Village of Johnson City, NY i-District Design Standards for Urban Multifamily (UMF) District

All infill or new residential construction shall reflect the existing character and architectural style typical of the historic residential buildings that are characteristic of the i-District to preserve the identity of its residential neighborhoods.

All infill or new commercial or institutional construction shall complement or reflect the existing character and architectural style typical of historic commercial or institutional buildings within the Village of Johnson City and be an iconic design feature of the residential neighborhood.

All infill and new construction shall relate to the proportion, scale and massing of surrounding forms.

To the extent practicable, building stories and horizontal trimlines for infill development shall have continuity with adjacent buildings.

Facades.

All building facades with street frontage shall be architectural consistent with each other in building materials and style.

Buildings fronting on two or more streets shall have appropriate facades facing each street.

New construction shall not create large, undifferentiated walls with few to no windows or door openings facing a street, drive or parking area.

In instances where the front facade is greater than 50 feet in width, delineation and treatments, such as a recess or projection that significantly vary the depth of the building wall, shall be used to break up its appearance and create distinct masses.

Building Delineation

Excluding single-family and two-family dwellings, side and rear walls may incorporate well-maintained public art displays or landscaped walls to add visual interest to the i-District.

For single- and two-family dwellings, changes in rooflines and bumpouts shall extend significantly to show changes in living space inside and avoid faux massing consistent with the character of surrounding neighborhood.

Fire escapes shall be located on side and rear facades only.

No more than 50% of the total exterior surface of an enclosed front porch may be solid. At least 50% of the enclosure must be transparent and allow visual access into the porch.

Garages shall be set back so as not to be a primary facade feature.

Height, setback and orientation.

New construction shall be a minimum of two usable stories.

Building setbacks shall be the average setback of existing principal structures on adjacent parcels within 250 feet.

Buildings shall be oriented such that the facade facing the street is substantially parallel to said street.

Materials and color.

Along street frontages, all exterior building walls and structures shall be constructed with brick masonry, clapboard siding, stucco or stone.

Street facades shall have one primary exterior building material with up to two additional exterior building materials for accents or trim.

Changes in materials and color shall occur at inside corners.

All wood shall be finished using either stain or paint.

All metal shall be colored.

Clear-coated aluminum or stainless steel shall not be permitted as a finished building material.

Doors shall be painted or stained to accent the building.

Solid doors shall be multi-paneled.

Multi-Paneled Doors

Decorative masonry materials such as split-face and textured finish blocks shall be discouraged, but may be considered an acceptable facade material at the discretion of the Planning Board.

(10)

Exterior finishing materials for renovations, additions, and rehabilitations shall be consistent with the appearance of historic materials being retained on the existing building and shall complement adjacent historic structures that are characteristic of the residential neighborhood.

(11)

The following materials or systems shall not be utilized on finished building or signage exteriors:

Exterior insulation and finishing systems (EIFS);

Direct-applied finish systems (DAFS);

(c)

Vertical aluminum or metal siding;

(d)

Vinyl siding;

(e)

T111 siding;

(f)

Glass block, unless it is historically appropriate;

(g)

Spandrel glass or glass; and

(h)

Standard masonry block.

(12)

Neutral or muted color palettes shall be used for all exterior finishes.

Transparency.

All exposed facades shall have a minimum transparency of 15% of the wall area.

New construction and building alterations shall have a void-to-solid ratio created by window openings and wall surfaces that is consistent with the valued historic forms found in the Village.

Building alterations shall complement the existing window rhythm.

Windows shall be of a scale, proportion and extent appropriate to the overall architectural style of the building.

Existing windows shall not be covered up or changed in size unless the proposed change is part of an effort to restore the original appearance of a building.

Window openings shall be trimmed with an appropriate material (brick, stone, wood, wood-like, cementitious board) to provide added definition to the overall facade.

No external security devices (coiling shutters, accordion gates, etc.) shall be utilized. Alternative security systems, such as lighting, alarms, and interior barriers, may be used when necessary.

Roof design and building articulation.

Building rooflines and bump-outs shall be consistent with the character of the neighborhood.

Rooflines shall be designed in character with the overall architectural style of the building and the vernacular of buildings of the Southern Tier of New York State. For example, gable, gambrel, mansard, shed, and hip roofs are common within the region.

Roof Styles

Dormers may be used on residential buildings or where appropriate to add detail to building roofs and complement the historic character of the i-District residential uses.

Excluding single-family and two-family residential uses, buildings may have flat roofs with detailed articulation of the roofline through the use of a cornice.

If a flat roof is used, elements that define the roof and the upper quartile of the facade shall incorporate an added level of detail and articulation to the architectural expression of the building.

Design elements and articulation.

Residential buildings shall utilize historic design elements that reflect the architectural style of the building and relate to the scale, height, proportion and mass of the building and surrounding neighborhood.

Nonresidential buildings shall define the first floor and provide shelter to entryways through the use of awnings, canopies, recessed entries and other design elements that are architecturally consistent with or complementary to the remainder of the building.

Awnings shall be self-supporting with no poles encroaching the right-of-way and in a fixed position.

Breaks in awnings shall coincide with breaks in facade openings below; otherwise, they shall be continuous.

The material for awnings shall be a durable canvas or fabric. Metal awnings that maintain the character of the building may be allowed at the discretion of the Planning Board.

Awnings shall not be made of high-gloss or plasticized fabrics.

The color of awnings shall be neutral or muted shades that complement the historic streetscape. Bright-color awnings shall not be permitted.

Awnings shall not be backlit or internally illuminated.

Balconies located on the primary building facade shall not be fully enclosed and shall match the architectural design of the building, using similar details and materials.

Building doors and entries.

Doors and entryways shall be of a scale, proportion and coverage appropriate to the overall architectural style of the building.

Primary entryways shall be designed as an important feature of the building facade to provide visual cues to pedestrians independent of site or building signage.

Primary entryways shall be designed with details and treatments, such as trim, moldings, overhangs and/or other defining architectural features, that are consistent with the primary facade.

For all entryways near parking locations, treatments similar to that of the primary entrances shall be required.

The primary entrance shall face the street frontage.

There shall be a connection between all main building entrances and the closest sidewalk (or street, if there is no sidewalk).

For residential buildings:

Principal and shared pedestrian entrances for ground-floor residential units shall have street frontage and direct connection to the sidewalk system.

Residential dwellings or individual residential units with principal entrances at the ground level shall have front porches or entryways that are covered, elevated above grade, or distinguished in other ways to provide visual separation from the street.

§ 300-59.4 Fencing, walls, railings and decks.

Fences and walls.

New walls and fences shall be constructed of high-quality materials, such as decorative blocks, stone, brick, split-faced block, iron, wood, historically appropriate vinyl, or other materials consistent with the associated building.

If more than 20% of a wall or fence, which is visible from the public realm, is being replaced, it shall conform to the regulations for new walls and fences. If less than 20% of a wall or fence is being replaced, in-kind materials, matching height and detailing, shall be used.

Front yard fences shall be no more than four feet in height. Solid front yard fences shall be no more than three feet in height.

Chain-link fences and exposed standard concrete block walls shall not be installed where visible from the public right-of-way.

Railings and decks.

Railings or guards on porches, balconies and other appurtenances shall use a decorative finish and style that relates to the architectural style of the building.

Decks may be constructed on rear elevations where they are not visible from the street. Applicants may also seek permission from the Planning Board to construct decks in front of buildings.

§ 300-59.5 Site amenities.

Site furnishings.

Site furnishings, such as lights, benches, trash cans, bicycle racks, bollards and other amenities, shall be of an historic character representative of the late 19th or early 20th Century style that characterizes the Village of Johnson City and consistent with the i-District Master Plan.

Lighting and public benches, where appropriate, shall promote walkability and safety of neighborhoods.

Site furnishings shall be designed and sited to promote and enhance the pedestrian experience and shall be an appropriate material.

Refuse facilities.

For all properties, excluding single-family and two-family residential uses:

The storage and/or staging of refuse shall take place in the rear yard and shall be buffered or screened from view from parking facilities, adjacent properties and all streets.

All refuse appurtenances, equipment and containers shall be located within a four-sided enclosure constructed of the same or complementary materials found in the principal structure. Such enclosure shall be constructed to a height not less than one foot above the height of all elements within the enclosure.

(c)

Gate access to the enclosure shall be located out of direct view from principal building entrances and adjacent residences. Gates shall remain in a closed position at all times other than during refuse pick-up or delivery.

For single-family and two-family residential uses, garbage totes and similar elements shall be located at the rear of the property or along a secondary elevation that is not visible from the public right-of-way.

§ 300-59.6 Signage.

All types of signage.

Conforming with the Village Sign Regulations outlined in Article 52; permitted signs include wall signs, window signs, and monument signs.

All signs shall conform to the associated height, size and placement restrictions provided within the Village Sign Regulations (Article 52), as well as any additional restrictions in this article.

All signage shall be of professional quality and include decorative features and finishes that are complementary to the architectural style.

Signs shall not be placed on accessory structures.

Signs shall not encroach onto any street or alley.

Standards for specific types of signage.

Wall sign.

Commercial uses and home occupations may have a wall sign proximate to the primary entrance of the business.

Window signs. Window signs that are nontemporary signs adhered to the windows or doors shall be made of transparent materials, including, but not limited to, transparent plastic with letters painted on or attached.

Monument sign.

Commercial uses and home occupations may have a monument sign proximate to the primary entrance of the business.

Sidewalk signs.

Sidewalk signs are permitted for commercial and institutional uses.

Sidewalk signs shall have consistent colors, graphics and finishes with other signage used for the business on site.

§ 300-59.7 Landscaping.

Recommended tree species.

The selection of species of trees shall provide for biodiversity, be salt-tolerant, and a USDA Plant Hardiness of Zone 5b or colder.

The selection of species of trees shall be appropriate to the local environmental conditions and the constraints of the planting location.

Site landscaping.

Plantings shall be limited to species native, hardy, salt-tolerant, known to be noninvasive to the area, and deer-resistant. Significant deviations from these criteria shall be supported by ample evidence by the applicant.

Considerations shall be given during species selection to the mature form, habit, and size of vegetation to ensure plantings do not create safety hazards.

For single-family and two-family residential buildings, plantings shall frame the primary entrance to the building and be well-maintained.

For multifamily, group-care facilities and boardinghouse/rooming house residential buildings and for nonresidential buildings:

Site landscaping shall be required along all property boundaries, except where side yards are less than three feet, where front yards are less than six feet, or where shared-parking lots adjoin abutting properties.

Where a tree lawn is provided, major shade trees shall be planted along the frontage, parallel to the street, with a spacing not to exceed 50 feet or consistent with existing tree spacing.

(c)

At the discretion of the Planning Board, plantings and mulches may be required to be installed along the foundation of the proposed structure in side or rear yards.

(d)

All shrub plantings shall be contained within a defined and edged planting bed with mulch no less than three inches in depth.

Parking lot landscaping and screening.

Vegetation throughout parking lots shall be required.

All parking lot medians, end islands and perimeters shall be attractively landscaped, and such landscaping shall count towards satisfying the Village Landscaping Standards.

Major and minor deciduous trees shall be utilized in all end island, medians and parking lot perimeters to a density that will provide adequate shade but that will allow each specimen adequate space to grow and thrive.

Multiple parking "rooms" shall be broken up by vegetated medians six feet to 10 feet in width, and shall be planted to provide visual buffering between "rooms" to a density and arrangement deemed appropriate by the Planning Board (see graphic below).

The Planning Board may require additional major and/or minor tree plantings within parking areas beyond amounts specified in the Village Landscaping Standards.

Parking in side or rear yards shall be screened from streets or adjacent residential properties with attractive landscaping and fencing.

Existing parking lots along front yard setbacks shall be screened from streets or adjacent residential properties with attractive landscaping or fencing.

Parking lot screening materials shall be similar or complementary to those found on the primary building.

Parking Lot Landscaping & Screening

Buffers and screens.

Nonresidential buildings shall provide buffer plantings of coniferous/deciduous trees and shrubs, with fencing where appropriate, along property boundaries adjacent to properties zoned or exclusively used for residential purposes to a density and height deemed appropriate by the Planning Board.

The use of individual coniferous trees without associated shrub plantings shall not be an approved buffer strategy.

§ 300-59.8 Lighting.

Site lighting.

Lighting shall be designed such that poles, fixtures, ornamentation and materials are of pedestrian scale and height, and provide for a safe pedestrian experience.

Site lighting fixtures shall complement the architectural style of the building and surroundings.

Fixtures within pedestrian areas, along sidewalks and walkways shall be no higher than eight feet.

Fixtures within parking lots shall be no higher than 20 feet.

Fixtures shall be fully shielded and/or "Dark Sky" compliant.

Light trespass into adjacent noncommercial areas shall not exceed 0.1 footcandle in intensity.

Amber hue lighting, such as high-pressure sodium fixtures and others of equivalent performance, shall not be permitted.

Lighting fixtures shall be directed away from adjacent structures and property boundaries.

Fixture mounting height, direction and intensity shall be determined based on the minimum requirements necessary to efficiently and safely illuminate the area.

Building lighting.

Building-mounted lighting shall be of a style complementary to the architectural character of the building and surroundings, and shall be fully shielded.

Building-mounted lighting shall not be utilized as area lighting in place of pole-mounted lighting along private rights-of-way, sidewalks and pedestrian zones, and parking areas.

Building-mounted lighting shall not be mounted higher than 15 feet above grade.

Wall-pack style lighting fixtures shall not be placed upon primary facades.

Signage and accent lighting.

Internally illuminated signs shall only be permitted when they complement the character of the building.

External illumination fixtures shall be shielded and directed such that a minimum amount of light pollution is created.

Signage accent lighting shall be of a lesser intensity than the illumination for the sign panel itself.

Signage lighting fixture styles shall include lanterns, goose-necks, and shielded, architectural-grade spotlights.

Single-bar fluorescent tube fixtures shall not be allowed unless they complement the character of the building.

Building accent lighting shall be discrete in nature and of the same color and a lesser intensity than other building-mounted lighting.

Accent lighting shall focus on highlighting architectural details or elements rather than the illumination of entire facade or walls.

§ 300-59.9 Green infrastructure.

Green infrastructure design elements, such as, but not limited to, bioswales, rain gardens, bioretention areas, porous pavements, green roofs, and other measures which promote the infiltration, transpiration, and evaporation of stormwater runoff, shall be used where practicable.

All green infrastructure facilities shall provide a pleasing aesthetic complementary to the character of the Village of Johnson City and consistent with the i-District Master Plan.

All green infrastructure design elements, including plantings and pavements, shall be regularly maintained to promote their proper and intended function.

§ 300-59.10 Mechanical equipment and loading areas.

Mechanical equipment.

Parapets and false roofs shall be utilized to obscure the view of rooftop mechanical equipment when viewed at the ground level from the opposite side of the corridor or adjacent districts. The use of fencing, lattice and similar materials to screen rooftop mechanical equipment shall not be permitted.

Where feasible, utility service connections from rights-of-way or easements shall provide subterranean connections to site structures and appurtenances, including, but not limited to, principal structures, garages, storage buildings, and site lighting.

Aboveground utility service connections appurtenances and fuel pumps shall be located in side yards or rear yards and screened from view from the street as necessary. This includes, but is not limited to, generators, transformers, vaults, "hot-boxes," switch-gear, meters, valves, compressors, pumps, control or service panels, or any heating, ventilation and cooling equipment.

Loading areas.

Loading docks, bays, and staging areas shall be located to the rear of the structure. Side loading areas may be approved at the discretion of the Planning Board with approved screening.

When the rear of a structure abuts a street or residential zone, loading areas shall receive appropriate screening.

§ 300-59.11 Circulation.

Pedestrian and vehicular circulation.

All on-site circulation shall be designed to comply with the Village of Johnson City's Complete Streets Policy.

Safe, convenient and efficient pedestrian routes shall be provided between different areas within a site, such as parking areas, bicycle parking, common outdoor areas, structures in a multiple-structure development, and any pedestrian routes.

Pedestrian and vehicular circulation patterns shall be designed to minimize potential conflicts between vehicles and pedestrians and to provide enhanced separation.

Parking and vehicular circulation patterns shall be designed to reduce speeds and increase pedestrian safety, efficiency and convenience.

Pedestrian walkways shall be provided within the vegetated medians of parking lots.

Pedestrian routes shall be hard-surfaced and at least four feet wide.

Where the pedestrian route crosses driveways, parking, and loading areas, the route shall be clearly identifiable through the use of elevation changes, paving materials, or other methods.

Sidewalks.

Sidewalks shall have a minimum width of five feet, or wider at the discretion of the Planning Board.

Sidewalks shall be constructed to provide access from all principal building entrances to the sidewalk system and parking areas.

Sidewalks adjacent to streets, driveways, and parking lots shall be curbed to separate pedestrians and vehicles.

Sidewalk curb ramps and crosswalks shall be constructed in accordance with ADA standards.

Sidewalks abutting a public street shall be constructed of poured concrete.

Sidewalks not on a public street shall be constructed of poured concrete, brick, concrete pavers, or stamped concrete.

Asphalt sidewalks shall be prohibited.

Driveways and access.

Driveways outside the public right-of-way shall be no more than 24 feet in width.

Driveways shall be set back from the side lot line a distance of five feet, and from principal buildings a distance of no less than five feet, or as required for safe sight distances. Shared drives are not required to provide the five-foot side yard setback.

Shared ingress and egress shall be provided where determined appropriate and feasible by the Planning Board.

New construction or improvements shall plan for, accommodate, and/or reserve land for future connections with adjacent properties to facilitate cross access.

Excluding single-family and two-family residential uses, a designated five-foot-wide curbed sidewalk shall be provided between the edge of entry drives and the principal building.

§ 300-59.12 Parking regulations.

Bicycle parking regulations.

The number of required short-term bicycle spaces shall be as follows:

Multifamily dwellings and apartments: one bicycle space for every five dwelling units.

Public parking lots: four bicycle spaces per every 20 vehicle parking spaces.

Bicycle parking shall be located outside the building and at the same grade as the sidewalk, within 50 feet of the main entrance to the building, as measured along the most direct pedestrian access route.

An area two feet by six feet shall be provided for each bicycle space.

When properly parked in a bicycle space, the bicycle shall not be able to be pushed over or fall in a manner that will damage it.

Bicycle racks shall be in full view in a well-lit area and securely anchored.

Bicycle racks shall not obstruct pedestrian traffic.

Parking location.

Excluding single-family and two-family residential uses, vehicular parking, standing, loading and drop-off facilities shall be located in rear yards whenever possible and not less than 10 feet from the rear property boundary or five feet from a side property boundary.

Existing parking lots located in the front of a building shall not be expanded.

Upon demonstration of significant site limitations by the applicant, the Planning Board may allow side yard parking behind a line extending from the primary building facade parallel to the street. In no instance shall side yard parking lots be less than 10 feet from the street right-of-way or five feet from a side lot line.

For corner lots, side yard parking shall be allowed, subject to all other applicable regulations governing side yard parking.

For lots with side yard parking, the linear distance of parking at the front lot line shall not exceed 30% of the total lot width.

For sites proposed with multiple structures, parking shall be centralized and shared in parking areas or "rooms" of no more than 50 cars.

Side Yard Parking

Massing and orientation of parking.

Parking lots shall be arranged such that long, uninterrupted views across large areas of parking are not visible from any street or adjacent properties. To achieve this, parking lots shall be designed in "rooms" containing no more than 50 vehicles each.

Parking lots shall be designed and oriented to allow for cross lot access.

Curbed end islands between six feet and 10 feet in width shall be required for all parking configurations entirely surrounded by drive aisles, provided such configurations contain more than five spaces in a single row and 10 spaces in a double row.

Circulatory drive aisles, medians, and/or curbed end islands shall be installed such that no more than 10 parking stalls along the perimeter shall go uninterrupted.

Upon the satisfactory presentation of significant site limitations by the applicant, the Planning Board may approve deviations from parking lot median and end island requirements.

Parking Lot Requirements

Parking requirements and garages.

The number of off-street parking spaces provided per structure shall be in accordance with standards outlined in the Village's minimum parking requirements.

The design of parking garages shall be consistent with the requirements for materials and color in the Urban Multifamily District and shall be designed to complement the existing character and architectural style of the historic residential buildings within the i-District.

Shared parking.

Applicants shall investigate common or shared parking opportunities between adjacent principal businesses with differing peak hours.

All parking included under a shared parking agreement shall count towards the numerical requirements for off-street parking.

Applicants shall demonstrate shared parking investigation and, if feasible, shall submit a shared parking analysis. A shared parking analysis shall address, at minimum, the size and type of the proposed development, the anticipated use(s) of the property, the anticipated rate of parking turnover and the anticipated peak parking and traffic load for all uses that will be sharing off-street parking spaces.

The applicant shall furnish sufficient evidence of a viable and legally binding shared parking agreement on behalf of all involved facilities to the Planning Board prior to approval of a shared parking program.

Applicants approved for the use of shared parking within combined parking lots shall not be required to provide the five-foot side setback and buffer requirement along the shared property boundary.

Other parking considerations.

Adequate provisions shall be made within the site to accommodate the removal and storage of snow. Applicants shall provide a plan for the location and removal of snow during snowfall events.