal front districts in the Village of Fairport through architectural and site design that is representative in scale and character of traditional Village design; to create public and private spaces that enhance the public realm in the commercial and business district; and to reflect the vision of the community as set forth in the Village Comprehensive Plan.
B.
To accomplish the foregoing, the Design Overlay District is created and regulations therefore established which shall supersede any conflicting provisions in this chapter applicable to the underlying zoning districts.
§ 550-42 District boundary.
The design standards described in the Design Overlay District are limited to the area identified on the District Boundary Map provided below, are consistent with the guiding policies of the Village Comprehensive Plan, and represent a district where traditional form is essential to the character of the community.
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§ 550-43 Definitions.
As used herein the following terms shall have the meanings indicated:
All streets, sidewalks, rights-of-way, waterways, parks and other publicly accessible open spaces, and public and civic buildings and facilities.
§ 550-44 (Reserved) [1]
[1]
Editor's Note: Former § 550-44, Referrals, was repealed 1-13-2020 by L.L. No. 1-2020.
§ 550-45 District design principles.
The following principles shall guide all development and redevelopment in the Design Overlay District and provide additional regulatory criteria for the Planning Board in its site plan review process:
A.
Create, maintain and/or reinforce pedestrian-oriented and human-scaled streetscapes that promote safe pedestrian movement, access and circulation, and a pleasant experience for pedestrians.
B.
Encourage and promote direct visual and physical access to and from the Erie Canal and Main Street.
C.
Promote the design of buildings and sites to be an integral part of the public realm with identifiable buildings entrances, active storefronts, attractive parking areas, and an effective/efficient circulation system.
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D.
Encourage and promote the design of buildings, sites and public spaces through the use of design elements, details, architectural styles and materials or treatments that reflect traditional Village character.
E.
Locate off-street parking areas to the side or rear of the structure and encourage the use of existing public lots whenever possible and, in cases where parking is adjacent to the street or sidewalk, provide clear separation with the use of landscaping, knee walls, fencing, or other methods viewed as appropriate by the Planning Board.
F.
Utilize landscaping to soften hard edges and buffer adjacent properties whenever possible.
§ 550-46 Buildings standards.
A.
Form and mass.
(1)
Buildings shall exhibit a vertical mass on the street and/or Erie Canal frontage.
(2)
Buildings shall exhibit a clearly defined base, midsection, and crown.
(3)
Structures shall not exceed 6,000 square feet of gross floor area unless the necessary special permit is approved by the Board of Trustees.
[Amended 7-11-2011 by L.L. No. 3-2011]
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B.
Height. Structures shall be a minimum of two stories and 24 feet in height and a maximum of 45 feet. Other building heights can be approved by the Planning Board with consideration given to:
C.
Width to height ratio. Buildings shall have a width to height ratio between 1:1 and 1:2.
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D.
Setbacks.
(1)
Front setback. All structures shall have a front setback of zero feet from the lot line, or when the lot line encroaches in the right-of-way the setback shall be zero feet from the right-of-way. A setback greater than zero feet can be approved by the Planning Board to create space for outdoor eating, public art or other semipublic uses that enliven the public realm. Corner buildings are subject to the front setback requirement on both street frontages.
(2)
Side setback. All structures shall have a minimum side setback of zero feet and a maximum of 10 feet.
(3)
Rear setback. All structures shall have a minimum rear setback of 30 feet for the purpose of providing internal parking, access and rear yard buffer where applicable. When a project contains two or more adjoining parcels and includes shared access and parking, the Planning Board may reduce or eliminate rear setback requirements if it will not negatively impact an adjacent use.
E.
Orientation.
(1)
Buildings shall have a clear relationship with the street and should reinforce the street framework by locating primary facades parallel to the street.
(2)
Buildings located on the Erie Canal shall have a clear relationship to the Canal and, when possible, locate the primary facade parallel to and facing the Canal.
(3)
When buildings share frontage on the Erie Canal and a designated Village Street, they shall have two primary or front facades.
(4)
Corner buildings shall have facades parallel to the street and/or Erie Canal, be of equal prominence, and actively engage the corner.
F.
Facade composition.
(1)
When possible, buildings shall maintain alignments of the horizontal elements of adjacent buildings.
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(2)
All sides of a building shall be architecturally designed to be consistent in regards to style, materials, colors, and details (also see materials).
(3)
Corner buildings shall be considered significant structures, given that they have at least two front facades visible from the street. As deemed appropriate by the Planning Board, such buildings may be designed with additional architectural embellishments, such as corner towers, chamfers, or other features to emphasize their location and serve as a visual focal point for the Village.
(4)
A facade shall not exceed 36 feet width without a change in facade plane. Changes in facade planes shall be no less than 1.5 feet in depth and eight feet in length.
(5)
Transparency. A minimum of 60% of all first floor facades with street frontage shall consist of pedestrian entrances, display windows or windows affording views into retail, offices, gallery or lobby space. The building wall subject to transparency requirements shall include the portion between three feet and 10 feet above the sidewalk. Blank walls should be avoided and lively facades encouraged.
(6)
Windows.
(a)
Windows shall be vertically proportioned wherever possible. Upper story windows shall be vertically aligned with windows and doors on the ground level, including storefront or display windows.
(b)
Windows shall be transparent. At the discretion of the Planning Board, stained glass or other accenting transparent material may be approved.
(c)
First floor windows shall permit views into the buildings.
(d)
Storefronts and entrances shall be oriented toward the street and/or Erie Canal and should be well lit to provide a clear presentation to pedestrians.
(7)
Entrances.
(a)
There shall be one primary entrance for each business located on the front facade.
(b)
Entrances shall be clearly defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades, and other appropriate features.
G.
Roofs.
(1)
Rooflines shall be simple and consistent with the building style.
(2)
Gable roofs shall have a minimum pitch of 6/12. Steeper pitches are encouraged and shall be consistent with architectural style.
(3)
Overlapping end gables must be separated a minimum of six feet unless covering a porch or stoop.
(4)
Flat roofs shall have an articulated cornice which projects horizontally from the top of the building wall on all walls visible from the public realm.
(5)
Architectural embellishments consistent with the style, such as dormers, masonry chimneys, cupolas, clock towers, and other similar elements are encouraged.
H.
Awnings.
(1)
Awnings shall be permitted at building entrances and windows.
(2)
Awnings shall be made of flexible woven, natural or synthetic materials.
(3)
Awnings shall be illuminated only by exterior building lighting.
(4)
Awnings shall not impede the free flow of pedestrian traffic on the sidewalk nor extend a distance greater than six feet from the building wall, nor shall they be lower than 10 feet in height from the base elevation of the sidewalk.
I.
Lighting.
(1)
Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the building.
(2)
Mounting brackets and associated fixture hardware should be inconspicuous.
(3)
The examples of appropriate lighting scale, design and materials identified below are for reference and guidance purposes only and should not be construed as a limited list of approved lighting types.
J.
Materials. Natural materials such as brick, stone, wood and stucco are required as the primary facade material and all sides visible from the street or canal. The Planning Board may approve other materials if they maintain the traditional Village character.
K.
Utilities. Air-conditioning units, HVAC systems, exhaust pipes or stacks, elevator housing, and satellite dishes and other telecommunications receiving devices shall be thoroughly screened from view from the public right-of-way and from adjacent properties. Screening shall be architecturally compatible with the style, materials, colors, and details of the building.
§ 550-47 Site standards.
A.
Lot coverage.
Lot Size | Building Coverage | Parking/Lane Coverage | Green/Open Space | |
|---|---|---|---|---|
0 to 0.25 acre | 80% | 5% | 15% | |
0.25 to 0.50 acre | 70% | 10% | 20% | |
0.50 to 1.0 acre | 60% | 20% | 20% |
B.
Parking and circulation.
(1)
Parking facilities shall be located to the rear or side of structures with appropriate landscaping, attractive fencing no greater than five feet in height or stone/brick wall no greater than three feet in height.
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(2)
The number of off-street parking spaces required shall be consistent with underlying zoning district.
(3)
Where municipal lots are within 500 feet, or ample on-street parking is present, the Planning Board, in its discretion, may reduce or waive off-street parking requirements.
(4)
Parking areas shall be designed with landscaping and vegetative islands separating parking isles.
(5)
Pedestrian passages within parking lots shall be provided in a fashion that connects each parking isle with refuge areas located within each island.
(7)
Sidewalks shall be provided adjacent to all roads with a minimum width of five feet and shall connect to the existing Village pedestrian circulation system. At no point shall a sidewalk terminate without connecting to an existing sidewalk. Whenever possible, sidewalks shall be the same width as those on adjacent properties unless a greater width is viewed as appropriate to create an outdoor space for seating or larger gathering areas to accommodate higher pedestrian traffic.
(8)
Internal pedestrian facilities shall be designed according to the following standards:
C.
Landscaping.
(1)
Emphasis shall be placed on retaining and enhancing existing vegetation.
(2)
Street tree planting.
(a)
Street tree locations shall be consistent with the existing tree line present on the street or on adjacent properties or a minimum of six feet from the curbline.
(b)
Tree grates are required within sidewalk areas, where tree lawns are not available or appropriate.
(c)
Trees shall be selected and installed in accordance with the Village tree plan and regulations and shall be spaced in a fashion that is consistent with adjacent properties, or a maximum of 40 feet. All plantings shall be consistent with the Village of Fairport's Arboricultural Specifications and Standards of Practice and Planting Details.
(3)
Internal site landscaping.
(a)
A landscape plan, prepared by a landscape architect, shall be required for all development proposals. Landscaping shall be in keeping with community character and be free from noxious plant materials. All landscaped areas adjacent to vehicular use areas shall be curbed and otherwise protected.
(b)
The applicant will be responsible for providing the Planning Board with a list of vegetative species and images when requested in order to ensure consistency with the character of the community. At its discretion, the Planning Board may refer the materials to landscape architect and/or Village Engineer for review.
(c)
The landowner shall be responsible for maintaining all landscaped areas and replacing any damaged or dead materials in-kind with the originally approved list of materials within a reasonable timeframe. Instances where landscaping is not properly maintained will result in written notices and citations by the Village Code Enforcement Officer in accordance with the Property Maintenance Law or other applicable enactment.
D.
Refuse storage. Refuse storage shall not be located on a street frontage and shall not be visible from the street.
E.
Lighting.
(1)
Any lighting used to illuminate off-street parking shall be so arranged as to prevent direct glare of beams of light onto any adjoining property or street.