Queensbury City Zoning Code
ARTICLE 7
Design Standards
§ 179-7-010 Findings and intent.
A.
Typical zoning rules, including those in the Town of Queensbury, address building uses, area, and density of development. They do little to ensure that the "look and feel" of the new development moves towards the vision of the community as described in the Comprehensive Plan.
B.
With gas stations, supermarkets, and fast-food franchises becoming more and more a part of our daily lives, we have managed to ignore their aesthetic liabilities. Increasingly, communities recognize that the general sameness in appearance of corporate chain commercial and retail buildings is destroying local character. In addition, zoning that favors the automobile creates conflicts with pedestrians, and thus detracts from the pedestrian-friendly environment that Queensbury residents say they want.
C.
Design standards are intended to complement zoning regulations and achieve these goals. The standards set a high bar, which serves to enhance the value of property, preserve community character and protect the investment of landowners and developers. The Planning Board must implement the design standards with the main goal of achieving community character as defined by the Comprehensive Plan.
§ 179-7-020 Purpose and goals; administration.
A.
In requiring adherence to design standards, the Town of Queensbury seeks to encourage a mix of uses within the designated districts with an emphasis on improved site and building design, greater economic activity, and more dynamic social interaction. In addition, the purpose of the standards is to create a distinctive character and avoid the sameness that plagues many of America's suburbs. Within the designated districts, regulation will be largely based on form and impact of development as well as use.
B.
The goal of design standards is to:
(1)
Attract appropriate development in order to expand the economic and fiscal base of the community in a manner that maintains Queensbury's unique character with a high quality of life;
(2)
Encourage high-quality architectural and site design that is compatible with a project's surroundings;
(3)
Encourage buildings that provide an appropriate transition between the commercial areas of the Town and the surrounding neighborhoods;
(4)
Encourage buildings that are protective of important natural resources and public spaces, and that avoid or minimize adverse impacts;
(5)
Establish a clear and consistent method for reviewing plans for new buildings and renovation or alteration of existing buildings and sites;
(6)
Reduce delays and confusion that developers, property owners, or business operators may encounter during the design phase of the proposed projects; and
(7)
Minimize land use conflicts.
C.
Instructions for the administering board and applicants regarding compliance with the following design standards. Unless otherwise stated, the following design standards are mandatory. Projects will undergo review and overall design compliance by the Town of Queensbury Planning Board.
(1)
The administering board shall enforce the following design standards to the maximum extent practicable for the purposes of achieving the goals and specific recommendations for the commercial districts as set forth in the Comprehensive Plan, and in accordance with the purpose and intent of the regulations as set forth herein.
[Amended 1-28-2011 by L.L. No. 2-2011]
(2)
The term "shall" is interpreted as mandatory. Mandatory design elements may not be waived or altered by the Planning Board.
[Amended 12-16-2013 by L.L. No. 7-2013]
(3)
The term "should" or "may" is interpreted as optional.
D.
The following general design standards shall be integrated into the design of projects in all commercial, Main Street and industrial districts in the Town of Queensbury:
(1)
Encourage compatibility between residential and commercial uses where existing residential zones abut commercial zones.
(2)
Complement a variety of active uses along the pedestrianways with facades that are animated and create interest to passersby on foot.
(3)
Create a network of active spaces and avoid disconnected spaces.
(4)
Design rooftops for visual interest and avoid a lack of design attention.
(5)
Achieve compatible building styles and designs and avoid incompatible elements.
(6)
Provide upgraded streetscapes including appropriate unified site furniture to encourage pedestrian activity, avoiding dull/bleak streetscapes that discourage walking.
(7)
Incorporate street trees and pedestrian-scale lighting to enhance projects.
(8)
Provide pedestrian crosswalks for safe connections across streets.
(9)
The design treatments for the area should be rich with detail and high-quality materials to promote interest for users and visitors.
§ 179-7-030 Specific design standards.
[Amended 1-28-2011 by L.L. No. 2-2011]
Development shall be guided by one of the three following development scenarios.
A.
Commercial.
(1)
This scenario will require new and redevelopment projects to create walkable sites at a "Town center" scale. Parking lots will be located behind buildings. Buildings shall address streets by having their main entries on sidewalks and not facing parking lots. Parking shall be behind buildings and, where possible, shared parking is required. Appropriate architectural design elements will depend upon the project's location in the Town, with northern buildings reflecting the proximity of the Adirondacks and buildings in the southern part of Town reflecting the "upstate urban" look and feel of other small, walkable town centers throughout upstate New York.
B.
Main Street (MS).
(1)
This scenario consists of varying building types and footprints of buildings lining Main Street.
[Amended 10-6-2014 by L.L. No. 5-2014]
(2)
The traditional main street is generally composed of one- to three-story buildings with retail uses on the street level and office or residential uses on the upper levels. The diverse retail establishments on the ground floor attract the most pedestrian circulation, promoting the community atmosphere, while the architecture style and rooflines create an urban architectural theme. As the shopping malls have demonstrated, creating a collective identity among individual shops draws customers.
(3)
The traditional main street corridor will convey traffic, especially with the state's future plans for expansion; however, it will also have wide sidewalks and planting strips to promote a high level of pedestrian activity as well. Primary shop entrances will be located on Main Street through recessed doors. Street-side parking will be convenient, but minimal so as not to interfere with the active pedestrian quality. Most parking and loading will be accommodated in the rear along with secondary entrances for the shops. Providing for easy access while ensuring attractive, open storefronts will help the resurgence of Main Street as a desirable place to do business.
C.
Industrial.
(1)
Economic development and growth in certain high-technology industries will help Queensbury to grow in the future. These designated districts focus on providing sites for industrial-type development, advertising them as "shovel-ready" and expanding upon the benefits that are made available through the designated Empire Zones. Design standards and environmentally sensitive approach to development is required to minimize unattractive industry.
§ 179-7-040 Elements of design standards.
[Amended 1-28-2011 by L.L. No. 2-2011]
A.
Site organization. These standards address issues related to building and parking location. Other issues include vehicle access (curb cuts), cross-easements, connections to adjacent developments and pedestrian circulation.
B.
Site design. These standards address issues relating to site aesthetics and proposed development impacts on nearby properties. Generally, landscape principles define this component but it also includes building signage.
C.
Architectural design. These standards address issues of new building construction or modification of existing buildings to increase potential for compatibility with neighborhoods, surrounding buildings or traditional patterns, styles and textures. Architectural guidelines address general building features such as proportion (mass and height), roof styles, fenestration (window and door openings), awnings and canopies, specialty equipment, materials and broad categories of color.
§ 179-7-050 Commercial Intensive (CI), Commercial Intensive Exit 18 (CI-18) and Commercial Moderate (CM) Zones.
[Amended 1-28-2011 by L.L. No. 2-2011; 4-18-2016 by L.L. No. 3-2016]
A.
Design districts.
(1)
Route 9 North District: between Sweet Road and the Town’s border with the Town of Lake George. Commercial variety best describes this section of Route 9. The southern end has large and small retail offerings, interspersed with restaurants, convenience stores, gas stations, a fun park, an RV park, an outdoor drive-in theater. Amid this section is the Six Flags’ The Great Escape. North of this theme park is the county’s municipal center and beyond that a cluster of outlet malls, intersected by Route 149, an important rural route to Vermont. The North Route 9 corridor, while an improvement over the lower section, still lacks continuity and sufficient greenery, especially within parking areas. It is the community’s desire to insist on Adirondack-themed designs with more creative parking design and landscaping, so that the building, parking, and landscaping visually share space. For example, parking lot lighting should be antique-themed similar to the existing sidewalk pedestrian lighting. No one aspect of commercial developments located here should be dominant. Locating truck routes, loading docks, and employee parking in the rear will allow opportunities for more landscaping to the front and sides of the building. From Montray Road to Round Pond Road, low-impact commercial development abuts a residential zone along Route 9’s south side. Future development in this area should remain low-impact and transitional in effect.
(2)
Route 9 South District: applies to the commercially zoned lands from Sweet Road to the Glens Falls City line. It is an area of very intensive commercial development with shopping centers surrounded by acres of parking lots. Currently the Route 9 South corridor is characterized by an overabundance of asphalt, smaller shopping plazas, with one row of front parking, and large stores with poorly landscaped parking lots, variable setbacks, limited plantings and no continuity. To help offset traffic congestion, minimal curb cuts and shared drives are encouraged. Primary shop entrances will be located on the street frontage. Most of the parking will be accommodated in the front along the building face and landscape strips. Parking provided primarily in the front with minimal curb cuts reduces street congestion, provides convenient vehicle storage, and promotes a pedestrian-friendly corridor on Route 9. Locating truck routes, loading docks and employee parking in the rear while providing two rows of angled parking in the front allows maximum use of existing space. Signage clutter needs to be addressed here.
(3)
Route 254 West District: between Northway Exit 19 and Ridge Road. The first section of this corridor, as one proceeds east from Exit 19, is Aviation Road. On the north side of Aviation Road we have the Aviation Mall, an enclosed shopping center. On the south side we have a mixture of moderate- to low-impact uses because this side abuts a residential area. For example, nearest Exit 19, we have a gas station, then, proceeding east, a restaurant/gift shop, a four-acre forested park, a small auto dealership, cafe and eyeglass shop. As we approach the town’s busiest intersection, Route 9/254, the commercial development becomes more intensive. Here we have a gas station and large shopping plazas and parking lots. Traveling east, after passing the Town’s largest cemetery, you will see a variety of commercial uses. For example, several auto dealerships, tire and automotive supply centers, several banks, a professional office, an electric supply store, a landscape nursery, several restaurants, and a lumber and home appliance store.
(4)
Route 254 East District: between Ridge Road and Dix Avenue. This area is less dense and the standards imposed on this area should reflect that. Parking lots should remain behind buildings, but the setback would be larger allowing for green space in front of buildings. Sidewalks would neither run directly along the road nor in front of buildings. Instead it would take the form of a rural path. Rather than concrete, the path could be asphalt, which has a more rural character. The path would run in front of buildings and connect to other pedestrian networks.
(5)
Commercial Intensive Exit 18 District. Properties proximate to the US Interstate 87 (Adirondack Northway) Exit 18 Interchange. This area includes several key vacant and redevelopment sites that have excellent access to Corinth Road and the Adirondack Northway. Future development of this district is intended to maximize economic development opportunities. Multiuse, large- and small-scale office, and hotels, with supporting retail developments are preferred. To help offset any potential traffic issues, new entrances shall align with existing intersections. For buildings situated along roadways, parking along the side of the building and/or internal to the site is preferred as well. Strong pedestrian access shall be incorporated into all site design and provide connectivity the Main Street District.
B.
Design objectives.
(1)
Streetscape elements.
(a)
Building height. A forty-foot height limit should be maintained for the entire corridor. Roof pitches, turrets, and flagpoles may be exempted. Rooftop mechanical equipment should be hidden from view and screened with a facade or other architectural treatment if possible.
(b)
Setbacks from arterial and Northway. Buildings shall be set back from the property line at least 75 feet and will generally exceed that in order to accommodate landscaping and other site features. Buildings shall be set back a minimum of 100 feet from the property line where it abuts I-87 (the Northway). A minimum one-hundred-foot-wide buffer shall be provided along I-87. The existing forested natural buffer is to remain if possible; if not, then a landscaped buffer as described in § 179-8-070 will be required.
(c)
Store entrances. Individual store entrances should be placed in the front of the building, along Route 9 and Quaker Road. In the cases where the building line prevents parking availability in the front, a main entry feature shall also be created on the side of the building where customer parking is provided.
(d)
Delivery access. In order to facilitate fewer curb cuts, a rear drive should be provided to access loading docks and employee parking spaces behind the buildings.
(e)
Trees. Trees lining the streets are essential to good urban design. They provide continuity and break up the built environment with greenery.
(f)
Sidewalks. Where sidewalks are not already present, sidewalks shall be five feet wide and ADA-compliant. They are to be placed between the building and the planting strip when possible. New sidewalks that are to connect to existing sidewalks located adjacent to the street shall be curved or angled to create a continuous walkway. In cases where the existing sidewalk is immediately adjacent to the street (or separated by a very narrow, less than 24 inches, planting strip), the required landscape strip shall be located between this sidewalk and the retail/commercial parking lot.
(2)
Site design issues.
(a)
Buildings should offer attractive and inviting pedestrian-scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrianways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. The features and spaces should enhance the building and the center as integral parts of the community fabric.
(b)
Each retail establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two of the following: patio/seating area, pedestrian plaza with benches, transportation center, window shopping walkways, outdoor play area, kiosk area, water feature, clock tower, steeple, or other such deliberately shaped area and/or a focal feature or amenity that adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.
(c)
If the area is served by a bus service, areas shall be designed to accommodate existing or possible (future) bus service.
C.
Architectural elements.
(1)
Districts. South Route 9, West Route 254, East Route 254.
(a)
Variations in rooflines should be used to add interest to and reduce the massive scale of large buildings. Roof features should complement the character of adjoining neighborhoods.
(b)
Rooflines shall be varied with a change in height every 100 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and rooftop equipment from public view. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan.
(c)
Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The elements in the following standard should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.
(d)
Building facades shall include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically.
(e)
Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods.
(f)
Predominant exterior building materials shall be high-quality materials. These include, without limitation:
[1]
Brick.
[2]
Wood.
[3]
Sandstone.
[4]
Other native stone.
[5]
Tinted, textured, concrete masonry units.
[a]
Facade colors shall be low-reflectance, subtle, neutral, or earthtone colors.
[b]
The use of high-intensity colors, metallic colors, black or fluorescent colors is prohibited.
[c]
Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.
(h)
Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The standards identify desirable entryway design features.
(i)
Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three of the following:
[1]
Canopies or porticos.
[2]
Overhangs.
[3]
Recesses/Projections.
[4]
Arcades.
[5]
Raised corniced parapets over the door.
[6]
Peaked roof forms.
[7]
Arches.
[8]
Outdoor patios.
[9]
Display windows.
[10]
Architectural details such as tile work and moldings which are integrated into the building structure and design.
[11]
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(j)
Large retail buildings should feature multiple entrances. Multiple building entrances reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses.
(k)
All sides of a principal building that directly face an abutting public or private right-of-way shall feature at least one customer entrance. Where a principal building directly faces more than two abutting public or private rights-of-way, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a secondary street.
(l)
The number of entrances for the principal building shall be addressed at the preliminary development plan stage. Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall conform to the above requirements.
 The facades of large buildings should be designed to provide a small/pedestrian-scale impression. There should be entrances at least every 75 feet. |
(m)
Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction, and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape.
(2)
Route 9 North District.
(a)
Timber-frame structures, with unique and ingenious natural expressions of materials, creating a cottage/cabin feel that blends into the natural scenery.
(b)
Meticulous craftsmanship and innovative use of materials are essential components.
(c)
Natural finishes, large windows, use of natural exterior elements in the interior, great rooms, and massive stone fireplaces are common elements of this style.
(d)
May include the following:
[1]
Steep roof pitches.
[2]
Large roof overhangs.
[3]
Naturally finished materials such as twig ornamentation, notched logs and natural bark, split spruce branches arranged in sunburst and diamond patterns.
[4]
Exposed structure, post brackets, complex, naturalistic railing and baluster design, large windows, stone chimneys and building elements.
[5]
Log or split log buildings.
 The architectural guidelines in the Route 9 North District are to emphasize an Adirondack style. |
(3)
Commercial Intensive Exit 18.
(b)
Traditional and/or varied rooflines should be used to add interest to and reduce the massive scale of large buildings. This may include flat roofs, steeply pitched, gabled, and/or dormered roofs with appropriately scaled overhangs and/or cornice details.
(c)
Design features shall be used to conceal rooftop equipment from public view at the street level (note that this does not include views from Interstate 87).
(d)
Buildings shall incorporate design elements such as wall offsets, material, and colors to reduce their perceived mass and maintain a pedestrian scale. Buildings shall incorporate appropriately scaled features that express architectural or structural elements (cornices, lintels, columns, frieze, etc.). These features may be incorporated into doorways, windows, and along rooflines. Large blank walls along primary and secondary streets, pedestrian spaces, or internal parking areas are prohibited. Figure 1 provides several preferred design examples.[2]
[2]
Editor's Note: Figure 1 is located at the end of this chapter.
(e)
Facades should incorporate a regular pattern of windows on the ground and upper floors. Street level windows should allow views into the ground story. For retail uses along roadways a majority of the ground floor (as measured by a percentage of the overall wall area) shall be transparent.
(f)
Each principal building on a site shall have clearly defined, highly visible entrance(s). In order to fulfill this requirement entrances may include the following design features:
[1]
Canopies or porticos.
[2]
Overhangs.
[3]
Recesses/projections.
[4]
Arcades.
[5]
Raised corniced parapets over the door.
[6]
Peaked roof forms.
[7]
Arches.
[8]
Outdoor patios.
[9]
Display windows.
[10]
Architectural details such as tile work and moldings which are integrated into the building structure and design.
[11]
Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(g)
Buildings should have multiple entrances that are thoughtfully spaced and pedestrian-oriented. All sides of a principal building that directly face an abutting public or private right-of-way shall feature at least one customer entrance. Where a principal building directly faces more than two abutting public or private rights-of-way, this requirement shall apply only to two sides of the building, including the side of the building facing the primary street, and another side of the building facing a secondary street.
(h)
The location of building entrances should reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks, and provide convenience where certain entrances offer access to individual stores, or identified departments in a store. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses.
(i)
The number of entrances for the principal building shall be addressed at site plan review. Where additional stores will be located in the principal building, each such store shall have at least one exterior customer entrance, which shall be in accordance with Subsections F through H above.
(j)
The use of high-quality, traditional building materials (or faux composites) is encouraged (masonry, wood, metals, etc.).
(k)
(l)
Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction, and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape.
§ 179-7-060 Bay Road Office District.
[Amended 1-28-2011 by L.L. No. 2-2011]
B.
Site organization.
(2)
Off-street parking.
(a)
Location.
[1]
Placement of parking areas shall be at the rear of the building. Parking is not allowed in front of or on the sides of buildings unless a lot has two frontages, in which case parking may be allowed on the side but in no case shall parking be between the building and an arterial street.
[2]
Adjacent parking lots should have shared access points to reduce curb cuts.
[3]
Easements should be used to formalize shared access arrangements.
[4]
Businesses should be encouraged to share parking areas. When parking areas are shared, minimized on-site parking should be reduced or eliminated.
[5]
Pedestrians and vehicular connections shall be required between adjoining parking lots, properties, and establishments.
[6]
Peak-period (spillover) parking areas shall utilize alternate pervious paving materials such as grass pavers and gravel surfaces.
(b)
Parking area landscaping.
[1]
Landscape materials shall be: trees, hedges, shrubs or low walls of brick, wood, wrought iron, or an acceptable substitute. Chain-link fencing is strictly prohibited.
[2]
For parking areas greater than 20 stalls, a minimum of 20% of the interior parking area shall be planted.
[3]
All plant materials shall be of salt-tolerant varieties.
[4]
No parking space shall be more than 50 feet from a tree with a four-inch caliper.
[6]
Trees shall be planted so that the trunk is a minimum of 2 1/2 feet from curb edge.
 |
C.
Site design.
(1)
Screening and buffers.
(a)
Landscape screening and buffers shall be installed on projects that border other zoning uses.
(b)
Zoning district buffers shall be native vegetation, such as coniferous trees and shrubs.
(c)
Zoning district buffers shall be a minimum 50 feet wide, and shall include a minimum of five trees per 100 linear feet of buffer. Trees shall have a minimum height of 10 feet.
(d)
When appropriate, the Planning Board may require a visual screen or buffer between properties within the same district.
(e)
Parking, services, and loading/maneuvering areas should be reasonably landscaped and screened from view of adjacent properties and from within the project site.
D.
E.
Sidewalks.
(1)
Material: shall be constructed of concrete, brick, concrete or stone pavers, stone slabs, or asphalt.
(2)
Width and location.
(a)
Along major roads, sidewalks shall be a minimum of five feet wide and shall have a minimum four-foot planting strip between the curb and the sidewalk.
(b)
Sidewalks can be "paved pathways" for walking and biking, rather than typical sidewalks due to low volume of pedestrian traffic.
(c)
Connecting to residential districts, sidewalks shall be a minimum of five feet wide and shall have a minimum four-foot planting strip between the curb and the sidewalk.
(3)
Sidewalk connections.
(a)
Where sidewalks cross a parking lot access drive, the pedestrian paving pattern shall continue uninterrupted as a means of alerting pedestrians and drivers where their paths cross. Where enhanced pavers are used, the pattern generally abuts asphalt. In these cases, a band of natural concrete should be added as a protective edging between the asphalt and the decorative paving.
 |
(b)
New sidewalks must connect to adjacent properties.
(4)
Sidewalk landscaping.
(a)
All street plantings in paved areas shall be covered with a porous hard surface grate. Trees should not be planted closer than seven feet to the building line.
(b)
When a planting strip is present between the sidewalk and the curb, street trees shall be planted in it.
(c)
All plant materials shall be of salt-tolerant varieties.
(d)
There shall be one large deciduous tree for each 35 feet of linear road frontage (minimum). The street trees should generally be evenly space to create or maintain a rhythm/pattern.
(e)
Tree species shall include those that are native to the area, including coniferous trees; those that would reflect a more "Adirondack" feel.
§ 179-7-070 Main Street (MS).
A.
B.
Site organization.
(1)
Building placement/front yard setback.
(a)
To promote pedestrian interest and continuity, the street-level shops shall be retail, office, professional office, gallery, personal service establishment, restaurant or tavern along Main Street. Residential uses above the first and second floor are encouraged throughout the district. Residential uses, including single-family dwellings, duplexes or two-family dwellings, multiple-family dwellings, and townhouses are permitted (with site plan approval) beyond 250 feet as measured from the center line of Main Street; however, multiple-family housing is strongly encouraged.
[Amended 10-6-2014 by L.L. No. 5-2014]
(b)
Buildings shall present their main facade and entrance toward the street. Buildings shall be oriented parallel or perpendicular to public sidewalks and allow for parking in the rear or side of the proposed structure.
(c)
Buildings shall have a minimum setback of 40 feet and a maximum setback of 100 feet from the center line of Main Street. In all instances, the minimum setback is preferred. Where increased setbacks (beyond 40 feet from the center line of Main Street) are proposed, the Planning Board shall strictly apply all off-street parking and sidewalk, sidewalk landscaping, public plazas, and/or outdoor dining standards identified in § 179-7-070E.
[Amended 1-28-2011 by L.L. No. 2-2011; 10-6-2014 by L.L. No. 5-2014]
(d)
Up to 50% of the front facade may include recesses at least 18 inches deep and three feet wide, but no more than 10 feet deep. The build-to line must be regained on both sides of the recess.
(e)
Where existing conditions fail to meet the build-to requirements, streetscape elements (hedge, picket fence, canopy, trellis, etc.) or building additions should be added to achieve the desired effect.
(f)
Buildings on street corners at intersections shall be designed so that visibility is not cut off.
(2)
Building placement/side yard setback: none.
(3)
Street organization/on-street parking restrictions.
(a)
New internal access roads shall be required for development involving more than one principal building on one parcel.
(b)
Internal access roads shall create or continue an interconnected network of streets (i.e., grid pattern), including connections to neighboring parcels.
(c)
Cul-de-sacs and dead-end streets are prohibited, except where topography or natural features make them necessary.
(d)
Well-defined, ADA-compliant crosswalks, small turning radii at intersections and other traffic calming elements should be incorporated.
(e)
In order to facilitate fewer curb cuts, alleys should be used for access to parking lots behind buildings.
(f)
On-street parking is allowed on private streets or internal roads.
(4)
Off-street parking.
(a)
Location.
[1]
Placement of parking areas at the rear of the building is encouraged and preferred. Placement of parking at the side and front of buildings may be allowed by special use permit. Where parking is proposed at the side and/or front of buildings, the Planning Board shall strictly apply all off-street parking and sidewalk, sidewalk landscaping, public plazas, and/or outdoor dining standards identified in § 179-7-070E.
[Amended 10-6-2014 by L.L. No. 5-2014]
[2]
Parking shall be in accordance with the Town's parking and loading regulations (§ 179-4-090). In all instances, shared parking through private cross lot easements is encouraged. In addition to the proposed reductions to parking for any building or development having more than one use (See § 179-4-090G.), the Planning Board may further reduce parking requirements by an additional 50% within the Main Street district where two or more uses occur on a single lot or where contiguous lots share access and parking. In addition, the Planning Board may waive all or portions of the off-street parking requirements if a proposed use is within 400 feet of a municipally or private owned parking off-street parking area that has sufficient capacity as demonstrated by the applicant. The Planning Board may also waive all or portions of the off-street parking requirements if an applicant can demonstrate how parking demands may be mitigated and/or minimized based on trip generations, hours of operation, and/or number of employees.
[Amended 10-6-2014 by L.L. No. 5-2014]
[3]
Parking areas located on the front and sides of buildings are strongly discouraged; however, in accordance with § 179-3-040(5)(b)[2] and § 179-3-040(5)(b)[9], front and side parking may be allowed by special use permit. Where parking is proposed at the side and/or front of buildings the Planning Board shall strictly apply all off-street parking and sidewalk, sidewalk landscaping, public plazas, and/or outdoor dining standards identified in § 179-7-070E.
[Amended 10-6-2014 by L.L. No. 5-2014]
[4]
If parking is located along the side and/or front of a building, a minimum three-foot-tall visual screen that is a combination of shrubs, hedges and/or trees, and/or solid masonry, located within or along a four-foot planting strip between the parking area and Main Street sidewalk is required. Shrubs must be a minimum of 18 inches in height when planted and must reach a minimum size of 36 inches in height within three years of planting. For corner lots, 36 inches shall be the maximum height. (See § 179-5-070.) A thirty-six-inch masonry wall made of brick, stone veneer, dry laid stone, or some other Planning Board approved material may be substituted for the continuous row of shrubs. Breaks for pedestrian and vehicle access are permitted along any visual screening. This requirement does not apply to alleyways. Additional landscaping and buffering standards are identified in § 179-8.
[Amended 10-6-2014 by L.L. No. 5-2014]
[5]
Adjacent parking lots should have shared access points to reduce curb cuts.
[6]
Easements shall be used to formalize shared access arrangements.
[Amended 10-6-2014 by L.L. No. 5-2014]
[7]
Businesses should be encouraged to share parking areas.
[Amended 10-6-2014 by L.L. No. 5-2014]
[8]
Single or two rows of off-street parking in front of buildings is permitted. A single row of parking shall have a one-way drive aisle that does not exceed 15 feet in width. Two rows of parking may have a two-way drive aisle that does not exceed 24 feet. In all instances, rear and/or side parking is preferred. Where parking is proposed at the side and/or front of buildings, the Planning Board shall strictly apply all off-street parking and sidewalk, sidewalk landscaping, public plazas, and/or outdoor dining standards identified in § 179-7-070E.
[Amended 10-6-2014 by L.L. No. 5-2014]
[9]
Pedestrians and vehicular connections shall be required between adjoining parking lots, properties, and establishments.
[10]
Peak-period (spillover) parking areas shall utilize alternate pervious paving materials such as grass pavers and gravel surfaces.
[11]
Parking garages should be constructed, if feasible, to satisfy off-street parking requirements. The sidewalk-level facades of garages shall be designed to encourage active uses and obscure the view of parked cars.
(b)
Parking area landscaping.
[1]
Landscape materials shall include: trees, hedges, shrubs or low walls of brick, wood, wrought iron, or an acceptable substitute. Chain-link fencing is prohibited.
[2]
For parking areas greater than 20 stalls, a minimum of 10% of the interior area shall be planted.
[3]
No parking space shall be more than 50 feet from a large deciduous tree.
[4]
All plant materials shall be of salt-tolerant varieties.
[6]
Trees shall be planted so that the trunk is a minimum of 2 1/2 feet from curb edge.
(5)
Drive-through windows.
[Added 5-16-2016 by L.L. No. 4-2016]
(a)
Drive-through window facilities may be approved in the Main Street District when developed in accordance with the following standards of this section:
[1]
Any drive-through window shall have an exit lane onto a Town road serviced by a signalized intersection. Drive-through windows where traffic exits directly on to Main Street/CR28 are prohibited.
[2]
A traffic study shall be required describing peak hours of operations, volume of customers per hour, stacking lane length needed for the anticipated volume of drive-through vehicles, turning movements, roadway capacity and level of service of nearby street intersections.
[3]
Drive-through lanes shall be clearly defined by pavement markings and directional signage.
C.
Site design.
(1)
Screening and buffers.
(a)
Landscape screening and buffers shall be installed on projects that border other zoning uses.
[Amended 1-28-2011 by L.L. No. 2-2011]
(b)
Zoning district buffers shall be a minimum 50 feet wide, and shall include a minimum of five trees per 100 linear feet of buffer. Trees shall have a minimum height of 10 feet.
(c)
(Reserved)
(d)
(Reserved)
(e)
When appropriate, the Planning Board may require a visual screen or buffer between properties within the same district.
(f)
Parking, services, and loading/maneuvering areas should be reasonably landscaped and screened from view of adjacent properties and from within the project site.
E.
Sidewalks.
(1)
Material: shall be constructed of concrete, brick, concrete or stone pavers, or stone slabs. Asphalt is not allowed.
(2)
Width and location: minimum five feet wide, accompanied by a minimum four-foot planting strip between the curb and the sidewalk.
(3)
Sidewalk connections.
(a)
Where a sidewalk crosses a parking lot access drive, the pedestrian paving pattern shall continue uninterrupted as a means of alerting pedestrians and drivers where their paths cross. Where enhanced pavers are used, the pattern generally abuts asphalt. In these cases, a band of natural concrete should be added as a protective edging between the asphalt and the decorative paving.
(b)
If parking is located in the front of buildings, sidewalks and walkways that connect building entrances, plazas, and outdoor dining shall be provided. Such access shall connect with public sidewalks and provide the most accommodating route practicable. Pedestrian islands, curb bump-outs, pedestrian paving patterns, and crosswalks that follow internal access roads, alleyways, driveways, and/or atop raised medians should be used to make a continuous and well-defined point of pedestrian access in and around parking areas.
[Added 10-6-2014 by L.L. No. 5-2014][3]
[3]
Editor's Note: This local law also redesignated former Subsection E(3)(b) as Subsection E(3)(c).
(c)
New sidewalks must connect to adjacent properties.
(4)
Sidewalk landscaping:
(a)
All street tree plantings in paved areas shall be covered with a porous hard surface grate and planted between the curb and the sidewalk.
[Amended 1-28-2011 by L.L. No. 2-2011]
(b)
Minimum three-inch-caliper trees should be planted every 25 feet in a five-foot-wide strip between the sidewalk and road.
(6)
Public plazas and outdoor dining.
(a)
Plazas.
[1]
A public plaza is an open space that is continuously accessible to the public. It may be landscaped with natural or built materials and should be surrounded by buildings or streets and open to the sky. Plazas usually provide amenities such as seating, ornamental fountains, lighting, and landscaping for use by pedestrians.
[2]
Plazas are strongly encouraged.
[3]
Plazas should incorporate works of art, fountains or other structures, which will serve as a focal point.
[4]
Plazas should be constructed on the side of a building that receives the most sunlight possible, if conditions allow.
[5]
Plazas can provide an expanded area for arts festivals, farmers' markets and other attractions/events and provide a more pedestrian-friendly "people-oriented" place.
[6]
Buildings that surround plazas should open onto that space.
[7]
Enhanced paving should be used to accent important "places" outdoors: at entrances as a "welcome mat," and in spaces where people congregate, pause or wait.
(b)
Outdoor dining.
[1]
Outdoor dining is strongly encouraged in plazas and on public or private sidewalks.
[2]
Outdoor dining areas and furniture should be temporary and dismantled during winter months.
[3]
Outdoor dining structures shall be consistent within existing state regulations for safety.
[4]
No outdoor dining area shall obstruct the safe passage of pedestrians on sidewalks. A minimum five-foot-wide unobstructed path shall be maintained on sidewalks.
[5]
If the outdoor dining area creates an edge matching the line of the building facade, the edge shall be made of transparent fence made of wood or wrought iron at a maximum height of four feet.
[6]
In no case shall the fence/railing combination prohibit views from the sidewalk into the outdoor dining.
(7)
Utilities. All power lines and utilities shall be placed underground.
F.
Architectural design.
(1)
Building height/proportion.
[Amended 1-28-2011 by L.L. No. 2-2011; 12-16-2013 by L.L. No. 7-2013]
(a)
In accordance with § 179-3-040(5)(b)[2] and § 179-3-040(5)(b)[9], buildings shall be a minimum height of 15 feet and a maximum height of 40 feet on Main Street. While a minimum of two stories is preferred, single-story buildings are permitted if they are at a minimum setback of 40 feet measured from the center line of Main Street. Buildings shall have a maximum of three stories. Buildings within 150 feet of West Main Street and adjacent to plazas shall have the same building height requirement.
[Amended 10-6-2014 by L.L. No. 5-2014]
(b)
The first-story height for multistory buildings should be a minimum of 12 feet measured floor to floor and 15 feet measured from finished grade to the highest point of the structure for single-story buildings.
[Amended 10-6-2014 by L.L. No. 5-2014]
(c)
Upper stories shall consist of usable space designed and suitable for occupancy by uses noted in Table 3 of this chapter.[4]
[4]
Editor’s Note: Table 3 is included as an attachment to this chapter.
(2)
Roof.
(a)
Prohibited: gambrel or faux mansard roofs.
[Amended 10-6-2014 by L.L. No. 5-2014]
(b)
Allowed:
[1]
Flat roofs are preferred with symmetrically shaped parapets.
[2]
Hip roofs are also allowed.
[4]
All permitted roofs shall incorporate detailed cornices, raking cornices, friezes, and architraves are preferred along rooflines facing public streets.
[Amended 10-6-2014 by L.L. No. 5-2014]
[5]
Plain parapets are not allowed.
 |
(3)
Facade treatment and fenestration.
(a)
Individual store entrances should be spaced between five feet and 30 feet. This promotes continuity and vitality while maintaining safety.
(b)
Building transparency and interior lighting is important at the street level; consequently, ground floor levels facing major or internal access roads shall have a minimum of 60% of transparent glass surface that is oriented vertically, beginning within 24 inches from above the sidewalk.
(c)
Where full shopfront area is expressed architecturally utilizing framing and infill panels of wood or other approved shopfront materials, a minimum clear glass area of at least 40% is required, starting within 36 inches from above the sidewalk.
(d)
Floor-to-ceiling windows are prohibited.
 |  |
Vertically oriented windows (top) are allowed. Horizontally oriented windows, also known as "ribbon windows," are not allowed. | |
(e)
Upper-floor windows should relate to the first in shape, form, and pattern.
(f)
Upper-floor windows should make up at least 30% of the facade.
(g)
Windows should not be mounted flush to the exterior of the facade.
(h)
The use of columns, lintels, cornices, horizontal and vertical divisions (e.g., structural bays, bump-outs, alternating street wall segments, etc.) and other expressed structural elements and articulations are preferred. Such features should be used to help differentiate the base, middle and top portions of multistory buildings and/or reduce the monotony of large-scale street walls. These features may be incorporated into doorways, windows, and along rooflines.
[Added 10-6-2014 by L.L. No. 5-2014[6]]
[6]
Editor's Note: This local law also redesignated former Subsection F(3)(h) through (k) as Subsection F(3)(i) through (1), respectively.
(i)
The architectural treatment of the building facade should be continued in its major features, around all visible sides from the primary street.
(j)
Blank, windowless walls facing sidewalks, streets and other public places are prohibited.
(4)
Awnings and canopies.
(a)
Awnings are strongly encouraged on building facades that face public streets.
(b)
One sign shall be permitted for each window or door of the facade covered by the awning. Any sign (logo and/or lettering) on an awning shall not exceed 25% of the exterior surface of the awning; or 100 square feet per building facade, whichever is less.
(c)
Awnings to which signs may be attached shall be fastened to the facade of the building and not supported from the ground, shall not extend more than seven feet from the facade, and no portion of the awning shall be nearer than seven feet to the ground.
(d)
All awning signs shall only identify the business establishment occupied by the facade on which the awning is located.
(e)
Awnings shall be constructed of canvas. Plastic and metal awnings are not permitted.
(f)
Retractable awnings are permitted.
(5)
Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes, antennas, and all other rooftop equipment shall be screened so as to not be visible from public view. Screening shall consist of architecturally compatible materials, parapets, sloped roof form or walls that are at least as high as the equipment being screened.
(b)
Ground-level equipment, such as dumpsters and loading docks, shall be screened so as to not be visible from public view. Screening shall consist of landscaping, natural material walls, fencing, or other design treatments compatible with the finish of the principal building.
(6)
(7)
Stand-alone residential uses, including single-family dwellings, duplexes or two-family dwellings, multiple-family dwellings, and townhouses are permitted (with site plan review) beyond 250 feet as measured from the center line of Main Street; however, townhouses and multiple-family housing is strongly encouraged. (See examples below.)
[Added 10-6-2014 by L.L. No. 5-2014]
 |
(a)
Ground floor elevations as measured from finished grade to first-story floor height (min/max): two to four feet minimum/maximum.
(b)
Floor heights (floor to floor): 12 feet.
(c)
Townhouses shall not exceed five units in any one row. Multiple-family buildings shall not exceed 150 feet along the street-facing facade.
(d)
For single-family dwellings, duplexes, or two-family dwellings, traditional neighborhood, higher density designs are preferred (see figure below)
 |
(e)
Primary entrances must face streets and internal roadways.
 Guidelines in the Main Street Districts aim to create vibrant mixed-use neighborhoods. |
§ 179-7-080 All industrial zones.
A.
Site organization.
(1)
Building placement and front yard setback.
(a)
Buildings must present their main facade and entrance toward a public or interior, private street. Buildings should be oriented parallel or perpendicular to public sidewalks and allow for parking in the rear or side of the proposed structure.
(b)
In industrial zones where commercial uses are permitted, the entire footprint of the building containing the commercial use shall be within 400 feet of a public road and a maximum of 40,000 square feet.
(c)
In industrial zones where commercial uses are permitted, a commercial use need not be contained with 400 feet of a major public road if it is directly related to and either connected to or adjacent to an industrial use in the same zone (e.g., selling products made at the factory).
(2)
Off-street parking.
(a)
Location. Placement of parking areas shall be at the rear or on the side of the building.
(b)
If parking is located along the side of a building, a minimum five-foot landscape buffer between the parking area and the edge of sidewalk is required.
(c)
[1]Peak-period (spillover) parking areas shall utilize alternate pervious paving materials such as grass pavers and gravel surfaces.
[1]
Editor's Note: Former Subsection A(2)(c), which prohibited off-street parking in front of buildings, was repealed 1-28-2011 by L.L. No. 2-2011. This local law also provided for the redesignation of former Subsection A(2)(d) and (e) as Subsection A(2)(c) and (d), respectively.
(d)
Parking garages should be constructed if feasible to satisfy off-street parking requirements. The sidewalk-level facades of garages shall be designed to encourage active uses and obscure the view of parked cars.
(3)
Parking area landscaping.
(a)
Landscape materials shall include: trees, hedges, shrubs or low walls of brick, wood, wrought iron, or an acceptable substitute. Chain-link fencing is prohibited.
(b)
For parking areas greater than 20 stalls, a minimum of 10% of the interior area shall be planted.
(c)
No parking space shall be more than 50 feet from a large deciduous tree.
(d)
All plant materials shall be of salt-tolerant varieties.
(f)
Trees shall be planted so that the trunk is a minimum of 2 1/2 feet from curb edge.
B.
Site design.
(1)
Screening and buffers.
(a)
Landscape screening and buffers shall be installed on projects that border other zoning uses.
[Amended 1-28-2011 by L.L. No. 2-2011]
(b)
Zoning district buffers shall be native vegetation, such as coniferous trees and shrubs.
(c)
Zoning district buffers shall be a minimum 50 feet wide, and shall include a minimum of five trees per 100 linear feet of buffer. Trees shall have a minimum height of 10 feet.
(d)
When appropriate, the Planning Board may require a visual screen or buffer between properties within the same district.
(e)
Parking, services, and loading/maneuvering areas should be reasonably landscaped and screened from view of adjacent properties and from within the project site.
(3)
Sidewalks.
(a)
Material. Sidewalks shall be constructed of concrete, brick, or pavers made of concrete or stone. Asphalt is not allowed.
(b)
Width and location.
[1]
Sidewalks shall be "paved pathways" for walking and biking, rather than typical sidewalks due to low volume of pedestrian traffic.
[2]
Sidewalks shall be a minimum four feet wide, and ADA-compliant.
[3]
Connecting to residential streets, sidewalks shall be a minimum of five feet wide, accompanied by a minimum four-foot planting strip between the curb and the sidewalk.
(4)
Waterfront access. Public waterfront access is a major priority along the Hudson River. Public easements should be provided by property owners to ensure public access.
C.
Architectural design.
(3)
Facade treatment and fenestration. The architectural treatment of the building facade should be continued in its major features, around all visible sides from the primary street.
(4)
Specialty equipment.
(a)
Rooftop mechanical equipment, satellite dishes, antennas, and all other rooftop equipment shall be screened so as to not be visible from public view. Screening shall consist of architecturally compatible materials, parapets, sloped roof form or walls that are at least as high as the equipment being screened.
(b)
Ground-level equipment, such as dumpsters and loading docks, shall be screened so as to not be visible from public view. Screening shall consist of landscaping, natural material walls, fencing, or other design treatments compatible with the finish of the principal building.