Source: http://nyack-ny.gov/document/waterfront-wf-zone-draft-text-amendment/
Timestamp: 2017-05-25 10:30:49
Document Index: 462065768

Matched Legal Cases: ['§ 360', '§360', '§ 360', '§ 360', '§360', '§ 360', '§ 360', '§ 360', '§ 360', '§360', '§360', '§ 360', '§ 360', '§360', '§360', '§ 360']

WaterFront (WF) zone DRAFT text amendment – Version 1 | Village of Nyack	Village of NyackOfficial website for the Village of NyackInfo
WaterFront (WF) zone DRAFT text amendment – Version 1
WF_Text_Amendment_Draft_1.pdf
NOTE — This is the original draft given to the Village Board for consideration, which was edited, and a new draft was given to the Trustees before the 2/25/16 Public Hearing
Upon receipt of the Petition, the Village Board, in compliance with the provisions of its local law governing Petitions to amend the zoning text, referred the Petition for review and comments to the Nyack Planning Board (required by Village Code section 360-5.6(B)(3)(a)), and to the Rockland County Department of Planning (required by Village Code section 360-5.6(B)(3)(b), and General Municipal Law 239 (L) & (M)). Additionally, the Village Board sought comments on the Petition from the Village of Nyack Planning Consultant Robert Galvin, as well as from BJF Planning Consultants (an experienced private consulting firm previously retained by the Village of Nyack to provide professional expertise in planning, design, environmental analysis, real estate and transportation).
The comments of the aforementioned Boards, individuals, and entities, as well as the transcript from the public meeting held on October 1, 2015, are incorporated by reference into to this LegislativeStatement.
Chapter 360-2.5 of the Zoning Code, entitled “Other Districts”, specifically, section 360-2.5(B), entitled “Waterfron Development District (WF), shall be amended to read as follows:
(1) Purpose. The purpose of the WF District is to provide for and encourage uses along and near the Hudson River related to and appropriate for a waterfront area. The zoning district is intended to encourage a proper balance of uses in and near the waterfront by facilitating water-dependent uses where public access will be provided, and to preserve the aesthetics and ambiance of the area. In order to provide a district in which commercial uses at the shoreline will be compatible with other waterfront uses and objectives and encourage the overall development of the Village, the specific intent of this section is to:
(a) Maximize the utilization of waterfront land by water-oriented uses which require a waterfront location.
(b) Regulate uses that may be enhanced by a location along or near the shoreline but do not require a waterfront location.
(c) Maximize physical public access from the land to and along the Hudson River shoreline.
(d) Protect water quality, fish and wildlife, scenic views and natural vegetation and enhance aesthetic resources to the greatest feasible extent.
(2) District specific standards.
(a) Site development plan approval. All buildings and other uses of land within the WF District shall be subject to review by the Planning Board in accordance with the provisions of § 360-5.7, and subject to review by the Village Board if an application for development in the WF Zoning District seeks a Special Permit under §360-2.5(B)(2)(c). In addition to the considerations set forth in § 360-5.7, the Planning Board shall consider the following factors for review:
[1] The quality and extent of views from the adjacent public streets through the property to the Hudson River.
[2] The design and relationship of development to the waterfront as viewed from the Hudson River.
[3] The design and function of any easement or other access provided to the water’s edge, including new bulkheading.
[4] The eligibility of proposed development to utilize any of the development incentives set forth in § 360-2.5B(2)(c).
[5] The consistency of such incentive features with the Village’s Comprehensive Master Plan and related studies and plans adopted by the Village Board of Trustees.
[6] The quality of design of the proposed development to the extent that the the design incorporates Development Incentives or Design Guidelines set forth in §360-2.5(B)(2)(c), or as determined by the Architectural Review Board in accordance with its review in accordance with § 360-5.15C.
(b) Special bulk requirements. The following requirements shall apply to all development within the WF District:
[1] Building height. No buildings or structures shall be erected to a height in excess of 35 feet, except as provided in § 360-2.5B(2)(c)[1].
[2] Building width. The total cumulative width of buildings, structures, fences or walls more than 30 inches in height shall not occupy more than 50% of the width of a parcel as measured along a line parallel to the adjacent street measured at the front yard. Of the remaining open area, one uninterrupted space shall be at least 30% of such parcel width, unless the parcel provides more than one view corridor as required in § 360-2.5B(2)(b)[4].
[3] Riverfront setback. An average setback of 50 feet shall be provided from any buildings or structures on a lot to the normal high-water line of the Hudson River unless its design requires a location closer to such water line, as determined by the Planning Board. No part of any building or structure shall be closer than 15 feet to the normal high-water line.
[4] View corridor. In addition to any general requirements required by the View Protection Overlay District established in § 360-4.4B, the following specific requirements apply within the WF District:
[a] A view corridor to the Hudson River shall be maintained at the intersection where each street intersects Gedney Street or Piermont Avenue and at the northerly end of Gedney Street.
[b] Such view corridor shall have an unobstructed width of at least 50 feet at the street line and 100 feet at a distance 300 feet from such street line, measured perpendicular to the center line, extended, of such intersecting street. Such view corridor shall be unobstructed as to height; however, buildings may be located in this corridor if their highest elevation is below that of the mean elevation of the adjacent street line.
[c] No parking shall be allowed in the view corridor unless it is screened from view, and any landscaping within the view corridor shall be maintained at a height no greater than four (4) feet from the mean level of the street line within the view corridor. Landscaping, trees, trellises, and hedges may exceed four feet with Site Plan approval.
(c) Development incentives by Special Permit. . In order to encourage development which promotes the purposes for which the WF District has been established and to achieve the Design Guidelines outlined in §360-2.5(B)(2)(c)[6], the following exceptions to the bulk requirements set forth above and in the lot and bulk regulations for the WF District may be permitted by the Village Board by the issuance of a Special Permit approving the same. Any Development Incentives approved by the Village Board are applicable only to the Site Plan Application for which they have been approved. Viewsheds shall be preserved per §360-2.5(B)(2)(b)(4).
[1] Building height may be increased to no more than 52 feet under the conditions as follows:
(a) Maximum height may be increased by five feet for each five-percent reduction of maximum permitted width, up to a maximum of 52 feet (e.g., if width is 45%, maximum permitted height is 35 feet; if width is 40%, maximum permitted height is 40 feet); or,
(b) At a height of 22-24 feet, the building must step back 5 feet and at a height of 40-42 feet the building must step back an additional 5 feet. Alternatively, the building may step back a total of 10 feet at a height of 40-42 feet.
(c) Notwithstanding the provisions of this subsection, in the case of a building exceeding 40 feet in height, the exceptions to height limitations set forth in § 360-4.2C(2), as amended, shall not apply.
[2] Building width may be increased to a maximum of 60% of the width of a parcel if the parcel provides more than one view corridor as required in § 360-2.5B(2)(b)[4].
[3] Floor Area Ratio (FAR) and density. FAR may be increased to no more than 1.50 if the Site Development Plan:
(a) Provides Special Waterfront Improvements open to the public specifically incorporating the Development Incentives set forth in §360-2.5(B)(2)(c)[5]; and
(b) Incorporates the Design Guidelines for the Waterfront as set forth in §360-2.5(B)(2)(c)[6][a]-[c].
(c) Notwithstanding the provisions of this subsection, residential density shall not exceed 35 residential units per acre.
1.25 per 1 BR
[5] Waterfront Access. Waterfront access shall be provided per requirements in the WF Design Guidelines, including a pedestrian walkway, one water dependent amenity and a retail/restaurant use adjacent to the pedestrian walkway. Setback from the Hudson River shall comply with section § 360-2.5(B)(2)(b)[3].
Buildings should be set back a minimum of 10 feet and a maximum of 15 feet from the property line.
Building façade materials should be comprised of stone, stone veneer, brick, fiber cement panels, or wood. Stucco, exterior insulation finishing systems (EIFS) are discouraged.
Facades along Gedney Street may have a maximum of fifty percent glass below thirty-five feet and a maximum of seventy-five percent glass above thirty five feet.
Visual impact of larger windows should be reduced through the use of vertical subdivision of frames
Parking structures facing a public street or other publicly accessible area should be architecturally integrated into the principal building using techniques such as an exterior clad in brick, architectural metal panels, solar panels, a window-like facade treatment, or “liner” buildings, i.e. buildings located in front of the parking garage that screen the garage from public view.
Buildings along Main Street address the corner of Main Street and Gedney Street, while allowing for access and views out to the river from Main Street approaching the corner of Main and Water Street.
Main Street frontage should have a maximum of one curb cut.
Materials should be comprised of stone, stone veneer, brick, fiber cement panels, or wood. Stucco, exterior insulation finishing systems (EIFS) are discouraged.
Facades along Main Street may have a maximum of fifty percent glass below thirty-five feet and a maximum of seventy-five percent glass above thirty five feet.
Reflective glass is prohibited. Parking structures facing a public street or other publicly accessible area should be architecturally integrated into the principal building using techniques such as an exterior clad in brick, architectural metal panels, solar panels, a window-like facade treatment, or “liner” buildings, i.e. buildings located in front of the parking garage that screen the garage from public view.
Facades located more than thirty-five feet from Gedney Street may have a maximum of seventy-five percent glass.
Visual impact of larger windows should be reduced through the use of vertical subdivision of frames.
(d) Determination of lot area. To determine the maximum number of residential dwelling units that can be allowed on a parcel of land within the WF District, and for all other uses, the lot area of the site shall be determined by subtracting from the gross acreage of the site the following:
[1] Land below the normal high-water line of the Hudson River.
[2] Land shown to be in the floodway or coastal high-hazard area (A and B Zones) of the Federal Emergency Management Agency’s Flood Boundary and Floodway Map or Flood Insurance Rate Map.
[3] Land located within an easement that precludes development.
(e) Public access. Permanent public access must be provided from the adjacent public street to and along the Hudson River if the property is used for any of these uses: multifamily dwellings, art gallery, arts/crafts studio, bar or tavern, bed-and-breakfast, inn, hotel or motel, office-general, restaurant, retail sales and service, or public utility structure. Such access, in the form of a permanent easement, shall be at least 12 feet wide for at least 75% of its length and shall extend along the normal high-water line of the Hudson River for the width of the property and shall be part of a continuous connection between the north and south boundaries of the property. Porous pavement material, such as cobblestone, brick, etc., suitable for pedestrian use, at least six feet wide, shall be provided for the entire length of the easement; suitable landscaping shall also be provided. The access easement shall provide for permanently unobstructed views or vistas of the Hudson River along its entire length. Provision satisfactory to the Village Board shall be made by the property owner for maintenance of the public access.
(f) Sidewalks. Sidewalks conforming to Village specifications shall be provided on the street frontage of the lot and/or within the right-of-way of any street located adjacent to a lot. The sidewalk material shall be continuous through the drive.
Filed Under: Uncategorized GROUP: Business, Residents, Trustees, Village Attorney Related Meetings: Public Hearing — Zoning Text Change to Chapter 360/Section 2.5 — 2016-02-25, TZ Vista Workshop – 2016-01-26Helpful Links