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A.
District description. The Broadway Business District is intended
to allow mixed-use residential/commercial/industrial development along
Broadway, with buildings rising to a maximum of four stories and creating
a consistent street wall fronting plaza/public gathering spaces along
Broadway. This building placement will provide a sense of enclosure,
framing the public space, and helping to offset the physical and visual
dominance of the roadway. To improve the pedestrian experience, it
is recommended the corridor be improved with wide sidewalks, outdoor
cafes, and plazas to provide pedestrian gathering places, high-visibility
crosswalks, pedestrian lighting to improve safety, and street trees
to improve the streetscape aesthetic and provide cooling. On-street
parking on side streets is strongly encouraged.
B.
General design principles.
(1)
Focus on the buildings. The architecture of the building should be
the most prominent visual feature of the site, with clearly visible
entryways, while parking areas and utilitarian functions are hidden
or screened from view.
(2)
Design with the pedestrian in mind. Always create attractive, shaded,
and safe routes for people to walk and relax with links to surrounding
buildings and properties. Limit the visibility of parking areas and
wide expanses of sun-drenched asphalt which make it uninviting for
pedestrians.
(3)
Keep things green. Design emphasis should be in providing green lawns,
robust landscaped areas, where appropriate, and plenty of shade trees
wherever possible to soften the look of the site. Integration of green
infrastructure is strongly encouraged.
(4)
Create a local identity. The architecture of the Broadway Business
District should reflect the vision of the Village of Menands and avoid
or minimize corporate chain architectural styles.
C.
Permitted uses. The following uses are permitted as of right:
D.
Site plan uses. The following uses are authorized by site plan approval
pursuant to this chapter:
(1)
Bakery.
(2)
Bakery, wholesale.
(3)
Banks.
(4)
Barbershops and beauty parlors.
(5)
Bowling alleys.
(6)
Business and professional office club, civic, social/fraternal organization.
(7)
Commercial greenhouse.
(8)
Community garden.
(9)
Cultural venue hotels and motels.
(10)
Drive-through establishment.
(11)
Medical facility, 20,000 square feet and large-scale.
(12)
Outdoor cafe.
(13)
Outdoor and storage facilities accessory to light manufacturing,
light industry, and research and development facilities.
(14)
Performing arts center.
(15)
Public and private schools.
(16)
Radio and television stations.
(17)
Recreational facility, commercial.
(18)
Restaurants.
(19)
Retail and/or service establishment.
(20)
Supermarket.
(21)
Tier 1 solar energy facilities: ground-mounted.
(22)
Transit facility.
(23)
Veterinary facility.
E.
Special uses. The following uses are authorized by special use permit
pursuant to this chapter:
(1)
Cannabis retail dispensary.
(2)
Community and government use.
(3)
Day-care center, adult and/or child.
(4)
Dwelling, multifamily.
(5)
Dwelling, townhouse.
(6)
Light industry and manufacturing facilities.
(7)
Home occupation-2.
(8)
In-law apartment.
(9)
Mixed-use.
(10)
Motor vehicle fuel sales.
(11)
Parking lot, accessory-2.
(12)
Parking lot, public.
(13)
Religious use.
(14)
Research and development facilities.
(15)
Recreational facilities.
(16)
Shopping centers.
(17)
Utility substations.
(18)
Wholesale business, large-scale.
(19)
Wholesale business, small-scale.
I.
Building facade width at the build-to zone.
(1) 
Front
facade: minimum of 70% width of the development area.
Front
facade: minimum of 70% width of the development area.(2)
Side street facade: minimum of 25% width of the development area.
(3) 
Corner
properties. Both street-facing facades of corner properties must be
built within the build-to zone a minimum of the first 30 feet from
the corner, measured parallel to the applicable street.
Corner
properties. Both street-facing facades of corner properties must be
built within the build-to zone a minimum of the first 30 feet from
the corner, measured parallel to the applicable street.J.
Other setbacks: minimum distance from property line.
K.
Parking setbacks: minimum distance from the property line/back edge
of sidewalk.
(1)
Front yard: 20 feet. Front yard parking options: When proposed by
the applicant due to topographic, lot configuration, and/or existing
development conditions on the subject site, the Village Board may
approve a single row of parking within the twenty-foot front yard
setback. Wherever possible, the spaces should be located up against
the building/walkway area and buffered from the sidewalk with adequate
landscaping. The Village Board shall have the authority to increase
the front yard setback to permit front yard parking to ensure safe
ingress and egress and circulation. All other on-site parking shall
be located to the side or rear of the principal building.
(2)
Side street: 20 feet.
(3)
Side yard: 20 feet.
(4)
Rear yard: 10 feet.
L.
Building form.
(1)
Height.
(a)
Principal building: two-story minimum/48 feet maximum. The second
story is not required to be occupiable space. A false second floor
may be permitted at the discretion of the Village Board and shall
be a minimum of nine feet in height.
Principal building: two-story minimum/48 feet maximum. The second
story is not required to be occupiable space. A false second floor
may be permitted at the discretion of the Village Board and shall
be a minimum of nine feet in height.(b)
The two-story minimum shall not apply along side streets excepting
corner properties.
(c)
Fourth story stepback. All fourth stories shall be stepped back
a minimum of 10 feet from the front facade of the building.
Fourth story stepback. All fourth stories shall be stepped back
a minimum of 10 feet from the front facade of the building.(d)
Accessory structure: 30 feet maximum.
(e)
Ground floor elevation: one foot maximum above sidewalk.
Ground floor elevation: one foot maximum above sidewalk.(f)
Ground floor ceiling: 15 feet maximum.
Ground floor ceiling: 15 feet maximum.(g)
Upper floor(s) ceiling: nine feet minimum.
Upper floor(s) ceiling: nine feet minimum.(h)
Parapet (if applicable): three feet minimum.
Parapet (if applicable): three feet minimum.
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A.
District description. The T4 Neighborhood District is intended to
encourage and facilitate new small-scale infill development of new
buildings incorporating a mix of unit types within a block grid typical
of existing residential areas in Menands. New development should preserve
the residential and pedestrian character of the streets, and neighborhoods
should relate to nearby properties. In addition to residential, small-scale
office and service retail uses are encouraged.
B.
General design principle.
(1)
Maintain neighborhood scale. The architecture and overall massing
of new buildings should respect the surrounding neighborhood scale
and character.
(2)
Design with the pedestrian in mind. Always create attractive, shaded,
and safe routes for people to walk and relax, with links to surrounding
buildings and neighborhoods. Where feasible, limit the visibility
of parking areas and wide expanses of sun-drenched asphalt which make
it uninviting for pedestrians.
(3)
Keep things green. Design emphasis should be in providing green urban
lawns, robust landscaped areas, where appropriate, and plenty of shade
trees wherever possible to soften the look of the site and maintain
the neighborhood character.
(4)
Create local identity. The T4 District seeks to promote infill within
existing mixed-use residential neighborhoods. Development must maintain
the vision of Menands and preserve or reestablish vibrant neighborhoods,
avoiding the use of corporate chain architectural styles.
D.
Site plan uses. The following uses are authorized with site plan
approval pursuant to this chapter:
(1)
Bakery.
(2)
Banks, financial institutions.
(3)
Barbershops and beauty parlors.
(4)
Bowling alleys.
(5)
Business and professional office.
(6)
Club, civic, social/fraternal organization.
(7)
Community and government use.
(8)
Community garden.
(9)
Cultural venue.
(10)
Drive-through establishment.
(11)
Home occupation-2.
(12)
Hotels and motels.
(13)
Medical facility, 20,000 square feet.
(14)
Nursing homes.
(15)
Outdoor cafe.
(16)
Performing arts center.
(17)
Public and private schools.
(18)
Recreational facility, commercial.
(19)
Restaurants.
(20)
Retail and/or service establishment.
(21)
Supermarket.
(22)
Tier 1 solar energy facilities: ground-mounted.
(23)
Transit facility.
E.
Special uses. The following uses are authorized with special use
permit approval pursuant to this chapter:
L.
Building form.
(1)
Height.
(a)
Principal structure: two-story minimum/40 feet maximum. The second
floor shall be occupiable.
Principal structure: two-story minimum/40 feet maximum. The second
floor shall be occupiable.(b)
Accessory structure: 30 feet maximum.
(c)
Ground floor elevation: one foot maximum above sidewalk.
Ground floor elevation: one foot maximum above sidewalk.(d)
Ground floor ceiling: 11 feet minimum, 25 feet maximum.
Ground floor ceiling: 11 feet minimum, 25 feet maximum.(e)
Upper floor ceiling: 14 feet maximum.
Upper floor ceiling: 14 feet maximum.
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A.
District description. The T5 Village Center District is intended
to create a recognizable Village Center with a strong mix of commercial
and residential uses, with lower levels of buildings providing retail
sales, restaurants, local services, and offices. The upper floors
will provide a diverse mix of commercial uses along with residential
for people of different ages, incomes, and abilities. At the interface
of the building facades and the public sidewalk, ground floor retailers
and restaurants are encouraged to provide seating and gathering spaces.
Broadway and side streets shall be walkable and tree-lined, with wide
sidewalks connecting buildings across well landscaped areas, and shared
parking tucked behind or to the side of buildings to minimize hardscape.
On-street parking on side streets is strongly encouraged.
B.
General design principles.
(1)
Focus on the buildings. The architecture of the building should be
the most prominent visual feature of the site, with clearly visible
entryways, with parking areas and utilitarian functions hidden or
screened from view.
(2)
Design with the pedestrian in mind. Similar to the Broadway Business
District, future development must always seek to create attractive,
shaded, and safe routes for people to walk and relax with links to
surrounding buildings and properties. Limit the visibility of parking
areas and wide expanses of sun-drenched asphalt which make it uninviting
for pedestrians.
(3)
Keep things green. Design emphasis should be in providing robust
landscaped areas, where appropriate, with plenty of shade trees to
soften the look of the site. Integration of green infrastructure is
strongly encouraged.
(4)
Create a local identity. Consistent with the Broadway Business District,
the architecture of the Village Center District should reflect the
vision of the Village of Menands and avoid or minimize corporate chain
architectural styles.
C.
Permitted uses. The following uses are permitted as of right pursuant
to this chapter:
(1)
Accessory structures.
(2)
Electric vehicle charging stations.
(3)
Farmers' market.
(4)
Home occupation-1.
(5)
Parking lot, accessory-1.
(6)
Private swimming pools.
(7)
Public facility, minor.
(8)
Public parks and playgrounds.
(9)
Tier 1 solar energy systems: roof-mounted and building-integrated.
D.
Site plan uses. The following uses are authorized by site plan approval
pursuant to this chapter:
(1)
Animal boarding.
(2)
Animal day care.
(3)
Animal shelter.
(4)
Bakery.
(5)
Banks, financial institutions.
(6)
Barbershops and beauty parlors.
(7)
Bowling alleys.
(8)
Business and professional office.
(9)
Club, civic, social/fraternal organization.
(10)
Cultural venue.
(11)
Community garden.
(12)
Hotels and motels.
(13)
Medical facility, 20,000 square feet.
(14)
Nursing homes.
(15)
Outdoor cafe.
(16)
Performing arts center.
(17)
Public or private schools.
(18)
Recreational facility, commercial.
(19)
Restaurants.
(20)
Retail and service establishment.
(21)
Self-storage facilities.
(22)
Supermarket.
(23)
Transit facility.
(24)
Tier 1 solar energy system: ground-mounted.
E.
Special uses. The following uses are authorized by special use permit
approval pursuant to this chapter:
(1)
Cannabis retail dispensary.
(2)
Community and government use.
(3)
Day-care center, adult and/or child.
(4)
Drive-through establishment.
(5)
Dwelling, multifamily.
(6)
Dwelling, townhouse.
(7)
Home occupation-2.
(8)
Light industry and manufacturing facilities.
(9)
Medical facility: large.
(10)
Mixed-use.
(11)
Parking lot, accessory-2.
(12)
Parking lot, public.
(13)
Radio and television stations.
(14)
Religious use.
(15)
Research and development facilities.
(16)
Shopping centers.
I.
Building facade width at the build-to zone.
J.
Other setbacks.
(1) 
Side,
principal structure: zero feet minimum or 12 feet minimum when adjacent
to a residential district.
Side,
principal structure: zero feet minimum or 12 feet minimum when adjacent
to a residential district.(2)
Side, accessory structure: five feet minimum.
(3) 
Rear,
principal structure: three feet minimum or 15 feet when adjacent to
a residential district or from the center line of an alley.
Rear,
principal structure: three feet minimum or 15 feet when adjacent to
a residential district or from the center line of an alley.(4)
Rear, accessory structure: three feet minimum.
L.
Building form.
(1)
Height.
(a)
Principal structure: two-story minimum/40 feet maximum. The second
floor shall be occupiable.
Principal structure: two-story minimum/40 feet maximum. The second
floor shall be occupiable.(b)
Principal structure: The two-story minimum shall not apply to
side streets, excepting corner properties.
(c)
Principal structure: three-story maximum on the west side of
Broadway and a four-story maximum on the east side of Broadway.
(d)
Principal structure: fourth story stepback required.
Principal structure: fourth story stepback required.(e)
Accessory structure: 30 feet maximum.
(f)
Ground floor elevation: one foot maximum above sidewalk.
Ground floor elevation: one foot maximum above sidewalk.(g)
Ground floor ceiling: 11 feet minimum, 25 feet maximum.
Ground floor ceiling: 11 feet minimum, 25 feet maximum.(h)
Upper floor ceiling: 14 feet maximum.
Upper floor ceiling: 14 feet maximum.(i)
Parapet (if applicable): three feet minimum.
Parapet (if applicable): three feet minimum.
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The following design standards and guidelines shall apply to
all Broadway Corridor Form-Based Districts unless otherwise indicated.
The Village Board reserves the right to apply these design standards
and guidelines outside of the Broadway Corridor FBC Districts.
A. 
Figure 1. Locating buildings at a similar distance parallel to the
street to create a consistent street wall.
Figure 1. Locating buildings at a similar distance parallel to the
street to create a consistent street wall.
Site planning.
(1)
Consistent street wall. Primary buildings shall be located along
the front of the property, close to the public way and pedestrian
areas. Building facades shall be constructed parallel to the front
lot line to help create a consistent street wall along the sidewalk.
Figure 1.
(2)
Figure 2. Shared curb cut and parking areas. Shared curb cuts and
parking areas limit the number of driveways needed on busy streets
and help to reduce the amount of paved parking area.
Figure 2. Shared curb cut and parking areas. Shared curb cuts and
parking areas limit the number of driveways needed on busy streets
and help to reduce the amount of paved parking area.
Shared access. Shared curb cuts, driveways and parking lots
are strongly encouraged to reduce the amount of paved parking area
and provide access management improvements. Shared access and parking
agreements between adjoining property owners are encouraged. Figure
2.
(3)
Solar access. Where practical, buildings and rooflines should be
oriented to accommodate existing (or future) solar panel installations
with southern exposures.
(4)
Front yard parking. Except in the Broadway Business District, no
vehicle parking areas shall be permitted in the front yard.
(5)
Minimize impervious surfaces. Paved vehicle parking areas, driveways
and curb cuts shall be limited to the minimum required clearance dimensions
and amounts to reduce unnecessary impervious surface area wherever
possible.
(6)
Figure 3. Gas station. Gas station buildings should be located up
closer to the street in line with other buildings, while their pump
canopy can be located in the rear.
Figure 3. Gas station. Gas station buildings should be located up
closer to the street in line with other buildings, while their pump
canopy can be located in the rear.
Gas stations.
Gas stations are encouraged to locate their building toward the front
of the lot, with the pump canopy behind or toward the rear of the
lot as shown in Figure 3. Pump canopies, if provided, should match
the style and materials of the building roof.
(7)
Drive-through facilities. Drive-through windows should be located
at the side or rear of the building so that they do not face a public
street. At corner locations, drive-through windows should be located
at the rear of the building. Vehicle canopies, if provided, should
match the style and materials of the building roof.
(8)
Mass transit. Where appropriate new roads should be constructed to
accommodate mass transit, using such methods as reserving additional
right-of-way intermittently along roads to allow for future bus stops,
ride share, or similar.
(9)
Figure 4. Evolution of large shopping plazas. Existing shopping plazas
can evolve over time with new infill development which helps to fill
in the street wall along the main road and create a more attractive
pedestrian experience.
Existing shopping plazas:
BBD. Within the Broadway Business District, existing shopping plazas
should work to infill the front and under utilized portions of the
property over time with smaller-scale, pedestrian friendly infill
development. Figure 4.
B.
The evolution of older shopping centers.
(1)
Existing conditions.
(a)
Existing commercial shopping plazas and malls, often set far
back from the road behind large parking areas, will want to evolve
over time to reflect a more traditional development style and smart
growth. The large parking areas can be better utilized with small
infill development toward the public street, helping to bring shops
closer to passing travelers, increasing rentable floor area, and creating
a new, diversified appearance from the road.
(b)
The example images show how new infill construction can help
evolve an old shopping plaza into a more contemporary shopping experience.
(2)
Phase One.
(a)
The front of the plaza and parking area are reconfigured to
make room for a few new infill buildings, creating an attractive front
yard and grand driveway entrance.
(b)
As an example, taller, two-story structures are placed at either
side of the entrance, creating two new corner properties with high
visibility.
(c)
Toward the rear of the site, new buildings start to frame out
a small public square, creating an inviting place to shop.
(3)
Phase Two. Over time, additional infill can continue to provide additional
rentable floor area in the plaza, while adding a new fresh facade
on the property. Particular emphasis should be paid to creating an
attractive two-story street wall along the main road to frame the
entrance into the plaza.
C.
Landscaping.
(1)
Existing site character. Existing mature trees, notable vegetation
and site topography should be considered for preservation and incorporation
into the site plan design, as it may provide opportunities to enhance
the design.
(2)
Figure
5. Front yard landscaping.
Figure
5. Front yard landscaping.
Front yard design.
The area between the building facade and the road shall be limited
to acceptable landscaping, pedestrian walkways, amenities and outdoor
patios, plazas or dining areas. Figure 5.
(3)
Acceptable landscaping. All green space areas on the site shall be
covered by one or more of the following:
(a)
Lawn or sod.
(b)
Trees and shrubbery. Refer to Schedule 1,
Permitted Street Trees and Native Landscaping Species, for a list
of permitted tree species.[1]
[1]
Editor's Note: Schedule 1, Permitted Street Trees and Native Landscaping Species, is included as an attachment to this chapter.
(c)
Nursery plants or other variety of ground cover with appropriate nonstone mulch. Stone mulch is discouraged except as described in Subsection G, Stormwater management.
(d)
Native vegetation. Refer to Schedule 1, Permitted Street Trees
and Native Landscaping Species.
(4)
Building perimeter landscaping. Where practical and appropriate,
a variety of shrubs and flowers with nonstone mulch should be provided
along the base of the building perimeter. Figures 6 and 7.
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Figure 6. Building perimeter landscaping.
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Figure 7. Building perimeter landscaping.
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(5)
Figure 8. Pedestrian walkway landscaping.
Figure 8. Pedestrian walkway landscaping.
Pedestrian walkway landscaping. Pedestrian walkway and outdoor
patio plaza areas should be accented where possible with a dense planting
of a variety of shrubs and flowers to create an attractive and welcoming
setting. Figure 8.
(6)
New site trees. Where preexisting native trees on the site cannot
be preserved or do not exist, new tree plantings should be incorporated
into the site where possible to provide shade in larger areas of lawn.
Figure 5.
(7)
Street trees. Street trees shall be provided along all public road frontages at approximately 50 feet on center and within or adjacent to the public-right-of-way, taking into consideration the location of existing utilities, signs, and other objects. Street trees shall be shade trees (not ornamental) with a minimum caliper of three inches and a minimum height of eight feet. Coordination with the New York State Department of Transportation and the Village shall be required to confirm size and location of street trees when proposed within the New York State right-of-way. Refer to Article 6, Complete Streets, for further guidance on work within the New York State right-of-way. Refer to Schedule 1, Permitted Street Trees and Native Landscaping Species, for a list of permitted tree species.[2]
[2]
Editor's Note: Schedule 1, Permitted Street Trees and Native Landscaping Species, is included as an attachment to this chapter.
(8)
Figure
9. Sidewalks shall extend across driveways. This helps to create a
nicer and safer pedestrian environment.
Figure
9. Sidewalks shall extend across driveways. This helps to create a
nicer and safer pedestrian environment.
Continuous
sidewalks. Concrete sidewalks shall be continued uninterrupted across
driveways and curb cuts to provide a safer and clearer path for pedestrians
and act as a visual warning to motorists. Figure 9.
D.
Parking lot landscaping.
(1)
Screening from road. Where practical, all new surface parking areas
within 100 feet of an abutting public street shall be screened to
the maximum extent practical. Property owners are strongly encouraged
to add screening elements to preexisting surface parking lots as described
below.
(a)
Figure 10. Parking lot screening and frontage perimeter bulb-out.
Figure 11. Frontage perimeter bulb-out.
Figure 12. Parking lot screening along the road.
Unless there are limiting topographical challenges or other
unique situations that would prevent adequate screening, parking areas
shall be screened by a continuous low wall or landscaped planting
bed between 3.5 feet and 4.5 feet in height consisting of a mixture
of coniferous and deciduous hedges, bushes as well as ornamental trees,
spaced no less than 25 feet on center. Figures 10, 11, 12.
(b)
The screening should extend the full width of the parking frontage
except where needed to accommodate breaks for driveway and sidewalk
access as well as sight distance requirements.
(c)
Constructed landscape walls, if used, shall be made of materials
which match or complement the building facade, such as brick, stone,
metal fencing or as otherwise approved by the reviewing board.
(2)
Frontage perimeter bulb-out. All parking areas abutting a public
right-of-way frontage shall provide landscaped bulb-outs so that there
are not more than 25 continuous parking spaces in a row uninterrupted
along that frontage without a landscaped bulb-out. The bulb-out should
be equal in width and depth to the adjacent parking spaces, shall
include at least one ornamental tree, as well as ground cover, including
grass, shrubs or flowers where not more than 50% of the ground cover
is mulch or gravel. Figure 10.
(3)
Figure 13. Corner bulb-out.
Figure 13. Corner bulb-out.
Corner bulb-out.
A landscaped bulb-out should be located at the ends of any perimeter
parking rows, such as parking lot corners, or abutting a vehicle travel
lane. The bulb-out should be equal in width and depth to the adjacent
parking spaces, shall include at least one ornamental tree, as well
as ground cover, including grass, shrubs or flowers where not more
than 50% of the ground cover is mulch or gravel. These corner conditions
are ideal locations to include pedestrian walkways. Figure 13.
(4)
Internal landscaped islands. Internal parking rows should provide
landscaped islands at either end of the rows of parking, as well as
at intermediate locations so that there are not more than 25 continuous
parking spaces in a row without a landscaped island. The islands shall
be equal in length to the rows and at least nine feet wide, or of
equivalent size if an irregular shape is necessary. Islands shall
include at least two trees with shrubs, flowers, grass or other plantings
so that not more than 50% of the ground cover is mulch or gravel.
Figures 14, 15.
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Figure 14. Internal landscaped islands.
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Figure 15. Internal landscaped islands.
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(5) 
Figure 16. Side and rear yard parking screening.
Figure 16. Side and rear yard parking screening.
Side and rear yard parking screening. Parking areas
abutting a side or rear yard to a different commercial or residential
property shall provide screening in the form of both deciduous and
coniferous trees, flowers, shrubs and/or a low wall or fence to screen
the parking area from the adjacent property except in places where
adjacent parking lots connect as part of a shared parking arrangement.
Refer to the Schedule 1, Permitted Street and Landscaping Trees, for
a list of preferred tree species. Figure 16.
E.
Pedestrian access.
(1)
Frontage sidewalks. Public sidewalks shall be provided along the
full width of all public street frontages, a minimum of five feet
wide and constructed of concrete. Concrete sidewalks shall be continued
across all driveway curb cuts to provide an uninterrupted pedestrian
path and visual cue for motorists to watch for people. Where curbs
are provided, sidewalk ramps shall be installed to maintain a fully
ADA accessible route across the driveway.
(2)
Figure 17. Internal pedestrian sidewalk.
Figure 17. Internal pedestrian sidewalk.
Internal pedestrian sidewalks. Dedicated pedestrian paths should
be provided which connect public sidewalks and parking areas to building
entries, adjacent properties and other points of interest, with adequate
landscaping on either side of the path where appropriate. Figure 17.
(3)
Figure 18. Dedicated pedestrian path. Dedicated pedestrian paths
through a parking lot create a more attractive and safer shopping
destination, giving people a safe route through the parking area.
Figure 18. Dedicated pedestrian path. Dedicated pedestrian paths
through a parking lot create a more attractive and safer shopping
destination, giving people a safe route through the parking area.
Dedicated pedestrian paths. Larger parking lot areas
with significant distances to and from the building are strongly encouraged
to provide a dedicated pedestrian path through the parking lot which
provides a reasonable protected route through the parking lot. Figure
18.
(4)
Internal crosswalks. Pedestrian connections through parking lots
shall be provided with marked crosswalks. Figures 17 through 20.
(5)
Figure 19. Internal parking lot crosswalk.
Figure 20. Parking lot pedestrian paths. Another example
of a dedicated pedestrian path through a large parking area.
Alternative material. Asphalt may be used for internal
site circulation and other informal pedestrian connections.
F.
Vehicle access.
(1)
Driveway curb cuts. Driveway access from a public street should be
limited to no more than one curb cut per street frontage where possible.
Driveway widths should be limited to no more than 12 feet wide per
vehicle lane (12 feet wide for one-way traffic, 24 feet wide for two-way
traffic) to minimize pedestrian crossing distance unless the Village
Board determines that wider driveway width is necessary for truck
turning radius. All pedestrian sidewalks shall be continued across
the full width of driveways.
(2)
Shared driveways. The use of shared driveways between two or more
properties is strongly encouraged to help reduce the number of curb
cuts on primary roads and improve vehicle safety. The number of vehicle
curb cut driveways into and out of a site should be minimized. Shared
access and parking agreements between adjoining property owners are
encouraged.
G.
Stormwater management.
(1)
Required landscaping areas on-site are encouraged to be utilized
as integrated stormwater management areas, such as recessed parking
islands (Figure 21), street tree beds (Figures 22, 23), rain gardens
(Figure 23), or retention ponds (Figures 21, 25, 26) which capture
rainwater on the site, provided that they are adequately landscaped
and designed to capture the flow of on-site stormwater.
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Figure 21. Stormwater retention.
Use of creative stormwater retention designs
can allow for landscaped areas to absorb rainwater locally and filter
it without it having to be piped underground, where it can pollute
the local waterways. This design has a lowered curb edge which allows
the rainwater to flow down into the lowered planting bed where it
can be absorbed by the ground and provides water for the plants. A
hidden overflow pipe allows excess water to escape to prevent overflow.
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Figure 22. Stormwater retention. This example
of stormwater retention captures water from the street and stores
it in a planting bed where it waters the plants and trees.
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Figure 23. Stormwater retention with rain garden.
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Figure 24. Stormwater retention in a parking
island.
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Figure 25. Stormwater retention pond in a housing
development designed to look like a natural pond.
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Figure 26. Stormwater retention pond at a commercial
bank designed to look like a natural area.
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(2)
Stone mulch. Stone mulch is permitted to be used in parking island
landscaping, provided that it is used in conjunction with a designed
stormwater system where organic mulch would otherwise wash away.
H.
Equipment screening.
(1)
All off-street loading, service, dumpster or mechanical equipment
areas shall be located in the rear or side of the building and screened
from view from the public right-of-way. Properties with multiple dumpsters
shall consolidate their location to a centralized pickup area.
(2)
Dumpster areas and mechanical equipment shall be screened from view
by a wall of landscaping or screening walls on at least three sides
which is equal or more in height to the equipment being screened.
Materials used should match or complement the exterior materials of
the primary building. Figures 27 through 30.
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Figure 27. Screening of mechanical equipment.
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Figure 28. Screening of mechanical equipment
using landscaping.
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Figure 29. Screening of mechanical equipment.
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Figure 30. Screening of mechanical equipment.
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(3)
Chain-link fences shall not be used for screening purposes.
(4)
Parking garages. Parking garages facing a public street or pedestrian
sidewalk area shall provide landscape screening along the frontage
which consists of at least one ornamental tree between structural
supports, as well as low shrub plantings not less than three feet
in height and an ornamental fence or decorative wall not less than
four feet in height around the perimeter.
I.
Building massing.
(1)
General. Overall building massing should be broken up into smaller,
discrete parts where possible, especially for larger structures, to
avoid the appearance of one monolithic structure and to provide visual
interest. Figures 31, 32.
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Figure 31. Attractive building massing. Simple
shapes which are well-defined and differentiated with changes in facade
depth are attractive.
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Figure 32. Unattractive building massing. Attempting
to break up the scale of massing of a facade with many little shapes
and small depth changes can create a cheap appearance.
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(2)
Corners. Corner conditions and building entry areas are encouraged
as locations where the building mass should be emphasized or highlighted.
(3)
Avoid blank wall areas. No more than 50 feet of a front facade and
facades facing pedestrian areas shall be devoid of windows, doors
or other decorative features. Any remaining exterior wall areas without
any windows or doors should be screened with the use of adjacent landscaping,
such as shrubs and trees, to help soften the architecture.
(4)
Facade rhythm. Building facades should make use of a repeating pattern,
expressing the structural bays of the building within, with the use
of features such as repeating window groups, columns, or other features
which help to create a cohesive and attractive design.
(5) 
Figure 33. Building massing. This long building is nicely broken
up with strong depth fluctuations in the facade and roofline which
help to identify individual apartment entrances and create balconies.
Figure 33. Building massing. This long building is nicely broken
up with strong depth fluctuations in the facade and roofline which
help to identify individual apartment entrances and create balconies.
Long building facades. Long building facades, which
may stretch for a hundred feet or more, shall break up their design
massing along public frontages by providing significant articulations
in facade depth or height at regular intervals. These can be achieved
with facade bump-outs, recesses, roof dormers, changes in materials
or similar features. Figure 33.
(a)
Changes in facade depth or height should be visually strong, measuring
between 10 inches to several feet. Depth or height changes of only
a few inches give the facade an inauthentic architectural appearance
and result in unusable space. Such designs should be avoided.
(b)
When using different materials to help break up the facade, avoid
the appearance of several different building facades stuck together,
which can give the building a low-quality and disorderly appearance.
Building facade elements should be sensitive to local context and
complementary in nature.
(6)
Columns/posts. The proportion of structural elements,
such as columns, posts or pilasters, along a facade should be appropriate
to the weight they appear to be carrying so as not to appear weak
or thin.
J.
Roof design.
(1)
General. Variations in rooflines should be used to add character
to smaller buildings and reduce the massive scale of larger buildings.
(a)
Features such as dormers, eaves, parapets, and sloped rooflines
should be integrated into the overall design of the structure.
(b)
Flat roof structures shall be capped by an articulated parapet
design which provides a noticeable cap to the building.
(c)
The use of green or living roofs is encouraged. These guidelines
and standards should not be construed to preclude the use of innovative
green technologies.
(2)
Roof-mounted mechanical equipment. Mechanical equipment such as HVAC
heating and cooling installed on rooftops shall be fully screened
from view from adjacent public rights-of-way, properties, and pedestrian
walkways with the use of parapets or sloped parapet roof designs.
This screening requirement shall not apply to solar panels installed
parallel or flush with the roof surface.
K.
Windows, doors and entrances.
(1)
General. Each principal building on the site should have a clearly
defined, highly visible public entrance which is visible from the
public street. The primary entry should be highlighted with the use
of architectural treatments, such as a recess in the facade, an overhang,
canopy or awning, raised roofline or parapet, or similar method to
highlight its location. Where applicable, a public entrance shall
have a direct pedestrian connection to the street.
(2)
Ground floor commercial areas. The ground floor areas of a facade,
especially along pedestrian sidewalks, should exhibit the highest
levels of articulation and transparency, with larger window openings
and changes in facade depth, especially around entry doors. A minimum
of approximately 50% of the ground level pedestrian facade area should
consist of transparent window glass.
(3)
Upper floors. The upper story areas of the facade should consist
of approximately a minimum of 20% transparent window glass.
(4)
Windowless areas. Windowless areas facing public sidewalks shall
not exceed 30 feet in width per frontage. (Windowless wall area limitations
do not apply to facades facing an alley, service drive or nonpublic
street.)
(5)
Door coverings. Public entry and exit doors shall be designed with
roofs, canopies or facade recesses to reduce the fall of rain, snow
or ice on pedestrians.
L.
Exterior materials and colors.
(1) 
Figure 34. Dunkin Donuts, Malta NY. After the former franchise building
burned down, Dunkin Donuts rebuilt their flagship store and bakery
to meet the design standards of the town.
Figure 34. Dunkin Donuts, Malta NY. After the former franchise building
burned down, Dunkin Donuts rebuilt their flagship store and bakery
to meet the design standards of the town.
General. High-quality, durable materials, such as brick, stone, wood,
and concrete, are encouraged. The use of corporate chain architectural
styles should be avoided. Figure 34.
(2)
Colors. Exterior building material colors should
typically be a natural, subtle, muted shade and of low-reflectance.
Brighter, more vibrant colors, such as bright red or yellow, should
generally be reserved for minor accents and highlights only. Examples
of colors which are likely to be incompatible include basic primary
colors, neon, fluorescent or those which are highly reflective or
metallic.
(3)
Material and color changes. Changes from one facade material or color
to another shall occur at a hard-edge or bump-out transition in the
facade that gives the material a surface to terminate into. Material
or color transitions along the horizontal direction should occur at
an inside corner. Figures 35, 36.
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Figure 35. Material transition at inside corner.
Changes in facade materials should occur at an inside edge (red arrow)
to provide a place for the first material to terminate into.
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Figure 36. Material transition at outside corner.
Changes in facade materials at an outside edge are discouraged as
they give the facade a thin and cheap appearance.
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(4)
Primary vs. secondary materials. Facades with an overabundance of
different materials or colors are discouraged. When using more than
one facade material or color, one should be used as the dominant primary
theme, with the others used more sparingly as secondary materials
or colors to accentuate the design. Avoid using unfinished masonry
units or synthetic stucco, especially at entrances and areas which
receive up-close scrutiny from pedestrians.
M.
Facade appurtenances.
(1)
General. Facade appurtenances, such as porches, awnings, balconies,
stoops or galleries, are encouraged to be used to give building facades
shade, scale and more visual interest, especially along street frontages.
(2)
Awnings. All awnings shall provide a minimum clearance above the
sidewalk of at least eight feet and should be a minimum depth of four
feet.
(3)
Balconies. All balconies shall provide a minimum clearance above
the sidewalk of at least 12 feet and should be a minimum depth of
four feet.
(4)
Porches. Porches on a front facade shall be a minimum of six feet
in depth clear from the face of the facade to the railing and shall
extend no less than 50% of the width of the facade frontage.
(5)
Stoops. Stoops shall be no more than six feet deep, not including
steps. Stoops may include an overhead roof or canopy above, but shall
not be enclosed on the sides.
N.
Exterior lighting.
(1)
Figure 37. Full cutoff, downward facing light fixture.
This parking lot lamp provides light powered by solar cells on the
top of the fixture.
Figure 37. Full cutoff, downward facing light fixture.
This parking lot lamp provides light powered by solar cells on the
top of the fixture.
General. All exterior
lighting shall provide for full cutoff, downward facing fixtures which
prevent any light emitted above the 90° horizontal to minimize
night sky pollution, glare and spillover onto adjacent properties,
unless otherwise noted below. Figure 37.
(2)
Light quality and color. Exterior lighting is recommended to be provided
from induction or LED (light emitting diode) fixtures to provide quality
light while minimizing energy use, provided that the color temperature
of the light is between 2,500 and 3,800 Kelvin. Mercury-vapor and
low-pressure sodium lamps are not recommended.
(3)
Light intensity. Exterior lighting for parking lots and pedestrian
areas is encouraged to remain at the lowest acceptable footcandle
levels wherever possible to reduce energy use, glare, light trespass
and night sky pollution.
(a)
The maximum light level of any exterior fixture shall not exceed
0.5 maintained footcandle measured at the property line of an adjacent
property.
(b)
The maximum light level of any exterior fixture shall not exceed
2.0 maintained footcandles measured at the property line of an adjacent
public right-of-way.
(c)
Lighting level measurements shall be made at ground level, with
the light sensor of the meter pointing upwards.
(4)
Parking lot lighting. Light fixtures located associated with a parking
lot shall not exceed 18 feet in height and shall be spaced as required
to provide necessary lighting.
(5)
Pedestrian walkway lighting. Light fixtures located along pedestrian
walkways or paths internal to the site shall not exceed 12 feet in
height.
(6)
Facade lighting. Decorative facade lighting, where used, shall only
direct the light downward on the facade. Upward facing facade lighting
shall only be permitted in instances where it is installed underneath
a canopy, porch or roof overhang which will capture the upward light
spill.
(7)
Security lighting. Security lighting is encouraged to be provided
from regular pedestrian fixtures where possible, especially in areas
visible from a public way. The Village Board of Trustees, in coordination
with law enforcement officials, reserves the right to require the
outside perimeter of any building be sufficiently illuminated to facilitate
surveillance.
(8)
Figure 38. Gas station canopy light. This recessed light
in a gas station canopy is ideal because it focuses the light downward
and reduces glare to passing motorists.
Figure 38. Gas station canopy light. This recessed light
in a gas station canopy is ideal because it focuses the light downward
and reduces glare to passing motorists.
Vehicular
canopy lighting. Light fixtures located underneath vehicle canopies,
such as gas station pumps or drive-through areas, shall be fully recessed
or flush within the underside surface to conceal the illumination
source and prevent glare. As an alternative, the underside of the
canopy may be reflectively illuminated by fixtures facing upwards,
provided that there is no light spillover outside of the canopy surface.
Figure 38.
(9)
Landscaping lights. Decorative landscaping lighting shall be designed
to direct the lighting downward into the planted areas whenever possible.
Upward facing landscape lights may be permitted, provided that they
are low-voltage systems which are equipped with automatic switching
to turn off the lights no later than one hour after the site is closed
to the public, or 11:00 p.m., whichever is earlier.
(10)
Holiday or event lighting. None of the provisions above shall
be construed to limit the temporary use of decorative lights for holidays
or special events.
(11)
Streetlighting. When new pedestrian lights are proposed, the Village's preferred lamppost and cross arm shall be required. Refer to Article 6, Complete Streets, for further guidance on work within the New York State right-of-way. Refer to Schedule 2, Permitted Pedestrian Lights.[3]
[3]
Editor's Note: Schedule 2, Permitted Pedestrian Lights, is included as an attachment to this chapter.
O.
Site amenities.
(1)
General. All new development or redevelopment projects which require
site plan review should provide common site amenities, such as benches,
bicycle racks, trash and recycling receptacles or public transit shelters,
commensurate with the size of the development and anticipated public
use.
