If practicable, the site should provide driveway connections to adjacent sites to the side and rear to allow travel between adjacent sites for users, without the need to exit to East Broadway. See Grow the Gateways Corridor Design Guidelines, Section 1, Access Management and Parking,[1] for guidance.

Access to the site from East Broadway should be controlled, with a maximum of two curb cuts or access points. On existing, nonconforming developed sites, access points and curb cuts along East Broadway shall be reduced to meet this standard as part of any new application for a special permit or amendment to a special permit for Type I and Unlisted actions under SEQRA.[2]

A maximum of 25% of the required number of parking spaces to meet parking standards shall be located in front of the principal use, between the principal use and East Broadway. It is preferred that all parking be kept to the rear of the principal use.

A minimum ten-foot landscaped buffer shall be installed in the required front yard along the East Broadway right-of-way (ROW). A minimum six-foot landscaped buffer shall be installed in required side and rear yards. No parking spaces or drives shall be permitted in required front yards except for permitted direct site access, pursuant to Subsection B above. An easement for a frontage sidewalk along East Broadway may be required within the required front yard, if practicable.

A landscaped buffer with a minimum width of six feet shall be installed around the perimeter of parking lots, other than in front yard areas in Subsection D above, and around the foundations of principal buildings. One landscaped island for every 12 parking spaces shall be installed within the interior of any parking lot in order to break up the parking lot into bays separated by landscaping. Landscape islands that are surrounded by pavement should have no dimensions less than nine feet. Plant types and sizes shall comply with Grow the Gateways Corridor Design Guidelines, Section 5.

An entrance to the principal building shall be designed in the front facade, facing East Broadway. Additional entrances may be provided to allow building access from side or rear parking areas. A pathway shall be provided to connect the front door to parking areas and to the frontage road areas, and should connect to any existing or planned sidewalk network off-site.

Light poles in parking areas shall not exceed 18 feet or the height of the primary structure, whichever is less. Pedestrian-scaled lighting should be featured in public spaces and sidewalks outside of parking areas. Poles for pedestrian lighting shall be no higher than 12 feet. To minimize off-site or upward light spillage, full cutoff or cutoff-style luminaries shall be used, meeting Grow the Gateways Corridor Design Guidelines, Section 4.

An additional 10% development coverage may be permitted to be added to the applicable bulk standard listed in the EBG table[1] for projects meeting the Architectural Standards of the Grow the Gateways Corridor Design Guidelines, Section 6. To be eligible for the development coverage bonus, architecture of the proposed building to be constructed by special permit shall be consistent with the architectural style of buildings in the downtown Village of Monticello, without visible concrete masonry units, or vinyl or metal siding. Brick, stone or wood siding and trim are required. Formulaic or corporate chain styles not customized for construction in the Monticello region will not be eligible for the development coverage bonus.

An additional 10% development coverage may be permitted to be added to the bulk standard listed in the EBG table for projects providing two of more of the following green infrastructure features, meeting the Grow the Gateways Corridor Design Guidelines, Section 5.

Any application requiring an area or bulk variance from the Zoning Board of Appeals shall not be eligible for any bonuses set forth in this section.

No waiver shall result in allowing a use not permitted within the applicable zoning district.

Waivers shall be limited to those situations where the full application of the requirements contained in the above-referenced sections would generate unnecessary data requirements and create unnecessary costs regarding the decision.

Nothing herein shall authorize the Planning Board to waive state environmental quality review requirements.

The Planning Board must set forth in its record of proceedings the precise grounds upon which it has determined to exercise its waiver authority hereunder, which shall include a clear statement of what requirements of §§ 280-14.7 through 280-14.10 of this chapter have been waived and the reason for the waiver of each and every such requirement.