Menands Village City Zoning Code
ARTICLE 3
Broadway Corridor Form-Based Districts
§ 169-20 Broadway Business District (BBD).
 |
A.
District description. The Broadway Business District is intended to allow mixed-use residential/commercial/industrial development along Broadway, with buildings rising to a maximum of four stories and creating a consistent street wall fronting plaza/public gathering spaces along Broadway. This building placement will provide a sense of enclosure, framing the public space, and helping to offset the physical and visual dominance of the roadway. To improve the pedestrian experience, it is recommended the corridor be improved with wide sidewalks, outdoor cafes, and plazas to provide pedestrian gathering places, high-visibility crosswalks, pedestrian lighting to improve safety, and street trees to improve the streetscape aesthetic and provide cooling. On-street parking on side streets is strongly encouraged.
B.
General design principles.
(1)
Focus on the buildings. The architecture of the building should be the most prominent visual feature of the site, with clearly visible entryways, while parking areas and utilitarian functions are hidden or screened from view.
(2)
Design with the pedestrian in mind. Always create attractive, shaded, and safe routes for people to walk and relax with links to surrounding buildings and properties. Limit the visibility of parking areas and wide expanses of sun-drenched asphalt which make it uninviting for pedestrians.
(3)
Keep things green. Design emphasis should be in providing green lawns, robust landscaped areas, where appropriate, and plenty of shade trees wherever possible to soften the look of the site. Integration of green infrastructure is strongly encouraged.
(4)
Create a local identity. The architecture of the Broadway Business District should reflect the vision of the Village of Menands and avoid or minimize corporate chain architectural styles.
C.
Permitted uses. The following uses are permitted as of right:
(1)
Accessory structures.
(2)
Electric vehicle charging stations.
(3)
Farmers' market.
(4)
Home occupation-1.
(5)
Parking lot, accessory-1.
(6)
Public facility, minor.
(7)
Public parks and playgrounds.
(8)
Tier 1 solar energy system: ground-mounted.
D.
Site plan uses. The following uses are authorized by site plan approval pursuant to this chapter:
(1)
Bakery.
(2)
Bakery, wholesale.
(3)
Banks.
(4)
Barbershops and beauty parlors.
(5)
Bowling alleys.
(6)
Business and professional office club, civic, social/fraternal organization.
(7)
Commercial greenhouse.
(8)
Community garden.
(9)
Cultural venue hotels and motels.
(10)
Drive-through establishment.
(11)
Medical facility, 20,000 square feet and large-scale.
(12)
Outdoor cafe.
(13)
Outdoor and storage facilities accessory to light manufacturing, light industry, and research and development facilities.
(14)
Performing arts center.
(15)
Public and private schools.
(16)
Radio and television stations.
(17)
Recreational facility, commercial.
(18)
Restaurants.
(19)
Retail and/or service establishment.
(20)
Supermarket.
(21)
Tier 1 solar energy facilities: ground-mounted.
(22)
Transit facility.
(23)
Veterinary facility.
E.
Special uses. The following uses are authorized only by special use permit pursuant to this chapter:
[Amended 9-5-2023 by L.L. No. 7-2023]
(1)
Cannabis retail dispensary.
(2)
Community and government use.
(3)
Controlled substance dispensary.
(4)
Day-care center, adult and/or child.
(5)
Dwelling, multifamily.
(6)
Dwelling, townhouse.
(7)
Light industry and manufacturing facilities.
(8)
Home occupation-2.
(9)
In-law apartment.
(10)
Mixed-use.
(11)
Motor vehicle fuel sales.
(12)
Parking lot, accessory-2.
(13)
Parking lot, public.
(14)
Religious use.
(15)
Research and development facilities.
(16)
Recreational facilities.
(17)
Shopping centers.
(18)
Utility substations.
(19)
Wholesale business, large-scale.
(20)
Wholesale business, small-scale.
F.
Maximum residential density.
(1)
Base density: 30 dwelling units per acre.
(2)
TOD density: 40 dwelling units per acre (applicable to parcels located within 1/2 mile of a bus rapid transit station as indicated on the Zoning Map).
G.
Minimum lot dimensions.
(1)
Lot size: 10,000 square feet.
(2)
Lot width: 75 feet.
(3)
Lot depth: 90 feet.
(4)
Green space: 20%.
(5)
Lot coverage: 80%.
H.
Principal building setbacks.
(1)
Build-to zone: average of buildings on either side with a maximum of 20 feet.(2)
Side street facade: zero feet minimum/20 feet maximum.I.
Building facade width at the build-to zone.
(1)
Front facade: minimum of 70% width of the development area.(2)
Side street facade: minimum of 25% width of the development area.
(3)
Corner properties. Both street-facing facades of corner properties must be built within the build-to zone a minimum of the first 30 feet from the corner, measured parallel to the applicable street.J.
Other setbacks: minimum distance from property line.
(1)
Side: principal structure: zero feet or 10 feet when adjacent to a residential district.(2)
Side: accessory structure: 10 feet minimum.
(3)
Rear: principal structure: 15 feet or 20 feet when adjacent to a residential district.(4)
Rear: accessory structure: 15 feet.
K.
Parking setbacks: minimum distance from the property line/back edge of sidewalk.
(1)
Front yard: 20 feet. Front yard parking options: When proposed by the applicant due to topographic, lot configuration, and/or existing development conditions on the subject site, the Village Board may approve a single row of parking within the twenty-foot front yard setback. Wherever possible, the spaces should be located up against the building/walkway area and buffered from the sidewalk with adequate landscaping. The Village Board shall have the authority to increase the front yard setback to permit front yard parking to ensure safe ingress and egress and circulation. All other on-site parking shall be located to the side or rear of the principal building.
(2)
Side street: 20 feet.
(3)
Side yard: 20 feet.
(4)
Rear yard: 10 feet.
L.
Building form.
(1)
Height.
(a)
Principal building: two-story minimum/48 feet maximum. The second story is not required to be occupiable space. A false second floor may be permitted at the discretion of the Village Board and shall be a minimum of nine feet in height.(b)
The two-story minimum shall not apply along side streets excepting corner properties.
(c)
Fourth story stepback. All fourth stories shall be stepped back a minimum of 10 feet from the front facade of the building.(d)
Accessory structure: 30 feet maximum.
(e)
Ground floor elevation: one foot maximum above sidewalk.(f)
Ground floor ceiling: 15 feet maximum.(g)
Upper floor(s) ceiling: nine feet minimum.(h)
Parapet (if applicable): three feet minimum. |
M.
Frontage types permitted: Refer to Schedule 4, Frontage Types.[1]
(1)
Terrace or lightwell.
(2)
Forecourt.
(3)
Stoop.
(4)
Shopfront and awning.
(5)
Cafe front.
(6)
Gallery.
(7)
Arcade.
[1]
Editor's Note: Schedule 4, Frontage Types, is included as an attachment to this chapter.
§ 169-21 Neighborhood District (T4).
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A.
District description. The T4 Neighborhood District is intended to encourage and facilitate new small-scale infill development of new buildings incorporating a mix of unit types within a block grid typical of existing residential areas in Menands. New development should preserve the residential and pedestrian character of the streets, and neighborhoods should relate to nearby properties. In addition to residential, small-scale office and service retail uses are encouraged.
B.
General design principle.
(1)
Maintain neighborhood scale. The architecture and overall massing of new buildings should respect the surrounding neighborhood scale and character.
(2)
Design with the pedestrian in mind. Always create attractive, shaded, and safe routes for people to walk and relax, with links to surrounding buildings and neighborhoods. Where feasible, limit the visibility of parking areas and wide expanses of sun-drenched asphalt which make it uninviting for pedestrians.
(3)
Keep things green. Design emphasis should be in providing green urban lawns, robust landscaped areas, where appropriate, and plenty of shade trees wherever possible to soften the look of the site and maintain the neighborhood character.
(4)
Create local identity. The T4 District seeks to promote infill within existing mixed-use residential neighborhoods. Development must maintain the vision of Menands and preserve or reestablish vibrant neighborhoods, avoiding the use of corporate chain architectural styles.
C.
Permitted uses. The following uses are permitted as of right pursuant to this chapter:
(1)
Accessory structure.
(2)
Electric vehicle charging station.
(3)
Farmers' market.
(4)
Home occupation-1.
(5)
Parking lot, accessory-1.
(6)
Public facility, minor.
(7)
Public parks and playgrounds.
D.
Site plan uses. The following uses are authorized with site plan approval pursuant to this chapter:
[Amended 9-5-2023 by L.L. No. 7-2023]
(1)
Bakery.
(2)
Banks, financial institutions.
(3)
Barbershops and beauty parlors.
(4)
Bowling alleys.
(5)
Business and professional office.
(6)
Club, civic, social/fraternal organization.
(7)
Community and government use.
(8)
Community garden.
(9)
Cultural venue.
(10)
Drive-through establishment.
(11)
Home occupation-2.
(12)
Hotels and motels.
(13)
Nursing homes.
(14)
Outdoor cafe.
(15)
Performing arts center.
(16)
Public and private schools.
(17)
Recreational facility, commercial.
(18)
Restaurants.
(19)
Retail and/or service establishment.
(20)
Supermarket.
(21)
Tier 1 solar energy facilities: ground-mounted.
(22)
Transit facility.
E.
Special uses. The following uses are authorized with special use permit approval pursuant to this chapter:
(1)
Drive-through establishment.
(2)
Dwelling, multifamily.
(3)
Dwelling, townhouse.
(4)
In-law apartment.
(5)
Mixed-use.
(6)
Parking lot, accessory-2.
(7)
Radio and television stations.
(8)
Religious use.
F.
Maximum residential density.
(1)
Base density: 25 dwelling units per acre.
G.
Minimum lot dimensions.
(1)
Lot size: 5,000 square feet.
(2)
Lot width: 25 feet.
(3)
Lot depth: 100 feet.
(4)
Green space: 20%.
(5)
Lot coverage: 80%.
H.
Principal building setbacks.
(1)
Build-to zone: five feet minimum to 12 feet maximum. For a cafe front, a greater setback may be permitted to accommodate outdoor seating.(2)
Side street facade: five feet minimum to 12 feet maximum.I.
Building facade width at the build-to zone.
(1)
Front facade: minimum 50% width of the development area.(2)
Side street facade: minimum 25% width of the development area.
(3)
Corner properties. Both street-facing facades of corner properties must be built within the build-to zone for the first 30 feet from the corner.J.
Other setbacks.
(1)
Side: principal structure: zero feet minimum or 10 feet minimum when adjacent to a residential district.(2)
Side: accessory structure: three feet minimum.
(3)
Rear: principal structure: three feet minimum or 15 feet from the center line of alley.(4)
Rear: accessory structure: 15 feet minimum.
K.
Parking setbacks: minimum distance from property line/back edge of sidewalk.
(1)
Front yard: 20 feet.
(2)
Side street: 10 feet.
(3)
Side yard: 10 feet.
(4)
Rear yard. 10 feet.
L.
Building form.
(1)
Height.
(a)
Principal structure: two-story minimum/40 feet maximum. The second floor shall be occupiable.(b)
Accessory structure: 30 feet maximum.
(c)
Ground floor elevation: one foot maximum above sidewalk.(d)
Ground floor ceiling: 11 feet minimum, 25 feet maximum.(e)
Upper floor ceiling: 14 feet maximum. |
M.
Frontage types permitted: Refer to Schedule 4, Frontage Types.[1]
(1)
Porch and fence.
(2)
Terrace and lightwell.
(3)
Forecourt.
(4)
Stoop.
(5)
Shopfront and awning.
(6)
Cafe front.
[1]
Editor's Note: Schedule 4, Frontage Types, is included as an attachment to this chapter.
§ 169-22 Village Center District (T5).
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A.
District description. The T5 Village Center District is intended to create a recognizable Village Center with a strong mix of commercial and residential uses, with lower levels of buildings providing retail sales, restaurants, local services, and offices. The upper floors will provide a diverse mix of commercial uses along with residential for people of different ages, incomes, and abilities. At the interface of the building facades and the public sidewalk, ground floor retailers and restaurants are encouraged to provide seating and gathering spaces. Broadway and side streets shall be walkable and tree-lined, with wide sidewalks connecting buildings across well landscaped areas, and shared parking tucked behind or to the side of buildings to minimize hardscape. On-street parking on side streets is strongly encouraged.
B.
General design principles.
(1)
Focus on the buildings. The architecture of the building should be the most prominent visual feature of the site, with clearly visible entryways, with parking areas and utilitarian functions hidden or screened from view.
(2)
Design with the pedestrian in mind. Similar to the Broadway Business District, future development must always seek to create attractive, shaded, and safe routes for people to walk and relax with links to surrounding buildings and properties. Limit the visibility of parking areas and wide expanses of sun-drenched asphalt which make it uninviting for pedestrians.
(3)
Keep things green. Design emphasis should be in providing robust landscaped areas, where appropriate, with plenty of shade trees to soften the look of the site. Integration of green infrastructure is strongly encouraged.
(4)
Create a local identity. Consistent with the Broadway Business District, the architecture of the Village Center District should reflect the vision of the Village of Menands and avoid or minimize corporate chain architectural styles.
C.
Permitted uses. The following uses are permitted as of right pursuant to this chapter:
(1)
Accessory structures.
(2)
Electric vehicle charging stations.
(3)
Farmers' market.
(4)
Home occupation-1.
(5)
Parking lot, accessory-1.
(6)
Private swimming pools.
(7)
Public facility, minor.
(8)
Public parks and playgrounds.
(9)
Tier 1 solar energy systems: roof-mounted and building-integrated.
D.
Site plan uses. The following uses are authorized by site plan approval pursuant to this chapter:
[Amended 9-23-2024 by L.L. No. 4-2024]
(1)
Animal boarding.
(2)
Animal day care.
(3)
Animal shelter.
(4)
Bakery.
(5)
Banks, financial institutions.
(6)
Barbershops and beauty parlors.
(7)
Bowling alleys.
(8)
Business and professional office.
(9)
Club, civic, social/fraternal organization.
(10)
Cultural venue.
(11)
Community garden.
(12)
Hotels and motels.
(13)
Medical facility, 20,000 square feet.
(14)
Nursing homes.
(15)
Outdoor cafe.
(16)
Performing arts center.
(17)
Public or private schools.
(18)
Recreational facility, commercial.
(19)
Restaurants.
(20)
Retail and service establishment.
(21)
Supermarket.
(22)
Transit facility.
(23)
Tier 1 solar energy system: ground-mounted.
E.
Special uses. The following uses are authorized by special use permit approval pursuant to this chapter:
[Amended 9-5-2023 by L.L. No. 7-2023]
(1)
Community and government use.
(2)
Day-care center, adult and/or child.
(3)
Drive-through establishment.
(4)
Dwelling, multifamily.
(5)
Dwelling, townhouse.
(6)
Home occupation-2.
(7)
Light industry and manufacturing facilities.
(8)
Medical facility: large.
(9)
Mixed-use.
(10)
Parking lot, accessory-2.
(11)
Parking lot, public.
(12)
Radio and television stations.
(13)
Religious use.
(14)
Research and development facilities.
(15)
Shopping centers.
F.
Maximum residential density.
(1)
Base density: 30 dwelling units per acre.
(2)
TOD density: 40 dwelling units per acre (applicable to parcels located within 1/2 mile of a bus rapid transit station as indicated on the Zoning Map).
G.
Minimum lot dimensions.
(1)
Lot size: 5,000 square feet.
(2)
Lot width: 50 feet.
(3)
Lot depth: 100 feet.
(4)
Green space: 20%.
(5)
Lot coverage: 80%.
H.
Principal building setbacks.
(1)
Build-to zone: four feet minimum to 12 feet maximum.(2)
Side street facade: four feet minimum to 12 feet maximum.I.
Building facade width at the build-to zone.
(1)
Front facade: minimum 70% width of the development area.(2)
Side street facade: minimum 25% width of the development area.
(3)
Corner properties. Both street-facing facades of corner properties must be built within the build-to zone for the first 30 feet from the corner.J.
Other setbacks.
(1)
Side, principal structure: zero feet minimum or 12 feet minimum when adjacent to a residential district.(2)
Side, accessory structure: five feet minimum.
(3)
Rear, principal structure: three feet minimum or 15 feet when adjacent to a residential district or from the center line of an alley.(4)
Rear, accessory structure: three feet minimum.
K.
Parking setbacks: minimum distance from property line/back edge of sidewalk.
(1)
Front yard: 25 feet.
(2)
Side street: 15 feet.
(3)
Side yard: 20 feet.
(4)
Rear yard: 10 feet or 15 feet when adjacent to a residential district or from the center line of an alleyway.
L.
Building form.
(1)
Height.
(a)
Principal structure: two-story minimum/40 feet maximum. The second floor shall be occupiable.(b)
Principal structure: The two-story minimum shall not apply to side streets, excepting corner properties.
(c)
Principal structure: three-story maximum on the west side of Broadway and a four-story maximum on the east side of Broadway.
(d)
Principal structure: fourth story stepback required.(e)
Accessory structure: 30 feet maximum.
(f)
Ground floor elevation: one foot maximum above sidewalk.(g)
Ground floor ceiling: 11 feet minimum, 25 feet maximum.(h)
Upper floor ceiling: 14 feet maximum.(i)
Parapet (if applicable): three feet minimum. |
M.
Frontage types permitted: Refer to Schedule 4, Frontage Types.[1]
(1)
Terrace and lightwell.
(2)
Forecourt.
(3)
Stoop.
(4)
Shopfront and awning.
(5)
Cafe front.
(6)
Gallery.
(7)
Arcade.
(8)
Porch.
[1]
Editor's Note: Schedule 4, Frontage Types, is included as an attachment to this chapter.
§ 169-23 Design standards and guidelines.
The following design standards and guidelines shall apply to all Broadway Corridor Form-Based Districts unless otherwise indicated. The Village Board reserves the right to apply these design standards and guidelines outside of the Broadway Corridor FBC Districts.
A.
Figure 1. Locating buildings at a similar distance parallel to the street to create a consistent street wall.
Site planning.
(1)
Consistent street wall. Primary buildings shall be located along the front of the property, close to the public way and pedestrian areas. Building facades shall be constructed parallel to the front lot line to help create a consistent street wall along the sidewalk. Figure 1.
(2)
Figure 2. Shared curb cut and parking areas. Shared curb cuts and parking areas limit the number of driveways needed on busy streets and help to reduce the amount of paved parking area.
Shared access. Shared curb cuts, driveways and parking lots are strongly encouraged to reduce the amount of paved parking area and provide access management improvements. Shared access and parking agreements between adjoining property owners are encouraged. Figure 2.
(3)
Solar access. Where practical, buildings and rooflines should be oriented to accommodate existing (or future) solar panel installations with southern exposures.
(4)
Front yard parking. Except in the Broadway Business District, no vehicle parking areas shall be permitted in the front yard.
(5)
Minimize impervious surfaces. Paved vehicle parking areas, driveways and curb cuts shall be limited to the minimum required clearance dimensions and amounts to reduce unnecessary impervious surface area wherever possible.
(6)
Figure 3. Gas station. Gas station buildings should be located up closer to the street in line with other buildings, while their pump canopy can be located in the rear.
Gas stations. Gas stations are encouraged to locate their building toward the front of the lot, with the pump canopy behind or toward the rear of the lot as shown in Figure 3. Pump canopies, if provided, should match the style and materials of the building roof.
(7)
Drive-through facilities. Drive-through windows should be located at the side or rear of the building so that they do not face a public street. At corner locations, drive-through windows should be located at the rear of the building. Vehicle canopies, if provided, should match the style and materials of the building roof.
(8)
Mass transit. Where appropriate new roads should be constructed to accommodate mass transit, using such methods as reserving additional right-of-way intermittently along roads to allow for future bus stops, ride share, or similar.
(9)
Figure 4. Evolution of large shopping plazas. Existing shopping plazas can evolve over time with new infill development which helps to fill in the street wall along the main road and create a more attractive pedestrian experience.
Existing shopping plazas: BBD. Within the Broadway Business District, existing shopping plazas should work to infill the front and under utilized portions of the property over time with smaller-scale, pedestrian friendly infill development. Figure 4.
B.
The evolution of older shopping centers.
(1)
Existing conditions.
(a)
Existing commercial shopping plazas and malls, often set far back from the road behind large parking areas, will want to evolve over time to reflect a more traditional development style and smart growth. The large parking areas can be better utilized with small infill development toward the public street, helping to bring shops closer to passing travelers, increasing rentable floor area, and creating a new, diversified appearance from the road.
(b)
The example images show how new infill construction can help evolve an old shopping plaza into a more contemporary shopping experience.
(2)
Phase One.
(a)
The front of the plaza and parking area are reconfigured to make room for a few new infill buildings, creating an attractive front yard and grand driveway entrance.
(b)
As an example, taller, two-story structures are placed at either side of the entrance, creating two new corner properties with high visibility.
(c)
Toward the rear of the site, new buildings start to frame out a small public square, creating an inviting place to shop.
(3)
Phase Two. Over time, additional infill can continue to provide additional rentable floor area in the plaza, while adding a new fresh facade on the property. Particular emphasis should be paid to creating an attractive two-story street wall along the main road to frame the entrance into the plaza.
C.
Landscaping.
(1)
Existing site character. Existing mature trees, notable vegetation and site topography should be considered for preservation and incorporation into the site plan design, as it may provide opportunities to enhance the design.
(2)
Figure 5. Front yard landscaping.
Front yard design. The area between the building facade and the road shall be limited to acceptable landscaping, pedestrian walkways, amenities and outdoor patios, plazas or dining areas. Figure 5.
(3)
Acceptable landscaping. All green space areas on the site shall be covered by one or more of the following:
(a)
Lawn or sod.
(b)
Trees and shrubbery. Refer to Schedule 1, Permitted Street Trees and Native Landscaping Species, for a list of permitted tree species.[1]
[1]
Editor's Note: Schedule 1, Permitted Street Trees and Native Landscaping Species, is included as an attachment to this chapter.
(c)
Nursery plants or other variety of ground cover with appropriate nonstone mulch. Stone mulch is discouraged except as described in Subsection G, Stormwater management.
(d)
Native vegetation. Refer to Schedule 1, Permitted Street Trees and Native Landscaping Species.
(4)
Building perimeter landscaping. Where practical and appropriate, a variety of shrubs and flowers with nonstone mulch should be provided along the base of the building perimeter. Figures 6 and 7.
 |  |
Figure 6. Building perimeter landscaping. | Figure 7. Building perimeter landscaping. |
(5)
Figure 8. Pedestrian walkway landscaping.
Pedestrian walkway landscaping. Pedestrian walkway and outdoor patio plaza areas should be accented where possible with a dense planting of a variety of shrubs and flowers to create an attractive and welcoming setting. Figure 8.
(6)
New site trees. Where preexisting native trees on the site cannot be preserved or do not exist, new tree plantings should be incorporated into the site where possible to provide shade in larger areas of lawn. Figure 5.
(7)
Street trees. Street trees shall be provided along all public road frontages at approximately 50 feet on center and within or adjacent to the public-right-of-way, taking into consideration the location of existing utilities, signs, and other objects. Street trees shall be shade trees (not ornamental) with a minimum caliper of three inches and a minimum height of eight feet. Coordination with the New York State Department of Transportation and the Village shall be required to confirm size and location of street trees when proposed within the New York State right-of-way. Refer to Article 6, Complete Streets, for further guidance on work within the New York State right-of-way. Refer to Schedule 1, Permitted Street Trees and Native Landscaping Species, for a list of permitted tree species.[2]
[2]
Editor's Note: Schedule 1, Permitted Street Trees and Native Landscaping Species, is included as an attachment to this chapter.
(8)
Figure 9. Sidewalks shall extend across driveways. This helps to create a nicer and safer pedestrian environment.
Continuous sidewalks. Concrete sidewalks shall be continued uninterrupted across driveways and curb cuts to provide a safer and clearer path for pedestrians and act as a visual warning to motorists. Figure 9.
D.
Parking lot landscaping.
(1)
Screening from road. Where practical, all new surface parking areas within 100 feet of an abutting public street shall be screened to the maximum extent practical. Property owners are strongly encouraged to add screening elements to preexisting surface parking lots as described below.
(a)
Figure 10. Parking lot screening and frontage perimeter bulb-out.
Figure 11. Frontage perimeter bulb-out.
Figure 12. Parking lot screening along the road.
Unless there are limiting topographical challenges or other unique situations that would prevent adequate screening, parking areas shall be screened by a continuous low wall or landscaped planting bed between 3.5 feet and 4.5 feet in height consisting of a mixture of coniferous and deciduous hedges, bushes as well as ornamental trees, spaced no less than 25 feet on center. Figures 10, 11, 12.
(b)
The screening should extend the full width of the parking frontage except where needed to accommodate breaks for driveway and sidewalk access as well as sight distance requirements.
(c)
Constructed landscape walls, if used, shall be made of materials which match or complement the building facade, such as brick, stone, metal fencing or as otherwise approved by the reviewing board.
(2)
Frontage perimeter bulb-out. All parking areas abutting a public right-of-way frontage shall provide landscaped bulb-outs so that there are not more than 25 continuous parking spaces in a row uninterrupted along that frontage without a landscaped bulb-out. The bulb-out should be equal in width and depth to the adjacent parking spaces, shall include at least one ornamental tree, as well as ground cover, including grass, shrubs or flowers where not more than 50% of the ground cover is mulch or gravel. Figure 10.
(3)
Figure 13. Corner bulb-out.
Corner bulb-out. A landscaped bulb-out should be located at the ends of any perimeter parking rows, such as parking lot corners, or abutting a vehicle travel lane. The bulb-out should be equal in width and depth to the adjacent parking spaces, shall include at least one ornamental tree, as well as ground cover, including grass, shrubs or flowers where not more than 50% of the ground cover is mulch or gravel. These corner conditions are ideal locations to include pedestrian walkways. Figure 13.
(4)
Internal landscaped islands. Internal parking rows should provide landscaped islands at either end of the rows of parking, as well as at intermediate locations so that there are not more than 25 continuous parking spaces in a row without a landscaped island. The islands shall be equal in length to the rows and at least nine feet wide, or of equivalent size if an irregular shape is necessary. Islands shall include at least two trees with shrubs, flowers, grass or other plantings so that not more than 50% of the ground cover is mulch or gravel. Figures 14, 15.
 |  |
Figure 14. Internal landscaped islands. | Figure 15. Internal landscaped islands. |
(5)
Figure 16. Side and rear yard parking screening.
Side and rear yard parking screening. Parking areas abutting a side or rear yard to a different commercial or residential property shall provide screening in the form of both deciduous and coniferous trees, flowers, shrubs and/or a low wall or fence to screen the parking area from the adjacent property except in places where adjacent parking lots connect as part of a shared parking arrangement. Refer to the Schedule 1, Permitted Street and Landscaping Trees, for a list of preferred tree species. Figure 16.
E.
Pedestrian access.
(1)
Frontage sidewalks. Public sidewalks shall be provided along the full width of all public street frontages, a minimum of five feet wide and constructed of concrete. Concrete sidewalks shall be continued across all driveway curb cuts to provide an uninterrupted pedestrian path and visual cue for motorists to watch for people. Where curbs are provided, sidewalk ramps shall be installed to maintain a fully ADA accessible route across the driveway.
(2)
Figure 17. Internal pedestrian sidewalk.
Internal pedestrian sidewalks. Dedicated pedestrian paths should be provided which connect public sidewalks and parking areas to building entries, adjacent properties and other points of interest, with adequate landscaping on either side of the path where appropriate. Figure 17.
(3)
Figure 18. Dedicated pedestrian path. Dedicated pedestrian paths through a parking lot create a more attractive and safer shopping destination, giving people a safe route through the parking area.
Dedicated pedestrian paths. Larger parking lot areas with significant distances to and from the building are strongly encouraged to provide a dedicated pedestrian path through the parking lot which provides a reasonable protected route through the parking lot. Figure 18.
(4)
Internal crosswalks. Pedestrian connections through parking lots shall be provided with marked crosswalks. Figures 17 through 20.
(5)
Figure 19. Internal parking lot crosswalk.
Figure 20. Parking lot pedestrian paths. Another example of a dedicated pedestrian path through a large parking area.
Alternative material. Asphalt may be used for internal site circulation and other informal pedestrian connections.
F.
Vehicle access.
(1)
Driveway curb cuts. Driveway access from a public street should be limited to no more than one curb cut per street frontage where possible. Driveway widths should be limited to no more than 12 feet wide per vehicle lane (12 feet wide for one-way traffic, 24 feet wide for two-way traffic) to minimize pedestrian crossing distance unless the Village Board determines that wider driveway width is necessary for truck turning radius. All pedestrian sidewalks shall be continued across the full width of driveways.
(2)
Shared driveways. The use of shared driveways between two or more properties is strongly encouraged to help reduce the number of curb cuts on primary roads and improve vehicle safety. The number of vehicle curb cut driveways into and out of a site should be minimized. Shared access and parking agreements between adjoining property owners are encouraged.
G.
Stormwater management.
(1)
Required landscaping areas on-site are encouraged to be utilized as integrated stormwater management areas, such as recessed parking islands (Figure 21), street tree beds (Figures 22, 23), rain gardens (Figure 23), or retention ponds (Figures 21, 25, 26) which capture rainwater on the site, provided that they are adequately landscaped and designed to capture the flow of on-site stormwater.
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Figure 21. Stormwater retention. Use of creative stormwater retention designs can allow for landscaped areas to absorb rainwater locally and filter it without it having to be piped underground, where it can pollute the local waterways. This design has a lowered curb edge which allows the rainwater to flow down into the lowered planting bed where it can be absorbed by the ground and provides water for the plants. A hidden overflow pipe allows excess water to escape to prevent overflow. | Figure 22. Stormwater retention. This example of stormwater retention captures water from the street and stores it in a planting bed where it waters the plants and trees. |
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Figure 23. Stormwater retention with rain garden. | Figure 24. Stormwater retention in a parking island. |
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Figure 25. Stormwater retention pond in a housing development designed to look like a natural pond. | Figure 26. Stormwater retention pond at a commercial bank designed to look like a natural area. |
(2)
Stone mulch. Stone mulch is permitted to be used in parking island landscaping, provided that it is used in conjunction with a designed stormwater system where organic mulch would otherwise wash away.
H.
Equipment screening.
(1)
All off-street loading, service, dumpster or mechanical equipment areas shall be located in the rear or side of the building and screened from view from the public right-of-way. Properties with multiple dumpsters shall consolidate their location to a centralized pickup area.
(2)
Dumpster areas and mechanical equipment shall be screened from view by a wall of landscaping or screening walls on at least three sides which is equal or more in height to the equipment being screened. Materials used should match or complement the exterior materials of the primary building. Figures 27 through 30.
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Figure 27. Screening of mechanical equipment. | Figure 28. Screening of mechanical equipment using landscaping. |
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Figure 29. Screening of mechanical equipment. | Figure 30. Screening of mechanical equipment. |
(3)
Chain-link fences shall not be used for screening purposes.
(4)
Parking garages. Parking garages facing a public street or pedestrian sidewalk area shall provide landscape screening along the frontage which consists of at least one ornamental tree between structural supports, as well as low shrub plantings not less than three feet in height and an ornamental fence or decorative wall not less than four feet in height around the perimeter.
I.
Building massing.
(1)
General. Overall building massing should be broken up into smaller, discrete parts where possible, especially for larger structures, to avoid the appearance of one monolithic structure and to provide visual interest. Figures 31, 32.
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Figure 31. Attractive building massing. Simple shapes which are well-defined and differentiated with changes in facade depth are attractive. | Figure 32. Unattractive building massing. Attempting to break up the scale of massing of a facade with many little shapes and small depth changes can create a cheap appearance. |
(2)
Corners. Corner conditions and building entry areas are encouraged as locations where the building mass should be emphasized or highlighted.
(3)
Avoid blank wall areas. No more than 50 feet of a front facade and facades facing pedestrian areas shall be devoid of windows, doors or other decorative features. Any remaining exterior wall areas without any windows or doors should be screened with the use of adjacent landscaping, such as shrubs and trees, to help soften the architecture.
(4)
Facade rhythm. Building facades should make use of a repeating pattern, expressing the structural bays of the building within, with the use of features such as repeating window groups, columns, or other features which help to create a cohesive and attractive design.
(5)
Figure 33. Building massing. This long building is nicely broken up with strong depth fluctuations in the facade and roofline which help to identify individual apartment entrances and create balconies.
Long building facades. Long building facades, which may stretch for a hundred feet or more, shall break up their design massing along public frontages by providing significant articulations in facade depth or height at regular intervals. These can be achieved with facade bump-outs, recesses, roof dormers, changes in materials or similar features. Figure 33.
(a)
Changes in facade depth or height should be visually strong, measuring between 10 inches to several feet. Depth or height changes of only a few inches give the facade an inauthentic architectural appearance and result in unusable space. Such designs should be avoided.
(b)
When using different materials to help break up the facade, avoid the appearance of several different building facades stuck together, which can give the building a low-quality and disorderly appearance. Building facade elements should be sensitive to local context and complementary in nature.
(6)
Columns/posts. The proportion of structural elements, such as columns, posts or pilasters, along a facade should be appropriate to the weight they appear to be carrying so as not to appear weak or thin.
J.
Roof design.
(1)
General. Variations in rooflines should be used to add character to smaller buildings and reduce the massive scale of larger buildings.
(a)
Features such as dormers, eaves, parapets, and sloped rooflines should be integrated into the overall design of the structure.
(b)
Flat roof structures shall be capped by an articulated parapet design which provides a noticeable cap to the building.
(c)
The use of green or living roofs is encouraged. These guidelines and standards should not be construed to preclude the use of innovative green technologies.
(2)
Roof-mounted mechanical equipment. Mechanical equipment such as HVAC heating and cooling installed on rooftops shall be fully screened from view from adjacent public rights-of-way, properties, and pedestrian walkways with the use of parapets or sloped parapet roof designs. This screening requirement shall not apply to solar panels installed parallel or flush with the roof surface.
K.
Windows, doors and entrances.
(1)
General. Each principal building on the site should have a clearly defined, highly visible public entrance which is visible from the public street. The primary entry should be highlighted with the use of architectural treatments, such as a recess in the facade, an overhang, canopy or awning, raised roofline or parapet, or similar method to highlight its location. Where applicable, a public entrance shall have a direct pedestrian connection to the street.
(2)
Ground floor commercial areas. The ground floor areas of a facade, especially along pedestrian sidewalks, should exhibit the highest levels of articulation and transparency, with larger window openings and changes in facade depth, especially around entry doors. A minimum of approximately 50% of the ground level pedestrian facade area should consist of transparent window glass.
(3)
Upper floors. The upper story areas of the facade should consist of approximately a minimum of 20% transparent window glass.
(4)
Windowless areas. Windowless areas facing public sidewalks shall not exceed 30 feet in width per frontage. (Windowless wall area limitations do not apply to facades facing an alley, service drive or nonpublic street.)
(5)
Door coverings. Public entry and exit doors shall be designed with roofs, canopies or facade recesses to reduce the fall of rain, snow or ice on pedestrians.
L.
Exterior materials and colors.
(1)
Figure 34. Dunkin Donuts, Malta NY. After the former franchise building burned down, Dunkin Donuts rebuilt their flagship store and bakery to meet the design standards of the town.
General. High-quality, durable materials, such as brick, stone, wood, and concrete, are encouraged. The use of corporate chain architectural styles should be avoided. Figure 34.
(2)
Colors. Exterior building material colors should typically be a natural, subtle, muted shade and of low-reflectance. Brighter, more vibrant colors, such as bright red or yellow, should generally be reserved for minor accents and highlights only. Examples of colors which are likely to be incompatible include basic primary colors, neon, fluorescent or those which are highly reflective or metallic.
(3)
Material and color changes. Changes from one facade material or color to another shall occur at a hard-edge or bump-out transition in the facade that gives the material a surface to terminate into. Material or color transitions along the horizontal direction should occur at an inside corner. Figures 35, 36.
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Figure 35. Material transition at inside corner. Changes in facade materials should occur at an inside edge (red arrow) to provide a place for the first material to terminate into. | Figure 36. Material transition at outside corner. Changes in facade materials at an outside edge are discouraged as they give the facade a thin and cheap appearance. |
(4)
Primary vs. secondary materials. Facades with an overabundance of different materials or colors are discouraged. When using more than one facade material or color, one should be used as the dominant primary theme, with the others used more sparingly as secondary materials or colors to accentuate the design. Avoid using unfinished masonry units or synthetic stucco, especially at entrances and areas which receive up-close scrutiny from pedestrians.
M.
Facade appurtenances.
(1)
General. Facade appurtenances, such as porches, awnings, balconies, stoops or galleries, are encouraged to be used to give building facades shade, scale and more visual interest, especially along street frontages.
(2)
Awnings. All awnings shall provide a minimum clearance above the sidewalk of at least eight feet and should be a minimum depth of four feet.
(3)
Balconies. All balconies shall provide a minimum clearance above the sidewalk of at least 12 feet and should be a minimum depth of four feet.
(4)
Porches. Porches on a front facade shall be a minimum of six feet in depth clear from the face of the facade to the railing and shall extend no less than 50% of the width of the facade frontage.
(5)
Stoops. Stoops shall be no more than six feet deep, not including steps. Stoops may include an overhead roof or canopy above, but shall not be enclosed on the sides.
N.
Exterior lighting.
(1)
Figure 37. Full cutoff, downward facing light fixture. This parking lot lamp provides light powered by solar cells on the top of the fixture.
General. All exterior lighting shall provide for full cutoff, downward facing fixtures which prevent any light emitted above the 90° horizontal to minimize night sky pollution, glare and spillover onto adjacent properties, unless otherwise noted below. Figure 37.
(2)
Light quality and color. Exterior lighting is recommended to be provided from induction or LED (light emitting diode) fixtures to provide quality light while minimizing energy use, provided that the color temperature of the light is between 2,500 and 3,800 Kelvin. Mercury-vapor and low-pressure sodium lamps are not recommended.
(3)
Light intensity. Exterior lighting for parking lots and pedestrian areas is encouraged to remain at the lowest acceptable footcandle levels wherever possible to reduce energy use, glare, light trespass and night sky pollution.
(a)
The maximum light level of any exterior fixture shall not exceed 0.5 maintained footcandle measured at the property line of an adjacent property.
(b)
The maximum light level of any exterior fixture shall not exceed 2.0 maintained footcandles measured at the property line of an adjacent public right-of-way.
(c)
Lighting level measurements shall be made at ground level, with the light sensor of the meter pointing upwards.
(4)
Parking lot lighting. Light fixtures located associated with a parking lot shall not exceed 18 feet in height and shall be spaced as required to provide necessary lighting.
(5)
Pedestrian walkway lighting. Light fixtures located along pedestrian walkways or paths internal to the site shall not exceed 12 feet in height.
(6)
Facade lighting. Decorative facade lighting, where used, shall only direct the light downward on the facade. Upward facing facade lighting shall only be permitted in instances where it is installed underneath a canopy, porch or roof overhang which will capture the upward light spill.
(7)
Security lighting. Security lighting is encouraged to be provided from regular pedestrian fixtures where possible, especially in areas visible from a public way. The Village Board of Trustees, in coordination with law enforcement officials, reserves the right to require the outside perimeter of any building be sufficiently illuminated to facilitate surveillance.
(8)
Figure 38. Gas station canopy light. This recessed light in a gas station canopy is ideal because it focuses the light downward and reduces glare to passing motorists.
Vehicular canopy lighting. Light fixtures located underneath vehicle canopies, such as gas station pumps or drive-through areas, shall be fully recessed or flush within the underside surface to conceal the illumination source and prevent glare. As an alternative, the underside of the canopy may be reflectively illuminated by fixtures facing upwards, provided that there is no light spillover outside of the canopy surface. Figure 38.
(9)
Landscaping lights. Decorative landscaping lighting shall be designed to direct the lighting downward into the planted areas whenever possible. Upward facing landscape lights may be permitted, provided that they are low-voltage systems which are equipped with automatic switching to turn off the lights no later than one hour after the site is closed to the public, or 11:00 p.m., whichever is earlier.
(10)
Holiday or event lighting. None of the provisions above shall be construed to limit the temporary use of decorative lights for holidays or special events.
(11)
Streetlighting. When new pedestrian lights are proposed, the Village's preferred lamppost and cross arm shall be required. Refer to Article 6, Complete Streets, for further guidance on work within the New York State right-of-way. Refer to Schedule 2, Permitted Pedestrian Lights.[3]
[3]
Editor's Note: Schedule 2, Permitted Pedestrian Lights, is included as an attachment to this chapter.
O.
Site amenities.
(1)
General. All new development or redevelopment projects which require site plan review should provide common site amenities, such as benches, bicycle racks, trash and recycling receptacles or public transit shelters, commensurate with the size of the development and anticipated public use.
(2)
Bicycle parking. Refer to § 169-39, Bicycle parking, for the recommended number and type of bicycle parking amenities based on the proposed land use.
(3)
Electric vehicle charging stations (EVCS). Refer to § 169-46, Electric vehicle charging stations, for applicable requirements.