Schenectady City Zoning Code
ARTICLE VII
Design and Landscaping Standards
§ 264-49 Design standards.
A.
Intent. These design standards are intended to promote a pedestrian-friendly environment and ensure that new buildings, additions, and alterations are consistent with the City's vision for each neighborhood as described in the City of Schenectady Comprehensive Plan. These design standards are also intended to be consistent with the standards of the Historic District Commission and the design guidelines adopted by the Upper Union Street Business Improvement District and the Downtown Schenectady Improvement Corporation. In the event that the district guidelines differ from this section, the district standards will prevail.
B.
Applicability. This section shall apply to new construction, additions and alterations in the C1, C2, C3, C4, C5 and I Districts. Subsection D(2) shall also apply to all residential districts.
C. ADDITION ALTERATION CHAMFERED ROOF CORNICE FACADE FENESTRATION MASSING PARAPET PLINTH PORTICO
Definitions. As used in this article, the following terms shall have the meanings indicated:
New construction added to an existing building or structure.
Construction or other modification that changes one or more of the exterior features of a structure or building, including, but not limited to, the erection, construction, reconstruction, addition, sandblasting, waterblasting, chemical cleaning or removal of any structure, but not including changes to the color of exterior paint.
A roof with a beveled edge, especially to a beam.
The projection at the top of a wall or the top course or molding of a wall when it serves as a crowning member.
The exterior walls of a building facing a frontage line.
The arrangement of windows and other exterior openings on a building.
The three-dimensional shape of a building(s) height, width, and depth.
The portion of a wall which extends above the roofline.
A projecting base of an external wall, or the base of courses of a building collectively, if so treated as to give the appearance of a platform.
A covered walk or porch that is supported by columns or pillars; also known as "colonnade."
D.
Materials.
(1)
Any new building, additions or alterations must be constructed of natural materials typically found in the vicinity. Natural materials include such materials as stone, brick, wood siding, shingles, slate, etc. Industrial or artificial materials such as raw concrete finish, exterior insulation finishing system (EIFS), anodized or galvanized metal, tinted glass, plastics, vinyls, etc., are prohibited with the following exceptions:
(a)
Roofs may be constructed of metal.
(b)
Tinted glass is permitted above the first floor.
(c)
EIFS is not permitted on the first floor.
(d)
Plastics and vinyls are permitted in the C-1 Neighborhood Retail Business District, C-2 Mixed-Use Commercial District and C-5 Business District.
[Amended 3-23-2009 by Ord. No. 2009-02]
(e)
Metal siding and roofing permitted in the C-5 Business District.
[Added 9-12-2011 by Ord. No. 2011-15]
(2)
Pressure-treated wooden porches, decks (including steps) and carports, located in front or side yards, shall be stained or painted to match the color scheme of the existing principal structure.
E.
Building design standards.
(1)
Building orientation and entrances.
(a)
The front facade of buildings shall be oriented towards the street address of record, with an everyday public entrance in this front facade.
(b)
When buildings are located on corners, the entrance may be located on the corner with an appropriate building articulation, such as a chamfered corner, turret, canopy, or other similar building feature.
(c)
All primary building entrances shall be accentuated. Entrances permitted include recessed, protruding, canopy, portico, or overhang.
(d)
Where rear parking is provided, the provision of a secondary rear entrance is encouraged. The design of the rear entrance and facade should not compete with the main entrance but be appropriately signed and marked to indicate a rear entrance.
(2)
Walls.
(a)
Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area.
(b)
Walls or portions of walls, where windows are not provided, shall have architectural treatments that are similar to the front facade, including materials, colors, and details.
(c)
Any proposed street wall that extends past the street wall established by the existing buildings on the block requires a special use permit.
(d)
At least four of the following architectural treatments shall be provided into these walls:
[1]
Masonry (but not flat concrete block).
[2]
Concrete or masonry plinth at the base of the wall.
[3]
Belt courses of a different texture or color.
[4]
Projecting cornice.
[5]
Projecting metal canopy.
[6]
Decorative tilework.
[7]
Trellis containing planting.
[8]
Medallions.
[9]
Translucent glass.
[10]
Vertical/horizontal articulation.
[11]
Lighting fixtures.
[12]
An architectural element not listed above, as approved by the Planning Commission, that meets the intent.
Figure 264-49E(2) .tif.png "264 Fig 264-49E(2).tif") |
(3)
Windows.
(a)
Ground floor front and side (on corner lot) facades of buildings shall consist of a minimum of 60% window and transparent door area, with views provided through these windows into the business.
(b)
Ground floor windows shall be a maximum of 24 inches above the sidewalk.
(c)
Upper-story windows of front facades shall not be boarded or covered and shall comprise a minimum of 35% window area in the facade above the ground floor.
(d)
Smoked, reflective, or black glass in windows is prohibited on ground floors.
(e)
When necessary repair or replacement of windows is required, replacement windows shall match the original window in style, configurations, and size.
(4)
Roofs. Roofs shall be proportional to the rest of the building and be in keeping with the character of adjacent buildings. Where flat roofs are used, they shall have a parapet. False mansard-style roofs shall not be used.
Figure 264-49E(4) .tif.png "264 Fig 264-49E(4).tif") Examples of roof types. |
(5)
Building character. New infill development, additions, and alterations shall generally employ building types and architectural detailing that are compatible to the architecture of the area in their massing and external treatment as appropriate.
(6)
Architectural rhythm.
(a)
New infill development, additions, and alterations shall also retain the architectural rhythm of building openings (including windows and entrances) of the same block.
(b)
New infill development, additions, and alterations shall also attempt to maintain the horizontal rhythm of the block by using a similar alignment of windows, floor spacing, cornices, awnings as well as other elements. This rhythm shall be achieved by aligning the top, middle, and base floors. Buildings shall have a distinct base at ground level using articulation or materials such as stone, masonry, or decorative concrete. The top level should be treated with a distinct outline with elements such as projecting parapet, cornice, or other projection.
Figure 264-49E(6) .tif.png "264 Fig 264-49E(6).tif") Visually differentiate the top, middle, and base floors and use a similar alignment to adjacent buildings. |
(7)
Massing.
(a)
Buildings shall be similar in height and size or articulated and subdivided into massing that is more or less proportional to adjacent structures and maintains the existing architectural rhythm.
(b)
The massing of any facade should generally not exceed 50 feet maximum (horizontal dimension). Shop fronts may be broken down even further; 30 feet or less is preferred.
(c)
Nonresidential buildings must have at least a three-foot to five-foot break in depth in all street facades for every 50 feet of continuous facade, although 30 feet or less is preferred. Such breaks may be met through the use of bay windows, porches, porticos, building extensions, towers, recessed doorways, and other architectural treatments.
F.
Surface parking.
(1)
Vehicular access to surface parking shall be from an alley or side street where practicable.
(2)
Pedestrian access. Pedestrian access to and through a parking lot shall be clearly defined with a pedestrian walkway and sufficient lighting.
(3)
Location of off-street parking.
(a)
For all new building construction, off-street parking shall be located to the side or rear of the principal building. In the C-4 District, parking shall be to the rear of the principal building.
[Amended 3-23-2009 by Ord. No. 2009-02]
(b)
Parking shall be set back four feet from the property line or sidewalk. Parking may be constructed to the property line if the property line is at least four feet from the sidewalk.
(c)
Off-street surface parking shall not extend more than 70 feet in width along any pedestrian street frontage without a landscaping feature with seating, outdoor cafe, urban garden, plaza, square, or courtyard.
Figure 264-49F  Parking lots shall be located to the rear of the building. |
G.
Refuse areas. The storage of refuse shall be provided inside the building(s) or within an outdoor area enclosed by either walls or opaque fencing. Any refuse area outside of the building shall be sited in the following manner:
(1)
Refuse areas including dumpsters and garbage cans shall be located behind and adjacent to the principal building.
(2)
Refuse areas including dumpsters and garbage cans shall be set back at least 20 feet from any residential structure or residential zone except as otherwise approved by the Planning Commission due to property constraints.
(3)
Refuse areas shall be entirely screened by a fence or enclosure of between six feet and eight feet high on all four sides.
(4)
Refuse areas shall be designed to be architecturally compatible with the principal building and made of cinder blocks, stockade fence or chain link fence with vinyl slats.
Figure 264-49G(4) .tif.png "264 Fig 264-49G(4).tif") Refuse areas shall be screened by a fence or enclosure. |
(5)
All refuse must be stored in an enclosure.
(6)
All receptacles must be kept closed and locked.
§ 264-50 Buffering and landscaping.
A.
Purpose. These landscaping regulations are intended to establish minimum requirements and standards for landscaping multifamily residential, commercial and industrial sites, in order to maintain and protect property values, enhance the general appearance of the City and provide the residents of the City with a sense of place. In general, these provisions ensure landscaping criteria that will curtail soil erosion and water runoff, absorb carbon dioxide and supply oxygen; reduce the effects of noise, glare, dust, heat, and other objectionable activities generated by some land uses; buffer and screen adjacent properties; provide shade; and promote the pleasant appearance and character of neighborhoods and the City. These standards are also intended to be consistent with the standards of the Historic District Commission and the design guidelines adopted by the Upper Union Street Business Improvement District and the Downtown Schenectady Improvement Corporation. In the event that the District Guidelines differ from this section, the District Standards will prevail.
[Amended 11-9-2009 by Ord. No. 2009-11]
B.
General requirements.
(1)
Proposed developments meeting the following conditions must prepare a landscaping plan describing how the requirements of this article will be met:
(a)
Any proposed commercial or industrial development.
(b)
Any proposed multifamily residential development consisting of four or more dwelling units with a new building or building expansion that amounts to or exceeds either 4,000 square feet or 25% of the assessed valuation of the existing building within any twelve-month period.
(c)
Any development requiring full site plan approval shall be prepared by a licensed New York landscape architect, New York certified nurseryman, or New York certified landscaper. The Zoning Officer or his or her duly appointed staff shall review a proposed plan for compliance with the requirements of this article. The City review shall be limited to compliance with City standards. If the Zoning Officer believes a proposed plan does not meet the requirements of this article, the applicant shall be notified in writing of the Zoning Officer's findings.
(d)
For any change in tenancy of a property where the building is set back from the sidewalk a minimum of 10 feet, the Planning Commission may require the planting of up to one street tree along the front of the property for every 25 feet of lot frontage, with a minimum of one tree per property.
[Added 9-12-2011 by Ord. No. 2011-15]
(2)
Landscaping plans shall be drawn to scale and include existing and proposed pavement and structures, irrigation, vehicular use areas, significant trees and/or landscape features and topographic elevations.
(3)
Landscaping required pursuant to an approved site plan shall be installed or funds deposited in, or a certificate of deposit issued by, a bank or trust company located and authorized to do business in this state, under an agreement approved by Corporation Counsel prior to temporary occupancy, and installed before the issuance of final certificate of occupancy.
(4)
Natural vegetation or stands of trees existing prior to site development may be used toward meeting all or part of the landscaping requirements. Incorporation of native species which have food or habitat value is encouraged.
(5)
Required landscaping shall not incorporate trees which have the potential of interfering with overhead power lines.
C.
Minimum planting requirements.
(1)
To provide a proper planting area, the minimum dimension of any required planting area must be no less than four feet in both length and width.
(2)
At the time of planting, deciduous trees must be at least three inches in diameter measured six inches above the base, and coniferous trees must be at least six feet in height.
(3)
Shrubs must be at least 18 inches in height at time of planting. Shrubs and ground cover shall be planted within 12 months of approved landscaping plan and should attain coverage of at least 75% of the planting area within four years.
(4)
Any planting of grass or sod shall be established by using a turf grass developed for conditions of the Northeast.
D.
Maintenance.
(1)
Any plant material used in the landscaping project shall be maintained in a healthy growing condition. The property owner shall bear responsibility for maintenance of required landscaping and shall replace, within one month (excluding nonplanting season months), any plant material that dies.
E.
Species choice. The applicant shall utilize plants which are considered appropriate in consultation with the City Department of Development and according to the City of Schenectady Master Tree List. The use of drought-tolerant species is recommended to reduce or eliminate the need for irrigation. It is also recommended that any vegetation retained or planted consist of noninvasive plant species to reduce future maintenance requirements and encroachment on other property. An "invasive plant species" is a nonnative plant species that escapes into the wild and displaces native vegetation.
F.
Perimeter landscaping.
(1)
Purpose: to provide a very dense sight and physical barrier to significantly separate abutting incompatible zones.
(2)
Applicability. The developer must provide landscaping on the perimeter of the site as follows:
(a)
All uses must provide perimeter landscaping along site boundaries that abut lots zoned OS, R-1, RH-1, R-2, RH-2, or R-3, except that no perimeter landscaping is required where an OS, R-1, RH-1, R-2, or RH-2 District abuts an OS, R-1 RH-1, R-2, or RH-2 District.
[Amended 3-23-2009 by Ord. No. 2009-02]
(3)
Requirements.
(a)
Each planting area shall be a minimum of 10 feet in width.
(b)
A screen of at least six feet in height at time of planting that results in a noise and sight-obscuring buffer that is any one or a combination of the following methods:
[1]
A solid row of evergreen trees or shrubs.
[2]
A solid row of evergreen trees and shrubs planted on an earthen berm an average of three feet high along its midline.
[3]
A combination of trees or shrubs and fencing (metal or wood) or wall (brick, masonry or textured concrete).
[4]
Trees and shrubs should be spaced to grow together within four years from planting and ground cover be provided to attain seventy-five-percent coverage within four years.
[5]
Breaks in perimeter landscaping for pedestrian access may be required as determined by the Planning Commission during site plan review.
[6]
Perimeter landscaping shall be required in an amount which, when combined with other on-site landscaping requirements, does not exceed 15% of the total site area.
G.
Interior landscaping.
(1)
Landscaping between parking lots and public rights-of-way.
(a)
Purpose: to provide visual relief and separation of parking areas from public rights-of way.
(b)
Applicability. The requirements in this section apply to all parking lots located adjacent to a public right-of-way, except those provided for, and on the same lots with, single-family dwellings and except for those lands requiring perimeter landscaping as specified in Subsection F of this section.
(c)
Requirements. A landscape strip as described below shall be provided on the property between the parking lot and the right-of-way. The landscaped strip may not include any paved area except pedestrian sidewalks or trails which cross the landscaped strip. Shrubs must be maintained at a maximum height of 36 inches. Any of the following landscaped strip treatments may be used singularly or in combination:
[1]
Provide a minimum four-foot-wide landscape strip between the right-of-way and the parking lot to be planted with a minimum of one shade tree and 10 shrubs per 35 linear feet of frontage, excluding driveway openings.
[2]
Provide a berm, the top of which is at least 2.5 feet higher than the elevation of the adjacent parking lot pavement. The slope of the berm shall not exceed 33% for lawn areas. Berms planted with ground covers and shrubs may be steeper. However, no slope shall exceed 50%. Berms should be graded to appear smooth, rounded, naturalistic forms. Avoid narrow bumps which result from creating too much height for width of the space. Plant with a minimum of one shade tree and five shrubs per 35 linear feet of frontage, excluding driveway openings.
[3]
Provide a minimum four-foot-wide landscaped strip and a minimum three-foot grade drop from the right-of-way line to the adjacent parking lot pavement. Plant the resulting embankment with a minimum of one shade tree and five shrubs per 35 linear feet of frontage, excluding driveway openings. Ground cover or low shrubs shall be planted to attain seventy-five-percent coverage within four years.
[4]
Provide a minimum four-foot-wide landscaped strip between the right-of-way line and the parking lot, with a minimum three-foot-high brick, stone or finished concrete wall to screen the parking lot. The wall shall be located adjacent to but entirely outside the four-foot landscaped strip. Plant with a minimum of one shade tree per 35 linear feet of frontage, excluding driveway openings.
[5]
Provide a minimum twenty-foot-wide strip of existing native vegetation, unless the creation of such a strip creates a hazard to existing trees as determined by a certified landscaper or nurseryman.
H.
Parking area landscaping.
(1)
Purpose: to provide visual relief and shade in parking areas.
(2)
All parking lots are required to have a four-foot-wide landscaped strip of shrubs and trees adjacent to any pedestrian walkway.
(3)
The requirements in this section apply to all parking areas with 10 or more parking spaces:
(a)
Parking lots shall be planted with a low overhead canopy of trees.
(b)
Landscaped areas covering a minimum of 5% of the total paved area of the lot shall be provided.
(c)
The landscaped area must be provided via curbed islands wholly contained within the paved areas. Each parking island shall be a minimum of 10 feet by 40 feet in size and shall be planted with at least one deciduous tree selected from the City of Schenectady Master Tree List or as otherwise approved by the Planning Commission. The use of a single tree species throughout the parking area is not encouraged.
(4)
Outdoor storage landscaping.
(a)
Purpose: provide visual relief surrounding storage areas.
(b)
Applicability. Any storage yard in connection with a permitted commercial or industrial use shall require visual screening.
(c)
Requirements. Visual screening shall consist of a continuous fence, wall, evergreen hedge, landscape planting or combination thereof so as to effectively screen the storage yard which it encloses, and be maintained in good condition. In cases where the physical characteristics of the parcel or surrounding parcels make screening from adjacent properties impossible or unreasonable, this requirement may be completely or partially waived by the Board of Zoning Appeals after public hearing and review as required by Article XVI.
I.
Alternative landscaping plan. Alternative landscaping plans may be proposed where strict application of the requirements in this chapter would prohibit reasonable development of a property. The Planning Commission may consider the topography, shape, size or other natural features of the property or design features of the development when considering the suitability of a proposed alternative landscaping plan. Examples of situations where alternative landscaping plans are more likely to receive favorable consideration are mixed-use buildings and developments that qualify for reduced parking under Article VI, Off-Street Parking and Loading. Another technique that can be used in alternative landscaping plans is the enhancement of landscaping in a nearby area to soften the overall effect of the development such as improvement of a nearby existing public right-of-way.