New Lebanon City Zoning Code
§ 205-6
District regulations.
The following requirements apply to uses within the specified districts in addition to all other applicable requirements:
A.
Regulations specific to Residential-Agricultural/Conservation District (RA-5).
(1)
The use of a conservation subdivision plan in this district is specifically required when the parcel contains, in whole or in part, one or more of the following:
(a)
State and/or federal freshwater wetlands occupy 25% or more of the site.
(b)
Slopes of greater than 20% occupy 25% or more of the site.
(c)
The site contains a floodplain or flood hazard area as mapped by the Federal Emergency Management Agency's Flood Insurance Maps.
(d)
The site contains a critical environmental area designated pursuant to 6 NYCRR 617.14(g).
(e)
The site contains an identified scenic view or scenic vistas.
(f)
The lot or parcel is under a DEC Forestry Management Plan.
(2)
All development within the Residential-Agricultural/Conservation District should incorporate smart or "low-impact development" procedures to reduce the impact of new growth. Components of these procedures include, but are not limited to:
(a)
Limit total impervious surface coverage.
(b)
Retain and incorporate natural site features that promote infiltration of stormwater on a developed site.
(c)
Use bioretention, pervious surfaces, open space surface water dispersion, soil restoration, and other dispersed facilities to control stormwater as close to the origin as possible.
(d)
The use of traditional conveyance and pond technologies to manage stormwater quality and quantity should only be considered after all other low-impact development techniques have been considered and used to the greatest extent possible.
(3)
The appropriate Board may specify the location of the building envelope, to preserve trees or other resources, take advantage of soil conditions, or make the development more rural in character. In major subdivisions, building envelopes should be moved to provide irregular spacing of buildings and to break up the linearity of the street facade of buildings. The building envelope shall be recorded on the final plat in lieu of setback lines.
(4)
Other rural siting guidelines.
(a)
Encourage the integration of new subdivisions with the surrounding existing neighborhoods and rural character. The site layout of new development should protect roadside views and ensure that home sites blend into the landscape to the greatest extent possible.
(b)
Retain existing tree rows and hedgerows, stone walls, and similar features in the development of any new use or the expansion of any existing use.
(c)
New buildings adjacent to significant historic structures should be designed in a manner that harmonizes with the general architectural features of such historic structures in terms of form, materials, fenestration, and roof shape.
(d)
New streets should be designed with rural characteristics, including minimal tree clearing, minimal grading and filling of existing topography, and usage of natural drainage where practicable. Reuse farm roads or country lanes whenever possible.
(e)
The Planning Board is authorized to identify a building envelope placement during site plan or subdivision review. Placement of new structures in the center of former agricultural fields should be minimized. Hedgerows and other natural features should be incorporated into the layout.
(f)
Major modifications to the existing landscape such as extensive grading, clear-cutting of trees, or other similar activities shall be avoided.
(g)
Streets should be designed to maintain and preserve natural topography, significant landmarks, and trees; to minimize cut and fill; and to preserve and enhance views and vistas on or off the subject parcel. Road design should reflect the context and characteristics of the area. The use of narrow roads, similar to existing country routes, is encouraged. Utilize street trees to provide shade and separate the roadway from pedestrians.
(h)
Minimize the number of curb cuts on existing roads and utilize shared driveways, linked/shared parking where possible.
B.
Residential-Agricultural District (RA-2, RA-1).
(1)
In addition to the regulations in Subsection A, above, the Planning Board shall encourage 50% of the parcel to remain as open space by clustering lot layouts.
(2)
Conservation subdivisions. The Planning Board is authorized to allow or require adherence to the requirements of the Subdivision Law (Chapter 179 of the Code of the Town of New Lebanon) regarding clustering and open space preservation for all subdivision applications in these zoning districts where, in the opinion of the Planning Board, the purposes of this chapter cannot be met under conventional subdivision methods.
C.
Regulations specific to the Commercial Districts (C, C-Rec, C-I). In addition to the design guidelines established in § 205-8E, the following guidelines shall be considered by the Planning Board in the site plan and subdivision review of any commercial use in these districts:
(1)
The development of public parks, commons, or pedestrian plazas with amenities such as benches and landscaping should be encouraged.
(2)
Where practicable, existing tree rows and hedgerows, stonewalls, and similar features should be retained in the development of any new use or the expansion of any existing use.
(3)
Where practicable, new buildings should be designed in a manner that harmonizes with the general architectural features of the traditional and rural nature of New Lebanon in terms of form, materials, and fenestration and roof shape.
(4)
All new streets shall be designed to permit the installation of electric, water, sewer, and gas utilities underground, either initially or at the time major improvements or upgrades are made to the street or the particular service.
(5)
Cross-easements shall be used to provide shared access to parking whenever possible.
D.
Regulations specific to the Commercial-Residential District (C-R).