Hamburg Town City Zoning Code
ARTICLE XXVIII
Camp Road/Village Overlay District
[Adopted 11-13-2000 by L.L. No. 8-2000; amended in its entirety 8-17-2015 by L.L. No. 11-2015]
§ 280-191 Purpose.
In accordance with the recommendations and policies of the Town of Hamburg 2010 Comprehensive Plan, this overlay district is designed to better manage and accommodate increasing commercial growth along the Camp Road corridor through the implementation of guidelines to regulate traffic and transportation, signage, development and redevelopment and architectural design. This overlay is also intended to encourage the development of uses that are in harmony with the surrounding area, improve the visible character of the area, protect adjoining residential uses and enhance the character of the area as an important gateway to the Town and Village of Hamburg.
This overlay will act to regulate the Camp Road corridor as a growing commercial district and will provide a transition zone to the smaller retail businesses in the village.
The Camp Road/Village Overlay District regulations will supplement the underlying zoning restrictions and provide for safe and orderly development within the defined section of Camp Road.
§ 280-192 Boundary description.
The overlay district shall encompass the corridor of Camp Road, extending northwest from the northern boundary of the Incorporated Village of Hamburg (near Ockler Avenue) to Sunset Drive. This overlay shall encompass all frontage and corner lots on Camp Road in this area.
§ 280-193 Objectives.
The special regulations contained herein, which govern all proposed development and redevelopment within the boundaries of the Camp Road/Village Overlay District, shall be founded upon the following objectives.
Emphasis shall be placed upon redevelopment of existing developed properties.
This area is truly a transition area that includes a mixture of larger, more intense commercial businesses and typical, small "mom-and-pop"-type stores. It is not the intent of this overlay to convert these larger establishments to smaller village-type operations. Any redevelopment or changes on these sites must take into account the smaller uses in the area and attempt to blend with this atmosphere. In no case, however, shall existing large lots be redeveloped with uses that are larger or more intense than the uses that currently exist on these properties.
Projects should be "street and pedestrian friendly." Sites should accommodate parking at the sides or rear of the building, and pedestrian access should be an integral part of the plan.
Designs should take into consideration the character of the village and its existing businesses along Camp Road/Lake Street.
Architectural standards will complement the village-type scale and nature of the area, and chain (prototypical) buildings should be modified to reflect this character.
§ 280-194 Prohibited uses.
The uses permitted in the Camp Road/Village Overlay District shall be restricted. The following uses, which are presently permitted in C-2 Commercial Zoning Districts, shall not be allowed within those portions of the overlay district that are Zone C-2:
§ 280-195 Accessory uses.
The accessory uses permitted in the Camp Road/Village Overlay District shall be the same as the accessory uses permitted in the underlying zoning district(s).
§ 280-196 Site design conditions.
Specific requirements.
All landscaping design shall include the provision for pedestrian access to and from the site.
Architectural standards.
Blank walls and other dead or dull spaces at the street level shall be avoided. Visually interesting activities at the sidewalk edge shall be maintained and/or established to engage pedestrian interest.
Building frontages should be active, with large nonreflective, minimally tinted window openings at ground level.
New building forms and elevations should be detailed and articulated to create interesting rooflines and strong patterns of shade and shadow.
Large structures should be designed to reduce their perceived height and bulk by dividing the building mass into smaller-scale components. New buildings greater than 7,000 square feet (first-floor dimensions) shall be strongly discouraged in the Village area.
The rear of buildings (existing and proposed) shall be enhanced, where appropriate, to improve public access from parking lots and to improve views to surrounding residential properties.
Redevelopment projects, requiring site plan approval, shall include plans for renovating the facade and shall meet all other architectural standards as described above.
The Planning Board may waive or modify any requirement under this section, but must not diminish the intent and purpose of the Camp Road/Village Overlay District.