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.

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:

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.

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.

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.

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.

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.

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.

To the extent practicable, accessory structures shall conform to the finishes and colors established for the principal building.

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.

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).

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.

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.

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.

Roofs shall have the following features:

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.

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.

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.

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.

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.

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.

Canopies for drive-through operations and walk-up windows.

Architectural/pedestrian-scaled lighting should enhance the area without introducing glare on, off or above the site.

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.

Electric service transmission lines and connections should be subsurface to reduce the amount of utility poles and associated wires.

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.

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.

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.

Sidewalks are to be constructed and located pursuant to Chapter 221, Sidewalks. A minimum of six feet in width shall be provided.

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.

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.

Internal pedestrian walkways provided in conformance with Subsection K(2) or (3) above should provide weather protection features such as awnings or arcades at all customer entrances.

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.

Internal pedestrian walkways shall be maintained by the property owner.

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.

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.

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.

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.

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.