A.
Enactment. In addition to any other powers and authority to plan
and regulate by zoning, the Village of Pittsford hereby enacts requirements
for the review of planned development plans and the establishment
and simultaneous mapping of Planned Development (PD) Districts pursuant
to the provisions of this chapter and § 7-703-a of New York
State Village Law.
B.
Purpose. The preservation of the distinctive historic, environmental,
and aesthetic character of the Village of Pittsford is directly related
to the economic vitality of the Village business districts, stability
of property values, appeal of the Village as a destination, and the
quality of life for Village and Town residents. Occasionally on larger
projects, conventional use, space, dimensional, and bulk requirements
contained in the underlying zoning may not be the best standards to
ensure new development achieves the goals states above. It is the
purpose of this article to provide flexible performance standards
for zoning districts identified as having the potential for redevelopment
and new development, and which are identified in this article. The
intent of these standards is to:
(1)
Preserve historic resources;
(2)
Protect environmentally sensitive areas and natural features;
(3)
Preserve aesthetic features and important viewsheds;
(4)
Ensure walkable design;
(5)
Ensure new construction and development is compatible in design,
scale, and orientation with the Village and surrounding district.
C.
Intent. The application of the PD District review process in intended
to achieve more creative land use and a higher quality of planning
and a higher quality of site planning and design than can be accomplished
through conventional zoning regulations.
A.
Applicability. A PD District may be applicable to any area in the
Village of Pittsford provided the property under consideration includes
at least 30,000 square feet and is located in the VGB, MU-EC, or MU-OF
District.
B.
Eligibility. To be eligible for the establishment of a PD District
under this article, applicants must demonstrate the proposed project
meets or exceeds two or more of the following criteria:
(1)
The project proposes a lower overall density and/or intensity
of use and more open land or amenities than would be permitted or
required by the underlying zoning;
(2)
The project proposes a use that is compatible with the surrounding
context but is otherwise not permitted by the underlying zoning. In
determining compatibility, the reviewing board will consider traffic
generation, noise, truck traffic, scale, density, intensity of use,
impact to historic resources, viewsheds, aesthetics, and impacts on
existing infrastructure.
(3)
The project preserves natural resources, historic resources,
and/or important views to a greater degree than would be possible
than the underlying zoning herein.
(4)
Relief of underlying zoning regulations is necessary to maintain
an existing agriculture-related use.
C.
Relief from conventional zoning.
(1)
For projects deemed eligible, the reviewing board may waive
Village zoning regulations that would ordinarily apply to a property
where the applicant demonstrates relief from said regulations is necessary
to meet the purposes described herein.
(2)
It is not the intent of this article to arbitrarily dispense
with underlying zoning regulations, but rather to grant the minimum
relief necessary to achieve the objectives of this article.
A.
Permitted uses.
(1)
Residential uses may be of any variety of types. In developing
a balanced community, the use of a variety of housing types and densities
shall be deemed in keeping with the objectives of this article. The
maximum density permitted shall be determined through the PD District
review process.
(2)
Commercial service, office, and retail uses may be permitted
where such uses are intended to primarily serve planned development
area and where such buildings are scaled appropriately for the context
of the neighborhood.
(3)
Public and semipublic uses may be permitted such as passive
and active recreational areas, community centers, or civic gathering
space.
(4)
Accessory uses such as private garages may also be permitted.
B.
Minimum lot size. No lot in a PD District shall be less than 5,000
square feet in area or 40 feet in width.
C.
Use of conservation easement lands. Properties included in the Town
of Pittsford's Purchase of Development Rights Program shall be restricted
to the uses described in the general provisions section of the August
11, 1998, conservation easement for said properties.
D.
Viewshed preservation. The reviewing board may require the modification
of PD District applications for the preservation of significant viewsheds
as identified in adopted local plans and studies, such as the Pittsford
Village Comprehensive Plan and Town and Village of Pittsford Local
Waterfront Revitalization Program (LWRP), as well as the Village's
historic building and site inventory.
E.
Public open space and parkland.
(1)
The reviewing board may require that the applicant reserve natural
areas, open spaces, environmentally sensitive or significant areas,
or lands suitable for the development of a park, playground, or other
recreational purpose as part of a proposed PD District.
(2)
Designation and use of such open space and parkland shall be
based upon the review board's consideration of the following factors:
(a)
Consistency with the Village's adopted plans and studies with
respect to environmental conservation and improving public use of
and access to local green spaces, passive or active recreational areas,
trails, and the Erie Canal waterfront;
(b)
Significance of conditions necessitating the protection and
preservation of natural resources, local habitats and native species,
woodlots, and/or wetlands;
(c)
Benefits to the health, safety, and general welfare of the public,
relative to the cost burden placed upon the property owner and/or
developer in preserving, maintaining, and/or programming such areas.
(3)
Lands to be preserved as open space may be dedicated in fee
to the Village or other such public agency or may remain in private
ownership. For public open space that remains in private ownership,
the Village may require the granting of an easement or the recording
of a restrictive covenant guaranteeing the public's right of access
and use.
(4)
The Village may require the property owner and/or developer
to maintain all public open spaces and related facilities (and may
require that bonding or other security be posted with the Village
to guarantee maintenance) or may require payment of an in-lieu fee
if the Village maintains the public open space and related facilities.
(5)
If the applicant or their designee is to maintain public open
spaces, prior to the issuance of any permits for construction, a bond
or other approved security shall be posted guaranteeing such maintenance.
(6)
Preservation and maintenance of all public open spaces and recreational
facilities shall be guaranteed by a restrictive covenant describing
the open space and its maintenance and improvements and running with
the land as described in the approved PD District and site plan.
In addition to the provisions of Article 34, Site Plan Review, and Chapter 112, Historic Preservation, the Planning Board, Historic Preservation Board, and Village Board shall make their respective recommendations and decisions based on the proposed PD District conforming to the following, as applicable:
A.
The development shall conform to the design principles outlined in
the Village's Comprehensive Plan and Local Waterfront Revitalization
Program.
B.
The proposal shall include safeguards to minimize the possible detrimental
effects of the project on adjacent properties and the neighborhood
in general, such as traffic, noise, late night activity, odors, stormwater
drainage, and the potential impact on existing utilities and infrastructure.
C.
The project shall include conservation easement, dedicated open space
or parkland, buffer zones, preservation of historic or natural features,
public amenities, or other similar features that will preserve or
enhance the Village's scenic, natural, and/or historic resources.
D.
The height, massing, fenestration style, proportions, and exterior
materials of new buildings shall reflect the character of adjacent
buildings, the neighborhood or district, and other buildings in the
Village.
E.
Existing mature specimen trees, historic landscape features, mature
groves of trees, streams, wetlands, and prominent topography shall
be conserved and incorporated into the development design.
F.
An undisturbed buffer shall be maintained around the perimeter of
identified conservation easement land and wetland areas to visually
screen adjacent uses; to protect associated animal habitat and plant
life; and to ensure a healthy wetland ecosystem is maintained. Site
planning for wetlands and adjacent areas shall be consistent with
state and federal guidelines and recommended best practices.
G.
Development shall be arranged in groupings and orientation patterns
consistent with the context and historic local design traditions.
H.
Primary building facades and primary building entrances shall face
the nearest adjacent street or drive. New streets or drives shall
incorporate sidewalks connecting to the nearest adjacent street.
I.
Parking shall be located at the sides and rear of buildings except
that parallel parking along edges of streets and drives is permitted.
J.
Where new buildings are not part of an existing complex, such buildings
shall have a common setback from drives or streets. New drives or
streets shall include curbs, sidewalks, and street trees.
K.
Development shall utilize and preserve existing patterns of fences,
hedgerows, walls, roadways, drives, paths, and other historic landscape
elements.
L.
Roadways shall meet the minimum feasible width; 18 feet is recommended
for two- way drives; 10 feet for one-way drives; unless New York State
Uniform and Fire Prevention Building Code requires more width.
M.
At-grade parking visible from streets, the Erie Canal, abutting properties,
or residences shall be screened with dense landscaping or fencing
which provides a year-round visual barrier. Screening shall incorporate
tree plantings, fencing, or other materials that are historically
compatible with the context.
N.
New development shall include landscape elements emulating the existing
pattern of planting on the property or that are consistent with the
exiting planting in the neighborhood or district, or reflect historic
landscape patterns associated with this type of use in this Village.
A.
The installation or improvements of any development shall be subject
to observation and inspection at all stages by representatives of
the Village of Pittsford, and for such purposes free access shall
be accorded and requested. Information shall be promptly submitted.
All costs of observation, including testing of materials, shall be
paid for solely by the developer. A sufficient sum shall be provided
by the developer in either a letter of credit or cash prior to project
beginning.
B.
The Village Board shall require the applicant to furnish a letter
of credit or cash for the faithful performance of the plan and specifications
as finally approved.
C.
The letter of credit or cash furnished for the installation of the
required improvements shall be in the amount fixed by the Village
Board and approved as to form, sufficiency and manner of execution.
D.
The letter of credit shall be issued in favor of the Village of Pittsford
and shall assure the complete installation of the required improvements
within such period, not longer than three years, as shall be fixed
by the Board. The Board, with the consent of all parties to the letter
of credit, may extend such period upon written application of the
developer filed with the Village Clerk prior to the date of expiration
or upon its own motion at any time prior to a declaration of default
in the letter of credit by the Village Board.
E.
The letter of credit shall be issued to the Village for an initial
minimum period of one year.
