Horse Heads City Zoning Code
ARTICLE XIV
P-1 Planned Unit Development
§ 245-76 Purpose.
The purpose of planned unit development regulations is to encourage flexibility in the design and development of land in order to promote its most appropriate use; to facilitate the adequate and economical provision of streets, utilities and public spaces; and to preserve the natural and scenic qualities of open areas. The procedure is intended to permit diversification in the location of structures and improve circulation facilities and other site qualities while ensuring adequate standards relating to public health, safety and welfare and convenience both in the use and occupancy of buildings and facilities in planned groups.
§ 245-77 Approval.
Planned unit developments shall be subject to the approval of the Board of Trustees based upon a review and report by the Planning Board and after a public hearing is held by the Board of Trustees in accordance with law.
§ 245-78 Regulations governing planned unit developments.
A.
Minimum area. A planned unit development shall include no less than three acres of contiguous land.
B.
Open space. A minimum of 25% of planned unit site area shall be developed as public open space. Parking areas and vehicle access facilities shall not be considered in calculating open space.
C.
Residential density. Planned unit developments shall have densities no greater than those permitted in the R-1 District.
D.
Land use. Proposed land uses shall not adversely affect surrounding development and will not conflict with objectives and principles of any Village Comprehensive Plan.
E.
Additional requirements. In any rezoning to a PUD, amendment to an existing PUD, or approval of a proposed PUD, the Village Board may impose such conditions or limitations and/or modify or waive regulations governing PUDs that the Village Board, in its legislative discretion, may determine to be necessary or desirable to ensure that the development conforms with the Comprehensive Plan of the Village and the provisions of § 245-76, including but not limited to limiting the permitted uses, location and size of buildings, structures, and improvements, providing for open space and recreational areas, or alternatives to same, and requiring bonds or other assurances of completion of any infrastructure to be built as part of the development.
[Added 2-9-2017 by L.L. No. 1-2017]
F.
Fee in lieu of open space, parks and recreation land. If the Village Board, by resolution or local law, has established the amounts or a formula by which amounts payable in lieu of land reservation for open space, parks or recreational land may be determined, the amounts payable pursuant to same shall be as set forth in, or determined by, such resolution or local law. The amounts payable in lieu of the land reservation shall be deposited into a trust fund to be used by the Village exclusively for open space, park or other recreational purposes including, but not limited to, the acquisition of land and/or equipment and/or property, and the maintenance and improvement of new or existing open space, parks or recreation land which serve the Village's residents, taxpayers, residential neighborhoods, and others.
[Added 2-9-2017 by L.L. No. 1-2017]
§ 245-79 Standards for reviewing planned unit developments.
The Planning Board shall recommend approval of the planned unit development only if it finds that the planned unit development satisfies all of the following standards:
A.
General standards.
(1)
The planned unit development shall be consistent with the regulations governing planned unit developments.
(2)
The planned unit development group plan shall be consistent with any Village of Horseheads Comprehensive Plan.
(3)
The planned unit development shall provide for an effective and unified treatment of the development possibilities on the project site, making appropriate provision for the preservation of scenic features and amenities of the site and the surrounding areas.
(4)
The planned unit development shall be planned and developed to harmonize with any existing or proposed development in the area surrounding the project site.
B.
Design standards.
(1)
All buildings in the layout and design shall be an integral part of the development and have convenient access to and from adjacent uses and blocks.
(2)
Individual buildings shall be related to each other in design, masses, materials, placement and connections to provide a visually and physically integrated development.
(3)
Treatment of the sides and rear of all buildings within the planned development group shall be comparable in amenity and appearance to the treatment given to street frontage of these same buildings.
(4)
The design of buildings and the parking facilities shall take advantage of the topography of the project site, where appropriate, to provide separate levels of access.
(5)
All building walls shall be so oriented as to ensure adequate light and air exposures to the rooms within.
(6)
All buildings shall be arranged so as to avoid undue exposure to concentrated loading or parking facilities wherever possible and shall be so oriented as to preserve visual and audible privacy between adjacent buildings.
(7)
All buildings shall be arranged so as to be accessible to emergency vehicles.
C.
Landscape design standards.
(1)
Landscape treatment for plazas, roads, paths and service and parking areas shall be designed as an integral part of a coordinated landscape design for the entire project area.
(2)
Primary landscape treatment shall consist of shrubs, ground cover, street trees, and lighting and shall combine with appropriate walks and street surfaces to provide an attractive development pattern. Landscape materials selected should be appropriate to local growing conditions.
(3)
Whenever appropriate, existing trees shall be conserved and integrated into the landscape design plan.
(4)
All streets bordering the project area shall be planted at appropriate intervals with street trees.
(5)
Sidewalks along streets shall be integrated into the design of the planned unit development.
D.
Circulation system design standards.
(1)
There shall be an adequate, safe and convenient arrangement of pedestrian circulation facilities, roadways, driveways and off-street parking and loading space.
(2)
Roads, pedestrian walks and open space shall be designed as integral parts of an overall site design. They shall be properly related to existing and proposed buildings and appropriately landscaped.
(3)
Buildings and vehicular circulation open spaces shall be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.
(4)
Landscaped, paved and comfortably graded pedestrian walks shall be provided along the lines of the most intense use, particularly from building entrances to streets, parking areas and adjacent buildings.
(5)
Materials and design of paving, lighting fixtures, retaining walls, fences, curbs, benches, etc., shall be of good appearance, easily maintained and indicative of their function.
E.
Parking and loading design standards.
(1)
Parking facilities shall be landscaped and screened from public view to the extent necessary to eliminate unsightliness and monotony of parked cars.
(2)
Pedestrian connections between parking areas and buildings shall be via special pedestrian walkways and/or elevators.
(3)
Parking facilities shall be designed with careful regard to orderly arrangement, topography, landscaping and ease of access and shall be developed as an integral part of an overall site design.
(4)
Any above-grade loading facility should be screened from public view to the extent necessary to eliminate unsightliness.