Such uses shall have a minimum area of 150 square feet rentable for each unit exclusive of bathroom facilities.

Each rentable unit shall include a minimum of one bedroom and a shower or bathroom with toilet.

Off-street spaces for residential dwellings in the R-1 and R-2 Districts may be provided in an enclosed garage or within a driveway on the same lot on which the residential dwelling is located. Proposed single-family dwellings in the R-1 District may utilize one on-street parking space.

Size, access and location. Each off-street parking space shall have an area of not less than 200 square feet, exclusive of access drives or aisles and each parking space shall have a minimum width of 10 feet. Access drives in parking lots shall be a minimum of 24 feet in width. Except in the case of one- and two-family residences, no parking area provided hereunder shall be established for less than three spaces. There shall be adequate provision for ingress and egress to all parking spaces. Access drives or driveways shall not be less than 10 feet wide. Access to off-street parking shall be limited to several well-defined locations, and in no case shall there be permitted unrestricted access along the length of the street or alley upon which the parking area abuts. Access to off-street parking areas for 25 or more cars shall be so designed as to provide ingress and egress on two-way-traffic streets by right turns only. All off-street parking shall be in the side or rear yard of the lot. There is to be no parking in the front yard.

Number of parking spaces required. The number of off-street parking spaces required shall be as set forth in Subsection A(5) below in accordance with the definition of "floor area" as set forth in Chapter 69, Uniform Fire Prevention and Building Code.

Parking for churches, synagogues and houses of worship. The number of required off-street parking spaces may be eliminated or reduced if there exists, within 500 feet of the church, synagogue or house of worship, public or private parking lots containing a sufficient number of off-street parking spaces to satisfy the requirements of Subsection A(5). The church, synagogue or house of worship must provide the difference if the number of parking spaces in the private or public lots is below the number required by Subsection A(5). Any spaces provided in public or private lots must be shown to be legally available for worshipers on the day or days of greatest use.

Off-street parking spaces are required for the following uses in the quantities indicated:

On-street parking in all districts, with exception of the C District, shall not be used to meet the off-street requirements as listed above in Subsection A(5).

On-street parking associated with commercial uses shall not interfere with adjoining or nearby residential uses. The type of interference that is prohibited includes, but is not limited to, patrons, clients, or customers of a commercial or office use parking in front of residentially used lots.

On-street parking is never permitted in areas signed as "no parking" or "loading zone."

Size and location. Each loading space shall not be less than 10 feet in width, 35 feet in length, shall have a minimum clearance of 14 feet and may occupy all or any part of any required yard.

Off-street loading spaces are required as follows:

Screening and landscaping. Off-street parking areas and structures for five or more vehicles and off-street loading areas shall be effectively screened by a fence or hedge if located within 50 feet of an R-1 or R-2 District. Such hedge or fence shall not be less than six feet in height and shall be maintained in good condition without any advertising thereon. Any space between such fence or hedge and the side lot line adjoining premises, or the front lot line facing premises, in any R-1 or R-2 District shall be landscaped with grass, hardy shrubs or evergreen ground cover and shall be maintained in good condition.

Minimum distances and setbacks. No off-street loading area or parking area, or part thereof, for five or more vehicles shall be closer than 10 feet to any dwelling, school, hospital or institution for human care located on an adjoining or adjacent lot.

Lighting. Any lighting used to illuminate any off-street parking or loading area shall be so arranged as to reflect the light away from adjoining premises. Off-street parking facilities for multifamily structures containing four or more families shall be adequately lighted.

Grading and drainage for stormwater management objectives. Any off-street parking area and off-street loading area shall be graded and drained so as to dispose of all surface water without detriment to surrounding uses.

Maintenance. All basins, swales, sumps of catch basins and/or area wells shall be inspected and maintained as needed or as agreed upon by the designated review authority.

Location of exits and entrances. No gasoline filling station, commercial parking area or garage for 25 or more motor vehicles shall have an entrance or exit for vehicles within 200 feet of a school, public playground, church, hospital, public library or adult- or child-care facility located on the same side of the street, except where such property is in another block or on another street on which the lot does not abut. Such access shall not be closer than 50 feet to the intersection of any two streets.

Location of oil drainage pits and hydraulic lifts. No oil-draining pit or hydraulic lift shall be located closer than 25 feet to any R-1 or R-2 District, except when such pit or lift is within a building. Storage tanks are to be located underground.

Work area. In any gasoline filling station or other establishment where motor vehicles are serviced or repaired, all repair operations shall be conducted within a building.

That the use is a special use as set forth in § 153-9 hereof.

That the use is so designed, located and proposed to be operated that the public health, safety, welfare and convenience of the citizens will be protected.

That the use will not cause substantial injury to the value of other property in the neighborhood where it is to be located.

That the use will be compatible with adjoining development and the proposed character of the zone district in which it is to be located.

That adequate landscaping and screening is provided as required in § 153-15 and as otherwise provided herein.

That adequate off-street parking and loading is provided, and ingress and egress is so designed as to cause minimum interference with traffic on abutting streets.

Community buildings, country clubs, clubs, social halls, lodges, fraternal organizations and similar uses:

Hospitals, nursing homes and convalescing homes:

Mobile home parks. Mobile homes and trailer units shall comply with the provisions of the Building Code of the Village of South Glens Falls.

Nondwelling structures. No commercial or manufacturing structure originally designed for other than residential use shall be converted to a dwelling structure, nor shall any such structure which was so converted prior to the adoption of this chapter be further converted to provide for additional dwellings.

Conversions to two-family and multiple-family dwellings in R-2 Districts are hereby authorized, subject to the requirements and specifications hereinafter set forth, as follows:

Where permitted. A home occupation shall be permitted within a single-dwelling unit or accessory structures thereto only by the person or persons residing therein. These home occupations shall not provide employment for more than two nonresident employees.

Evidence of use. The home occupation does not display or create outside the building any evidence of the home occupation, except that one unanimated, nonilluminated flat or window sign having an area of not more than one square foot shall be permitted on each street front of the lot on which the building is situated.

Extent of use. The home occupation does not utilize more than 20% of the floor area of the dwelling unit (except foster family care), and the offices of the learned professions may not utilize more than 40% of the floor area of the dwelling unit.

Permitted home occupation includes not more than one of the following uses on a lot: professional offices, rooming and boardinghouses and tutoring, excluding dance studios and custom tailoring or dressmaking. Application may be made to the Zoning Board of Appeals for any other uses not creating excessive nuisances.

General.

Exterior property areas.

Exterior structure.

Rubbish and garbage.

Establish requirements for landscaping, including the preservation of existing trees, the replanting of trees lost due to development and to provide requirements for minimum landscaping on site, as well as within the Village rights-of-way.

Establish requirements for buffering between uses and districts.

Establish requirements for screening, including screening of trash receptacles and dumpsters.

Only trees, plants and shrubs from the list provided in this section or alternates approved by the Planning Board will be considered to meet the requirements of this chapter. Tree caliper shall be measured 4.5 feet from the base of the tree. The developer/owner shall make every effort to preserve and protect significant trees over 18 inches in caliper.

The requirements of this section shall apply to all vacant undeveloped property and all property to be redeveloped, including additions and alterations.

A landscape plan must be submitted as part of the site plan review process. To qualify for final approval, a tree schedule must also accompany the final plat. Evergreen landscape materials must be included to achieve at least a 1:3 ratio between evergreen and deciduous plants, except that the Planning Board may, at its discretion, require a greater ratio of evergreen to deciduous plants where it determines that such a greater ratio would be desirable.

Where the location of existing overhead or underground utility lines conflicts with the required landscaping strip and tree planting, the Planning Board may approve an alternative plan to meet the intent of this section.

Required landscaping must always be permanently maintained in a healthy growing condition. The property owner is responsible for regular weeding, mowing of grass, irrigating, fertilizing, pruning, and other permanent maintenance of all plantings as needed. A one-year warranty must be provided for all planted trees and shrubs, from the plant supplier, prior to the issuance of a certificate of occupancy.

The landscaping requirements of this section shall be applied by the Planning Board as part of any site plan review. A site plan review affecting only a portion of a site triggers the landscaping requirements of this article. The Planning Board may waive some or all the requirements of this section, at its discretion.

Tree list.

Multifamily and nonresidential landscaping requirements.

Visibility. Street-level landscaping shall not interfere with visibility of vehicular and pedestrian traffic.

General landscaping requirements for all parking lots.

All landscaped areas, including permeable areas and driplines around trees and planting beds used for visual screening, which abut any parking lot or vehicular travel area shall be protected with curbs, parking blocks, or similar barriers sufficient to protect them from vehicular intrusion. Landscaped islands will be a minimum of five feet in dimension and must be a minimum of nine feet wide to accommodate the door swing of vehicles parked in adjacent/when adjacent to parking spaces where a car door would open into the island.

The purpose of buffer zones is to dimensionally separate land uses. Within the buffer area, visual screening elements (vegetation and/or fencing) between uses that may not be compatible can be utilized. The level of general compatibility dictates the level of screening. Three different types of buffers are specified. The buffer types are designated as Type A, Type B and Type C buffers. The following table illustrates the types of buffers required between adjacent use.

Buffer types are illustrated in Figures A and B in Attachment 2. Each buffer type contains certain minimum requirements, which are outlined in the table below. The buffer shall apply to both sides of the property line to which it is applied. Trees and shrubs are to be from the lists in this section. An opaque fence may be substituted for trees or shrubs. If a fence is utilized, the height and position of the fence is at the discretion of the Planning Board.

The vegetation existing in or added to buffer areas is in addition to landscape requirements outlined in this section and may not be used as a substitution for any part of the required landscaping. Where the use and area tables of this chapter specify a fifty-foot buffer, the requirements of a Type C buffer shall apply.

Parking or storage of vehicles of any kind or objects associated with the use of the property are not permitted within the buffer area.

Screening requirements.

Building height. A height limit should be maintained for the entire corridor. Roof pitches, turrets, and flagpoles may be exempted. Rooftop mechanical equipment should be hidden from view and screened with a facade or other architectural treatment if possible.

Delivery access. In order to facilitate fewer curb cuts, a rear drive should be provided to access loading docks and employee parking spaces behind the buildings.

Trees. Trees lining the streets are essential to good urban design. They provide continuity and break up the built environment with greenery.

Sidewalks. Where sidewalks are not already present, sidewalks shall be five feet wide and ADA-compliant. They are to be placed between the building and the planting strip when possible. New sidewalks that are to connect to existing sidewalks located adjacent to the street shall be curved or angled to create a continuous walkway. In cases where the existing sidewalk is immediately adjacent to the street (or separated by a very narrow, less than 24 inches, planting strip), the required landscape strip shall be located between this sidewalk and the retail/commercial parking lot.

Buildings should offer attractive and inviting pedestrian-scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Transit stops and dropoff/pickup points should be considered as integral parts of the configuration. The features and spaces should enhance the building and the center as integral parts of the community fabric.

Each commercial establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing direct connection with the public sidewalk, a pedestrian area with benches, transit stops and other adjoining area of public relevance (e.g., park, library, municipal building). Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.

If the area is served by a transit service, areas shall be designed to accommodate existing or possible (future) bus service.

Variations in rooflines should be used to add interest to and reduce the massive scale of large buildings. Roof features should complement the character of adjoining neighborhoods.

Rooflines shall be varied with a change in height every 50 linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and rooftop equipment from public view. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan.

Buildings should have architectural features and patterns that provide visual interest, at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The elements in the following standard should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.

Building facades shall include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than 30 feet, either horizontally or vertically. Elements subject to these requirements include: