[Added 9-12-2012 by L.L. No. 3-2012]
In accordance with the recommendations and policies of the Town's
comprehensive plan, the Clarence Center Overlay is intended to:
A.
Preserve the character of the Clarence Center community as a hamlet-style
area with mixed uses set in a 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 the overlay district.
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 destruction 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. The boundaries of the Clarence Center Overlay
are represented on the attached map and further called out in the
Official Zoning Map as Clarence Center Overlay.
A.
Permitted uses. The uses permitted in the Clarence Center Overlay
shall be the same uses as permitted in the underlying zoning districts.
B.
Accessory uses. The accessory uses permitted in the Clarence Center
Overlay shall be the same accessory uses as permitted in the underlying
zoning district(s).
The division of lands, regardless of the zoning classification, shall be subject to Chapter 193 of the Code of the Town of Clarence (Subdivision Law). The following special regulations/requirements shall apply to all subdivisions of land within this overlay district:
A.
Central Business District area. In dividing parcels or combining
parcels, the number of curb cuts (street access/driveways) to Clarence
Center and Goodrich Roads and all secondary roads in the overlay district
shall be minimized or reduced where practical. Shared driveways and
cross access connections shall be encouraged.
B.
Residential area: no purchasing of properties, tearing homes down
and combining parcels to make larger homes and property.
A.
Architecture. A three- to five-member Community Character Protection
Board shall be appointed by the Town Board to review all site plans
submitted for approval within the Clarence Center 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 Center 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. Property owners should consult the
Clarence Center Design Guidelines and the standards set in that document.
(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, working with the property owner to utilize all historic
preservation options, including pending laws.
(9)
Additions to any building shall respect the original character
of the property and surrounding property.
B.
Landscaping. All landscaping shall be designed in accordance with
the Streetscape Plan for Main Street in the Clarence Center 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 to the Town Landscape Committee and the Clarence Center
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 Goodrich and Clarence Center Road right-of-way (R.O.W.) 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 Goodrich and Clarence
Center Road R.O.W. 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 be permitted within the R.O.W. A driveway (highway access) permit
is required by the New York State Department of Transportation for
any new driveway within the roadway R.O.W.
(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 stonewalls,
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 Center area, but like other design elements, there is a responsibility to make sure that such signage respects the character of the historic Clarence Center. The Town strives to maintain signage requirements that compromise neither the design qualities of the Center 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.
(2)
Other aesthetic requirements:
(a)
All dumpsters and loading areas shall be screened from the road
by landscaping, fencing, or walls.
(b)
Lighting shall adhere to the guidelines set forth in the Clarence
Center Design Guidelines.
(c)
Benches, garbage cans, shelters and other small design features
shall be compatible with Clarence Center Design Guidelines.
(3)
Parking.
(a)
The Town 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.
(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.