Rochester City Zoning Code
Attachment PDD
Planned Development Districts
§ PDD-1 Planned Development District No. 1 - Holy Redeemer (Northside Church of Christ).
[Adopted 1-15-2002 by Ord. No. 2002-19]
A.
Purpose. Holy Redeemer (Northside Church of Christ) Planned Development is intended to recognize and permit a defined area for the unified and orderly development of the Hudson Avenue Campus of the Northside Church of Christ, maintaining an integrated facility that provides a variety of community services. The Holy Redeemer (Northside Church of Christ) Planned Development District will maintain the integrity of the church as an important part of the Hudson Avenue streetscape and as a valuable cultural resource of the City of Rochester. Planned development districts allow flexibility in planning and development and provide a process for evaluating and accommodating incremental growth and change, thereby assuring compatibility with the adjacent, noninstitutional districts.
B.
Permitted uses. Permitted uses include, but are not limited to, the following uses when consistent with the above purpose and subject to the provisions of § 120-125:
[Amended 6-17-2014 by Ord. No. 2014-178]
C.
Accessory uses and structures. Accessory uses and structures are permitted in the Holy Redeemer (Northside Church of Christ) Planned Development, subject to site plan review and the limitations established in the residential zoning districts.
[Amended 6-17-2014 by Ord. No. 2014-178]
D.
E.
Parking: Off-street parking and loading requirements are as set forth below, subject to the standards of § 120-173.
[Amended 6-17-2014 by Ord. No. 2014-178]
(1)
Location. Parking for uses within the Holy Redeemer (Northside Church of Christ) Planned Development may be located anywhere within the district.
(2)
Required spaces: There shall be no requirement for uses in Holy Redeemer (Northside Church of Christ) Planned Development. However, any such parking voluntarily provided shall comply with the parking lot design and maintenance standards of the City Zoning Code.
§ PDD-2 Planned Development District No. 2 - Upstate Farms Cooperative, Inc.
[Adopted 5-14-2002 by Ord. No. 2002-122]
A.
Purpose. The PD District is intended to permit the creation of a defined area for the unified and orderly development of compatible industrial uses. The district allows flexibility in planning and development and provides a process for evaluating plans to assure compatibility with adjacent nonindustrial district.
B.
Permitted uses. The following uses are permitted as of right in the PD No. 2 District:
(1)
Wholesale establishments.
(2)
Automobile repair.
(3)
Building materials storage and sales, including lumber, heating equipment, hardware plumbing supplies, roofing, cement blocks and similar material.
(4)
Truck storage, subject to the following conditions:
(a)
Refuse trucks:
[1]
Trucks shall be stored in a completely enclosed building, which shall have no openings facing any adjacent residentially zoned or developed property other than stationary insulated glass windows.
[2]
No trucks containing refuse shall be stored on the premises.
[3]
All such uses located on a residential district boundary shall be subject to site plan review.
(5)
Electroplating and mirror-silvering operations.
(6)
Fuel storage.
(7)
Industrial medical clinics.
(8)
Laboratories, experimental and testing; provided, however, that all experimental and test work shall be performed within a completely enclosed building.
(9)
Laundries, dry-cleaning and dyeing establishments occupying a total floor area of not more than 10,000 square feet.
(10)
Machine shops.
(11)
Manufacturing:
(a)
Automotive and aircraft parts and accessories.
(b)
Bakery goods, candy, ice cream and other food products, but not including the processing of sauerkraut, vinegar and yeast, the growing of mushrooms or the rendering of fats and oils. Retail sales of foods manufactured or processed on the premises shall be permitted, but the floor area devoted to such retail sales shall not exceed the floor area devoted to manufacturing and processing.
(c)
Furniture, metals and wood.
(d)
Ice.
(e)
Metal and rubber stamps, stencils, badges, jewelry, toys and novelties.
(f)
Musical instruments.
(g)
Office equipment.
(h)
Photographic equipment (excluding film).
(i)
Pottery, figurines and other ceramic products using previously ground or treated minerals and earths.
(j)
Professional and scientific instruments.
(k)
Radio, radar, television, electrical and electronic equipment.
(l)
Small appliances.
(m)
Tobacco products.
(n)
Wood products.
(o)
Glass from raw materials.
(p)
Wine, beer, liquor or other alcoholic beverages.
(12)
Motion-picture productions.
(13)
Packing and crating services.
(14)
Plastics injection molding operations.
(15)
Plumbing shops.
(16)
Printing and publishing.
(17)
Residential uses.
(18)
Rug and carpet cleaning.
(19)
Sheet-metal shops for heating and ventilating equipment.
(20)
Storage buildings and warehouses.
(21)
Trade or technical schools.
(22)
Wholesale produces, vegetable and fruit markets.
(23)
Utility power generating plants.
(24)
Drive-in theaters.
(25)
Commercial uses.
(26)
Day-care centers.
(27)
Dairies and soft drink and other beverage bottling plants.
C.
Prohibited uses. The following uses are expressly prohibited in the PD No. 2 District:
(1)
Automobile sales.
(2)
Animal hospitals, clinics and kennels.
(3)
Batch mixing of cement, concrete or asphalt or rock and stone crushing mills.
(4)
Carnivals, circuses and similar temporary amusements enterprises.
(5)
Construction equipment rental, sales and storage yards.
(6)
Enameling, lacquering and galvanizing processes.
(7)
Steel fabrication or metal foundries.
(8)
Storage of matches, explosives, fireworks or other pyrotechnic devices.
(9)
Sports arenas.
(10)
Animal crematories, slaughterhouses, stockyards or feeding pens.
(11)
Incinerators.
(12)
Sewage treatment plants.
(13)
Adult bookstores and adult entertainment establishments.
(14)
Hotels and motels.
(15)
Garbage, offal or dead animal reduction or incineration.
(16)
Gas manufacturing plants.
(17)
Petroleum refineries.
(18)
Junkyards.
(19)
Distillation of petroleum, tar, coal, wood or bones.
(20)
Fat and tallow rendering.
(21)
Grain and poultry feed processing.
(22)
Lumber and planing mills.
(24)
Metal stamping or forging.
(25)
Public transit service yards, railroad freight yards or railroad shops.
(26)
Tanneries.
D.
Accessory uses and structures. Accessory uses and structures are permitted in the PD No. 2 District, subject to any limitations for such set forth in the Zoning Ordinance.
E.
Bulk, space and yard requirements. The building height, lot, open space and yard dimension requirements applicable in the PD District No. 2 are as follows:
F.
Minimum district size: 3.67 acres.
G.
Parking and loading requirements. Off-street parking and loading requirements in the PD No. 2 District shall be those set forth in the Zoning Ordinance; however, the parking spaces located at 48-52 Fulton Avenue may be used to satisfy district parking requirements.
H.
Signs. Signs regulations applicable in the PD No. 2 District are set forth in the Zoning Ordinance.
I.
Procedures. City Council may modify the standards of this district in accordance with provisions set forth in the Zoning Ordinance.
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§ PDD-3 Planned Development District No. 3 - Buena Vista Planned Development.
[Adopted 9-23-2003 by Ord. No. 2003-309]
A.
Purpose. The Buena Vista Planned Development is intended to recognize and permit a defined area for the unified and integrated development of the administration and community services of the Ibero-American Action League and Development Corporation.
B.
Permitted uses. Permitted uses include, but are not limited to, the following uses when consistent with the above purpose:
(1)
Single-family detached dwellings.
(2)
Single-family attached dwellings.
(3)
Offices.
(4)
Apartments for seniors and developmentally disabled.
(5)
Senior center.
(6)
Day-care center.
(7)
Community center.
(8)
Residential-care facility.
(9)
Warehouse and storage uses in existing buildings when related to the purpose stated above.
C.
§ PDD-4 Planned Development District No. 4 - Rochester Museum & Science Center.
[Adopted 2-24-2004 by Ord. No. 2004-51]
A.
Purpose. The Planned Development District No. 4 is intended to recognize and permit a defined area for the integrated development and delivery of programs and community services offered by the Rochester Museum & Science Center. The planned development district will allow the museum to deliver its mission to create inspiring, entertaining and educational experiences enabling visitors to explore science and technology, the natural environment and our region's cultural heritage.
B.
Permitted uses. Permitted uses include, but are not limited to, the following uses when consistent with the above purpose:
(1)
Museums, galleries and planetariums, including their buildings, owned or leased, for administrative and faculty offices, classrooms, laboratories, auditoriums, lecture halls and libraries.
(2)
Public or private schools and including support facilities for faculty, staff and students of such institution.
(3)
Offices.
(4)
Senior center.
(5)
Day-care center.
(6)
Community center.
(7)
Warehouse, storage uses and maintenance facilities in existing buildings when related to the purpose stated above.
(8)
Accessory support uses or structures, including office, retail, and restaurant facilities, bookstores and gift shops, when such support use or structure is physically integrated into the plan of the institution.
(9)
RMSC President's residence.
(10)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
[Added 11-12-2019 by Ord. No. 2019-325]
(11)
Limited entertainment, not including sexually oriented uses.
[Added 11-12-2019 by Ord. No. 2019-325]
C.
D.
Off-street parking and loading requirements are as set forth below.
E.
Accessory uses and structures. Accessory structures and uses are permitted in connection with the established uses within the district and shall not be located in the front yard, except playground equipment at 14 S. Goodman Street only, which shall not be subject to front or side yard setback requirements.
§ PDD-5 Planned Development District No. 5 - St. Michael's Planned Development.
[Adopted 2-24-2004 by Ord. No. 2004-53]
A.
Purpose. The St. Michael's Planned Development is intended to recognize and permit a defined area for the unified and integrated development of administrative, religious, community, and senior housing services.
C.
E.
Off-street parking and loading requirements are as set forth below:
§ PDD-6 Planned Development District No. 6 - Rochester General Hospital.
[Adopted 7-27-2004 by Ord. No. 2004-242; amended in its entirety 2-25-2016 by Ord. No. 2016-42]
A.
Purpose. The Planned Development District No. 6 (PD #6) is intended to recognize and permit a defined area for the integrated development and delivery of programs and services offered by the Rochester General Hospital. The planned development district will allow the hospital to deliver its mission to provide nationally recognized community and health care services and a quality campus environment, while remaining flexible to ever-changing ways in which health care services are provided.
The area of this PD #6 is approximately 51.8 acres bound by the public rights-of-way of Carter Street (west), Portland Avenue (east), and State Route 104 (north). The southern boundary is the residential and commercial zoning districts on the southern property line, as shown on the attached PD #6 map.
B.
Permitted uses. Permitted uses include, but are not limited to, the following uses when consistent with the above purpose:
(1)
Hospitals, including their buildings, owned or leased, for medical, administrative, and faculty offices, and support facilities for the hospital, its employees, administrators, staff and students of such institution.
(2)
Offices related to providing health care services.
(3)
Health care clinics.
(4)
Hospice.
(5)
Nursing home.
(6)
Day-care center.
(7)
Residential-care facilities.
(8)
Community center.
(9)
Public and semipublic uses.
(10)
Warehouse, storage uses and maintenance facilities when related to the purpose stated above.
(11)
Accessory support uses or structures, including parking ramps, surface parking lots, office, retail, and restaurant facilities, bookstores and gift shops and heliports.
F.
Open space. The woodlot known as "Buell's Woods" shall be maintained in accordance with a City-approved management plan. That plan is available at the hospital and in the PD-6 file in City Hall.
G.
Off-street parking and loading.
(1)
Parking.
(a)
Parking for uses within the district may be located anywhere within PD #6, except not within the required front yard setbacks and within the Buell's Woods portion of the property.
(b)
Up to 4,000 parking spaces are permitted on surface lots and in parking garages. The development of additional parking shall be permitted subject to all of the following requirements:
H.
Permitted signage.
(1)
Signs are intended to maximize wayfinding for the public and for emergency services. The intent of these regulations is to minimize the numbers, sizes, types, materials and lighting of signs in order to limit negative visual impacts to the district and adjoining neighborhoods.
(2)
Wayfinding signs are permitted at critical intersections, including driveway intersections with public streets. The signs shall be consistent campus-wide in terms of graphics, logos, fonts, colors and illumination. Signs shall be permitted to have up to four faces, with each face not exceeding 80 square feet in size.
(3)
Attached signs shall be permitted for each building or main building entrance identifying the use or services according to the following:
(a)
Two attached signs per building or main entrance facing State Route 104, up to a maximum of 250 square feet per sign.
(b)
One sign attached per building or main entrance facing Carter Street, up to a maximum of 150 square feet per sign.
(c)
Two attached signs per building or main entrance facing Portland Avenue, up to a maximum of 150 square feet per sign.
(d)
One attached sign per building or main entrance without street frontage, up to a maximum of 100 square feet per sign.
(4)
One detached sign shall be permitted at each driveway at Portland Avenue and Carter Street and State Route 104. Each sign shall not exceed 100 square feet in size per face, and the bottom of each sign shall be posted no higher than four feet above the surrounding grade.
I.
Specially permitted signage.
(1)
One detached digital sign, subject to special permit approval in accordance with 120-192B shall be permitted on the State Route 104 frontage. The digital sign shall not exceed 300 square feet in size, a maximum height of 20 feet above the surrounding grade, and shall be limited to one single side. The digital sign may identify on-campus, noncommercial activities but shall not advertise off-campus activities and/or commercial uses.
§ PDD-7 Planned Development District No. 7 - Rochester Science Park Planned Development.
[Adopted 6-14-2005 by Ord. No. 2005-159; amended 6-20-2017 by Ord. No. 2017-167; 6-20-2017 by Ord. No. 2017-170; 6-17-2025 by Ord. No. 2025-209]
A.
Overview; introduction and statement of intent.
(1)
The property proposed for rezoning to a planned development (PD) district is located in the City of Rochester at 1920 South Avenue and contains approximately 55 acres of gently sloping land and woods, bounded on the west by approximately 325 feet along South Avenue; northwest and north by the Rochester Psychiatric Center; east by the boundary between the City of Rochester and the Town of Brighton and the Monroe Developmental Center; and south by the Green Knolls and Highland Apartments. [See Map 1 of certain maps entitled "Rochester Science Park Development Concept Plan Submission" by Sasaki Associates, Inc., and Sear Brown Associates, P.C. dated November 8, 1985 (referred to herein as the "Development Concept Plan Submission") and the legal description in Exhibit A attached hereto.[1]
[1]
Said map and legal description are on file in the City offices.
(2)
Uses permitted in this PD district will be restricted to businesses of a scientific or professional use or nature as outlined within this document under acceptable uses. Site amenities, including the woods and trees of special interest or size, are to be retained to the maximum extent feasible. The district, to be identified as the "Rochester Science Park Subdivision" (and to be referred to herein as the "district" or the "Science Park"), will permit one or more subdivision lots (referred to herein as "sites" or "lots") with access from the main drive of the Science Park which intersects South Avenue. A controlled emergency access road connects the main drive's easterly cul-de-sac to a service drive located on the adjoining institutional property. The Science Park is to provide sites needed by expanding high-technology firms and will provide an attractive setting conducive to the requirements of such firms for a quiet environment in close proximity to similar firms and research-related centers. Existing screening of the district's perimeter adjoining institutional and residential uses will be maintained, and additional landscape screening with trees, shrubs and planted berms is to be provided.
(3)
These PD district regulations are intended to control the development of the Science Park. The intent is to ensure a high-quality campus-style development that is compatible in design and operation with the site and surrounding residential, commercial and institutional uses. The primary objective in establishing design and development criteria is to ensure a sense of continuity in land uses, aesthetic values and environmental sensitivity in the overall development of the Science Park. A high standard is being promulgated in order to create a park that will be distinguished by a consistently high quality of architectural design sympathetically placed in a natural setting. These controls are intended to establish and maintain confidence that the quality and operational characteristics of the overall development will remain high and, therefore, that the economic and environmental values of the Science Park and surrounding area will be protected.
(4)
In order to achieve these objectives, all plans for building and site design, including special requirements for the preservation of natural site characteristics, and other environmental considerations, will be subject to review by the Project Review Committee ("Committee") in accordance with § 120-190 of the Zoning Code. The Committee will consider each proposal on its design and planning merits. It will judge the particular opportunities, conditions and problems of each parcel with its related development program. The Committee will evaluate each proposal to determine its adherence to high aesthetic standards, sympathy with the natural characteristics, and compatibility with development on adjoining sites or lots and with surrounding institutions and neighborhoods.
B.
Project review and approval process.
(1)
Procedures for review and approval of projects within the Science Park are outlined in Article XVII of the Zoning Code.
(2)
No site or lot in the district shall be developed or improved unless and until a site plan has been approved as provided in Article XVII of the Zoning Code.
(3)
Incremental development plans that meet a threshold for minor site plan review shall require major site plan review.
(5)
Applications shall include information concerning the handling of hazardous materials and the procedures to be followed in the case of an inadvertent release that could endanger nearby residents and/or institutionalized persons.
C.
Uses.
(1)
Purpose and intent. These district regulations are intended to provide an area within the City of Rochester for business or uses of a scientific nature engaged in research, development, professional office and light manufacturing activities. The district regulations are further intended to provide a low-intensity, parklike environment and well-landscaped sites that are in harmony with proximate residential, commercial and institutional uses.
(2)
Permitted uses:
(a)
Research in the following:
[1]
Pharmaceuticals.
[2]
Antibody and antigen.
[3]
Agricultural.
[4]
DNA and genetic.
[5]
Industrial chemicals to replace noxious chemicals that produce hazardous waste.
[6]
Biosecurity.
[7]
Environmental or organic pollutants.
[8]
Fuel cell.
[9]
Blood.
[10]
Nanotechnology.
[11]
Chemical constituents of body fluids.
[12]
Clinical and disease detection.
(b)
Medical offices with a research component that is an integral part of the health care which they provide. The research component must consist of a minimum of 20% of the net floor area.
(c)
Manufacture, processing and assembly of the following:
[1]
Communications equipment.
[2]
Data processing equipment, including personal computers, mainframes, microcomputers, hand-held PCS (PDA), and/or the components found in each (including chips and semiconductors).
[3]
Software.
[4]
Electronic systems, components and accessories.
[5]
Photographic/imaging equipment and systems.
[6]
Optics.
[7]
Photovoltaic and photonics (light absorption for energy).
[8]
Fuel cell components.
[9]
Networking equipment (switches, hubs, fiber and routers among similar components).
[10]
Industrial and environmental control equipment.
[11]
Nanotechnology.
(3)
Accessory uses. The following accessory uses shall be permitted in addition to those accessory uses defined in § 120-208 of the Zoning Code and in accordance with the terms of § 120-163 of the Zoning Code:
(a)
Prototype manufacturing incidental to research laboratories and corporate headquarters and offices.
(b)
Warehousing and storage not occupying more than 15% of the building floor area.
(c)
Recreational facilities.
(d)
An additional building for each site, provided it does not exceed 1,000 gross square feet in area and one story in height.
(e)
Day-care centers serving only the uses located within the district, provided they are located in existing structures in this district.
(f)
Personal wireless communications facilities, subject to the following conditions:
(4)
Use limitations.
(a)
All uses shall be completely enclosed in buildings. No materials, supplies or equipment shall be permitted to remain outside any building.
(b)
No use shall be conducted in any manner which would render it noxious or offensive by reason of noise, dust, refuse matter, odor, smoke, gas, fumes, vibration or glare.
(c)
All uses must meet the performance standards as set forth in this development concept plan.
D.
Bulk, height, setback and parking regulations.
(1)
Intent. The objective of this section is to assure that the scale, location and mass of buildings in the district are compatible with the existing neighboring residential, commercial and institutional development and environmental quality, and to assure high-quality development.
(2)
Building and parking area setbacks.
(a)
Building setbacks shall be not less than 75 feet from any public or private right-of-way line serving more than one lot or site (not including driveways). Parking area setbacks shall be at least 15 feet from any public or private right-of-way line serving more than one lot or site (not including driveways). Notwithstanding the foregoing, no building or parking area setback from any road used only for emergency access shall be required.
(b)
Building and parking area setbacks shall be not less than 25 feet from the perimeter property line of the district, except for the area in the southeast corner of the district where the setbacks shall be not less than 100 feet as shown on Map 3 of the Development Concept Plan Submission.[2]
[2]
Said map is on file in the City offices.
(c)
Building and parking area setbacks within any subdivided lot in the district shall be not less than 10 feet from the property line of any adjoining lot or site in the district, except that no building or parking setbacks will be required from any lot line of any subdivided lot or site which coincides with the lot line for any open space within the district, which open space may be owned by the City and/or by the owner's association; provided, however, that building and parking setbacks of 10 feet shall be required for any lot or site abutting any open space area fronting on South Avenue as generally shown on Map 3.[3]
[3]
Said map is on file in the City offices.
(3)
Land coverage. The aggregate coverage by impervious surfaces (including, but not limited to, buildings, walks, drives and parking and loading areas) shall not exceed 70% on any individual subdivided lot in the district.
(4)
Building height. The maximum building height shall be 45 feet.
E.
Building design.
(1)
Intent. The objective in setting building design standards is to obtain consistency and quality in architectural design to protect and enhance values in the district and to provide a high-quality park that will contribute positively to land values and the environmental quality of the surrounding neighborhood. It is intended that a basic design compatibility and architectural harmony will result among the district buildings.
(2)
Design and development guidelines. Development of buildings and improvements in the Science Park shall be guided by the Design and Development Guidelines attached hereto as Appendix A,[4] as may be amended from time to time, except that to the extent the provisions of this development concept plan conflict with the Design and Development Guidelines, this development concept plan shall control.
[4]
Appendix A is on file in the City offices.
(3)
Screening of roof-mounted equipment. No heating, electrical, air conditioning or other equipment shall be installed on the roof of any building or structure or located on exterior walls unless screened, covered, and installed in a manner which has been approved by the Director of Zoning and Permitting, except that solar energy collectors may be installed on the roof of any building if the design and location thereof is approved by the Director of Zoning and Permitting. Any mechanical equipment must be designed to be an integral part of the building or structure.
F.
Site design.
(1)
Intent. These site design standards are intended to provide high-quality building sites and parking areas that contribute to the campus-style character intended for the district and to ensure compatibility with the surrounding uses. Development shall be laid out and each lot or site shall be graded in a manner that is sympathetic to the existing topography. Buildings, roads, and parking areas should be located so as to minimize site disturbance or major divergences from the existing contours of the terrain. Terraced parking arm and stepped buildings shall be deemed to achieve this objective. Disturbed cut and fill areas shall be smoothly blended to meet adjacent existing grades. Each owner and user is encouraged to respect the existing ground plan and topography and adhere to the natural grade as much as possible.
(3)
Exterior service areas. All exterior service loading, storage, and utility areas (including, without limitation, transformers and cooling towers) shall be located at the side or rear of any building, and in any event not between any building and a public or private roadway serving more than one site or lot, and will be screened or sheltered so as not to be visible from the street right-of-way or from adjacent sites. Each building will be permitted one refuse dumpster, located in the service area and screened in accordance with this development concept plan and of a size to be approved by the Director of Zoning and Permitting. No materials, supplies, or equipment shall be permitted to remain outside any building.
(4)
Signage. Signage will permitted in accordance with § 120-177D for the M-1 District. The design, format and materials of all signs and graphics symbols shall be consistent with the architecture of the district, and shall be guided by the signage section of the Design and Development Guidelines in Appendix A.[5]
(a)
Minimum setback required: 15 feet from the right-of-way lines and 10 feet from all other lot lines.
(b)
Type of illumination permitted: internal illumination.
[5]
Appendix A is on file in the City offices.
(5)
Landscaping.
(a)
To achieve a unified, campus-style setting for the Science Park, landscaping for all areas within lots or sites not covered by buildings, parking and walkways shall be guided by the landscaping section of the Design and Development Guidelines in Appendix A,[6] and a landscaping plan for each site shall be submitted for approval by the Director of Zoning and Permitting.
[6]
Appendix A is on file in the City offices.
(b)
To the extent possible, significant trees and large-caliper (exceeding six inches) trees existing on the site, with particular emphasis on trees located along the perimeter of the district and within the open space area in the district's southeast section, shall be retained.
G.
Additional requirements. Unless otherwise specified in the above regulations, the requirements in Article XX of the Zoning Code shall apply to uses in the Rochester Science Park.
H.
Owners' association. In order to provide for the continuing maintenance and administration of the Science Park, the City shall create a not-for-profit corporation or association ("association") to be formed upon the issuance of a certificate occupancy for the building on the final lot or site to be developed in the district. The association shall have certain responsibilities regarding review of future physical changes to any site or lot or improvement thereon and shall be governed by such rules and procedures as shall be established for the governance of the association.
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§ PDD-8 Planned Development District No. 8 - Mid-Town Athletic Club.
[Adopted 8-21-2007 by Ord. No. 2007-301; amended 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209; 8-26-2025 by Ord. No. 2025-250]
A.
Purpose. In or about 1960, the bulk of the property subject to this Planned Development District began to be used for a private, recreational tennis club. Over the last 50 years the recreational uses have been expanded to include not only tennis but other athletic purposes as well. In an ever-continuing effort to meet the needs and desires of its club members, the Athletic Club now seeks to further expand its athletic and recreational facilities and services, as well as allow for future flexibility of adaptive reuse of said facilities. This Planned Development District No. 8 is intended to recognize and provide a defined area for diverse mixed-use development closely associated with the Mid-Town Athletic Club or successor uses and neighboring uses as appropriate. Such uses may include housing, retail, commercial, educational and other complementary uses. This Planned Development District will incorporate appropriate design elements, amenities or treatments that create, enhance and reinforce the design relationships between Mid-Town Athletic Club and the other buildings and uses in order to establish an ambience that is uniquely urban and pedestrian oriented. It is the goal of this Planned Development District No. 8 that the subject property may be utilized primarily, but not exclusively, for athletic and recreational facilities and purposes, while at the same time limiting the future adaptive uses as described herein to those that may be conducted within the existing structures or any expansion thereof, or any permitted new structure.
B.
Uses and structures.
(1)
The following uses are allowed as permitted uses within Planned Development District No. 8, provided that such principal uses are made within the interior of the existing building, except as provided below:
(a)
Single-family attached dwellings.
(b)
Multifamily dwellings.
(c)
Bed-and-breakfast establishments, subject to the additional requirements for specified uses in Zoning Code § 120-132.
(d)
Day-care centers, subject to the additional requirements for specified uses in Zoning Code § 120-135.
(e)
Retail sales and service when conducted entirely within an enclosed building or outdoors directly adjacent to said building.
(f)
Health clubs and similar facilities, including accessory, air-supported dome structures (defined as a "structural or mechanical system which is constructed of high strength fabric or film and achieves its shape, stability and support by pretensioning with internal air pressure").
(g)
Theaters.
(h)
Office.
(i)
Bar, cocktail lounge and tavern including accessory outdoor seating/assembly areas, provided the regular operating hours of such outdoor areas are between the hours of 6:00 a.m. and 11:00 p.m.
(j)
Restaurants and banquet facilities including accessory outdoor seating/assembly areas, provided the regular operating hours of such outdoor areas are between the hours of 6:00 a.m. and 11:00 p.m.
(k)
Mixed uses, as listed in this section.
(l)
Dwelling units when part of a mixed-use development but only on the second story or above.
(m)
Light assembly uses, high-tech or light industrial uses when conducted within an existing, enclosed structure.
(n)
Storage and warehousing, including mini-storage or mini-warehousing, when conducted within an enclosed structure, whether existing or newly constructed.
(o)
Amusement centers provided therein, provided such use may only be made between the hours of 6:00 a.m. and 2:00 a.m.
(p)
Accessory parking lots.
(q)
Motels and hotels.
(r)
Private clubs.
(s)
Public entertainment not including sexually oriented uses, subject to the additional requirements for specified uses in Zoning Code § 120-137.
(t)
Limited entertainment, not including sexually oriented uses.
(u)
Drive-thru facilities as accessory to permitted uses or special permit.
(2)
The following uses are allowed as special permit uses within Planned Development District No. 8.
C.
D.
E.
Off-street parking and loading requirements.
(1)
Parking.
(a)
Parking for uses within the Midtown Athletic Club Planned Development may be located anywhere within the District.
(b)
Proposal for new or expanded parking facilities must be accompanied by a parking demand analysis as set forth in Zoning Code § 120-173B.
(c)
Parking shall comply with the parking lot design and maintenance standards set forth in Zoning Code § 120-173F(2) and (3).
F.
Accessory uses and structures. Accessory structures and uses are permitted in connection with the established uses within the District.
G.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 8 shall be regulated in the same manner as Commercial Districts as outlined in Zoning Code § 120-143.
H.
Signage. All signage within the District shall be subject to a sign program as approved by the Director of Zoning and Permitting, which sign program shall be determined through the site plan process for the District.
§ PDD-9 Planned Development District No. 9 - Canalside Business Center, 1555 Lyell Avenue.
[Adopted 1-15-2008 by Ord. No. 2008-14; amended 6-16-2009 by Ord. No. 2009-179; 9-19-2012 by Ord. No. 2012-363; 8-9-2016 by Ord. No. 2016-263; 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose.
(1)
The intent of the Planned Development District No. 9 (PD #9), Canalside Business Center, is to allow for flexibility in establishing mixed-use commercial, retail and industrial purposes and to provide for the orderly growth and development of the site with future adaptive uses, as described herein, to those that may be conducted within the existing structures or any expansion thereof. Significant architectural, site and wayfinding improvements will increase the overall aesthetic value of the property.
(2)
The proposed PD #9 encompasses approximately 123.0 acres of land located on the south side of Lyell Avenue, bordered by I-490 to the south, the Erie Canal to the west and Rochester and Southern Railroad to the east. There is an existing manufacturing facility of 1.5 million square feet on the site that was previously utilized for the manufacturing and distribution of automotive parts.
(3)
The proposed PD #9 will be divided into three areas for development and redevelopment, and one area that is currently undeveloped adjacent to the Erie Canal.
(a)
The primary area, Sub-Area 1, is approximately 98 acres and consists of the existing industrial/manufacturing facility located at the rear of the site. This area will allow for adaptive reuse opportunities that can contribute to the district character and offer a diversity of goods and services.
(b)
Sub-Area 2 involves redevelopment of approximately five acres of land between Gloster Road and Adirondack Street, having approximately 450 linear feet of frontage on Lyell Avenue. This area is proposed to be redeveloped as mixed-commercial, servicing both the surrounding community and the employees within the on-site facilities.
(c)
Sub-Area 3 is approximately 20 acres and is located in the northeast portion of the site with approximately 760 linear feet of frontage on Lyell Avenue. The proposed redevelopment in this portion of the property is proposed for a large-scale commercial/retail building with associated parking and infrastructure. Flexibility in the regulations for Sub-Area 3 also provides for potential development for light industrial and manufacturing.
(d)
Sub-Area 4 is approximately five acres and is located at the southwest portion of the site adjacent to the Erie Canal. This area is currently undeveloped and includes a large stand of mature trees and vegetation. Development within this area shall be consistent with the local waterfront revitalization program (LWRP).
B.
Permitted uses and structures.
(1)
The following uses are permitted in Sub-Area 1 when located in an enclosed building:
(a)
Animal day care.
(b)
Animal hospitals and kennels.
(c)
Auto-related uses, including car washes, vehicle service stations, vehicle sales, vehicle rental services, vehicle repair stations including commercial vehicle repair, and vehicle sales accessory to vehicle repair stations, subject to additional requirements for specified uses in Article XVIII, provided no storage of unlicensed, partially dismantled or wrecked vehicles occurs on site.
(d)
Bar, cocktail lounge and tavern, including outdoor seating/assembly areas.
(e)
Community centers.
(f)
Corporate headquarters, regional headquarters and administrative offices.
(i)
Food processing.
(j)
Health clubs.
(k)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(l)
Limited entertainment, not including sexually oriented uses.
(m)
Manufacturing uses, high-tech or light industrial when conducted within an enclosed building.
(n)
Motels and hotels.
(o)
Offices or clinics.
(p)
Production of chemical, rubber, leather, clay, bone, plastic, stone, paper and glass materials or products.
(q)
Public and semipublic uses, including but not limited to schools, library, police stations and fire stations.
(t)
Research laboratories, including testing facilities.
(u)
Retail sales and service.
(v)
Technical and vocational schools.
(w)
Warehouse and distribution facilities.
(2)
The following uses are permitted in Sub-Area 2 when located in an enclosed building:
(a)
Bar, restaurant, cocktail lounge and tavern, including outdoor seating/assembly areas.
(d)
Office.
(e)
Public and semipublic uses, including but not limited to schools, library, police stations and fire stations.
(f)
Retail sales and service.
(g)
Restaurants and banquet facilities, including outdoor seating/assembly and drive-throughs, subject to additional requirements for specified uses in § 120-136.
(h)
Limited entertainment, not including sexually oriented uses.
C.
Special permit uses.
(1)
The following uses are allowed as special permit uses in Sub-Area 1:
(a)
Amusement centers.
(b)
Outdoor entertainment, parks, playgrounds, stadiums, and outdoor recreation.
(c)
Outdoor storage and/or sales of construction materials, equipment and vehicles, subject to requirements applying to all districts in § 120-175, and shall be regulated in the same manner as in the M-1 District.
(e)
Vehicle sales, subject to additional requirements for specified uses in § 120- 153.
(f)
Waste stations, subject to additional requirements for specified uses in § 120- 155.
D.
Lot, area and yard requirements.
(1)
F.
Off-street parking, loading and access requirements.
(1)
Parking.
(a)
Parking for uses within the PD #9 may be located anywhere within the district.
(b)
Proposals for development that provide parking in excess of the required parking as specified in § 120-173 of the Zoning Code shall be accompanied by a parking demand analysis.
(c)
Parking shall comply with the parking lot design and maintenance standards set forth in Zoning Code § 120-173F(2) and (3).
(d)
A proposed drive aisle along the Lyell Avenue frontage of Sub-Area 2 and Sub-Area 3 is subject to site plan review approval by the Director of Zoning and Permitting and may encroach within the building setback area.
(3)
Access. The intent of this planned development district is to provide coordinated circulation and access patterns for the overall development site. Therefore, no additional curb cuts to Lyell Avenue will be permitted as redevelopment opportunities progress.
G.
H.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities are permitted in the Planned Development District No. 9 in accordance with § 120-143 of the Zoning Code as follows:
(1)
Personal wireless telecommunications facilities in Sub-Area 1 shall be regulated in the same manner as in the M-1 District, except that a special permit shall be required for towers exceeding 100 feet in height.
(2)
Personal wireless telecommunications facilities shall be prohibited in Sub-Area 2, Sub-Area 3 and Sub-Area 4.
I.
Signs.
(1)
A sign program shall be developed for Sub-Area 1, which will include building identification, wayfinding, and kiosk signage for the entire Canalside Business Center. The sign program is subject to site plan review approval by the Director of Zoning and Permitting.
(2)
Signs in Sub-Area 2 and Sub-Area 3:
(b)
Setbacks from the principal street or drive shall be a minimum of 10 feet.
(c)
Materials of all proposed signage shall match the principal structure for which it applies and shall be coordinated to complement the signage found throughout the PD #9.
(d)
A sign program may be developed for Sub-Area 2 and Sub-Area 3 and is subject to site plan review approval by the Director of Zoning and Permitting.
§ PDD-10 Planned Development District No. 10 - University of Rochester City Campus.
[Adopted 4-13-2010 by Ord. No. 2010-111; amended 6-20-2017 by Ord. No. 2017-170; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose.
(1)
The intent of the Planned Development District No. 10 (PD #10) is to provide a flexible framework for the orderly future development of the University of Rochester's River Campus and its Medical Center/Mid Campus. This framework has been set forth in the University's 2008 Campus Master Plan, completed in 2009, which provides guidance for the development of the University's lands and facilities covering a period of at least 20 years.
(2)
As informed by the Campus Master Plan and in accordance with the guidelines for PD #10, development in PD #10 will reflect the spirit of a vibrant University community by creatively combining the University's traditional architectural heritage with innovative designs for new buildings and other site improvements. Such development will also reflect the University's commitment to enhance the environmental quality and sustainability of the University. This development will additionally provide for orderly transitions among land uses within the campus and will ensure integration of the campus with the neighborhood.
(3)
New development will expand diversity by including a vibrant mix of uses, buildings of varying heights and sizes, and outdoor rooms for social gathering and recreation. Growth plans include extending the open space qualities of the River Campus to the Medical Center/Mid Campus and highlighting Kendrick Road as a major boulevard-style gateway with significant street trees and ornamental landscaping. PD #10 is intended to be a multimodal district, accommodating vehicular, pedestrian, transit and bicycle traffic.
(4)
The district shall be comprised of two areas:
(a)
Sub Area 1 - River Campus. The intent of Sub Area 1 is to facilitate and guide development within this campus that builds on the existing formal geometry, materials palette, and scale of the River Campus and extends the quality and identity of the University from its core to its edges. Buildings in Sub Area 1 shall be subordinate in height to Rush Rhees Library, one of the major symbols of the University.
(b)
Sub Area 2 - Medical Center/Mid Campus. The intent of Sub Area 2 is to facilitate and guide development within this area in order to create a central inpatient core with ancillary facilities in flanking locations and to support planning and technical requirements for state-of-the-art medical care, research, and teaching. Future development in this area will enhance the health care experience through the design of the public realm, integration of daylight throughout the facilities, and interconnected gardens.
B.
Permitted uses. Permitted uses in PD #10 will relate primarily to health care, educational, research, academic and other university activities, residential uses and accessory uses thereto, including retail services and other small-scale commercial enterprises. Such uses will generally occur in, but not be limited to, the areas shown on Figure 2.
 Figure 1 |
 Figure 2 |
C.
Street grid.
(1)
Primary roads include Wilson Boulevard, Elmwood Avenue, Crittenden Boulevard and Kendrick Road.
(2)
Secondary streets include Castleman Road, Westmoreland Road, Lattimore Road, East Drive and Intercampus Drive.
(3)
Other streets include new streets.
 Figure 3a - Street Grid River Campus |
 Figure 3b - Street Grid Medical Center/Mid Campus |
D.
Access and off-street parking.
(1)
Parking requirements: There are no minimum parking requirements within the PD #10 District.
(2)
Minimizing access points on the primary streets. Each site shall be permitted appropriate ingress/egress to and from the site. Existing access drives and shared access from adjacent sites shall be analyzed prior to submitting requests for new access points.
(3)
Dropoffs. Where substantiation is provided, front yard dropoffs will be allowed near major building entrances.
(4)
Parking placement. Off-street parking is generally not permitted between buildings and the street or in defined open spaces, with the exception of approved dropoff areas. On Crittenden Boulevard, front-yard parking will be permitted in accordance with the Crittenden Boulevard Enhancement Plan, which will provide for interconnected parking lots and minimal access points.
(5)
Loading and service yards. Loading docks and service yards should generally be placed on secondary or other streets and not on primary streets; they should be screened, as appropriate, from view from public streets and should not be visible from public building entries.
(6)
Parking garage access. Access to garages should be from secondary roads.
E.
Open space. The intent of the Campus Master Plan is to extend the open space qualities of the River Campus to the Medical Center/Mid Campus, where appropriate. The concept plan reflected in Figure 4 will guide the location of open space areas.
 River Campus |  Med Center/Mid Campus |
Figure 4 - Open Space Plan | |
F.
Building requirements.
(1)
Sub Area 1 - River Campus. The suggested concept plan reflected in Figure 5 will guide the placement of new buildings on the River Campus.
 Figure 5 - River Campus Suggested Concept |
(b)
Architectural character. Applications for new construction shall be guided by the following principles from the Design Guidelines of the Campus Master Plan, which build on the concepts of the original 1930 Master Plan for the River Campus:
[1]
Building placement.
[a]
The River Campus is composed of a series of buildings and deliberately designed spaces, characterized by alignment along a series of axes and arranged in an orderly way so as to create a series of well-defined, relatively enclosed outdoor spaces, commonly referred to as "quads." New construction should respect and reinforce this pattern of development.
[b]
Buildings should remain parallel and perpendicular to adjoining streets as much as possible.
[c]
The development of recognizable outdoor quads will typically include a clear hierarchy of a hero building framed by soldier buildings.
[d]
Buildings should generally retain a minimum of 60% of their frontage along the setback line, but allowances will be made, where appropriate, for additional sidewalk depth for pedestrian amenities or architectural features that enhance the pedestrian scale and experience of the building façade.
[2]
Façade composition.
[a]
The design of the façade is a synthesis of three basic divisions: the tripartite divisions of base, middle and top.
[b]
Facades should be organized through the use of regulating lines.
[c]
Facades should contain a repetition of similarly proportioned elements of structure, bay and window, solid and void.
[d]
Materials, massing and fenestration should be consistent with existing campus construction. Repetition of elements should be moderated in order to avoid monotony and to weave elements into multiple rhythms that enhance visual interest. Porticoes, gables, cornices, columns and dormers should be used where appropriate to define the character of buildings and grounds by regulating scale, massing and façade rhythm.
[e]
Window pattern and other fenestration should have a mix of pattern of verticals and horizontals to create a tapestry of pattern across the façade.
[f]
The fenestration should be modulated across the façade with vertical bays, glassy corners, and a balance of solid to voids, as appropriate.
[g]
Entrances should be prominent with a high level of transparency, arcades and porticoes as appropriate.
[h]
Brick colors should tie into existing buildings as appropriate.
[i]
Wrapping parking structures along the base/human scale elevation with other uses, such as housing or office space, is encouraged. If a parking structure is visible from Wilson Boulevard, its façade should be designed to blend in as much as reasonably possible with the surrounding buildings, through the appropriate use of compatible materials, fenestration pattern, and façade composition.
[3]
Massing and screening.
[a]
Massing should break down buildings into smaller parts, through the use of base (human scale, transparency, activity at the ground levels), middle (how the building rises from its base) and top (how the building meets the sky); tower elements; vertical divisions or bays (central, intermediate and end); and a vertical datum of 45 feet to 60 feet above grade where the building steps back to minimize its perceived height.
[b]
The base should reflect the human scale of pedestrians.
[c]
Rooftop mechanical equipment should be screened from view using a material compatible with the material palette of the rest of the building.
[4]
Height.
[a]
New buildings should be subordinate to the Rush Rhees Library Dome.
[b]
Along primary and secondary street frontages, buildings taller than 45 feet to 60 feet should step back from the street frontage to minimize the building's perceived height and maintain a human scale along the street.
[c]
The visual impact of upper stories should be reduced through the use of material, color and pattern.
(2)
Sub Area 2 - Medical Center/Mid Campus. The suggested concept plan reflected in Figure 6 will guide the placement of new buildings on the Medical Center/Mid Campus.
 Figure 6 - Medical Center/Mid Campus |
(a)
Build-to lines and height.
Build-to Lines and Height | ||
|---|---|---|
Build-to Lines (feet) | Height | |
Elmwood Avenue | 0 (minimum) north | TBD north |
20 south | N/A south | |
Crittenden Boulevard | 15 for parking/site plan review for new buildings | Site plan review |
Kendrick Road | TBD through site plan review | Maximum permitted by FAA |
Castleman Road | 15 | 3 stories, then stepped |
Westmoreland Road | 25 | 3 stories, then stepped |
Canal | 20 | Site plan review |
(b)
Architectural character. Applications for new construction shall be guided by the following principles in response to the palette of materials, patterns and colors present on the University of Rochester Medical Center campus:
[1]
Building placement.
[a]
Buildings should remain parallel and perpendicular to adjoining streets as much as possible.
[b]
Buildings should generally retain a minimum of 60% of their frontage along the setback line, but allowances will be made, where appropriate, for additional sidewalk depth for pedestrian amenities or architectural features that enhance the pedestrian scale and experience of the building façade.
[c]
Building placement should provide connectivity and a strong sense of place and should create organized exterior spaces.
[d]
Buildings should be placed to maintain east/west vision corridors along Lattimore Road through to Intercampus Drive.
[2]
Façade composition.
[a]
The design of the façade is a synthesis of three basic divisions: the tripartite divisions of base, middle and top.
[b]
Facades should be organized through the use of regulating lines.
[c]
Facades should contain a repetition of similarly proportioned elements of structure, bay and window, solid and void.
[d]
Repetition of elements should be moderated in order to avoid monotony, and to weave elements into multiple rhythms that enhance visual interest. Porticoes, gables, cornices, columns and dormers should be used where appropriate to define the character of buildings and grounds by regulating scale, massing and façade rhythm.
[e]
Buildings such as the Cancer Center, Arthur Kornberg Medical Research Building and the entrance to the School of Medicine and Dentistry are examples to be emulated on the campus. As shown by these buildings:
[i]
Large buildings' scale can be modulated by breaking up the mass into smaller segments.
[ii]
Window pattern and other fenestration should mix patterns of verticals and horizontals to create a tapestry of pattern across the façade.
[iii]
The fenestration should be modulated across the façade with vertical bays, glassy corners, and a balance of solid to voids, as appropriate.
[iv]
Entrances should be prominent with a high level of transparency, arcades and porticoes as appropriate.
[v]
Brick colors should be blended with red, brown, and burgundy brick within the same building to tie into other buildings on campus.
[vi]
Roofs should be flat or shaped as appropriate to complement surrounding architectural styles.
[vii]
Laboratory building designs should locate public spaces, offices, and circulation on the perimeter of the floor plan to animate the main facade with human traffic, and blank facades should be minimized.
[viii]
Wrapping parking structures along the base/human scale elevation with other uses, such as housing or office space, is encouraged. If a parking structure is visible from Elmwood Avenue, Crittenden Boulevard, Castleman Road or the residential section of Westmoreland Drive, its façade should be designed to blend in as much as reasonably possible with the surrounding buildings, through the appropriate use of compatible materials, fenestration pattern, and façade composition.
[3]
Massing and screening.
[a]
Building massing should fundamentally be driven by program requirements or relevant Campus Master Plan requirements.
[b]
Buildings should be sited to form outdoor spaces and/or define a street edge.
[c]
Building massing should step up from a four- to five-story base along public streets which can screen upper floors from overpowering the street scale.
[d]
Massing should break down buildings into smaller parts, through the use of base (human scale, transparency, activity at the ground levels), middle (how the building rises from its base) and top (how the building meets the sky); tower elements; vertical divisions or bays (central, intermediate and end); and a vertical datum of 45 feet to 60 feet above grade where the building steps back to minimize its perceived height from the street.
[e]
The base should reflect the human scale of pedestrians.
[f]
Building height and massing and general use should be similar and compatible across streets, i.e., with similar numbers of floors, setbacks, landscaping, and scale.
[g]
Towers or other significant architectural treatments should be located at the corner of Kendrick Road and Lattimore Road as well as Kendrick Road and Westmoreland Drive to serve as an anchor to the development and a gateway to the University.
[h]
Mechanical penthouses either should be stepped back from the building primary façade or should devise a screen that is an extension of the primary façade architecture of sufficient height to conceal all rooftop-mounted mechanical equipment.
G.
Signage.
(1)
Signs in PD #10 shall be subject to the following requirements:
(a)
Permitted sign types.
[1]
Attached signs.
[2]
Detached signs.
[3]
Other signs, including but not limited to address, informational, directional, memorial or historic plaques, safety, permanent bulletin board, parking, holiday decorations, and decorative flags.
[4]
Special-purpose signs may be approved through minor site plan approval (i.e., memorial signs).
(b)
Prohibited sign types: advertising signs.
(c)
Number of signs: one attached or detached sign per operation per street frontage.
(d)
Maximum surface area: 24 square feet.
(f)
Setback: not applicable.
(g)
Illumination: external and/or internal illumination permitted.
(2)
Alternative sign program. An alternative sign program containing provisions different from the above may be approved by the Director of Zoning and Permitting through minor site plan review, subject to review and recommendation by the Project Review Committee. An alternative sign program should contain imaginative, effective and visually compatible provisions that respond to unique site-specific conditions and/or uses and should serve as the sign regulations for the overall campus. Such plan should reinforce vehicular- and pedestrianway finding, facilitate enhancements which will contribute to the campus's unique sense of place, and incorporate controls which deter sign clutter (including excessive numbers and sizes of signs and inappropriate sign types, materials, and lighting) which could negatively impact the adjoining neighborhood and/or overall campus. In no case shall an alternative sign program permit advertising signs.
H.
Personal wireless telecommunications facilities. Personal wireless telecommunications facilities shall be permitted in PD #10 pursuant to § 120-143 of the Zoning Code and in accordance with the following:
(1)
Antennas on buildings. Antennas are permitted on all buildings, provided that the height above grade does not exceed 100 feet and provided that antennas and related support structures that extend more than 20 feet above a roof are set back at least 100 feet from the nearest residential, open space or preservation district or landmark.
(2)
Antennas on existing towers. Antennas on existing telecommunications towers or other structures are permitted unless otherwise restricted pursuant to the terms of a prior special permit.
(3)
Telecommunications towers. New telecommunications towers shall not be permitted.
I.
Review and approval.
(1)
All projects shall be reviewed in accordance with the requirements for a certificate of zoning compliance as set forth in § 120-189 of the Zoning Code. In addition to the information required pursuant to § 120-189E(1) of the Zoning Code, each application for development in PD #10 shall be accompanied by traffic and parking management documentation as described in Subsection I(4) and (5) below.
(2)
Notwithstanding any provisions contained in the Zoning Code to the contrary, incremental development in PD #10 requiring major or minor site plan approval pursuant to § 120-191 of the Zoning Code shall be limited to the below-listed activities. All other development shall be subject to the application requirements of § 120-189 and any special requirements of PD #10.
(a)
New construction with a frontage on Elmwood Avenue, Castleman Drive, Westmoreland Drive, Joseph C. Wilson Boulevard, the Genesee River and/or the Erie Canal;
(b)
New front yard dropoffs;
(c)
Proposed construction that does not comply with the design and setback requirements of PD #10;
(d)
New loading or service yards visible from primary streets;
(e)
New or expanded surface parking lots and parking garages;
(f)
Projects determined to pose potential adverse traffic impacts as determined by the Director of Zoning and Permitting or his designee upon review of the traffic management information provided;
(g)
Projects requiring parking management mitigation measures as determined by the Director of Zoning and Permitting or his designee upon review of the parking management information provided;
(h)
The Crittenden Boulevard Enhancement Plan.
(3)
Plans for new streets and significant modifications to any rights-of-way shall be referred to the Director of Zoning and Permitting or his designee for review and comment.
(4)
The 2009 Parking Capacity Analysis Report (submitted in conjunction with PD #10) shall be updated periodically and shall be made available to the Director of Zoning and Permitting upon request.
(5)
Applications for a certificate of zoning compliance involving construction of a building generating 100 peak-hour trips are required to include a traffic analysis; provided, however, that in any event the 2010 PD #10 Traffic Impact Study shall be updated or replaced every five years, commencing in 2015. The Director of Zoning and Permitting shall review the information to determine if there are potential adverse impacts upon the level of service of the neighboring street system and whether mitigation measures are necessary.
(6)
The Director of Zoning and Permitting may waive the requirements of PD #10 through the site plan approval process upon referral to the Project Review Committee and a determination that a project is in substantial compliance with the overall intent and purpose of the University of Rochester's comprehensive Campus Master Plan.
§ PDD-11 Planned Development District No. 11 - CityGate.
[Adopted 12-14-2010 by Ord. No. 2010-427; amended 7-16-2013 by Ord. No. 2013-235; 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 10-17-2023 by Ord. No. 2023-338; 6-17-2025 by Ord. No. 2025-209]
 |
A.
Purpose.
(1)
The purpose and intent of Planned Development District No. 11 (PD No. 11), to be known as "CityGate," is to accommodate and facilitate the development of a range of diverse residential, nonresidential and recreational uses in a district setting, on 44 acres on the southeast quadrant of East Henrietta Road and Westfall Road, on the northern edge of the Erie Canal in accordance with the CityGate Development Concept Plan, incorporated herein, and to provide the following design standards and guidance that also further the purpose and intent of the district:
(a)
To ensure a high-quality mixed-use-style development that promotes pedestrian access and connectivity, multimodal transportation opportunities, a variety of retail and commercial uses, both large and small, and enhanced access to the Erie Canal and waterfront;
(b)
To create a flexible regulatory environment that is adaptable to changing market conditions;
(c)
To promote strong unifying elements in the form of district-wide pedestrian and vehicular elements that will provide access to all users; integrated and extensive landscaping features, walkways, site amenities and lighting systems that provide for district cohesion and identification while helping to blend the district with its surrounding area.
B.
Objectives.
(1)
To offer a diverse mix of residential and nonresidential development opportunities, which may include housing, retail, restaurant, office, hotel, and recreational uses that reinforce the City of Rochester's position as the economic center of the county and region;
(2)
To capitalize on the project site's strategic location along I-390 at the southern edge of the City, providing easy access from the entire metropolitan area, and proximity to a number of large community service uses and employment centers, including Monroe Community Hospital, Monroe Community College, the University of Rochester and the Rochester Science Park;
(3)
To provide places to live, places to work, places to conduct business, places for lodging, places to eat, places to buy groceries, and places to shop for a wide range of everyday and specialty goods for employees, students, and visitors of the aforementioned institutions, employment centers, and businesses, as well as existing residents of the City and future residents of CityGate;
(4)
To create a community mixed-use center with regional appeal.
C.
Subarea descriptions. The development concept plan divides the PD into three subareas and shows, in its entirety, the basic scope, character and nature of PD No. 11. The plan is conceptual in nature, except as further defined by the development concept plan regulations identified herein. It reflects the general location of residential and/or nonresidential structures, vehicular and pedestrian circulation elements and public and private open space. The three subareas are described below:
(1)
Central Commercial Subarea. This subarea is approximately 19.2 acres and accommodates retail, hospitality, auto services, parking, and commercial uses as well as utility facilities.
(2)
Canal Front Mixed-Use Subarea. This subarea is approximately 8.6 acres and promotes development of recreational, residential, office, retail, restaurant and hotel uses in addition to enhanced access to the Erie Canal, in a pedestrian-scaled urban setting.
(3)
Perimeter Commercial Subarea. This subarea is approximately 14.6 acres and accommodates and promotes development of commercial uses adjacent and proximate to the public rights-of-way along both East Henrietta Road and Westfall Road. Mixed-use development is allowed in this subarea. The corner of East Henrietta Road and Westfall Road is the primary focal point and gateway into the district and will include a public open space amenity.
D.
Permitted uses.
(1)
Central Commercial Subarea.
(a)
All uses are permitted in fully enclosed buildings unless specifically listed as prohibited or as special permit uses, except the retail dispensing or sales of automobile fuels, shall be permitted.
(b)
Utility stations.
(c)
Drive-through uses.
(e)
Limited entertainment, not including sexually oriented uses.
(f)
Limited entertainment conducted outdoors or in partially enclosed or screened facilities, not including sexually oriented uses.
(2)
Canal Front Mixed-Use Subarea.
(a)
All uses are permitted in fully enclosed buildings unless specifically listed as prohibited or special permit uses.
(b)
Pump stations for boats and watercraft.
(c)
Fishing and boating docks.
(d)
Public open spaces.
(f)
Limited entertainment, not including sexually oriented uses.
(g)
Limited entertainment, not including sexually oriented uses, conducted outdoors or in partially enclosed or screened facilities.
(3)
Perimeter Commercial Subarea.
(a)
All uses are permitted in fully enclosed buildings, unless specifically listed as prohibited or special permit uses.
(b)
Ancillary parking lots with landscaping.
(c)
Public open spaces.
(e)
Limited entertainment, not including sexually oriented uses.
(f)
Limited entertainment conducted outdoors or in partially enclosed or screened facilities, not including sexually oriented uses.
E.
The following uses are prohibited in the:
(1)
Central Commercial Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair, except as accessory to a principal permitted or specially permitted use.
(m)
Vehicle sales areas, except as permitted by special use permit.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(2)
Canal Front Mixed-Use Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair.
(m)
Vehicle sales areas, except as permitted by special use permit.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(v)
Drive-through uses.
(3)
Perimeter Commercial Subarea.
(a)
Single-family detached structures.
(b)
Sexually oriented uses.
(c)
Waste centers.
(d)
Junkyards.
(e)
Homeless shelters.
(f)
Residential care facilities.
(g)
Rooming houses/single-room occupancy facilities.
(h)
Warehouse and wholesale distribution facilities.
(i)
Industrial uses.
(j)
Research laboratories, including testing facilities.
(k)
Car washes.
(l)
Vehicle repair.
(m)
Vehicle sales areas.
(n)
Vehicle wrecking.
(o)
Vehicle storage area, not including accessory parking lots and garages.
(p)
Truck centers.
(q)
Parking lots as a principal use.
(r)
Pawnbrokers.
(s)
Hospitals.
(t)
Funeral homes and mortuaries.
(u)
Self-storage facilities.
(v)
Drive-through facilities, when not accessory to a building.
F.
The following uses, unless otherwise expressly permitted or prohibited in a subarea, are specially permitted in PD No. 11:
(1)
Any permitted or specially permitted use open to the public or requiring loading/unloading between the hours of 2:00 a.m. and 6:00 a.m.
(2)
Private clubs.
(3)
Public entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(4)
Public entertainment conducted outdoors or in partially enclosed or screened facilities, not including sexually oriented uses, subject to all but the enclosed space requirements for specified uses in § 120-137.
(5)
Outdoor markets.
(6)
Wind energy conversion systems.
(7)
Drive-through facilities in the Perimeter Commercial Subarea, and only when located in the rear yard of buildings that front on perimeter streets, except that the City Planning Commission may waive this location requirement in its consideration of any individual special permit application.
(8)
Vehicle sales areas for new vehicles sales operations which sell new vehicles online, where on-site activity consists primarily of showroom and/or on site delivery of pre-ordered vehicles and/or vehicle title to customers.
(9)
Amusement centers.
(10)
Other uses which are deemed to be consistent with, and which advance the purpose of, this PD No. 11, as determined by the Director of Zoning and Permitting.
G.
Lot and coverage requirements:
I.
District off-street parking and loading.
(1)
Parking.
(a)
Supply. The parking supply for PD No. 11 shall be established at a maximum cap of 2,100 spaces, including approximately 700 spaces in the Central Commercial Subarea, 600 in the Canal Front Mixed-Use Subarea, and 800 in the Perimeter Commercial Subarea. Parking established beyond the 2,100 space threshold requires a parking demand analysis in accordance with § 120-173B of the Zoning Code,
(b)
Design and maintenance.
[1]
Parking shall comply with the parking lot design and maintenance standards set forth in § 120-173F, with the exception that parking areas shall be permitted adjacent to residential uses.
[2]
Surface parking lots shall be located behind newly constructed buildings in the Perimeter Commercial Subarea and in no case between the front of a newly constructed building located in the Perimeter Commercial Subarea and the public rights-of-way. In the Perimeter Commercial Subarea, when properly set back and landscaped, existing parking lots in the front yards of existing buildings may be maintained.
[3]
Street parking shall be provided along the front of all mixed-use buildings in the Canal Front Mixed-Use Subarea.
[4]
Streets shall be hard surfaced with granite or concrete curbing.
J.
Design regulations.
(1)
Architecture.
(a)
Central Commercial Subarea.
[1]
All primary buildings shall be constructed or clad with materials that are durable and of a quality that will retain its appearance over time.
[2]
At least 50% of the exterior elevation building materials shall be a mix of brick, wood or faux wood, metal panels, dimensional natural stone, finished (tinted, textured) masonry units, or exterior insulated finish system (insulated stucco). Predominant exterior building material should not include smooth-faced concrete block.
[3]
Buildings with a facade exceeding 100 feet in length shall have repeating wall recessions or projections to provide visual articulation.
[4]
Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, and recognize local character.
[5]
Building facades must include a repeating pattern that should include color change, texture change or material module change.
[6]
Parapets or other architectural features shall be used to conceal rooftop mechanical equipment.
(b)
Canal Front Mixed-Use Subarea.
[1]
All primary building shall be constructed or clad with materials that are durable and of a quality that will retain its appearance over time.
[2]
Appropriate building materials include brick, natural or synthetic stone, integrally colored exterior insulated finish system (insulated stucco) and hardboard siding. Exterior building material should not include smooth-faced concrete block.
[3]
At least 50% of the exterior elevation building materials shall be a mix of brick, wood or faux wood, metal panels, dimensional natural stone, finished (tinted, textured) masonry units, or exterior insulated finish system (insulated stucco). Predominant exterior building material should not include smooth-faced concrete block.
[4]
The following architectural elements shall be integrated into the design of buildings:
[a]
Rigid frame or fabric awnings, where there are awnings.
[b]
Covered entrances and arcades.
[c]
Clearly defined, visible entrances, which maintain the proportional scale of the building.
[d]
Articulation of wall surface materials and colors.
[e]
Large facades divided into modules to create smaller sections.
[f]
Pop-outs and projections.
[g]
Varying roof heights and wall planes.
(c)
Perimeter Commercial Subarea.
[1]
All primary buildings shall be constructed or clad with materials that are durable and of a quality that will retain its appearance over time.
[2]
At least 50% of the exterior elevation building materials shall be a mix of brick, wood or faux wood, metal panels, dimensional natural stone, finished (tinted, textured) masonry units, or exterior insulated finish system (insulated stucco). Predominant exterior building material should not include smooth-faced concrete block.
[3]
The following architectural elements shall be integrated into the design of buildings:
[a]
Rigid frame or fabric awnings, where there are awnings.
[b]
Covered entrances.
[c]
Facade articulation with vertical elements incorporating features that contribute to the creation of a pedestrian-friendly environment both along the public rights-of-way as well as within the district and its internal pedestrian circulation elements.
[d]
Large glazed facade at the main entrance, making it visible from the street or main site access.
[e]
Articulation of building materials.
[f]
Facade subdivision into proportional bays.
[g]
Variations of rooflines.
[h]
Decorative parapets or cornices.
(2)
Signage.
(a)
Signage shall be considered an important and integral element that gives the district recognition as a cohesive large-scale development comprised of individual users with individual sign needs, such as corporate brand identification, and signs integral to a use. Directory-style signage may be used for identification of the development and individual users. User-specific signage shall also be permitted. Off-site signage may be used for identification of users of adjacent property accessible through the district, as well as for directional purposes.
(3)
Screening.
(a)
All mechanical equipment shall be designed to be an integral part of the building or structure. Mechanical equipment, including heating, electrical, and air conditioning, or other shall not be installed on the roof of any building if the roofline is visible from the ground level within this district or from the grade of the perimeter public streets. Mechanical equipment shall be screened to diminish its visibility from ground level.
(4)
Landscaping.
(a)
Landscaping shall be considered a major integral part of district design and as a unifying element that gives the district recognition, character and cohesion.
(b)
Plant material will be used to define and help create a sense of entry into the district.
(c)
A distinctive overall landscape plan shall be developed for the district that not only beautifies the district and defines vehicular and pedestrian circulation elements but also draws the district together as a single, definable place, while accommodating a diversity of uses.
(5)
Site and street design standards.
(a)
CityGate will be a development of high-quality buildings organized by a logical, coherent network of internal streets (public or private); perimeter streets. (East Henrietta Road and Westfall Road); and green spaces. A person entering the site will be able to easily navigate the network of streets from any perimeter location to the bank of the canal and canal trail. Street types shall be as follows: boulevard, secondary streets, canal front, Westfall entrance.
(b)
All streets will emphasize pedestrian amenities, including:
[1]
Sidewalk widths corresponding to expected pedestrian traffic, so that streets that are corridors through the site will have smaller sidewalk widths (no less than five feet in width) and streets that feature ground-level retail will have wider sidewalks (at least eight feet in width).
[2]
Sidewalk paving material (exposed aggregate, colored concrete, bricks, and unit pavers). Stamped concrete or stamped asphalt will be avoided due to concerns over the longevity of a high-quality finish.
[3]
Curbing, trees, street furniture, and pedestrian-scale lighting.
[4]
Streets in the Canal Front Mixed-Use Subarea shall include on-street parking where appropriate and have vehicular travel lanes no wider than 13 feet.
[5]
Streets in the Canal Front Mixed-Use Subarea shall be lined with, and framed by, buildings that present an active facade that engages pedestrians.
[6]
Streets in the Central Commercial Subarea will be public or private vehicular ways, no wider than 26 feet, unless on-street parking is provided.
[7]
Development along the perimeter streets, East Henrietta Road and Westfall Road, shall present an attractive and welcoming image of the new development to the adjacent public rights-of-way and surrounding neighborhood. The perimeter streets shall be treated in the following ways:
[a]
Retain or add landscaping, such as an allee of trees. Berms shall not be permitted.
[b]
Perimeter streets shall have buildings that present an active facade to the perimeter streets as well as to secondary entries.
[c]
In no case shall garage doors, loading docks or doors, or dumpster enclosures be located along perimeter streets.
[d]
In no case shall parking lots, garage doors, loading docks or doors, service entrances, drive-through stacking lanes, or dumpster enclosures face secondary entries without the required screening.
[e]
Overhead utilities along perimeter streets shall be placed underground in conjunction with this project's development.
[f]
Gaps between buildings and along parking lots facing perimeter streets shall include walls of enclosure, no higher than three feet, integrated into perimeter landscape treatments.
[g]
Parking lots and drive-through components located along secondary entries shall include walls of enclosure or landscape screening with a minimum height of three feet.
[8]
Streetlighting shall be at a pedestrian scale on all streets in the PD.
[9]
Green space shall be integrated into the site as a unifying factor to reinforce the cohesion of the district as a whole and shall be properly maintained. A green space/landscape management plan, subject to minor site plan review and approval by the Director of Zoning and Permitting in accordance with § 120-191 of the Zoning Code, shall be submitted upon approval of the development concept plan.
[10]
The canal shall be treated as an "edge" similar to a street. Parking lots, garage doors, loading docks or doors, service entrances, or dumpster enclosures are discouraged from facing the canal.
[11]
In the Perimeter Commercial Subarea, all new construction facing the perimeter streets and secondary entries shall provide active facades and areas of transparency equal to 50% of the wall area between the height of two feet and eight feet from the ground.
[12]
In the Canal Front Mixed-Use Subarea, all new nonresidential construction shall provide active facades and areas of transparency equal to 50% of the wall area between the height of two feet and eight feet from the ground.
L.
Personal wireless telecommunications facilities (PWTF). Telecommunications facilities in PD No. 11 shall be regulated as outlined in § 120-143 of the Zoning Code as follows:
(1)
Antennas on buildings. Antennas are permitted on all buildings which are four stories or greater in height, provided that the antennas and related structures do not extend more than 20 feet above the roofline.
(2)
Antennas on existing towers. Antennas on existing telecommunications towers or other structures are permitted unless otherwise restricted pursuant to the terms of a prior special permit.
(3)
Telecommunications towers. New telecommunications towers shall not be permitted.
M.
Additional requirements.
N.
Development concepts/graphics.
DEVELOPMENT CONCEPT PLAN SUBAREA MAP  |
DEVELOPMENT CONCEPT PLAN  |
§ PDD-12 Planned Development District No. 12 - Eastman Business Park.
[Adopted 5-11-2010 by Ord. No. 2010-153; amended 9-19-2012 by Ord. No. 2012-363; 6-20-2017 by Ord. No. 2017-170; 7-23-2019 by Ord. No. 2019-218]
A.
Purpose.
(1)
The Planned Development District Number 12 (PD #12) consists of approximately 170 acres of Eastman Business Park. The intent of PD #12 is to promote high employment and economic development opportunities that will benefit from the location in an urban setting served by existing infrastructure, including utilities, public services, and multimodal transportation options. The regulations encourage a mix of commercial, retail, residential and industrial uses that may be conducted in existing or newly built structures. The regulations intend to recognize and permit a defined area for the unified and orderly development of PD #12.
(2)
New development will frame and enhance public and private streets and open spaces in and around the site, including West Ridge Road and Lake Avenue. The goal is to transform these streets from high-volume, high-speed, vehicular corridors to balanced spaces that include pedestrian, bicycle, and transit amenities. The street network will be designed for vehicle movement at 30 mph maximum. Eastman Avenue, as well as any new internal streets east of Lake Avenue, will be pedestrian-oriented and incorporate quality materials and site amenities, decorative streetlighting, street trees and other elements to create a public realm welcoming and comfortable to all users.
(3)
Environmental considerations will be encouraged and recommended with new development, including the use of sustainable building materials and green infrastructure practices, and following dark-sky lighting principles to prevent light pollution and intrusion to neighboring residential areas.
(4)
Private and public gathering space, green space, and bicycle and pedestrian paths will be concentrated in the areas of PD #12 to enhance connections to and from existing nearby open space, and existing and proposed retail, commercial and work destinations. Green space and pathways will be concentrated primarily in Subarea 2, and along the periphery of Subarea 1.
B.
PD #12 is divided into two subareas:
(1)
Subarea 1 currently consists of approximately 126 acres of heavy industrial, office and manufacturing facilities, and vacant land, generally north of West Ridge Road and west of Lake Avenue. This area will provide adaptive reuse opportunities for existing buildings and sites for new construction for office, research, commercial, and industrial uses.
(2)
Subarea 2 currently consists of approximately 43 acres of parking lots, generally south of West Ridge Road and east of Lake Avenue. This area will provide adaptive reuse opportunities for the existing buildings, and flexibility for new construction of offices, research and development, light industrial, retail, mixed-use and residential uses.
D.
Subarea 1.
(1)
Permitted uses:
(a)
Animal day care.
(b)
Animal hospitals.
(c)
Amusement centers.
(d)
Bars, restaurants and banquet facilities, including accessory outdoor seating/assembly areas, provided that the outdoor areas only operate between the hours of 6:00 a.m. and 11:00 p.m., excluding drive-through facilities.
(g)
Adult day-care and similar uses when located within an existing mixed-use building.
(h)
Corporate headquarters, regional headquarters and their administrative offices.
(i)
Entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(j)
Food and beverage production, including accessory outdoor seating/assembly areas, provided that the outdoor areas only operate between the hours of 6:00 a.m. and 11:00 p.m.
(k)
Health club and similar facilities.
(l)
Hotels, including amenities such as bars, restaurants, conference and banquet facilities, meeting rooms, and outdoor seating areas open to the public on a twenty-four-hour basis; events with live entertainment when located within a completely enclosed building shall only operate until 2:00 a.m., and events with live entertainment offered in the outdoor seating and assembly area shall only operate until 12:00 midnight.
(m)
Kennels.
(n)
Light industrial.
(o)
Manufacturing.
(p)
Mixed uses as listed in Subarea 1.
(q)
Museums.
(r)
Offices.
(s)
Outdoor entertainment, when located at least 200 feet from any residential or open-space district.
(t)
Outdoor seating and assembly.
(u)
Parks, squares, commons, green space, and outdoor recreational facilities, such as hiking and bicycle trails.
(v)
Public and semipublic uses.
(w)
Public and private utilities, subject to the additional requirements for specified uses in Section § 120-144.
(y)
Research and development.
(z)
Retail sales and services.
(aa)
Theaters and auditoriums, including educational programs.
(bb)
Transit facilities.
(cc)
Technological, vocational, and trade schools.
(dd)
Warehouses.
(ee)
Wholesale distribution facilities.
E.
Subarea 2.
(1)
Permitted uses:
(a)
Bars, restaurants and banquet facilities, including accessory outdoor seating/assembly areas, provided that the outdoor areas only operate between the hours of 6:00 a.m. and 11:00 p.m.
(b)
Corporate headquarters, regional headquarters and their administrative offices.
(d)
Single-family attached dwelling.
(e)
Two-family attached dwellings.
(f)
Multifamily dwellings.
(g)
Entertainment, not including sexually oriented uses, subject to the additional requirements for specified uses in § 120-137.
(h)
Food and beverage production under 20,000 square feet, including accessory retail sales and services and outdoor seating.
(i)
Health clubs and similar facilities.
(j)
Hotels, including amenities such as bars, restaurants, conference and banquet facilities, meeting rooms, and outdoor seating areas open to the public on a twenty-four-hour basis; events with live entertainment when located within a completely enclosed building shall only operate until 2:00 a.m., and events with live entertainment offered in the outdoor seating and assembly area shall only operate until 12:00 midnight.
(k)
Mixed uses as listed in Subarea 2.
(l)
Museums.
(m)
Offices.
(n)
Outdoor market.
(o)
Parks, squares, commons, green space, and outdoor recreational facilities, such as hiking and bicycle trails.
(p)
Private clubs.
(q)
Public and semipublic uses.
(r)
Research and development.
(s)
Retail sales and service.
(t)
Secondhand dealers.
(u)
Theaters and auditoriums, including educational programs.
(v)
Technological, vocational, and trade schools.
(2)
Specially permitted:
(a)
Accessory outdoor seating/assembly areas for bars, cocktail lounges, taverns, restaurants and banquet facilities with outdoor areas operating between the hours of 11:00 p.m. and 2:00 a.m.
(b)
Animal day care.
(c)
Animal hospitals.
(d)
Amusement centers.
(e)
Drive-throughs for non-food-and-beverage-related establishments, subject to the additional requirements for specified uses in § 120-136:
(f)
Food and beverage production over 20,000 square feet.
(g)
Kennels.
(h)
Light industrial uses.
(i)
Outdoor entertainment, when located at least 200 feet from any residential or open-space district.
F.
Building requirements for all subareas.
(1)
Building design.
(a)
Building facades shall have horizontal transitions. A horizontal transition is an architectural element, such as a cornice, balcony, gallery, arcade or change in material that creates a distinction between the first and second stories.
(b)
Building facades with a length of 100 feet or more shall have vertical divisions. Vertical divisions are architectural elements such as pilasters, changes in plane and the like that create distinct increments of the building mass. Divisions that create distinct and separate facades shall have a door or entrance with public access on each separate facade.
(c)
Building facades with a length of 100 feet or more on Lake Avenue, Maplewood Drive and West Ridge Road, located in Subarea 2, shall provide a public pedestrian passageway through the building from the street frontage to the rear of the building.
(d)
Windows shall be recessed at least four inches from the plane of the building facade if the facade is of masonry or stucco. Doors or entrances providing public access shall be provided at intervals of no less than 100 feet unless otherwise approved in site plan review.
(e)
Building facades over 25 feet in height shall have a building stepback.
(f)
All windows shall be clear or lightly tinted.
(2)
Building materials. New buildings shall conform to the following:
(a)
Acceptable materials for exterior finishes of building facades include concrete, masonry, glass, metal or wood materials.
[1]
Representative building design for proposed developments on Lake Avenue, West Ridge Road, and Maplewood Drive:
 |  |
 |  |
[2]
Representative building design for proposed developments on Desmond Street, Eastman Avenue (public and private), Minder Street, Merrill Street, Palm Street, Primrose Street, Pullman Avenue, Redwood Road, and Woodside Street (public and private):
 |  |
G.
Corner lot requirements:
(1)
Buildings located at the corners of West Ridge Road and Lake Avenue, Lake Avenue and Maplewood Drive, and Lake Avenue and Eastman Avenue shall have a corner feature. A corner feature is an architectural element that tends to emphasize a building's relationship to a corner, including, but not limited to, chamfered corners, rounded corners, vertical elements, special roof forms or a plaza or other open space.
 |
H.
Site requirements for all subareas:
(2)
Building height:
 |
 |
 |
(3)
Building stepback:
 |
Building Location | Stepback at 20-35 Foot Height |
|---|---|
West Ridge Road | 5 to 20 feet |
Lake Avenue | 5 to 20 feet |
Maplewood Drive | 5 to 20 feet |
Eastman Avenue | — |
Woodside Street | — |
Buildings at 100-foot building setback adjacent to residential district boundary line | 10 to 20 feet |
I.
Signs.
(1)
Purpose. Signs are intended to maximize wayfinding. The overall intent is to minimize sign clutter, excessive numbers and sizes of signs, and encourage the use of sign types, materials and lighting that present a positive image to PD #12 and the surrounding neighborhoods. The height, size, location and appearance of signs are regulated to:
(a)
Protect and enhance the district and character of the surrounding neighborhood character;
(b)
Protect and enhance public and private investment in the district and within the surrounding neighborhood;
(c)
Encourage sound sign practices by promoting the visibility for businesses at a scale and appearance that is appropriate for residents and visitors of Eastman Business Park;
(d)
Provide clear and concise signage to safely and efficiently guide motorists and pedestrians to their destination;
(e)
Prevent excessive sign clutter and confusing, distractive sign displays.
(2)
Allowed signs. The following signs are allowed anywhere in PD #12 without a certificate of zoning compliance, provided they fall within any given threshold. Where the thresholds are exceeded, a certificate of zoning compliance will be required.
(a)
Address signs, decorative flags, family name signs, nonilluminated home occupation signs, and the like;
(b)
Window signs, logos, graphics and hours of operation, painted on or adhered to the glass;
(c)
Specialty shop signs identifying services or general categories of merchandise being offered within an establishment that is not the principal use of the premises, such as, fruit, vegetables, stationery, bakery, and the like, excluding vendor product signs;
(d)
Temporary banners, no larger than 20 square feet in area, displayed no longer than 60 days, indicating the opening or closing of a business;
(e)
Removal and replacement of a tenant sign on an existing gateway or monument sign, directory sign or sign kiosk;
(f)
Replacement of "Eastman Business Park" branding signs, banners and logos throughout the district;
(g)
Seasonal and holiday decorations;
(h)
Memorial or historic plaques, markers, monuments or tablets, and the like;
(i)
Murals of a general theme, not relating to a specific business on the premises;
(j)
Traffic control, safety, parking, no-trespassing, informational or directional signs and similar signs on private property;
(k)
Political and election signs not exceeding eight square feet, all of which shall be removed within 14 calendar days from the election;
(l)
Real estate signs not to exceed eight square feet per side;
(m)
Construction, renovation or leasing signs not to exceed 32 square feet in size, erected by a contractor, engineer, architect, or real estate or leasing agent and removed at the termination of the portion of the project or activity.
(3)
Design standards.
(a)
All signs shall be professionally designed and manufactured;
(b)
Internal and external illumination is permitted;
(c)
Neon window signs (or those similar in appearance) and accent lighting that is complementary to the use and building architecture is permitted.
(d)
The maximum total signage area is equal to 10% of the primary building facade.
(e)
The maximum allowable attached signage shall not exceed 2.0 square feet for every foot of building frontage.
(4)
Permitted signs.
(a)
Any "Eastman Business Park" branding signs, banners, kiosks and directory signs, and any business sign internal to Eastman Business Park and not visible from any public right-of-way or from the private portion of Eastman Avenue shall be permitted.
(b)
Building signs on buildings over two stories (over 25 feet in height): one building sign per building face per tenant.
Representative Images of Building Signs: |
 |  |  |
(c)
Tenant signs are permitted on the building faces located between 12 and 25 feet from the ground; one tenant sign per building face per tenant.
 |
(5)
Sign type definitions: In addition to definitions relating to signs in § 120-208, the following definitions shall apply to PD #12.
(a)
BUILDING SIGN — A sign placed against a building face and attached to the exterior wall, so that the display surface is parallel with the plane of the wall.
(b)
TENANT SIGN — A sign projecting over the entrance to an establishment and attached to the building face.
(c)
GATEWAY SIGN — A sign constructed on nonpublicly owned property and attached to a building face with the primary goal of showing users that they have entered the PD #12 district.
(d)
DETACHED MONUMENT SIGN — A sign attached to the ground along its entire length upon a continuous pedestal.
(e)
MULTITENANT MONUMENT SIGN — A type of monument sign which serves as a common or collective identification for two or more commercial, business or industrial uses sharing an office, plaza, shopping center, industrial park or the like and which is located on such premises.
(f)
WAYFINDING MONUMENT SIGN (KIOSK) — A type of monument sign listing the tenants or occupants of a commercial plaza and that indicates their directional location.
J.
Access and parking.
(1)
Access.
(a)
No new driveway curb cuts shall be provided to or from Redwood Road and Merrill Street.
(b)
Pedestrian. Pedestrian access throughout the site and to the right-of-way shall be provided either directly or through shared access in all new development or redevelopment proposals.
(c)
Eastman Avenue, both the public and private portions, shall comply with the City of Rochester's Complete Streets Policy. Eastman Avenue shall include an east-west multi-use trail connection in addition to the standard vehicle and pedestrian facilities.
(2)
Vehicle parking. Shared parking is encouraged to promote efficient use of land and resources by allowing users to share parking facilities for uses that are located near one another and that have different peak parking demands or different operation hours. On-site parking shall be subject to the following:
(a)
Parking for uses located in PD #12 may be located anywhere within the district.
(b)
The supply of surface parking within PD #12 shall not exceed 4,500 spaces, and is subject to the parking lot design and maintenance standards set forth in § 120-173F.
(c)
Location. There shall be no parking between any public or private street and the building setback line as shown on the development concept plan.
K.
Landscaping and open space.
(1)
Open space. The intent of the Eastman Business Park Master Plan is to extend the open space qualities of Maplewood Park and the Genesee Riverway Trail to Eastman Business Park and proposed development. The Eastman Business Park Full Build Out Conceptual map, included as an Appendix to PD #12 will guide the location of open space areas.[2]
(2)
Representative images of appropriate parking lot landscaping.
 |  |
L.
Lighting.
(1)
In addition to § 120-170, Lighting, in the City of Rochester's Zoning Code, the following shall apply.
(a)
Off-street lighting shall be shielded and/or directed in such a manner that it only illuminates the user's premises and does not spill over into neighboring areas or interfere with use of residential properties.
M.
Buffers and screening:
(1)
A thirty-foot landscape buffer shall be provided adjacent to residential districts.
 |
N.
Personal wireless telecommunications facilities (PWTF).
O.
Review and approval.
(1)
All projects shall be reviewed in accordance with the requirements for a certificate of zoning compliance set forth in § 120-189 of the Zoning Code.
(2)
Notwithstanding any provisions contained in the Zoning Code to the contrary, the only incremental development in PD #12 requiring major or minor site plan approval per § 120-191 of the Zoning Code shall be limited to the below-listed activities. All other development shall be subject to the application requirements of § 120-189 and any special requirements of PD #12.
(a)
Any use proposing outdoor operations in Subarea 2, except those accessory to a permitted use;
(b)
Drive-through operations in Subarea 2;
(c)
Any use including parking areas in Subarea 2 not in compliance with the requirements of PD #12;
(d)
Development or redevelopment requiring a new public or private street or curb opening.
P.
Accessory uses and structures.
Q.
Additional requirements.
R.
Definitions:
(1)
RESEARCH AND DEVELOPMENT — Businesses engaged in the research, testing, and development of products or technology, with incidental on-site production, assembly, storage, and distribution with no off-site impacts, including noise, glare, odor, vibration, outdoor storage, light pollution or process visibility. This definition shall not include operations where the predominant use is manufacturing, assembly, storage, or distribution.
 |
§ PDD-13 Planned Development District No. 13.
[Planned Development District No. 13, concerning the Genesee Hospital site, will be added here upon its adoption.]
§ PDD-14 Planned Development District No. 14 - George Eastman House.
[Adopted 9-14-2011 by Ord. No. 2011-297; amended 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose and intent. The intent of Planned Development District No. 14 is to recognize and permit a defined area for the delivery of programs and community services offered by George Eastman House and the Monroe Voiture 111 and to provide for the orderly growth and development of the properties.
B.
Permitted uses. Permitted uses include the following when consistent with the above purpose:
(1)
Exhibit, limited entertainment and special event uses supporting the institutions, including museums, galleries, theaters, exhibition spaces, and auditoriums.
(2)
Educational facilities supporting the institutions, including classrooms, lecture halls, conference room, libraries, laboratories, administrative and faculty offices, student and faculty housing, day-care center.
(3)
Accessory uses supporting the institutions, including offices, gift shops, bookstores, archive storage, maintenance and storage facilities and parking lots.
(4)
Restaurant and banquet facilities supporting the institutions, including accessory limited entertainment and accessory outdoor seating and assembly areas, provided that the regular operating hours of the facilities are between the hours of 6:00 a.m. and 12:00 p.m.
(5)
Multifamily dwellings in existing buildings.
C.
Special permit uses. The following uses require a special permit:
(1)
Multifamily dwellings in newly constructed buildings.
D.
E.
Off-street parking and loading requirements.
(1)
Parking.
(a)
Parking for uses on the properties may be located anywhere in the planned development district, except that new parking facilities may not be located within the front yard setbacks.
F.
Accessory structures.
(1)
Accessory structures are permitted in connection with the established uses within the district and shall not be located in a front yard. Accessory structures include garages, sheds, decks, patios, terraces, solar and wind energy systems, and the like.
G.
Signage.
(1)
A sign program shall be developed for the district, which will include building identification, way finding, and event promotion. The sign program is subject to site plan review approval by the Director of Zoning and Permitting and a certificate of appropriateness from the Rochester Preservation Board.
§ PDD-15 Planned Development District No. 15 - Culver Road Armory.
[Adopted 5-14-2013 by Ord. No. 2013-132; amended 1-19-2016 by Ord. No. 2016-16; 8-9-2016 by Ord. No. 2016-263; 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose. The intent of the Culver Road Armory Planned Development District is to provide a plan for the unified and integrated development of the Culver Road site. The district is intended to protect and sustain the viability of the historic Armory building, create a campus that promotes a mixed-use environment distinctive to urban areas and protect the residential and pedestrian character of the adjacent neighborhood and the recreational character of Cobbs Hill Park.
B.
Permitted uses. The Culver Road Armory Planned Development District is comprised of three separate buildings as depicted on the development concept plan/site plan (Building I, Building II and Building III).[1]
(1)
All of the following uses are permitted in Buildings I, II and III. For nonresidential uses, all activities shall occur within a completely enclosed building, and the hours of operation shall be limited to 6:00 a.m. to 2:00 a.m.
(a)
Multifamily dwellings.
(b)
Dwelling units when part of a mixed-use development with other permitted commercial uses.
(c)
Live-work space subject to the additional requirements for specified uses in § 120-142.1 of the Zoning Code.
(d)
Offices.
(e)
Retail sales and services.
(f)
Arts and cultural displays and sales.
(g)
Garage, storage and maintenance space, accessory to the uses permitted in the district.
(h)
Health clubs and similar facilities.
(i)
Day-care centers subject to the additional requirements for specified uses in § 120-135 of the Zoning Code.
(j)
Banks.
(k)
Limited entertainment, not including sexually oriented uses.
(3)
Outdoor seating areas and activities accessory to a nonresidential use in Buildings I, II and III, excluding public and limited entertainment, operating between the hours of 6:00 a.m. and 12:00 a.m. (midnight).
[1]
Editor's Note: Said development concept plan/site plan is on file in the City offices.
D.
Special permit uses.
(1)
Outdoor, partially enclosed or screened seating areas and activities, including limited entertainment and excluding public entertainment, that are accessory to a nonresidential use, operating between the hours of 12:00 a.m. (midnight) and 2:00 a.m.
(2)
Any temporary use which exceeds five occurrences per calendar year.
(3)
Bars, restaurants and banquet facilities in Building III.
F.
Parking and loading requirements.
(1)
Parking.
(a)
Maximum number of on-site parking spaces is established at the cap of 610 based on the development concept plan/site plan for Buildings I, II and III. Any requested increase in the parking cap shall require the submission of a parking demand analysis and is subject to site plan review approval.
(b)
Parking shall be restricted to the parking areas shown on the development concept plan/site plan. Parking shall not be constructed in areas proposed for building construction and/or open space.
G.
Signage.
(1)
A sign program shall be developed for the district which will include building and/or tenant identification, way finding and event promotion. The sign program shall be subject to site plan review approval by the Director of Zoning and Permitting.
§ PDD-16 Planned Development District No. 16 - Century-Strathallan.
[Adopted 11-12-2014 by Ord. No. 2014-339; amended 5-17-2016 by Ord. No. 2016-154; 8-9-2016 by Ord. No. 2016-263; 6-20-2017 by Ord. No. 2017-170; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose and intent.
(1)
The Century-Strathallan Planned Development District (Planned Development District No. 16, or PD No. 16) is comprised of approximately 4.07 acres of private land, including four properties with five separate buildings as depicted on the Development Concept Plan[1] and labeled as Subareas 1 to 4.
[1]
Editor's Note: The Development Concept Plan is on file in the City offices.
(2)
The intent of Century-Strathallan Planned Development District is to provide a defined area for unified and integrated development. It will allow a diversification in the uses permitted and variation in the relationship of uses, structures, and open spaces. The PD will create more flexible use and development opportunities than would be possible through the strict application of the current R-3 O/O Code regulations. The district will provide flexibility and efficiencies in hotel and club use and operation that will support efforts to meet their needs, those of their customers, and those of travelers visiting the City. The PD is intended to ensure the current and long-range success of both the Strathallan Hotel and the Century Club. The PD will clearly set the parameters of use and growth that will protect the adjacent residential neighborhood. From a Code perspective, the Strathallan Hotel and Century Club will no longer be regulated as intrusions in the district but rather desirable and important elements of the neighborhood. The planned development district regulations will set a clear level of expectation for the future and in doing so will provide more certainty for the ownership and the neighborhood.
(3)
Uses may include housing, retail, commercial, office and other complementary hospitality uses. This planned development district will incorporate appropriate design elements, amenities or treatments that maintain and enhance the design relationships between buildings and uses within the district and beyond the district in order to maintain an ambience that is uniquely urban and pedestrian oriented.
(4)
It is the goal of Planned Development District No. 16 that the entirety of the district may be utilized for the integrated and unified use and development of the Century Club and the Strathallan Hotel. The district will provide for the benefits and efficiencies that come with collaborative use and the synergies that will support the success of both facilities. Generally, uses would be for hospitality and lodging-related purposes while at the same time limiting the future adaptive uses as described herein to those that may be conducted within the existing structures or any expansion thereof. The District will afford protections that limit use, clearly define boundaries, better control parking, preserve important open spaces, and provide for the careful consideration of the construction of new buildings. Any development in the district continues to be subject to Rochester Preservation Board approval and site plan approval for incremental development by the Director of Zoning and Permitting.
B.
Permitted uses. Permitted uses in PD No. 16 are specified for each of the four subareas comprising the district:
(1)
Subarea 1: 550 (546) East Avenue (hotel).
(a)
Hotels.
(b)
Uses as permitted per Article V of the Zoning Code, R-3 High-Density Residential District.
(c)
Bars, restaurants, conference and banquet facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A.
(d)
Retail sales and services, accessory to the principal use as a hotel.
(e)
Health clubs, spas and similar facilities.
(f)
Grade-level outdoor seating areas and activities, accessory to the principal use as a hotel, operating between the hours of 6:00 a.m. and 12:00 midnight.
(g)
Rooftop outdoor seating areas and activities, accessory to the principal use as a hotel, operating between the hours of 6:00 a.m. and 2:00 a.m.
(3)
Subarea 3: 566 East Avenue (main building and carriage house).
(a)
Private clubs, operating between the hours of 6:00 a.m. and 11:00 p.m.
(b)
Suites and lodging.
(c)
Health clubs, spas and similar facilities, operating between the hours of 6:00 a.m. and 11:00 p.m.
(d)
Uses as permitted per Article V of the Zoning Code, R-3 High Density Residential District, with hours of operation as defined in § 120-26.
(e)
Restaurant, conference, banquet and catering facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A, except for a principal use in the carriage house that is not part of or an accessory use to the principal use of another building in the district.
(f)
Retail sales and services.
(g)
Offices, except for clinics.
(h)
Art galleries.
(i)
Studios for artists, crafters, photographers, composers, writers and the like.
(j)
Parking lots existing at the time of enactment of this planned development, as illustrated on the Development Concept Plan.
C.
Special permit uses.
(1)
Public entertainment, not including sexually oriented uses, associated with outdoor or partially enclosed or screened seating areas and outdoor activities.
(2)
Any temporary use which exceeds five occurrences per calendar year.
(3)
Parking garages, unless built into permitted residential uses as accessory to those uses.
(4)
Construction of new buildings other than uses as permitted as per Article V of the Zoning Code, R-3 High-Density Residential District, and not including additions to existing buildings within the district.
(5)
Restaurant, conference, banquet and catering facilities, with limited entertainment, or with public entertainment subject to the additional requirements for public entertainment uses in § 120-137A, when located within the existing carriage house at 566 East Avenue, when not accessory to a permitted principal use in Subarea 1, Subarea 3.
D.
Temporary uses. Temporary uses shall be subject to the requirements listed in § 120-149 of the Zoning Code, with the exception that the Director of Zoning and Permitting may approve up to five temporary uses per calendar year.
E.
Design.
(1)
Front yard depths in Subareas 1, 2 and 3, existing on the date of the amendment, shall be maintained.
(2)
A landscape maintenance and open space preservation plan shall be filed with the current plan.
F.
District setbacks. Setback requirements shall apply only to street frontages and perimeter lot lines. Buildings or parking lots which at the enactment of this PD No. 16 encroach on the prescribed setbacks shall be recognized as nonconforming structures per §§ 120-200 and 120-208 of the Zoning Code.
(1)
Minimum setback on East Avenue frontage in Subarea 1 shall be 100 feet.
(2)
Minimum setback on East Avenue frontage in Subarea 3 shall be 70 feet.
(3)
Minimum setback on East Avenue frontage in Subarea 4 shall be 60 feet.
(4)
Minimum setback on Strathallan Park frontage shall be 20 feet.
(5)
Minimum setback on North Goodman Street shall be 20 feet.
(6)
Minimum setbacks along district perimeter lot lines shall be 10 feet.
(8)
Setbacks from interior lot lines: none.
G.
H.
Parking and loading requirements.
(1)
Parking.
(a)
Parking for uses located in PD No. 16 may be located anywhere in the district, except that new parking facilities shall not be located within required front yard setbacks.
(b)
Proposals for new or expanded parking facilities shall be accompanied by a parking demand analysis as set forth in § 120-173B of the Zoning Code.
(c)
Parking within the district is restricted to the parking areas shown on the Development Concept Plan.
(d)
Shared parking arrangements may be employed with properties located outside the district.
(e)
On-street parking spaces within the district may be counted towards the district parking supply.
(f)
A parking management plan shall be filed at the adoption of the district and updated with district expansion or the filing of plans for incremental development or at the request of the City of Rochester Director of Zoning and Permitting.
I.
Signage. A sign program shall be developed for the district, which will include building identification, wayfinding, and event promotion and which will be subject to site plan approval by the Director of Zoning and Permitting and certificate of appropriateness approval by the Rochester Preservation Board.
J.
Other.
(1)
The planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
K.
L.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 16 shall be regulated pursuant to Zoning Code § 120-143A(6).
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§ PDD-17 Planned Development District No. 17 - Highland Hospital.
[Added 3-19-2019 by Ord. No. 2019-55; amended 5-21-2019 by Ord. No. 2019-122; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose. The purpose of the Planned Development District No. 17 (the "Highland Hospital PD" or "PD #17") is to provide a flexible framework for the orderly future development and redevelopment of the Highland Hospital Campus (the "campus"). The intent of the Highland Hospital PD is to guide future development of the campus, which allows Highland Hospital to maintain its important presence and fulfill its commitment to excellence and service to its patients, staff, visitors, and the community. Development within the Highland Hospital PD will reflect the spirit of a state-of-the-art community hospital, known for its comprehensive care, guided by the following goals and objectives:
(1)
Highland Hospital strives to provide the best possible patient care that meets contemporary health-care standards, and which acknowledges and responds to the changing nature of health-care delivery into the future. Advances in technology, equipment, and evidence-based medicine require continuous and thoughtful upgrades to the facility to support and ensure continuity of care. Key services are located near the diagnostic and treatment areas to promote convenient patient access, minimize travel distances, and establish important adjacencies to realize efficiencies in providing care.
(2)
Highland Hospital will make the best use of available space within the existing physical constraints on the campus, such as: the historic development of the campus over 125 years resulting in the construction of dozens of buildings and add-ons that need to be harmonized and continually re-adapted; the limitations of a 9.3 acre site that cannot be expanded, and which necessitates the emphasis on vertical construction; the sheer number of natural slopes and grade changes which challenge development; and its proximity to a residential neighborhood and Highland Park. With a collection of buildings that have been developed over 125 years, many of the structures and aging infrastructure require repair, modification, replacement, or modernization to provide an environment that supports the highest level of patient care.
(3)
As an integral part of the Highland Park neighborhood for over 125 years, development in the Highland Hospital PD will be sensitive to the character of the neighborhood through the use of quality exterior materials and thoughtful landscaping and hardscaping features to screen views, especially of the utility plant on the campus, from adjacent or nearby properties. To promote an appropriate spatial balance between the campus and adjacent or nearby properties, appropriate setbacks will be respected.
B.
Planned development district limits. The Highland Hospital PD is approximately 9.3 acres, generally bounded by South Avenue, Rockingham Street, Mt. Vernon Avenue, and Bellevue Drive, as shown on the Planned Development District Map (the "Highland Hospital PD Map").[1]
[1]
Editor's Note: See Exhibit A at the end of this section.
C.
Permitted uses. Permitted uses in the Highland Hospital PD include the following, and any additional uses that promote and support Highland Hospital as a health-care provider:
(1)
Hospital, including medical, administrative, office, educational (except K-12), research and laboratory, clinical, hospice, nursing home, residential care facilities, and any other uses or facilities which support and promote the mission of the hospital in providing comprehensive patient care.
(2)
Day-care center.
(3)
Accessory support uses or structures, including parking garages and facilities, bookstores, gift shops, small-scale retail facilities and services, restaurant and cafeteria services, and loading and refuse areas, warehousing, storage, and maintenance facilities.
D.
Yard and bulk requirements.
(1)
Yard requirements:
(a)
Minimum front yard setback along Mt. Vernon Avenue: zero feet.
(b)
Minimum front yard setback along Rockingham Street: 20 feet.
(c)
Minimum front yard setback along South Avenue: 20 feet.
(d)
Minimum front yard setback along Bellevue Drive: zero feet.
(e)
Minimum side yard setback along the southern property line east of Bellevue Drive: 30 feet.
(2)
Maximum building height. Required building heights are based on design parameters that taller first and second floors (up to 18 feet) are required to accommodate equipment for diagnostic procedures, operating rooms, imaging centers, and emergency care; interstitial mechanical floors (up to 18 feet) to serve the floors below and above; and upper level inpatient units (average 14 feet). The maximum building heights are set based on the setbacks from seven segments of the district's boundary described below and also are depicted in Exhibit A - Highland Hospital PD Map. Where the setback area for one segment overlaps the setback area for an intersecting or adjoining segment, the maximum building height specified in the Highland Hospital PD Map shall control.
(a)
Mt. Vernon Avenue (north): from a point 20 feet south of the south street line of Rockingham Street extending south 300 feet (Figure 1):[2]
[1]
Zero- to thirty-foot setback: 60 feet maximum building height.
[2]
Thirty-foot to 120-foot setback: seven stories up to 120 feet maximum building height.
[3]
120-foot setback: nine stories up to 155 feet maximum building height.
[2]
Editor's Note: See Figures 1 through 6 at the end of this subsection.
(b)
Mt. Vernon Avenue (south): from a point 320 feet south of the south street line of Rockingham Street extending to 30 feet north of the south property line (Figure 2):
[1]
Zero- to thirty-foot setback: five stories up to 94 feet maximum building height; except that any stair or elevator tower may be up to 120 feet maximum building height.
[2]
Thirty-foot to 120-foot setback: seven stories up to 120 feet maximum building height.
[3]
120-foot setback: nine stories up to 155 feet maximum building height.
(e)
South Avenue (Figure 4):
[1]
Zero- to twenty-foot setback: no building.
[2]
Twenty-foot to thirty-foot setback: five stories up to 94 feet maximum building height.
[3]
Thirty-foot to 120-foot setback: seven stories up to 120 feet maximum building height.
[4]
120-foot setback: nine stories up to 155 feet maximum building height.
(f)
Rockingham Street (west): from a point 20 feet east of the east street line of South Avenue extending east 375 feet (Figure 5):
(g)
Rockingham Street (east). From a point 395 feet east of the east street line of South Avenue extending east to the Mt. Vernon Avenue street line (Figure 6):
E.
Existing buildings and structures permitted. Notwithstanding any provisions of this section or the Zoning Code to the contrary, all buildings and structures existing in the Highland Hospital PD as of the effective date of the adoption of PD #17 shall be deemed to be permitted and conforming with the requirements as outlined herein.
F.
Off-street parking. There are no minimum or maximum parking requirements in the Highland Hospital PD. All applications for incremental development in PD #17 shall be accompanied by a parking demand analysis or a parking study detailing the effect of the proposed incremental development on existing parking conditions, subject to its acceptance by the Director of Zoning and Permitting through the site plan review process.
G.
Design requirements. The Highland Hospital PD is subject to the applicable requirements set forth in Article XIX (City-Wide Design Guidelines and Standards) of the Zoning Code, except that:
(2)
The exterior facade materials of buildings located in the Highland Hospital PD shall include materials that are consistent or compatible with the existing materials on the campus, including:
(a)
Brick masonry.
(b)
Cast-in-place or precast concrete panels that are smooth, lightly textured, or patterned.
(c)
Materials with a uniform cut stone appearance, fine- to medium-grained.
(d)
Glass.
(e)
Metal wall panels, doors, and window framing.
(f)
Aluminum storefront and curtain wall systems.
(g)
Fiber cement.
(h)
Exterior insulation finish system (EIFS), only on facades above three stories or the underside of canopies, building overhangs, or other horizontal projections.
(i)
Ceramic and porcelain wall tile that is smooth, lightly textured, or patterned.
(3)
Windows and transparency.
(a)
All windows shall be clear or lightly tinted.
(b)
Building facades that are within 30 feet of a street frontage shall provide areas of transparency of at least 20% of the overall facade.
(c)
Building facades that are between 30 feet and 60 feet away from a street right-of-way shall provide areas of transparency of at least 10% of the overall facade.
(d)
The percentage of transparency required on building facades may be reduced to no less than 10% of the overall facade area, provided landscaping improvements consisting of one tree, of at least a two-inch caliper, for every 20 feet of street frontage is installed in the required setback area.
(e)
The Director of Zoning and Permitting may waive the transparency requirements of this section through the site plan review process based on a determination that the proposed development is in substantial compliance with the overall intent and purpose.
H.
Additional requirements.
(1)
This planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
(2)
New development in PD #17 is subject to the following requirements set forth in Article XX (Requirements Applying to All Districts) of the Zoning Code, except where noted herein:
(c)
Section 120-165B(1) through (4) (Dumpsters). Dumpsters, loading areas, and refuse storage areas shall be maintained in a neat and orderly appearance and shall be reasonably screened from public view. Screening may include painting, landscaping, fencing, and/or hardscape improvements, or any combination of the foregoing.
(4)
Development and redevelopment in PD #17 is subject to the requirements of Article XXIII (Exceptions) of the Zoning Code relating to height and yards, except that rooftop equipment shall not be included in the calculation of building height. An elevator, stair or equipment penthouse located above the highest story of human occupancy shall not be considered a story, provided such penthouse does not exceed the applicable maximum building height in feet permitted under this section.
(5)
Fences and walls. A ten-foot perimeter setback shall be required in conjunction with any fence or wall proposed along any street frontage, except a decorative fence or wall of no more than six feet in height in conjunction with landscaping may encroach in the required setback area.
(6)
Signs. Any new signage within the Highland Hospital PD will be subject to the Highland Hospital Sign Program attached at Exhibit B.[3] All existing signs on the campus are considered conforming and shall be maintained in good working order; the sign faces may be replaced in kind (size and location).
[3]
Editor's Note: See Exhibit B at the end of this section.
(7)
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities shall be permitted in PD #17 pursuant to § 120-143 of the Zoning Code and in accordance with the following:
(a)
Antennas on buildings. Antennas are permitted on all buildings which are four stories or greater in height, provided that the antennas and related support structures do not extend more than 20 feet above the roofline.
(b)
Telecommunication towers. New telecommunications towers shall not be permitted.
Exhibit A — Highland Hospital PD Map |
 |
Exhibit B - Highland Hospital Sign Program |
A. Purpose. Hospital and campus signs in PD #17 are intended to maximize wayfinding and to encourage a quality of design that complements the building facade and its accent materials, as well as the range of materials and textures found throughout the district. The height, size, location and appearance of signs are regulated to: |
1. Protect and enhance the district and neighborhood character; |
2. Encourage sound sign practices by promoting visibility at a scale and appearance that is appropriate for staff and visitors; |
3. Provide clear and concise signage to safely and efficiently guide motorists and pedestrians to their destination; and |
4. Prevent excessive sign clutter and confusing, distractive sign displays. |
B. Allowed signs. The following signs are allowed anywhere in PD #17 without a certificate of zoning compliance, provided they fall within any given threshold. Where the thresholds are exceeded, a certificate of zoning compliance will be required. |
1. Address signs, decorative flags, signs and banners; |
2. Window signs, logos, graphics painted on or adhered to the glass; |
3. Temporary banners, no larger than 20 square feet in area, displayed no longer than 60 days, indicating special events such as new services offered; |
4. Replacement of "Highland Hospital" and "University of Rochester" branding signs, banners and logos throughout the district; |
5. Seasonal and holiday decorations; |
6. Memorial or historic plaques, markers, monuments or tablets, and the like; |
7. Murals; |
8. Permanent bulletin boards; |
9. Traffic control, safety, parking, no trespassing, informational or directional signs and similar signs; and |
10. Construction, renovation or leasing signs not to exceed 32 square feet in size, erected by a contractor, engineer, architect, real estate or leasing agent and removed at the termination of the portion of the project or activity. |
C. Design standards. |
1. All signs shall be professionally designed and manufactured; |
2. Internal and external illumination is permitted; and |
3. Accent lighting that is complementary to the use and building architecture is permitted. |
D. Permitted permanent signs. The following signs are permitted anywhere in PD #17, subject to the following requirements. Where the thresholds are exceeded, administrative adjustment approval shall be required. |
1. "Highland Hospital" and "University of Rochester" branding signs are permitted throughout PD #17; illumination is permitted. |
2. Kiosks and directory signs are permitted throughout the district and may include interchangeable panels for on-site services or events. |
3. Attached signs, not exceeding two square feet in area for every foot of building frontage. |
4. The following signs are permitted, subject to administrative adjustment as outlined in § 120-191A of the Zoning Code: electronic reader boards, monitors or message centers such that they relate through their design, size and height to pedestrians; conform to the surrounding character; do not materially obscure architectural features or details of buildings, structures or important view sheds; and do not promote driver distraction. |
E. Prohibited signs. |
1. Advertising and rooftop signs. |
2. No sign shall be attached or affixed to light poles, except for decorative banners; trash receptacles; utility poles; street furniture; rocks, ledges, retaining walls or other natural features. |
3. No pennants, ribbons, streamers, sheets, spinners or moving devices. |
F. Maintenance of signs. |
1. Every sign shall at all times be maintained in a safe and structurally sound condition. Signs that do not comply with adequate safety standards shall be removed at the property owner's expense. |
2. Signs must be regularly maintained, including the replacement of worn parts, painting and cleaning. |
3. The full number of illuminating elements of a sign shall be kept in working condition or immediately repaired or replaced. |
§ PDD-18 Planned Development District No. 18, 1201 Elmwood Avenue.
[Adopted 8-15-2017 by Ord. No. 2017-254; amended 9-19-2017 by Ord. No. 299; 11-12-2019 by Ord. No. 2019-325; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose and intent.
(1)
Planned Development District No. 18 (PD#18) is comprised of approximately 17.67 acres within the City of Rochester. PD#18 will provide a defined area for unified and integrated development providing for the benefits and efficiencies of mixed land use. The PD creates flexible use and development opportunities, including multifamily rental housing, retail sales and service, commercial, office, and hospitality. Nonresidential uses in the PD are intended to serve the public as well as the residents of the district.
(2)
PD#18 is composed of two subareas:
(a)
Subarea 1: Commercial Frontage. This subarea provides an interface with the Elmwood Avenue public right-of-way and accommodates commercial buildings along that frontage; and
(b)
Subarea 2: Mixed Use Core. This subarea is predominantly residential and includes smaller-scale retail sales, service, and recreational uses providing for residents' needs and convenience, while at the same time available to the public. Uses in the Mixed Use Core area front on internal private streets and have no interface with the public right-of-way.
(3)
The district is enhanced by a large, well-defined, curvilinear central open space that provides leisure and recreational amenities for residents and guests. This area provides trails, pedestrianways, gathering spaces, water features, cycling opportunities, and wayfinding signage, which serves as an organizing element for the district. Easements to the City of Rochester and Town of Brighton exist to enhance and extend the Highland Crossing trail system, which promotes linkages to nearby uses and neighborhoods, natural open space, and parks and which will connect to a proposed cycle track along Elmwood Avenue.
B.
Permitted uses. Permitted uses in PD#18 are specified for each of the areas comprising the district:
(1)
The Commercial Frontage, Subarea 1: The following uses are permitted. All nonresidential uses shall operate between the hours of 6:00 a.m. to 2:00 a.m., unless otherwise noted:
(a)
Hotels, including amenities such as bars, restaurants, conference and banquet facilities, meeting rooms, and outdoor seating areas open to the public on a twenty-four-hour basis; events with public entertainment or limited entertainment when located within a completely enclosed building shall only operate until 2:00 a.m., and events with public entertainment or limited entertainment offered in the outdoor seating and assembly area shall only operate until 12:00 midnight.
(b)
Dwelling units when part of a mixed-use development with other permitted commercial uses.
(c)
Bars and restaurants.
(d)
Retail sales and services.
(e)
Offices.
(f)
Health clubs, spas and similar facilities.
(g)
Day-care centers.
(h)
Private clubs and lodges.
(i)
Public and semipublic uses.
(j)
Technical and vocational schools.
(2)
The Mixed Use Core, Subarea 2: The following uses are permitted. All nonresidential uses shall operate between the hours of 6:00 a.m. to 2:00 a.m.:
(a)
Residential uses, limited to attached dwellings and multifamily dwellings.
(b)
Community centers, including indoor and outdoor social, educational, or recreational activities.
(c)
Bars and restaurants.
(d)
Retail sales and service.
(e)
Offices.
(g)
Day-care centers.
(h)
Public and semipublic uses.
(i)
Limited entertainment, not including sexually oriented uses, as an accessory to one of the foregoing listed community center, bar, restaurant, retail, public and semipublic uses.
F.
Parking and loading requirements.
(1)
Parking. Shared parking is encouraged to promote efficient use of land and resources by allowing users to share parking facilities for uses that are located near one another and that have different peak parking demands or different operation hours. On-site parking shall be subject to the following:
(a)
The supply of surface parking within PD#18 shall not exceed 420 spaces and is subject to the parking lot design and maintenance standards set forth in § 120-173F.
(b)
Parking for uses located in PD#18 may be located anywhere within the district, except there shall be no parking developed between the buildings and the street line along the Elmwood Avenue frontage or in the central open space as illustrated on the development concept plan.
(2)
Loading.
(b)
On-site loading facilities may be shared by any uses within the district.
(c)
Loading activities and loading spaces shall not be permitted or developed between the buildings and the street line along the Elmwood Avenue frontage or in the central open space as illustrated on the development concept plan.
G.
Signage. A sign program shall be developed for the district, which will establish a format for all signage, appropriate for the architecture of the buildings within the district, and which will include building identification, business and wayfinding signs and which will be subject to site plan approval by the Director of Zoning and Permitting.
H.
Temporary uses. Temporary uses shall be subject to the requirements listed in § 120-149 of the Zoning Code.
I.
Additional regulations:
(1)
The planned development is subject to the requirements set forth in Article XVII of the Zoning Code regarding planned development districts.
(2)
Development and/or redevelopment in PD#18 is subject to requirements applying to all districts (Article XX) except when waived by the Director of Zoning and Permitting in the review and approval of a site plan for incremental development.
(3)
Development and/or redevelopment in PD#18 is subject to the City-Wide Design Guidelines and Standards, Article XIX, § 120-157, § 120-158 and § 120-159, except for:
(b)
Section 120-159B(3), transparency. The minimum transparency requirements for all new construction on building facades in Subarea 1 within 60 feet of a public right-of-way shall provide the following areas of transparency between the height of two feet and eight feet above grade:
J.
Accessory structures and uses.
(2)
Outdoor seating areas with hours of operation limited to 6:00 a.m. to 2:00 a.m., except as permitted by Subsection B(1)(a) above.
(3)
Site amenities, such as benches, lighting, knee walls, gazebos, arbors, water features, pergolas, bus shelters, and the like, and hardscape elements of any landscape plan may be permitted anywhere within the district and are encouraged as a unifying element of the PD.
K.
Personal wireless telecommunications facilities (PWTF). Personal wireless telecommunications facilities in the Planned Development District No. 18 shall be regulated pursuant to Zoning Code § 120-143A(1)(a).
§ PDD-19 Planned Development District No. 19 - Education Success Campus.
[Adopted 8-15-2017 by Ord. No. 2017-266; 9-19-2017 by Ord. No. 2017-299; 6-17-2025 by Ord. No. 2025-209]
A.
Purpose and intent. The intent of the Education Success Campus Planned Development District is to provide the regulatory framework for the redevelopment and reuse of the former Nazareth Academy site. The purpose of the district is to create a unified campus that promotes a mixed-use environment that is centered on providing lifelong learning and enrichment opportunities for children and adults. The campus will also serve as a home to the community services necessary to ensure the success of our children and their families.
It is anticipated that the school building will be used for a public charter school, to host other schools (both public and private) and for administrative offices and support services. The former convent and three residential structures will be used as administrative offices, for enrichment activities, and for support services (such as clinics). Site improvements will be completed to expand parking, improve accessibility, and reconfigure traffic flow (on and off the site.)
It is the intent to maintain the residential character of the former convent and the three existing residential structures on site to ensure the continued compatibility with the predominate character of the surrounding residential neighborhood.
B.
Permitted uses. The following uses are permitted by right in all buildings. All activities shall occur within a completely enclosed building unless otherwise noted.
(1)
Schools.
(2)
Places of worship.
(3)
Convents and rectories.
(4)
Offices, operating between the hours of 6:00 a.m. to 9:00 p.m.
(5)
Studios for artists, craftsmen, photographers, composers, writers and the like.
(6)
Live-work space, subject to the additional requirements for specified uses in Section 120-142.1.
(7)
Single-family detached dwellings.
(8)
Two-family dwellings.
D.
Temporary uses. Temporary uses are permitted within the district, provided, that they are in full compliance with § 120-149 (Temporary uses) of the City of Rochester Zoning Code.
F.
Lot, area, yard and building height requirements.
(1)
Lot frontage: not applicable.
(2)
Maximum lot coverage: 70%.
(3)
Maximum building height: five stories.
(4)
Provisions for height exceptions and other height-related requirements shall comply with § 120-196 of the City of Rochester Zoning Code.
(5)
Minimum yard requirements. Ramps or structures designed to provide increased accessibility are exempt from the following minimum yard requirements:
G.
Off-street parking and loading requirements.
(1)
Off-street parking.
(a)
Maximum number of on-site parking spaces is established at the cap of 200 based on the development concept plan. Any requested increase in the parking cap shall require the submission of a parking demand analysis and is subject to site plan review approval.
(b)
Provisions for off-street parking shall comply with the parking lot design and maintenance standards set forth in § 120-173F(3) through (7) of the City of Rochester Zoning Code.
(c)
Parking is not permitted between the former convent building and Lake View Park.
H.
Signage. A sign program shall be developed for the district which will include building and/or tenant identification, wayfinding and event promotion. The sign program shall be subject to site plan review approval by the Director of Zoning and Permitting.
I.
Additional requirements.
(1)
The enlargement of existing buildings within the "building development envelope" depicted on the approved site plan is subject to a minor site plan review approval by the Director of Zoning and Permitting. New buildings that are not considered accessory or building enlargements beyond the "building development envelope" are subject to major site plan review approval by the Director of Zoning and Permitting.
§ PDD-20 Planned Development District No. 20 - Pediatric and Family Service.
[Added 11-20-2018 by Ord. No. 2018-364; amended 6-17-2025 by Ord. No. 2025-209]
A.
Purpose. The purpose of Planned Development District No. 20 (PD #20), Pediatric and Family Service District, is to offer a world-class, regional destination focused on a wide range of innovative social service agencies and educational and behavioral programs designed specifically for individuals and their families living with the daily challenges of autism spectrum disorder, mental health, and behavioral and psychiatric needs; all in one location.
By collocating agencies which specialize in the provision of such social, educational, and behavioral services, PD #20 permits the development of an internal campus environment sensitive to the mobility, sensory, and mental health needs of the children and adults it is intended to serve. PD #20 creates a defined area for the integrated development and delivery of programs and support services consistent with the vision of the Al Sigl Community of Agencies, which is a collaborative community network of organizations, to serve and support children and adults with disabilities and special needs. Agencies within PD #20 may include, but are not limited to, the following:
(1)
The Golisano Autism Center. The Center is a one-of-a-kind collaboration of health and human service agencies providing speech and occupational therapy, support and social skills groups, preschool and school-age classrooms, vocational training, life skills development, and other opportunities, services and programs.
(2)
The Golisano Pediatric Behavioral Health and Wellness Center, operated by the University of Rochester Medical Center (URMC). URMC will address the needs of individuals suffering from mild to severe depression, anxiety, psychosis, substance abuse, ADHD, PTSD, autism spectrum disorder, and other mental health, medical, emotional and behavioral conditions. URMC offers education, recreation and fitness, therapeutic, medical, diagnostic, and other support services, activities and programs.
B.
Intent. The intent of PD #20 is to establish a campus that offers access to comprehensive, high-quality support and services which meet the complex needs of the individuals who are served, during moments of crisis as well as part of a regular routine throughout their lifetime, as needs and services change. Development within PD #20 shall support the achievement of the following objectives:
(1)
Provide a unique array of services that co-exist on a secure campus, emphasizing the safety, security and privacy of all individuals served and their families.
(2)
Foster a protective environment for individuals from infant to adulthood that have been diagnosed with autism spectrum disorder, mild to severe mental health, anxiety, chemical dependency, and emotional disturbances, in a setting that offers all services on a single campus.
(3)
Establish a continuum of care that will span a lifetime and offer a full array of coordinated program options for infants, toddlers, youth, teens and adults, including behavioral and primary care support; respite; community habilitation; social skills; recreational and therapeutic services; and a housing and employment liaison.
(4)
Design a campus which prioritizes security, privacy and accessibility to address the challenges of the populations served, ranging from mobility impairment, flight risks due to unexpected stress or stimuli, and mental health and similar crisis situations.
(5)
Create a comfortable setting within a controlled environment to eliminate or mitigate anxiety triggered by interactions with unfamiliar or unpredictable external situations and settings.
(6)
Create a new Intensive Outpatient Service to provide youth with a higher level of care than traditional outpatient services, allowing them to continue receiving schooling and educational services. This new program offers an option that is an alternative to hospitalization.
(7)
Implement a design philosophy focused on creating a campus environment (building placement, internal and external building design, use of exterior spaces, and convenient parking and circulation) that addresses the needs of the users, rather than vice versa.
(8)
Preserve and protect the existing natural, gentle slope of the land from South Avenue to the low point along the district's east property line by placing the building and building parking away from the public right-of-way, and maintaining stormwater management areas and facilities at the rear of the site. The design and location of buildings and parking shall be mindful and sensitive to the needs of the population served and the desire to reduce environmental distractions from inside the building; eliminate unnecessary external stimuli once on the campus; provide safe and convenient parking proximate to building entrances; and provide adequate circulation and drop-off areas for buses accessing the site throughout the day. An effort shall be made to maintain as much of the existing vegetation along the South Avenue frontage as possible.
C.
Boundaries. PD #20 is 15.07 acres bound by the public rights-of-way on South Avenue (west) and Science Parkway (south). The northern boundary abuts land owned by the State of New York, and the eastern boundary abuts private property within the Rochester Science Parkway (PD #7). Knab Troutman Road, a private drive, acts as a natural barrier between the northern and southern portions of PD #20, as follows:
(1)
The southern 8 +/- acres of the site is bounded by South Avenue (west), Knab Troutman Road (north), private land within Science Parkway (east), and Science Parkway (south). This portion of the property includes a two-story structure that is currently occupied by a health and human services agency, which will remain. The remainder of the land area is vacant and is the location of the Golisano Autism Center and the URMC Pediatric Behavioral Health and Wellness Center.
(2)
The northern 7 +/- acres of the site is bounded by Knab Troutman Road (south and east), and by New York State land (north and west). This portion of the property includes a vacant, multistory structure known as the Walters Building. Development or redevelopment of this area shall also be subject to these requirements and standards set forth herein.
D.
Permitted uses. Permitted uses include the following, and similar uses:
(1)
Medical offices and health-care clinics, such as doctor and dental offices and practices, outpatient services, and the like.
(2)
Schools, educational facilities, training facilities, and the like, serving individuals and their families.
(3)
Day-care centers.
(4)
Residential care facilities.
(5)
Respite care.
(6)
Community centers.
(7)
Support services associated with and subordinate to a permitted use, such as, but not limited to, offices, retail, restaurant facilities, bookstores and gift shops, pharmacies, and the like.
F.
Building characteristics. The provisions of § 120-158, City-wide design standards, and of § 120-159, Nonresidential and mixed-use building standards, shall not apply to PD #20. Design standards are as set forth below:
(1)
General. The following design standards apply to new construction, including additions to existing structures, and to substantial repair or rehabilitation of the exterior facade of an existing structure. In the case of repair or rehabilitation, only those standards that relate to the specific repair or rehabilitation activities conducted shall apply. It is intended that a basic design compatibility and architectural harmony will result among the buildings in the district.
(2)
Facades. The primary facade shall be along South Avenue.
(a)
Primary building facades shall not contain blank wall areas that exceed 25 linear feet.
(b)
Primary building facades that are 100 linear feet or more shall include an architectural pattern with two or more of the following elements: color change, texture change, material change, or a wall articulation change such as a reveal, recess, offset, or pilaster.
(c)
Building entrances. The main entrance shall have a direct pedestrian connection to the public right-of-way.
(d)
Building materials.
[1]
All principal buildings shall be constructed or clad with durable, quality materials, including but not limited to brick, natural or synthetic stone, integrally colored stucco, metal panel, and hardboard siding.
[2]
Exterior building material shall not include plain concrete block, glass block, vinyl siding, or corrugated metal.
(3)
Windows and transparency.
(a)
All windows shall be clear or lightly tinted.
(b)
Primary facades shall provide areas of transparency not less than 20% of the entire wall area.
(c)
The percentage of transparency required on buildings may be reduced to 10% of the wall area if a landscaping improvement plan is approved by the Director of Zoning and Permitting.
(4)
All roof-mounted and ground-mounted mechanical equipment shall be screened from view from any street. Roof screens, if necessary, shall be compatible with the building palette.
(5)
Roofs.
G.
Accessory uses and structures.
(1)
Accessory structures and uses are permitted in the side and rear yard, including, without limitation, storage structures, as well as decks, patios, terraces, and the like.
H.
Dumpsters and refuse collection areas.
(1)
Dumpsters. Dumpsters must be located within an enclosure and shall be completely screened from view from any public street. The enclosure shall be at least as tall as the dumpster. This provision shall apply to all dumpsters, including those used for the collection and storage of recyclable materials.
(2)
Dumpsters are prohibited in the front yard.
(3)
Refuse collection areas shall be located so as to provide clear and convenient access to refuse collection vehicles.
J.
Off-street parking. The provisions of § 120-173, Off-street parking, shall not apply to PD #20, except for § 120-173F(3) relating to parking lot design standards. The off-street parking requirements are as set forth below:
(2)
Surface.
(a)
Parking areas shall be constructed in such a manner so as to provide an all-weather, durable and dustless surface. Individual stalls shall be clearly identified by markings four to six inches in width.
(b)
Parking surfaces shall be graded and drained to dispose of all surface water accumulation in the area without shedding additional water onto an adjoining property or right-of-way.
K.
Off-street loading. The provisions of § 120-172, Off-street loading, shall not apply to PD #20. Off-street loading requirements are as set forth below.
(1)
Location of required loading spaces. Loading shall only be located in the side or rear yard.
(2)
Required spaces. Loading spaces shall be provided in sufficient number and of sufficient size so that no loading and unloading operations infringe upon any dedicated street or sidewalk.
(3)
All maneuvering, loading and unloading operations shall take place wholly within the site.
L.
Landscaping. The provisions of § 120-169, Landscaping, buffers and screening, shall apply to PD #20.
M.
Signage.
(1)
One sign per principal use shall be permitted on each facade, not to exceed 10% of the facade in question.
(2)
Signs may be located anywhere on the facade.
(3)
One detached sign shall be permitted per street frontage not to exceed 50 square feet and posted no higher than six feet in height from the finished grade of the lot.
(4)
On-site information signs, window signs, and wayfinding signs may be installed without limit.
(5)
Internally illuminated signs are permitted.
(6)
Rooftop or roof-mounted signs are prohibited.
N.
Personal wireless telecommunication facilities (PWTF).
(1)
Antennas are permitted on all buildings, provided that the antennas and related support structures do not extend more than 20 feet above the roofline of such buildings.
(2)
Telecommunication towers are prohibited in this district.
(3)
FAA standards. All antennas and support structures shall comply with FAA regulations.
O.
P.
Cross-section drawing from South Avenue.
 |
Q.
Development concept plan.
 |
§ PDD-21 Planned Development District No. 21 - The Vistas at Highland.
[Added 8-20-2019 by Ord. No. 2019-256; amended 6-17-2025 by Ord. No. 2025-209]
A.
Purpose and intent.
(1)
The purpose and intent of Planned Development District No. 21 (PD #21), to be known as "The Vistas at Highland," is to provide for a plan and regulatory framework, for the future use and development of the campus for the Colgate Rochester Crozer Divinity School ("Colgate"), that recognizes the importance of its historic, cultural, and natural features. A protective, yet flexible, regulatory environment will preserve those features while allowing reasonable use and reuse of the historic buildings.
(2)
The Development Concept Plan for PD #21 recognizes the historic importance of the Colgate Campus with its highly prominent location on an elevated site, distinctive landscape plan and homogeneous Gothic Revival style buildings.
The property is a designated City landmark, including interior designation of the chapel. It has also been determined eligible for individual listing on the National Register of Historic Places by the New York State Historic Preservation Office due to its architecture, landscape, and its cultural significance. |
PD #21's historic preservation and conservation efforts are primarily directed toward the safeguarding of the historic buildings, Montgomery Hall, Strong Hall and Trevor Hall; and the dominant sweeping south lawn, emphasizing the elevations of the buildings; and of materials, with its varied and mature plant palette dramatic forefront. |
In addition to the existing local landmark designation, the zoning text for PD #21 will further protect the three historic buildings through restricted reuse options, as well as by precluding additions to those buildings as well as new construction immediately adjacent to and within the individual lot areas of those buildings. The south lawn will be further protected by a conservation easement which will proscribe any development within the easement area. The proposed new buildings will be located and designed so as to preserve and protect the existing natural and geologic features of the property. |
(3)
The PD #21 site is within a critical environmental area designated by the City of Rochester that encompasses the slopes and crests of the following glacial formations: Cobbs Hill, Pinnacle Hill, and the lesser hills, comprised of kames, kettles and eskers, generally situated north of Highland Avenue, and extending from Mount Hope Cemetery to the west and extending eastward through Highland Park, the PD #21 site, Pinnacle Hill and Cobbs Hill. The PD #21 also is distinctive due to the presence of heavily wooded areas along its north, east and west lot lines.
The PD #21 text and development concept plan acknowledge the importance of these features and promote their protection by carefully locating new buildings and parking areas to avoid unnecessary encroachment; limiting the number of trees to be removed; locating the new buildings primarily in previously disturbed portions of the site; providing the ultimate protection and conservation of the south lawn; and utilizing temporary and permanent stabilization measures and best construction management practices during construction. |
(4)
The development concept plan subdivides PD #21 into six lots. The various lots are designed to allow for site access; the use and reuse of existing historic structures; new residential developments; accessory parking; vehicular and pedestrian circulation elements; and the protection of the most significant historic and natural elements of the site.
(5)
Shared parking is encouraged to promote efficient use of land and resources by allowing users that may have different peak parking demands and/or different hours of operation to share proximate parking facilities.
B.
Lot and building descriptions (see development concept plan).[1]
(1)
Lot 1 currently is open space and a portion of a parking lot. It is planned for residential development with two apartment buildings and accessory underground and surface parking. The remainder of the lot is to be devoted to landscaping, with large setback requirements from the north and west lot lines that will protect substantial wooded areas.
(2)
Lot 2 allows for the continuous use of two existing apartment buildings, Andrews Hall and Saunders House, along with the provision of accessory surface parking. Both existing buildings have traditionally been used as apartments for student housing.
(3)
Lot 3 encompasses Montgomery Hall, its courtyard, driveway, and parking area. Montgomery Hall has a floor area of 7,916 square feet and has been used as a dwelling and as the home of Colgate's presidents. Lot 3 accommodates the use and reuse of Montgomery Hall, while prohibiting building additions and new construction.
(4)
Lot 4 includes Strong Hall with a floor area of 76,123 square feet, an outdoor terrace, and a parking lot. Strong Hall was the main school facility with classrooms, offices, cafeteria, auditorium, chapel and library. The use and reuse of Strong Hall is accommodated, while prohibiting building additions and new construction.
(5)
Lot 5 includes Trevor Hall, which has 31,776 square feet of floor area. This facility is currently leased to the American Cancer Society for the operation of a facility known as Hope Lodge. It includes offices; 29 transient rooms that vary in size and number of beds; a central kitchen, dining room, and laundry facilities, which are available to visitors. This lot accommodates the use and reuse of the building, while prohibiting building additions and new construction.
(6)
Lot 6 consists of two subareas. Subarea 1 includes existing site access, open space, parking, accessory uses, certain utilities, and the existing access drive from South Goodman Street. Subarea 2 encompasses the historic south lawn landscaped area, arguably the most important landscape open space element of the local landmark property. This subarea will be protected, not only by the existing local landmark designation, but also by a preservation easement, and will be maintained by the project sponsor. No development, including buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling will be permitted in this easement area as it will continue to serve as the dramatic forefront to the hilltop historic buildings.
C.
Permitted uses. The following uses are permitted in the various lots and existing buildings in PD #21; uses not expressly permitted are prohibited:
(3)
Lot 3 permitted uses. The following uses are permitted only when located within the existing building known as Montgomery Hall; additions and new construction are not permitted on Lot 3.
(4)
Lot 4 permitted uses. Except for the use described in Subsection C(4)(g), the following uses are permitted only when located within the existing building known as Strong Hall; additions and new construction are not permitted on Lot 4.
(a)
Schools, both public and private, including classrooms, conference rooms, cafeterias, libraries, laboratories, administrative and faculty offices, student and faculty housing, bookstores, coffee shops, and the like.
(b)
Banquet and conference facilities.
(c)
Places of worship.
(d)
Multifamily dwellings.
(e)
Independent living facilities.
(f)
Offices.
(g)
Outdoor terraces used in conjunction with, and accessory to, any permitted use, with any entertainment use confined to the limited entertainment category only.
(5)
Lot 5 permitted uses. Except for the use described in Subsection C(5)(c), the following uses are permitted only when located within the existing building known as Trevor Hall; additions and new construction are not permitted on Lot 5.
D.
Special permit uses. The following uses are allowed as special permit uses in PD #21:
(1)
Lot 1: commercial uses in multifamily dwellings over 20 units, subject to the additional requirements specified in § 120-134.
(2)
Lot 2: none.
(3)
Lot 3: the following uses, only when located within Montgomery Hall:
(a)
Day-care centers.
(b)
Health clubs and similar facilities.
(c)
Artist studios and art galleries.
(d)
Museums.
(e)
Community centers.
(f)
Private clubs and lodges.
(g)
Retail sales and service.
(h)
Restaurants, with accessory outdoor seating areas, operating only between the hours of 11:00 a.m. and 11:00 p.m., daily, and with limited entertainment only.
(i)
Live-work space.
E.
Yard space and bulk.
(2)
Lot coverage. The maximum total district lot coverage permitted in PD #21, including all buildings, structures, private streets, surfaced parking areas, sidewalks and other impervious surfaces, is 50%.
(3)
Density. The maximum total district residential density permitted in PD #21 is 10 units per acre.
(4)
Height. Other than buildings existing on the date of adoption of this development concept plan, no building within PD #21 shall exceed four stories or 60 feet in height.
F.
Parking and loading.
(1)
Parking.
(a)
Surface parking spaces for any uses located in PD #21 may be shared by all users within the district and located in any parking lot/area within the district, excluding Lot 6, Subarea 2.
(b)
The total number of surface parking spaces on site shall not exceed 330.
(c)
New or expanded surface parking facilities, seeking authorization to exceed the 330-space surface parking cap, shall be accompanied by a parking demand analysis, as set forth in § 120-173B of the Zoning Code, as part of an application for site plan approval for incremental development.
(d)
Parking lots shall be subject to the parking lot design and maintenance standards set forth in § 120-173 of the Zoning Code, except where this PD #21 zoning text provide otherwise or when waived by the Director of Zoning and Permitting in the review and approval of a site plan for incremental development.
G.
Temporary uses. Temporary uses shall be subject to the requirements of § 120-149 of the Zoning Code.
H.
Accessory uses. The following accessory uses are permitted in PD #21:
I.
Signage.
(1)
A sign program shall be developed for PD #21 which will include regulations for heritage, building and/or tenant identification, business, wayfinding and event promotion signs.
(2)
The sign program for PD #21 shall supersede the sign regulations of § 120-177 of the Zoning Code.
(3)
The sign program shall be subject only to site plan review by the Director of Zoning and Permitting and a certificate of appropriateness from the Rochester Preservation Board.
(4)
No signage shall be installed prior to approval of the sign program.
J.
Additional regulations.
(1)
Development and redevelopment in PD #21 are subject to requirements applying to all districts (Article XX), except where this PD #21 zoning text provides otherwise or when waived by the Director of Zoning and Permitting in the review and approval of a site plan for incremental development.
(2)
Development and redevelopment in PD #21 are subject to additional requirements for specified uses (Article XVIII), except where this PD #21 zoning text provides otherwise.
(3)
Development and redevelopment in PD #21 are subject to the City-wide design guidelines and standards (Article XIX), except where the PD #21 zoning text provides otherwise or when waived by the Director of Zoning and Permitting in the review and approval of a site plan for incremental development.
K. BED-AND-BREAKFAST LODGING ESTABLISHMENT INDEPENDENT LIVING FACILITY LIMITED ENTERTAINMENT(1) (2) (3) (4) (5) (6)
Definitions. The following definitions shall apply to PD #21 only.
An owner-operated dwelling in a single-family residential structure where overnight lodging and a breakfast are provided for compensation, subject to no alteration to either the exterior or the interior of any principal or accessory structure which changes the character and appearance of the residential premises; only rooms originally designed as bedrooms being used for guest lodging; guest parking including one off-street parking space for each bedroom; and signs complying with the approved sign program for this PD #21.
Multifamily dwellings for seniors who do not require specialized care but where housekeeping and the option for communal meals and social activities are provided for an all-inclusive rental fee.
Any live or recorded entertainment or music other than background music, including but not limited to karaoke, that is completely secondary to the principal use and that meets the following criteria:
The entertainment or music must be accessory to the principal use and may not in any way constitute the primary function of the operation.
The specific type of entertainment or music must be listed on the limited entertainment center license that is issued pursuant to Chapter 29, Amusements, of the Municipal Code.
There will be only one performer or performance group.
No dedicated stage nor dance area will be provided, nor will any permanent or temporary change to the approved floor plan be made to accommodate the use. For purposes of this section, "approved floor plan" is defined as the floor plan, seating plan or other drawings and information that served as the basis for the establishment's latest building permit and maximum occupancy determinations issued pursuant to Chapter 39, Building Code, of the Municipal Code.
No cover charge or fee will be collected.
The entertainment or music must end one hour prior to closing time.
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Development concept plan.
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