Rotterdam City Zoning Code
ARTICLE VIIIC
CORR Corridor Commercial Overlay District
§ 270-53.40 Purpose.
The purpose of the Corridor Commercial Overlay District (CORR) is to:
A.
In certain specified areas, transition existing land uses and site designs that are permitted in underlying existing zoning districts to land uses and site designs that are consistent with the provisions of this article, without adversely affecting existing use and development rights.
B.
Support infill and redevelopment along existing commercial corridors.
C.
Allow a mixture of automobile-dependent commercial services to create economic vitality and commercial areas that are safe, comfortable, and attractive for both vehicles and pedestrians.
D.
Provide flexibility in the siting and design of new developments and redevelopment to anticipate changes in the marketplace.
E.
Provide appropriate locations and design guidelines for automobile and truck-dependent uses.
F.
Maintain mobility along traffic corridors and state highways through appropriate access management.
§ 270-53.41 When regulations apply.
A.
Applicability of this article. The provisions of this article shall apply to any property within the CORR Districts with respect to which an applicant elects to proceed with development or use of such property in accordance with the provisions of this article.
(1)
Such election shall be made in writing on a form prescribed by the Planning Board, signed by the owner of the property.
(2)
Once such election is made and the property is used or developed in accordance with the provisions of this article, such election shall be irrevocable and the provisions of this article shall be deemed to have superseded any inconsistent provisions applicable in the underlying zoning district with respect to such property.
B.
Inapplicability of this article. Except to the extent a previous election has become irrevocable pursuant to § 270-53.41A(2), above, the provisions of this article shall not apply to any property within the CORR Districts with respect to which an applicant does not elect to proceed in accordance with the provisions of this article. In such cases, the provisions of the underlying zoning district shall remain in effect.
§ 270-53.42 Permitted uses.
Where an election has been made to proceed under this article in accordance with § 270-53.41, the following principal uses are permitted as of right in the CORR District:
A.
Professional offices.
B.
Professional clinics.
C.
Sit-down restaurants and taverns.
D.
Personal service shops, including but not limited to barbershops, shoeshine shops, beauty parlors, dry-cleaning and laundry pickup, and delivery shops and card shops.
E.
Public parks, playgrounds and other municipal recreational uses.
F.
Public libraries and museums.
G.
Public and private schools.
H.
Preschool and day-care centers.
I.
Retail sales up to 15,000 square feet gross floor area.
J.
Private clubs and religious institutions.
K.
Operations involving the repair, reconstruction, analysis or inspection of computers, electronic and communication equipment and similar components, provided that no manufacturing is performed and all operations are conducted within a completely enclosed building.
L.
Indoor theaters, dance studios, assembly halls, game rooms, billiard/pool parlors, bowling alleys and similar establishments.
M.
Convenience stores.
N.
Commercial health and recreation establishments.
O.
Veterinary hospitals.
§ 270-53.43 Special uses.
Where an election has been made to proceed under this article in accordance with § 270-53.41, the following special uses may be permitted in the CORR District:
A.
Drive-in establishments and restaurants with drive-throughs.
B.
Motor vehicle repair shops.
C.
Car washes.
D.
Motor vehicle fuel filling stations.
E.
Public utility or communications installations.
F.
Motor vehicle sales and rental establishments.
G.
Hotels and motels.
H.
Contractors' shops and equipment storage yards.
I.
Warehousing up to 80,000 square feet.
J.
Retail sales up to 80,000 square feet.
K.
Transportation, freight, and distribution facilities.
L.
Indoor commercial storage establishments.
M.
Disturbance on a wetland or watercourse area of any class or in a wetland or watercourse buffer area as defined in this chapter.
N.
Brewpubs, microbreweries, microcideries, microwineries and microdistilleries. Brewpubs, microbreweries, microcideries, microwineries and microdistilleries, however, must comply with the following:
[Added 5-24-2023 by L.L. No. 5-2023]
(1)
Each brewpub, microbrewery, microcidery, microwinery, or microdistillery shall manufacture and sell alcoholic beverages in accordance with the provisions of the New York State Liquor Authority and shall maintain current licenses as required by said agency.
(2)
No outdoor storage shall be permitted.
(3)
All malt, vinous or distilled liquor production shall be within completely enclosed structures.
(4)
By-products or waste from the production of malt, vinous or distilled liquor shall be properly disposed of off the property.
(5)
The emission of odors or smells in such quantities as to produce a public nuisance or hazard is not permitted.
(6)
Excessive noise in violation of Chapter 188 is prohibited and may result in revocation of the special use permit.
(7)
Food cart vendors are permitted on-site only by permission of the Planning Board.
(8)
Hours of operation shall be addressed during site plan review.
§ 270-53.44 Maximum building height.
Where an election has been made to proceed under this article in accordance with § 270-53.41, the maximum building height shall be 30 feet.
§ 270-53.45 Yard requirements.
§ 270-53.46 Parking.
The intent of the CORR District is to encourage shared parking, to reduce vehicular trips, and to reduce the impact on the primary road network. Where an election has been made to proceed under this article in accordance with § 270-53.41, the following shall apply:
§ 270-53.47 Design guidelines.
Where an election has been made to proceed under this article in accordance with § 270-53.41, the following design guidelines shall apply:
A.
Where applicable, cornices (e.g., building tops or first-story cornices) shall be aligned to generally match the height(s) of those on adjacent buildings.
B.
Building height transitions or step-downs shall be provided when adjacent to residential or small-scaled uses.
C.
All building entrances, pathways, and other pedestrian areas shall be lit using pedestrian-scale lighting to two footcandles measured at ground level (e.g., wall-mounted lighting, sidewalk lamps, landscape up-lighting, and similar features).
D.
The building(s) shall have at least one primary entrance facing a street.
E.
Primary roadway access points shall be shared and have shared signage.
F.
A continuous sidewalk shall be provided along the entire length of the front property line parallel to the primary road network and shall connect to any existing adjacent sidewalk network.
G.
Pedestrian access shall be provided from the primary street.
H.
There shall be a minimum five-foot landscaped planting strip between the sidewalk and the primary road network.
I.
Windows shall be provided along at least 60% of the building's facade.
J.
Pedestrian facilities shall connect the development to adjacent land uses and provide connections through the development to the public street right-of-way.
K.
To the extent practicable, all electric, telephone, cable, and similar utility lines servicing a site shall be located underground.
L.
Parking and vehicle drives shall be located away from building entrances to the maximum extent practicable, and generally not between a building entrance and the street.
M.
Surface parking shall be oriented behind or to the side of a building when possible, and parking shall not be located on street corners.
N.
Continuous buffering of at least three feet shall be provided between parking lots and all adjacent sidewalks and between each commercial property.
O.
The figure below depicts a neighborhood plan consistent with the aims of the CORR District.
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