Hudson Falls City Zoning Code
ARTICLE VI
Village Centre Design Guidelines
§ 215-35 Establishment of guidelines; intent.
A.
The following section establishes design guidelines specific to the Village Centre. These design guidelines provide applicants and the Planning Board with written guidance as to form and appearance of desired development. The Planning Board may interpret the application of the design guidelines to specific projects with flexibility. It is hoped that this flexibility will encourage creativity on the part of project designers while maintaining a sense of compatibility with the existing built environment. While these guidelines are not legislative requirements, the Planning Board will apply them during site plan review to achieve a high level of design quality.
B.
The intent of the guidelines is to accomplish the following goals:
(1)
To encourage buildings that are sited and constructed with a form and appearance that is compatible with their surroundings;
(2)
To provide for appropriate transitions between the public area of the street and the private area of the building;
(3)
To ensure that buildings have attractive entrances;
(4)
To ensure that buildings are attractively landscaped and that the landscaping or other screening techniques adequately buffer adjacent areas and uses where necessary;
(5)
To protect the external historic spaces within the Village; and
(6)
To minimize or avoid adverse impacts.
C.
Adoption of these guidelines implements one of the recommendations of the Village of Hudson Falls Comprehensive Plan, which was adopted by the Village Board on June 14, 2004. The adoption of these guidelines is intended to help build and preserve the Village's historic and architectural character, and to help build the community in a manner that will enhance the economic development and vitality of life in the Village.
§ 215-36 Applicability of guidelines.
These guidelines shall apply to the construction, addition, remodeling or alteration of any public, commercial or multifamily residential project in the Village Centre District. This district includes all lands directly abutting New York State Route 4, also known as Main Street, between Clark Street and John Street.
§ 215-37 Modification of guidelines.
The Planning Board may modify the guidelines herein upon written finding that such modification is warranted. Circumstances that shall warrant modification of the guidelines may include, but are not limited to, physical constraints, such as the location of existing buildings, and excessive cost. In reviewing any proposed modification, the Planning Board shall consider whether granting the modification will be consistent with the purposes of these guidelines, the Village's adopted plans and the following principles:
A.
The general design and character of the property is in harmony with the neighboring properties in the district.
B.
The scale of the proposal is in relation to the site and neighboring properties.
C.
The visual compatibility of the proposal is in harmony with surrounding properties, including materials, height, setbacks, roof shape, windows and door arrangements, and the orientation of the building in relation to the street.
§ 215-38 Village Centre standards.
Currently the Village Centre District contains many historic structures that were built primarily in the period spanning from the 1810s to the 1930s. The majority of these structures were built in the last quarter of the 19th century. These structures represent a wide variety of vernacular architectural styles and original uses. The objective of this district is to keep the Village's original historic architectural character as per the Comprehensive Plan. The purpose of these design guidelines is to protect the overall historic character of this district.
A.
Characteristics of the Village Centre corridor. The historic Main Street will convey traffic, especially with the state's future plans for Route 4 reconstruction; however, it will also have safe, wide sidewalks to promote a high level of pedestrian activity. Primary shop entrances will be located on Main Street through recessed doors. On-street parking will be convenient and will not interfere with pedestrian activity. Parking will be either in public spaces, to the side or in the rear of the buildings and will provide easy access while ensuring an attractive physical appearance along the Village's main thoroughfare.
B.
Design objectives for the Village Centre.
(1)
The primary objective of this district is to preserve the original architectural design of existing buildings and the overall historic and architectural character of the district and to enhance the community's historic sense of place. The general design and character of the property shall be developed so that it is in harmony with the neighboring properties in the district.
(2)
New structures and/or exterior modifications to existing structures within the Village Centre shall be in harmony and in keeping with the structure's original architecture and compatible with the surrounding neighborhood.
C.
Streetscape elements for the Village Centre.
(1)
Building height. The buildings should be two to four stories in height.
(2)
Building line. New construction shall build to the sidewalk line where practicable.
(3)
Store entrances. Individual store entrances should be made of wood, brick, stone or glass. No more than two materials should be used in any entranceway.
(4)
Sidewalks. Replacement sidewalks should be at least the same width as those being replaced, no less than five feet in width and ADA compliant. They must be constructed of concrete or brick. Public seating is encouraged.
(5)
Site lights. Use a pedestrian-scale, low-intensity, high-quality light to provide good, uniform visibility while avoiding light pollution. Period lighting from the 19th century is encouraged. Top-mounted fixtures are the best choice for lighting signs because they focus light onto the sign without spilling into the street or adjacent properties. Other options include post lamps that direct light down on the subject location. Wall light with reflectors are the best choice for pedestrian areas. Metal halides are the best choice for retail areas. Metal halide products are also good options for parking lots. They are generally perceived as efficient (20,000 hours) and they cast a clear, white light.
(6)
Awnings and canopies. Matching, retractable, fire-retardant awnings will provide thematic character in the Village Centre. The awning drip edge should be no less than 7.5 feet above the sidewalk. Awnings shall also not exceed six feet from the building and shall not impede the sight line of vehicle traffic. Awnings are temporary structures and exempt from setback requirements.
(7)
Drive-through windows. Drive-through windows will be discouraged.
(8)
Dumpsters. Applicants are encouraged to conceal, screen or enclose dumpsters so that they are not visible from the street or the sidewalk.
(9)
Parking. Parking should be well designed and landscaped. Parking should complement the building and street. It is recommended that at least one three-inches-diameter tree be planted for every 10 parking spaces. Applicants are encouraged to create parking islands with shade trees and/or low edge hedges, stone walls or attractive fencing. Applicants are further encouraged to cover blacktop with bricks, pavers or textured surfaces at crosswalks and to make use of grass to absorb and/or reduce water runoff. Parking lots should be behind or to the side of the building, behind the front building line and can be broken into two or more areas.
(10)
Landscaping. Good landscaping enhances the site, not hides it. Principles for general landscaping include establishing an open space system for each site; use of natural resources such as low-maintenance native plants; use of a diversity of plant species and trees; plantings along public frontage; and landscaping to frame views of architecture.
(11)
Public art. Property owners are encouraged to provide outdoor public art on their property. Artwork may be freestanding, mosaic or can be incorporated into a building wall. It should be appropriate for its site and the size of the building and must be approved by the Planning Board.
D.
Architectural elements of the Village Centre. Providing architectural guidelines will further ensure the desired effect of continuity and unity throughout the corridor. Building materials, height, lines, window patterns, shop fronts, etc., are elements that can be developed in an interrelated fashion in order to create a sense of place. All new construction, including new construction attached to existing buildings, should reference the positive, desirable features of existing buildings.
(1)
Principal features.
(a)
Street-level continuity of shop fronts.
[1]
There shall be a street-level expression line pulling together the ground-level shop fronts.
[2]
There shall be distinction of appearance for upper stories.
[3]
Roof design and building fenestration shall be compatible and in harmony with surrounding buildings.
[4]
Windows shall be symmetrical and in proportion to one another and compatible with existing architecture.
(b)
Exterior alterations to existing buildings, including the removal and replacement of architectural features (i.e., cornices or other ornamental trim), new construction attached to an original building and secondary new structures, shall use materials that match or are compatible with the surface materials of the existing building, continuing the same visual and textural qualities of the original materials. When practicable, the same materials shall be used (i.e., bricks, shingles, clapboard).
(c)
The style, size and shape of replacement windows and doors shall follow the historic construction of the building, and the materials must be compatible and in harmony with existing architecture.
(d)
No vinyl siding is allowed for new construction or renovations in this district.
(2)
Signage.
(a)
The signs of individual establishments cannot block architectural features or be mounted over the respective shop fronts. Signs may be placed on the field of the building or placed perpendicular to the building. Freestanding signs are only needed when the building is set back too far from the street. Signs are subject to Planning Board approval.
(b)
A good sign passes three tests: it conveys its message clearly and quickly; it fits compatibly within the structure and its surroundings; and it promotes a visual image easily associated with the entire community. A good sign has few words and colors, and is combined with a symbol or logo for quick recognition. Dark backgrounds with light lettering are recommended. Natural looking materials are preferred, including wood and metal signs with masonry or landscaped base.
(3)
Shop fronts. A minimum of 60% of the front facade of a shop area must be clear glass, beginning within 24 inches from above the sidewalk to enable visibility into stores and/or display windows. First-floor front wall area, above and below the window area, should be framed with infill panels of wood, specifically medium-density overlay (MDO) plywood, framed with one-inch-by-three-inch pine boards with cove moldings along inside edges of the plywood surface. No vinyl should be used in this area.
(4)
Through-store passage. Stores that connect to both Main Street and a rear parking lot shall provide access to both. This allows for pedestrian through passage, encouraging both pedestrian and rear parking.