Retail stores.

Personal service establishments.

Restaurants, excluding fast-food establishments and drive-in or curbside service.

Banks.

Medical, dental, veterinary, professional and business offices.

Child/adult day-care facilities.

Residential apartments over stores.

Any other nonresidential use as permitted and regulated in a Residence R40 District.

Mixed commercial and affordable residential development projects, where commercial space and residential units may be located in separate buildings, subject to compliance with the provisions of § 170-20.4C.

Municipal facilities.

Off-street parking and loading spaces as required in Article X.

Signs, subject to the limitations in § 170-126 and as otherwise regulated herein.

Necessary exterior lighting.

Any other use clearly and customarily incidental and accessory to a permitted principal use and conducted in conjunction with such use.

The maximum building coverage for principal buildings shall be 15%.

The maximum building coverage for accessory buildings shall be 1%.

The maximum floor area ratio (FAR) shall be 0.25 for all uses, but not to exceed 0.18 for nonresidential uses.

The maximum site coverage (buildings, access roads and parking, but excluding walkways) shall be 65%.

Except in the case of a mixed commercial and affordable residential development project which shall be governed by the provisions of § 170-20.4C(6), the maximum building footprint shall be 10,000 square feet, except by special exception use permit of the Planning Board for a use serving a special community need.

The maximum building height for principal buildings shall be two stories and 30 feet.

The maximum building height for accessory buildings shall be one story and 15 feet.

The minimum front yard shall be 20 feet, all of which shall be landscaped and/or maintained in its natural state except for necessary access drives and walkways. The front yard shall be measured from the existing or planned future right-of-way of the abutting street or highway, whichever is more restrictive.

Where abutting a nonresidential district, the minimum side yard shall be zero feet where adjacent property owners agree to provide a common wall and build to their common property line and shall be 25 feet if they do not so agree.

Where abutting a residence district, the minimum side yard shall be 40 feet, at least 20 feet of which shall be maintained as a landscaped buffer.

The minimum rear yard shall be 60 feet and, where abutting a residence district, at least 20 feet shall be maintained as a landscaped buffer.

With respect to residential apartments, only efficiency (studio), one-bedroom and two-bedroom dwelling units shall be permitted.

Off-street parking and loading facilities, including landscaping, shall be provided as per Article X of Chapter 170 (Zoning) of the Code of the Town of Somers. All parking areas shall be divided into smaller parking courts, separated by raised, landscaped planting islands, building blocks or other architectural or landscape architectural features. The integration of pedestrian, vehicular and utility access between neighboring properties, as appropriate, shall be required by the Planning Board as a condition of site plan approval.

The minimum distance between adjacent buildings shall be equal to 1/2 of the height of the higher building, but in no case less than 10 feet, except that where the New York State Uniform Fire Prevention and Building Code is more restrictive, said Code shall apply.

At least 15% or no less than one unit, which ever is greater, of all permitted residential dwelling units shall consist of affordable dwelling units, as defined in § 170-3 of this chapter.

Per the approval of the Somers Town Board, any residential use as permitted herein that has access to public water and public sewer, an increase in the minimum floor area ratio from 0.25 to not more than 0.4 for all uses, but not to exceed 0.18 for nonresidential uses, may be considered as long as 50% of the total number of residential units are considered affordable dwelling units as defined in § 170-3 of this chapter. Where at least 50% of the dwelling units in such a development are affordable dwelling units as defined in § 170-3 of this chapter, the Town Board may:

A mixed commercial and affordable residential development project may be located on any lot within the Neighborhood Shopping NS Zoning District provided that the following conditions are met by the lot and the proposed project:

All other standards as discussed in Article XIA, Affordable Housing, shall apply.

Overall site design shall be appropriately related to other surrounding development and topographical conditions.

Building and site design shall be planned to enhance the pedestrian experience. Walkways shall be modulated with planters and/or special architectural treatments and shall provide weather protection, where appropriate, through the use of awnings, canopies or covered arcades set behind the building facade.

Sites shall be designed with carefully planned arrangements of building blocks so as to create a village-like character and to divide paved parking areas into smaller marking courts, framed by buildings and landscaping.

Two-story structures, which are designed to encourage a diverse yet harmoniously blended combination of residential and nonresidential uses, are encouraged.

Site design shall seek to create an attractive visual link to neighboring public highways and, where appropriate, to create a sense of entrance to the community.

Buildings shall be harmonious and compatible with neighboring structures in terms of the following exterior design elements:

Building facades shall present a varied appearance at street level and be designed to give individual identity to each store or building unit as well as to help achieve the planned pedestrian scale.

Blank wall exposure shall be limited in order to encourage window shopping and promote pedestrian interest.

The design of building facades shall reflect the scale of existing or planned building development through modulation of vertical and horizontal elements by features such as:

Treatment of the sides and rear of proposed buildings shall be in a manner substantially consistent in appearance, amenity and quality of materials to the treatment given to their street frontage.

The use of covered outdoor spaces such as loggias, arcades and colonnades shall be encouraged in order to provide weather protection and transition between indoors and outdoors and to add visual interest, shadow and depth to building elevations.

A coordinated landscape plan shall be prepared incorporating the landscape treatment of open spaces, walkways, access roads and parking areas into a cohesive and integrated design. Attractively landscaped open spaces and plazas, designed as gathering places and intended for maximum usability by pedestrians, shall be provided in appropriate locations. All open spaces, pedestrian walkways, parking areas and access drives shall be planned as an integral part of an overall site design, properly related to existing and proposed buildings.

The coordinated landscape plan shall include a mix of shade trees and other plant material, such as ground cover and shrubs, with proper regard to factors such as microclimate, function of area, existing plantings and required maintenance in determining the species, scale and planting pattern.

Walkways and other surface areas of paving material shall offer a variety of pigments and textures which are in harmony with nearby buildings and other paved surfaces and are safe for pedestrian traffic, including the handicapped.

Walkways shall be planted with regularly spaced, salt-tolerant shade trees, selected with regard to the scale of the area in which they are located, as well as the height and spacing of exterior lighting, and the need to maintain visibility of storefront displays and signs.

All landscaping as shown on the approved site plan shall be maintained in a healthy growing condition throughout the duration of the use or uses being served. Any plants not so maintained shall be replaced by the property owner with healthy new plants of comparable size, type and quality at the beginning of the next immediately following growing season.

All signage shall be carefully integrated with other site design elements. Signage shall be designed so that it is visible and informative at the pedestrian scale. Street-oriented signs shall be limited to facia bands above the window or on the vertical facia of any canopy or awning. Signs shall not be mounted above the eave line of any structure or be placed in or attached to any window.

Notwithstanding any provision of § 170-126A to the contrary, only on lots which are two or more acres in area shall a freestanding project identification sign be permitted. Such sign shall be located at the main access drive connecting to the external, public road system. Necessary small-scale informational and directional signs shall also be permitted, as required.

All exterior lighting shall be of adequate illumination for safety and security purposes. It shall be of such type and location and shall have such shading as will prevent the source of light from being visible from any adjoining streets and properties and shall prevent glare from spilling onto other properties or streets. Lighting shall be limited in its hours of operation, as determined appropriate by the Planning Board, and shall be coordinated with building design and landscape plans. The height of lighting fixtures shall be limited so as to be consistent with the planned pedestrian scale of development.