Le Ray City Zoning Code
ARTICLE XII
Access, Circulation and Parking
§ 158-77 Applicability.
A.
The requirements of this article shall apply to all commercial, industrial and multifamily residential uses in all districts and specifically to all lots and to all undeveloped and proposed subdivisions and lots created by such subdivisions, except those agricultural uses located in state-certified county-adopted agricultural districts.
B.
All such commercial, industrial and multifamily residential lots or parcels hereafter created and all structures hereafter erected, altered, modified or moved on the following properties shall conform to the requirements of this article.
§ 158-78 General access management requirements.
A.
Large developments shall include any development with or seeking access to a state road whose trip generation from all lots exceeds 100 peak-hour vehicles.
B.
Large developments shall be required to prepare a traffic impact study (TIS) meeting the requirements of the agency with jurisdiction over the road to which the large development has or seeks access to.
C.
Developments generating fewer than 100 peak-hour trips may be required to prepare a traffic impact study if the Planning Board determines any of the following conditions could detrimentally impact the safe and efficient movement of traffic, pedestrians and bicyclists along public roads or imperil safe and efficient access to other parcels:
§ 158-79 Impact mitigation.
A.
Large developments may be required to mitigate the traffic impacts of their development. Required mitigation may include, but is not limited to:
§ 158-80 Changes in access.
A.
The Planning Board may establish provisions for and require future alteration of the lot or parcel layout, the location and design of driveways, drive aisles, parking, access drives, access lanes, service drives and other access features based on the following:
B.
On completion of a service drive or access drive abutting a lot with a driveway connection to a public road, the Planning Board may require that a driveway or access lane be constructed to connect with such service drive or access drive and the closure of the driveway connection to the public road.
§ 158-81 Access design standards.
A.
Minimum standards for the design of access connections to state roads shall be those set by the state and for connections to county roads those set by the county.
B.
Minimum standards for the design of access connections to local roads shall be those set by the Town or established by the Town Engineer as condition of site plan approval and/or issuance of a zoning permit.
C.
Higher standards for connections to state, county or Town roads may be established by the Planning Board based on the findings of the traffic impact study or state environmental quality review process.
§ 158-82 Sight distances and sight distance preservation.
A.
Intersection sight distance requirements. Driveways and intersecting roadways shall be located and designed in profile and grading to provide the following minimum sight distances measured in each direction.
Table 3: Minimum Intersection Sight Distance | ||
|---|---|---|
Posted Speed (miles per hour) | Required Sight Distance (feet) | |
25 | 250 | |
30 | 300 | |
35 | 350 | |
40 | 400 | |
45 | 450 | |
50 | 500 | |
55 | 550 | |
B.
Intersection sight distance triangle. The intersection sight distance (ISD) triangle shall be measured from a decision point 3.5 feet above the ground and 15 feet from the curbline or edge of shoulder for an intersecting driveway or intersecting roadway, in both directions for the minimum sight distance determined utilizing the Minimum Sight Distance Table above. See Figure 1.
 Figure 1: Intersection Sight Triangle |
C.
Sight distance preservation.
(1)
No parking, fence, wall, sign, structure or object, vegetation or crops which would impede the view of a driver entering or exiting a driveway or intersecting road shall be allowed within the clear-sight triangle.
(2)
Parking, fence, wall, sign, structure or object, vegetation or crops in the clear-sight triangle shall be maintained by the lot or parcel owner/operator so as to preserve sight distance for drivers entering the road.
(3)
In the event that the owner/operator fails in such maintenance the Town may trim, prune, clip, lower or otherwise clear and remove such sight obstructions and may remit an invoice for the costs of such activities to the owner/operator of said lot. Failure to pay shall be deemed a violation of this chapter pursuant to § 158-153.
§ 158-83 Drives and circulation routes.
A.
The interior circulation system shall be composed of a system of service drives, access drives, access lane, drive aisles and parking areas which permit the concurrent flow of entering and exiting traffic.
B.
Access drives and access lanes shall have a twenty-four-foot right-of-way and a minimum pavement width of 12 feet.
[Amended 8-11-2016 by L.L. No. 4-2016]
C.
Access drives shall be no closer than 20 feet to any building except at vehicle loading and pickup/dropoff areas.
[Amended 8-11-2016 by L.L. No. 4-2016]
D.
Service drives shall meet the design standards for roads determined by the Town Engineer, should be a minimum width of 66 feet and shall include a five-foot sidewalk with appropriate connections to the adjacent pedestrian network to facilitate safe, convenient and uninterrupted pedestrian travel between public roads and building entrances.
E.
The Planning Board shall give consideration to sight distances, turning lanes, signage and other traffic control concerns in the design and reservation of all drives, lanes, parking areas and access routes.
§ 158-84 Properties abutting divided or four-lane highways.
A.
All properties seeking site plan review which border a divided or four-lane highway within the Town of LeRay shall be required as part of the site plan review to provide access lane, access drive and/or service drive connections to adjoining properties to facilitate efficient internal circulation patterns and access to a signalized intersection along the divided or four-lane highway. The exact location shall be determined in consultation with the Planning Board during the site plan review process.
B.
The effective area contained within the right-of-way of all service drives, either public or private, shall reduce the total developable area of the property and may not be considered part of the developable area of the property so affected.
(1)
The exact area to be reserved for the purposes set forth herein shall be subject to Planning Board review and approval.
(2)
The reduction in developable area shall only apply to the initial development application and shall only subtract from future development applications upon an extension or relocation of said service drive.
C.
Service drives envisioned by this section may remain privately owned and maintained or, upon the consent of the Town Board, dedicated as a Town road.
§ 158-85 Access connections.
A.
General requirements.
(1)
The location and design of driveways and other site layout, parking and access management conditions shall conform to all local requirements.
(2)
The site layout, location and design of driveways, parking, and other access management conditions shall be based on full development of a lot or parcel.
(3)
Driveways shall be limited to one per lot or parcel. More than one driveway may be permitted under the following conditions:
(4)
Up to two driveways may be permitted within the CC District.
(5)
Driveways to properties with frontage on two or more roads shall be provided to the road with the lowest functional classification serving the proposed development.
B.
Driveway movements.
(1)
Driveway movements (cross, left turn in, left turn out, right turn in, and right turn out) may be restricted so as to provide for the safe and efficient movement of traffic between the road and the lot.
(2)
Driveways shall be designed and constructed to provide only the allowable movements.
(3)
Driveways may be required to be located so as to provide shared driveways and/or cross-access driveways with abutting lots or parcels.
(4)
Shared driveways and/or cross-access driveways shall be of sufficient width to accommodate two-way travel for automobiles and emergency service and loading vehicles. Wider driveways may be required to serve traffic to major developments or large vehicles.
(5)
Shared driveways, cross-access driveways, interconnected parking, and public and private roads constructed to provide access to properties internal to a subdivision shall be recorded as an easement and shall constitute a covenant running with the land. Operating and maintenance agreements for these facilities should be recorded with the deed.
C.
Driveway spacing standards.[1]
(1)
Driveway spacing is to be measured along the road from the center line of the driveway to the center line of the next driveway.
(2)
Driveway spacing standards shall apply to driveways located on the same side of a road.
(3)
Residential driveways shall be located so as to meet or exceed the driveway spacing standards shown in the table below.
(4)
Commercial and industrial driveways for small developments shall be located so as to meet or exceed the driveway spacing standards shown in the table below.
(5)
Driveway spacing for large developments generating more than 100 peak-hour trips shall be based on the findings of a traffic impact study.
(6)
The minimum driveway spacing requirements set out in Tables 4 and 5 shall not apply to driveways on the same lot or parcel. The spacing of such driveways shall be determined by the Planning Board on a case-by-case basis, with the primary consideration being safety.
(7)
Peak-hour trips (PHT) will be determined through application of the current version of the Institute of Transportation Engineers Trip Generation methods and statistics. Multifamily traffic generation shall be based on local factors due to the unique needs of military commuters. With permission from the Town Planning Board, another methodology or other statistics for determination of PHT may be used.
Table 4: Driveway Spacing Standards for the AR and R-1 Districts | ||
|---|---|---|
Single-Family and Two-Family Residential | Minimum Driveway Spacing Requirement (feet) | |
To divided or four-lane highway | 100 | |
To state and county roads | 100 | |
To other roads | 50 feet or 30% of the actual frontage where the frontage exceeds 150 feet | |
Multi-Family Residential | ||
To divided or four-lane highway | 200 | |
To state and county roads | 300 | |
To other roads | 200 | |
Table 5: Driveway Spacing Standards for the MU, CC and MED Districts | ||
|---|---|---|
Small Development, Less than 101 PHT* (feet) | ||
To divided roads or four-lane highways | 250; 150 if shared driveway | |
To state and county roads | 200 | |
To other roads | 100 | |
*NOTE: PHT = peak-hour trips. |
D.
Corner clearance.
(1)
Corner clearance is to be measured along the road from the center line of the driveway to the closest edge of the intersecting road.
(3)
Driveways for corner properties where there is an existing, planned or contemplated traffic signal shall be located outside the functional area of the intersection, as determined by a registered traffic engineer.
E.
Driveway location.
(1)
Driveway location will be based on a site plan which has been approved by the Town Planning Board in consultation with the New York State Department of Transportation, the County Highway Superintendent or the Town Engineer/Town Highway Superintendent as appropriate.
(2)
For the purpose of driveway locations, median openings shall be treated as intersections, and driveways to properties opposing a median opening shall be located so as to meet or exceed the minimum corner clearance standards, except where a media opening is specifically constructed or reconstructed to provide vehicular access to such properties.
(3)
Driveways shall be located so as to meet or exceed the driveway spacing and minimum corner clearance standards.
(4)
The Town Planning Board may allow the location of driveways at less than the minimum driveway spacing standards and corner clearance standards, if:
(a)
A dual-driveway system, cross-access driveway system or shared driveway with an abutting lot is proposed; or
(b)
The characteristics of the lot or parcel or the physical or operational characteristics of the road are such that a change of location will improve the safe and efficient movement of traffic between the lot or parcel and the road; or
(c)
Conformance with the driveway spacing standards or corner clearance standards imposes undue hardship on the lot or parcel owner.
§ 158-86 Traffic signals and intersections.
A.
Traffic signals.
(1)
Traffic signals are public assets and should be established and located so as to provide the greatest good to the public in respect to the safe and efficient movement of vehicles, bicyclists and pedestrians and their effect on the value and developability of property.
(2)
Traffic signal locations to serve development shall be based on the following principles, in descending order of importance.
(a)
Traffic signals should be located to interconnect to existing local roads or allow for the logical extension of the local road system.
(b)
Traffic signals for development on a single parcel shall be located so as to provide access to abutting and through lots or parcels.
(c)
Traffic signals central to a development may be allowed if the development allows internal access to out-parcels and cross-access to abutting lots or parcels.
(3)
Traffic signal spacing to serve state and county roads, where the efficient movement of vehicles is the objective, is on the order of 0.25 mile (1,320 feet). Lower spacing may be allowed if it:
B.
Unsignalized intersections.
(1)
Intersection spacing is determined by the intended traffic function of the road and the intended development environment at full buildout. Roads whose principal purpose is to move vehicles safely and rapidly from one destination to another require higher minimum intersection spacings. Areas where dense development is planned, and particularly residential or mixed commercial and residential development, are best served by smaller intersection spacing on Town and private roads and moderate spacing on state and county roads. This lower spacing also provides drivers with routing options and provides a safer and least distance travel environment for pedestrians and bicyclists.
(2)
Recommended unsignalized intersection spacing:
(a)
State and county roads with a posted speed of 40 miles per hour or higher: 1,320 feet;
(b)
State and county roads in areas zoned for commercial or industrial development: 880 feet;
(c)
Town roads and on state and county roads serving mixed-use developments and where the residential portion of such development is multifamily: 440 feet.
§ 158-87 Parking and parking lots.
A.
All uses shall be provided with off-street parking for vehicles during typical peak-use periods.
B.
Off-street parking may be located off site but must be within 500 feet of the intended use.
C.
All parking areas adjacent to and along internal drives shall provide sufficient delineations in the form of striping, curbed islands or curbed medians to direct traffic flow along parking lot drive aisles and prevent traffic flow from cutting across parking lots.
D.
Parking lot drive aisles shall meet access drives and service drives at right angles.
E.
Parking lot drive aisles shall be a minimum of 24 feet in width.
F.
Parking spaces shall be no less than nine feet wide and 20 feet long.
G.
All parking lot islands shall be a minimum of six feet in width. Interior parking lot islands along double rows shall be 40 feet in length. Perimeter islands and those along interior single rows shall be 20 feet in length.
H.
To the greatest extent possible all parking areas shall be located behind the facility served and out of view from public roads. No more than 30% of required off-street parking spaces should be located between the front building facade(s) and the primary abutting street(s). This standard shall also be upheld for corner lots.
I.
Where parking areas must be located in front of a facility adjacent to a public highway, appropriate landscaping or visual barriers shall be provided pursuant to the requirements of said zoning district.
J.
To the greatest extent possible, the size of all parking areas, other than those for dwelling units and dwelling units with a home occupation, shall be based on gross leasable area. Where gross leasable area figures are unavailable, gross floor area figures shall be used.
K.
Parking lots shall be paved consistent with roadways. The use of permeable and porous pavements is encouraged.
L.
Existing uses need not provide additional off-street parking unless one or more of the following conditions occur:
§ 158-88 Private roads.
All roads or roadways that are constructed by private individuals or enterprise and which are intended to serve the public as a public thoroughfare shall meet Town highway and road standards as adopted by resolution of the LeRay Town Board.
§ 158-89 Shared parking and access.
A.
The provision for shared access and parking among adjacent properties shall be required to internalize traffic circulation and reduce turning movements onto roadways.
B.
In order to meet the maximum parking space requirements, applicants are encouraged to investigate common or shared parking opportunities between adjacent principal businesses with differing peak hours.
C.
An applicant proposing to use a shared parking arrangement to satisfy off-street parking requirements shall submit a shared parking analysis demonstrating its feasibility. The analysis shall address, at a minimum:
D.
The applicant shall furnish sufficient evidence of a viable and legally binding shared parking agreement on behalf of all involved facilities to the Planning Board prior to approval of a shared parking program.
E.
All parking included under a shared parking agreement shall count towards the numerical requirements for off-street parking.
F.
Applicants approved for the use of shared parking within combined parking lots shall not be required to provide the twenty-foot parking lot setback and buffer requirement along the shared property boundary as otherwise required.