[Added 10-15-2015 by L.L.
No. 2-2015]
A.
The regulations set forth in this article establish a specialized
district for the area of the Village. This historic downtown area
has been and continues to be the business hub and meeting place for
the Greater Baldwinsville Community and visitors for over 100 years.
It has been home to many types of commercial properties with residential
properties often located above the businesses. Some of the buildings
date back to the 19th century.
B.
The historic Four Corners of Baldwinsville is the heart of our community,
where our heritage is preserved and celebrated in a visually attractive
main street business district. The Four Corners has been home to diverse
businesses including retail, restaurants, and service businesses,
as well as village agencies. To this day it remains a place where
the community and visitors alike come to meet, dine, shop and be entertained.
C.
The purpose of The Four Corners Overlay District is to promote the
preservation and rehabilitation of these historic civic and mixed-use
buildings and insure new infill construction is consistent with the
historic character of the district. The intent is to also encourage
and enhance the principles of "traditional neighborhood design," which
calls for a mixture of uses, improved walkability/connectivity, enhancement
of neighborhood appeal, and preservation of community character.
D.
These standards emphasize the historic and distinctive Village of
Baldwinsville Downtown, locally referred to as the Four Corners, in
accordance with the Village of Baldwinsville Central Business District
Development Plan. They include: building hierarchy, building site
relationship, building massing and proportions, building height, roof
type, facade patterns, street level facades, window patterns.
A.
The Zoning Map of the Village of Baldwinsville is hereby amended
as set forth on the map entitled "Map of the Four Corners Overlay
District," dated August 25, 2015, on file with the Village Clerk.
B.
The Four Corners Overlay is described as follows: North Border-49
Oswego Street (Nantucket Cat) and 60 Oswego Street (Tutti and Totts);
West Border-16 W. Genesee Street (Village Hall)/2 Charlotte Street
(dentist building across the street); East Border-44 Oswego Street
(Farrell, Martin & Barnell office) and 36 Oswego Street (Timeless
Tattoo) (the Key Bank is not included); South Border-7 Syracuse Street
(Basta's) - 5 Oswego Street (Brookfield Power).
C.
Unless specifically superseded by the provisions and restrictions
contained in this article, all the provisions and restrictions otherwise
set forth in the Zoning Rules and Regulations of the Village of Baldwinsville
as they relate to the properties within the overlay district shall
be unaffected by this article. In particular, the specifications of
land uses permitted in the underlying Business B-2 District shall
be unaffected.
The following basic standards shall be applicable to all properties
within the overlay district.
A.
Build-to line. Build-to line, as used in this section, means the
line parallel to the street line that coincides with the location
of the front exterior elevation of the existing buildings on the street.
All buildings in the district must be placed at the build-to line.
Illustration of build-to line
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B.
Build-out requirements for frontage. Build-out in this section means
the extent of coverage by buildings on a lot, which must occur to
the build-to line. For properties fronting on West Genesee Street,
East Genesee, Syracuse and Oswego and Village Square there is a build-out
requirement of 100%.
(1)
The Village Planning Board, at their discretion, may allow for
some portions of the building to recede at key locations for architectural
features, i.e. an entranceway, upon approval of the Village Planning
Board.
(2)
The build-out requirement may be reduced by adding a public
use sidewalk of up to 15 feet wide, but not greater than 25% of the
lot size, as approved by the Village Planning Board. In order to prevent
motor vehicles from using these walkways, curb cuts are prohibited.
Adjacent public sidewalks between two properties are unacceptable.
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Parking
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Sidewalk to Rear Parking
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Acceptable
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Sidewalk to Rear Parking
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Unacceptable
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Illustration of build-out scenarios
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D.
Encroachments. Awnings, tables, chairs, umbrellas, bollards and other
temporary furnishings for outside dining or decoration, and A-frame
signs, may encroach onto and over the public sidewalk, provided that
a five-foot unobstructed corridor is maintained for pedestrians. An
encroachment permit may be issued by the Code Enforcement Officer
upon a finding that such encroachments do not impair pedestrian movement
or public safety. Such encroachments shall be deemed to be licenses
(not property rights) to use the public right-of-way, revocable by
the Village at its sole discretion when necessary for public safety
or public improvement. Encroachments shall only be permitted during
the hours the business is open and shall be removed during snow events
to allow for snow removal activities.
[Amended 6-21-2018 by L.L. No. 5-2018]
(1)
Seasonal permits. Notwithstanding anything to the contrary herein,
where a business desires to add seasonal planters, tables and chairs
and similar items to its site, such change is not subject to Planning
Board site plan review. For such additions, a seasonal permit must
be obtained from the Code Enforcement Officer.
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E.
Building alignment and configuration. Buildings shall have a consistent
pattern to adjacent structures. There shall be a repetitive scale,
massing, materials, relationship to the street, and style to other
buildings along the street.
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F.
Building height. All buildings shall be between two (approximately
20 feet) and four (approximately 45 feet) stories high and within
one story height of the neighboring property's structures.
G.
Building facade.
(1)
All buildings shall maintain similar architectural features
on all visible sides of the building, not just the front.
(2)
All buildings have an identifiable base, body and cap with horizontal
elements separating these components.
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(3)
Facades shall be vertically architecturally subdivided into
increments of 20 to 40 feet maximum at both ground and upper stories.
Individual storefronts should be located in these subdivisions. Storefronts
longer than 40 feet shall also be subdivided. Common methods to accomplish
horizontal subdivision include columns, pilasters, or piers between
the facades.
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(4)
The original materials used for wall facings and ornamentation
such as brick, sheet metal, cast iron, and the colors themselves,
give buildings their special character and identity. Cosmetic "face-lifts"
which cover and/or obliterate the original architectural character
of a facade are prohibited. Refurbishing such architectural details
with similar materials is acceptable, upon approval of the Village
Planning Board and Architectural Review Board.
(5)
Primary building materials shall include stone, brick, wood
framing, and composite board. Stucco detailing to provide visual interest
and variation is acceptable; the use of stucco (or like product) as
the primary facade surface is discouraged. Building rhythm, design
and materials should reflect that of the existing historic buildings
and the established character of the Four Corners area. The use of
special materials (brass, stone, bronze, etc.) for storefront ornamentation
shall be encouraged, particularly around windows and entries and at
the base of building walls as long as the materials are comparable
and compatible to that of the surrounding buildings. Vinyl and metal
panel systems are prohibited.
H.
Windows.
(1)
Repair of windows that are original to the structure is recommended
as a priority to property owners.
(2)
New windows should be compatible with the style, size, materials,
color and detail of the original windows on the building.
(3)
Whenever possible the windows on the upper floor should align
vertically with the windows and entrances on the first floor.
(4)
The rhythm of windows and decorative trim should be consistent
with that of the original building.
(5)
Air-conditioning units are prohibited in all windows facing
the street.
(6)
A minimum of 30% of the street level facade area shall be transparent.
Upper floors shall have a minimum of 20% of transparency for the facade
area.
(7)
Maximum amount of tinting of glass should be 10%. Mirrored glass
is prohibited. Should federal or state energy code requirements prohibit
the use of these requirements, the maximum amount of allowable transparency
shall be used.
(8)
Large expanses of glass should not be used except at ground
floor storefront windows. Replacement windows should be avoided whenever
possible. In cases where that is not an option, replacement windows
shall be designed to fit the original opening.
I.
Awnings. Awnings over-hanging the sidewalk are also encouraged to
further enhance the life and variety of the street. Awning covers
shall be made of a weather-resistant fabric product. Awnings shall
be carefully designed to complement the overall facade design. Storefront
awnings shall be installed at least nine feet above the sidewalk and
should not be higher than 14 feet above the sidewalk or project more
than five feet from the building facade.
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A.
The following site standards shall be applicable to all properties
within the overlay district unless exceptions are granted in accordance
with the requirements specified herein:
(1)
Parking. No parking or minimum parking requirements. All parking
lots should be located behind buildings.
(2)
Mechanical/electrical systems. All mechanical/electrical systems
should be located on rooftops and should be adequately screened from
pedestrian views.
(3)
Utilities. Utilities should be underground whenever possible.
Care should be taken when using a weather head or other connections
to utilities to minimize visual impact. If underground connection
is not viable it is preferred that the connections are on the roof
and screened from the street, preferably by a parapet.
(4)
Sidewalks. Sidewalks should extend from building to curb of
road.
(5)
Trash collection/storage. Utility, trash, recycling, food waste,
service equipment and other storage containers shall be located away
from public rights-of-way and be enclosed or screened from view with
high-quality screening. Trash facilities and recycling containers
shall be located within opaque structural enclosures, when feasible,
as approved by the Planning Board and Architectural Review Board.
(6)
Lighting. Lighting plans should consider all parking areas,
all access areas, as well as pedestrian lighting on Oswego and West
Genesee Streets.
B.
Any change in use, site improvements, additions to existing buildings and new construction within the overlay district shall be subject to site plan review as specified under Article XIII of the Village Code and on matters identified under Article XXII of the Village Code by the Architectural Review Board and all of the standards set forth herein.
