In accordance with the recommendations and policies
of the Town's Comprehensive Plan, the Clarence Hollow Overlay is intended
to:
A.
Preserve the character of the Clarence Hollow community
as a hamlet-style area with mixed uses set in an historical context.
B.
Encourage and enhance the principals of traditional
neighborhood design, which call for a mixture of uses, improved walkability/connectivity,
enhancement of neighborhood appeal, preservation of community character,
etc.
C.
Continue and complement the design elements associated
with the streetscape design for Main Street.
D.
Maintain and improve the traffic conditions and the
walkability and pedestrian circulation of the area as development
and redevelopment take place.
E.
Ensure that new buildings or building modifications
are harmonious with surrounding structures in their use, scale and
design
F.
Encourage the preservation of existing building and
sites in a manner that maintains the historic and distinctive character
of the hamlet.
G.
Minimize the removal or disruption of historic, traditional
or significant structures or architectural elements in the hamlet.
H.
Allow for a mixture of uses that would allow many
existing parcels of land and structures to be utilized without the
need for a zoning variance.
General boundary. In general, this overlay zone
represents all that area situated between Winding Lane and Davison
Road, including all properties that have frontage along Main Street.
A.
Permitted uses: The uses permitted in the Clarence
Hollow Overlay shall be the same uses as permitted in the underlying
zoning districts.
B.
Accessory uses: The accessory uses permitted in the
Clarence Hollow Overlay shall be the same accessory uses as permitted
in the underlying zoning districts.
A.
Architecture: A Community Character Protection Board
shall be appointed by the Town Board to review all site plans submitted
for approval within the Clarence Hollow Overlay Zone. Such Board shall
be a recommending body to the Town Board/Planning Board and shall
meet as required and requested by the Town Board. It is not the intent
of these requirements to establish or match any particular architectural
style or pattern. In general, the structures should have a hamlet-style
appearance and scale and meet the following standards:
(1)
Design elements should follow the Town's "Clarence
Hollow Design Guidelines" (copies to be obtained from the Town).
(2)
Stoops, open colonnades, open porches, balconies,
and bay windows may encroach into the front yard setback.
(3)
There shall be no building(s) that include internally
illuminated signs. The color scheme of the signs should remain monotone
or two-tone.
(4)
Building design materials shall include stone,
brick and natural appearing materials. In concert with the residential
character of the surrounding area, the use of vinyl siding shall also
be allowed.
(5)
Blank concrete block walls or sheet metal at
street level shall be avoided. Visually interesting activities at
the sidewalk edge shall be maintained and/or established to engage
pedestrian interest.
(6)
Painting: The Town strongly encourages all structures
in the TND Zoning District to use proper contrasts in paint schemes.
Trim and foundations should be visually differentiated from the main
body of the structure. Also, typically, only traditionally painted
materials (such as wood) should be painted. No aluminum, vinyl, or
similar hybrids shall be used in color schemes.
(7)
All rooftop units (HVAC) shall be properly screened
or located so as not to be visible from the street.
(8)
If a project involves a property that has local
historic significance, every effort should be made to preserve the
character and integrity of the structure.
(9)
Additions to any building shall respect the
original character of the property.
B.
Landscaping: All landscaping shall be designed in
accordance with the Streetscape Plan for Main Street in the Clarence
Hollow area. A copy of these design guidelines can be obtained through
the Town. For all development projects requiring site plan approval
in the Central Business District area, a site plan shall be submitted
for review and approval by the Town Landscape Committee and the Clarence
Hollow Community Character Protection Board. The following elements
shall be included in the required landscape submittal:
(1)
A site plan showing existing and proposed buildings,
walks, driveways, off-street parking, freestanding walls, fences,
landscaping and any other site amenities is required.
(a)
Walks. Paved walkways from the existing public
sidewalks in the Main Street right-of-way to the interior of the property
are required. Materials may include concrete, brick, pre-cast concrete
pavers or a combination of materials that are in keeping with the
character of the surrounding architecture and streetscape. Asphalt
walkways are not permitted.
(b)
Driveways. All new driveways within the Main
Street right-of-way shall be constructed of concrete, concrete pavers,
brick pavers or a combination of materials in keeping with the character
of the surrounding architecture and streetscape. Asphalt driveways
will not be permitted within the right-of-way. A driveway (highway
access) permit is required by the New York State Department of Transportation
for any new driveway within the roadway right-of-way.
(c)
Screening of off-street parking. All off-street
parking areas shall be screened from the street. Screening should
be a minimum of 42 inches in height, should be continuous and should
conceal the parking area(s) from the street. Methods of screening
many include stone walls, picket fences, evergreen or deciduous hedges,
other suitable landscape materials or a combination of materials.
All screening should be located inside the applicant's property boundary
and should not encroach onto the public sidewalk. Screening should
not limit a driver's visibility of the sidewalk or street when exiting
any off-street parking lot. Where the driveway intersects the street
right-of-way, there should be no fence, wall, hedge or other material
higher than 42 inches above grade for a distance of at least 15 feet
on either side of the driveway.
(d)
Walls. Walls which are visible from the street
may be constructed of stone, brick, stucco or a combination of masonry
materials and should be in keeping with the character of the surrounding
architecture. Concrete block and cast-in-place concrete walls are
not permitted.
(e)
Fences. Fences which are visible from the street
may be constructed of wood (or a synthetic material simulating wood),
ornamental iron or other material in keeping with the character of
the surrounding architecture. Picket and ornamental iron are appropriate
fence treatments within the district. No corrugated metal, corrugated
fiberglass, woven wire, or barbed wire fences will be permitted adjacent
to the street right-of-way. A woven wire fence may be allowed if it
is screened from the street by the use of an evergreen hedge or other
acceptable material.
C.
Other design requirements.
(1)
Signage. The Town of Clarence recognizes that signage is necessary within the Clarence Hollow area but, like other design elements, there is a responsibility to make sure that such signage respects the character of the historic Hollow. The Town strives to maintain signage requirements that compromise neither the design qualities of the Hollow nor the ability of individual businesses to be successful. All applications for new signs shall be referred to the Community Character Protection Board, as herein established, for review and comment prior to approval by the Town of Clarence Sign Review Board as established under Chapter 181 of the Code of the Town of Clarence.
(3)
Parking.
(a)
The body with final approval authority, either
the Town Board or Planning Board, may reduce off-street parking requirements
during the site plan review process to one parking space per 1,000
square feet of building space.
[Amended 12-1-2010 by L.L. No. 5-2010]
(b)
On-street parking may be counted as parking
area for a business use if it is directly fronting the business property.
(c)
Cross-access and shared parking agreements may
be used to meet the minimum parking requirements for the proposed
use.
Unless specifically addressed in this chapter,
all other underlying zoning district regulations shall apply.
