Gloversville City Zoning Code
ARTICLE XIX
Crossroads Park Zone
§ 300-90 Applicability.
The use regulations and planning and design standards hereinafter set forth shall apply to the Crossroads Park Zone described in § 300-5 of this chapter.
§ 300-91 Purpose.
The standards for planning and design set forth herein are to guide development of sites and buildings within the Crossroads Park Zone as well as to protest adjoining areas. These regulations are designed to provide for an office park that would include high-technology businesses, light industry, research facilities and business, professional and medical office development. The provisions of this article are intended to:
Establish and maintain high aesthetic standards.
Preserve the area's natural beauty and visual character by ensuring that improvements are properly related to their sites and to surrounding environment.
Encourage originality, flexibility and innovation in site planning and development, including architecture, landscaping and graphic design.
Encourage development to be compatible with and complimentary to adjacent land uses.
In the event housing is created within Crossroads Park, they will be at market-rate.
§ 300-92 Permitted uses.
There are no uses permitted by right within the Crossroads Park Zone. All allowed uses in the Crossroads Park Zone shall be subject to the provisions of Article XVII, Site Plan Review, of this chapter.
Allowed uses within the Crossroads Park Zone, subject to site plan review, shall include:
Professional and administrative offices.
Research laboratory.
Photographic processing facilities.
Printing and publishing facilities.
Processing and compounding of drugs and other medicinal and pharmaceutical products.
Retail and service uses that are designed to primarily serve the shopping and service needs of employees and businesses of the park.
Exception: Specifically allowed are retail and service businesses on the five lots with frontage along South Kingsboro Avenue Extension in the Crossroads Park.
Telemarketing operations.
Conference centers. Data-processing centers.
Computer software and hardware companies.
Health-care facilities.
Accessory uses such as day-care centers, health clubs, satellite dishes or towers when located on a site with an allowed use where the primary user is the business sharing the property/building with the accessory use.
Utility-scale solar collector systems and associated solar energy equipment for private, commercial or utility use.
Single-family dwellings.
Townhouses.
Condominiums.
Prohibited uses.
Structures which do not have persons regularly working therein.
Retail and service uses designated to serve the general public as a whole and thereby serve the park incidentally.
Warehousing and distribution facilities, unless they are accessory and incidental to a telemarketing operation.
§ 300-93 Land coverage and building ratio.
§ 300-94 Lot size and yard requirements.
Minimum lot size shall be one acre.
Minimum lot width shall be 175 feet as measured at the front yard setback line.
Minimum lot depth shall be 250 feet.
No parking, paving, outdoor storage or truck-maneuvering areas shall be allowed to encroach upon more than one of the setback areas on an individual lot. However, driveways and access routes onto the lot shall be paved and shall not be considered an encroachment on the setback areas.
§ 300-95 Building design.
The following standards shall apply to all buildings:
The maximum height of structures shall be 35 feet.
All outdoor storage areas shall be confined to screened locations approved by the City of Gloversville Planning Board. In no case shall an outdoor storage area encroach upon the setback requirements.
The architecture and quality of materials and buildings shall be reviewed and approved by the City of Gloversville Planning Board. All buildings shall enhance the prestige of the park. The design and citing of buildings shall compliment the natural terrain and significant vegetation.
All exterior building walls and structures shall be constructed with attractive, durable materials such as textured concrete, masonry, stone, brick, wood, stucco, glass or steel. Exterior building walls shall have a positive visual effect when viewed from adjacent areas.
Roof vents, chimneys and fans must be screened from ground view by parapet walls or other design features architecturally integrated with the design of the building.
All ground-mounted mechanical equipment such as heating, ventilating and air conditioning (HVAC) units, utility meters, transformers, propane tanks, etc., shall be located to the rear of a building and be adequately screened.
§ 300-96 Signage.
No billboards or advertising signs other than those identifying businesses and products shall be permitted. The location, size and construction of all signs shall be in keeping with the character of the Crossroads Park and shall be approved by the City of Gloversville Planning Board.
Park identification signs shall be allowed in the Crossroads Park.
Only one sign may be erected on an individual lot. However, multitenant signs will be allowed on the lot. These types of signs can be used to identify the firm or firms that are located within a building or the chief products that are being produced by each business. This sign can be used to identify the firm or its chief product. The sign can be located in the front yard or attached to the building. In no case shall the area of the sign exceed 100 square feet. The sign can be illuminated, but must be nonflashing, nonblinking and nonmoving.
§ 300-97 Grading and landscaping requirements.
The grading requirements for the Crossroads Park are as follows:
The maximum grade for a public or private road shall be 8%, unless otherwise permitted by the Planning Board.
The maximum grade for a driveway shall be 8%.
Parking areas shall not exceed a maximum grade of 4%.
Seeded or landscaped areas shall not exceed a maximum slope of three to one.
If topographic conditions warrant, the Planning Board may require front yard areas to be sodded prior to occupancy of the building.
All lots shall be attractively landscaped. The quantity, type and location of plantings shall be approved by the Planning Board.
All disturbed, undeveloped portions of the lot shall be seeded, mowed and maintained.
Landscaped islands may be integrated into parking areas to visually break up large expanses of paving and provide shading.
Landscaping shall be provided between all buildings and streets and between all buildings on adjacent lots.
All plantings on each lot shall be complimentary to that of adjacent developments and/or the existing natural vegetation.
All parking areas shall be attractively landscaping, and a landscaped berm, masonry wall or mass plantings of sufficient height to screen the view of loading and truck-maneuvering activity from view of access roads and other properties must be provided.
No more than 5% of the lot area can be covered with nonliving durable materials commonly used in landscaping, including such items as rocks, pebbles, sand, berms, fountains or fences.
§ 300-98 Off-street parking and loading facilities.
Off-street parking and loading shall be provided for each lot. No on-street parking and loading shall be permitted. All parking and loading shall be paved. To ensure overall adequate parking facilities, space for parking shall be related to the size of the building, the number of expected employees, the number of expected visitors and future expansion. Off-street parking does not have to be located on the same lot as the principal use for which the parking spaces are being provided.
Parking spaces with 25 feet of rear maneuvering space shall be provided.
The minimum number of parking spaces for certain uses shall be as follows:
Business or professional offices: one space for each employee, plus one space for each 1,000 square feet of gross floor area.
Medical offices: one space for each employee, plus one space for each 500 square feet of gross floor area, or one space for each 200 square feet of gross floor area, whichever is greater.
Health-care facility: one space for every two beds, plus one per doctor, plus one per employee on the largest shift, plus one per hospital vehicle.
Day care: one per staff member and one per five students.
Health club: 10 spaces, plus one space for each 200 square feet of floor area in excess of 1,000 square feet.
Conference centers: one space per guest room, plus one space for each 400 square feet of public meeting area and restaurant space, or one space for each 200 square feet of gross floor area, whichever is greater.
All loading docks shall meet the following standards:
No loading dock shall be closer than 25 feet to any lot line or 50 feet to any exterior boundary line.
All loading docks and truck maneuvering areas shall be screened from public streets and adjacent properties by use of berms, landscaping, fencing or masonry walls.