Village of Saranac Lake - General Requirements

Access Parking and Circulation
Site access and circulation.

(1) Rights-of-way. To the extent practicable, the width of the ROW shall be limited to the current dimension, and additional purchases of property should be avoided.

Street design.

(1) Travel lane width shall be minimized to calm the flow of traffic through the district and to allow to the maximum extent practicable shared space for other modes of transportation (i.e., bicycles and pedestrians) within the width of the existing public ROW.

(2) Roadways shall be curbed. Acceptable materials for curbing include concrete and granite. Asphalt curbing is not permitted.

(3) Bicycle facility design. See § 106-81C(3) for details.

(4) Pedestrian facility design.

(a) Development proposals shall incorporate sidewalks and pedestrian pathways that, to the maximum extent practicable, comply with Americans with Disabilities Act standards.

(b) Continuous internal pedestrian walkways or sidewalks, no less than five feet in width, shall be provided from the public sidewalk or ROW to the principal customer entrance of all commercial buildings on the site. Curbed walkways are preferred.

(c) Continuous internal pedestrian walkways or sidewalks, no less than five feet in width, shall be provided between the principal customer entrance of all commercial buildings on the site and off-street parking areas.

(d) Sidewalks at least five feet in width shall be provided along all sides of the lot that abut a public street in accordance with the Village of Saranac Lake Sidewalk Plan, as amended. Sidewalks shall be constructed in accordance with specifications set forth by the Village of Saranac Lake.

(e) At a minimum, walkways or sidewalks shall connect focal points of pedestrian activity such as, but not limited to, transit stops, adjoining properties and buildings, street crossings, building and store entry points.

(f) All internal walkways, sidewalks and crosswalks shall be distinguished from vehicular surfaces through the use of durable, low-maintenance surface materials such as pavers, bricks, stamped concrete, scored concrete or properly maintained surface treatment to enhance pedestrian safety as well as the attractiveness of the walkway or sidewalk.

(g) Developments shall provide for exterior pedestrian furniture in appropriate locations at the rate of one seat for every 20,000 square feet of gross floor area.

(h) Intersecting points with regional trails and local walkways shall be accommodated.

(i) Accessory and ancillary facilities (i.e., crossing signage, striping, and designation of crossing points) shall be provided at regular intervals.

(j) Separate and dedicated interconnecting walkways shall be provided between parcels containing commercial uses.

(k) Waiver of interconnection requirements when necessary for public safety. The Development Board may omit required interconnecting walkways when deemed to be necessary, for reasons of public safety.

Parking and loading.

(1) Off-street parking design.

(a) Off-street parking spaces shall be located in the side or rear yard, except:

[1] Single-family and two-family dwellings may have two front yard parking stalls per dwelling unit or a parking area with a maximum coverage area not to exceed 30% of the front yard.

(b) Off-street parking areas should be set back a minimum of five feet from any property line.

(c) All off-street parking spaces and drive aisles must comply with the minimum dimensional standards shown in the Parking Stall and Drive Aisle Dimensions Table. See table for detailed information.

(d) Six-inch-tall curbing with a ninety-degree vertical angle shall be used when creating islands for vegetation or lighting.

(e) Parking areas of more than 50 spaces, or in other cases as deemed appropriate by the Development Board, should be segmented with the use of landscaped islands or medians that are at least 10 feet in width.

(f) Curb cuts should only be as wide as necessary to accommodate needed lanes. The number of curb cuts and curb radiuses should be kept to a minimum.

(g) Parking areas should be designed so that cars may exit and enter without backing onto the right-of-way.

(h) Secondary access points from side roads should be employed when warranted.

(i) Adjacent parking areas should be connected by pedestrian pathways whenever possible.

(j) Where transit stops occur in the public right-of-way, pedestrian walkways should provide a direct and clear connection from the building's main entrance to the transit stop.

(k) Shared parking areas serving two or more uses are encouraged and may be required.

(l) Parking area design should accommodate adequate provisions for snow removal and storage.

(m) All parking areas should be designed to properly drain and not create a nuisance on adjacent properties and shall be constructed of concrete, asphalt, brick pavers or gravel surface. The use of pervious materials to reduce stormwater runoff is encouraged and may be required.

(2) Parking area landscaping and screening. See § 106-81D(2) for details.
(3) Parking area lighting. See § 106-81D(3) for details.
(4) Loading areas. See § 106-81D(4) for details.

See § 106-81: Access, parking and circulation for complete, detailed information on access, parking and circulation.

Applicability of Other Regulations
The ability to undertake a land use activity pursuant to this code does not repeal or eliminate the jurisdiction of other local, regional, state, or federal agencies. Those undertaking land use activities are advised that approvals and/or permits may be required from said agencies.

Application of Regulations
Except as hereafter provided:

A. No building, structure, or lot shall hereafter be used or occupied and no building or structure or part thereof shall hereafter be erected, moved, altered, demolished, reconstructed or enlarged except in conformance with the regulations herein specified for the district in which it is located.

B. No part of a yard or other open space required in connection with any building or use shall be included as part of a yard or other open space similarly required for another building or use.

C. No yard or lot existing at the time of the passage of this code shall be reduced in size or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this code shall meet the minimum requirements set forth herein.

D. Nothing contained herein shall prohibit the use of a lot of record in legal existence as of the date of enactment of this code even if such lot or lots do not meet the minimum area and bulk requirements. Further, nothing contained herein shall prohibit the use of an undeveloped lot in a subdivision which is in legal existence as of the date of enactment of this code, providing that such use is in conformance with requirements set forth in Part 2, Article VIII, of this code. Preexisting nonconforming uses, structures and lots shall comply with the requirements set forth in Part 2, Article IX, of this code.

E. No off-street parking or loading space required for one building or use shall be included as satisfying, in whole or in part, the off-street parking or loading space required for another building or use, unless approved as a shared parking plan by the Development Board.

F. No off-street parking or loading space shall be so reduced in area that it does not meet the minimum requirements of this code.

G. Within each district, the regulations set forth by this code shall be considered minimum regulations and shall apply uniformly to each kind of building, structure or land.

See § 106-39: Application of regulations for complete, detailed information.

Architectural Design Standards
A. For information on the design objective, see § 106-84A for details.

B. General architectural design.

(1) New construction and/or renovations. New construction and/or renovations shall be compatible with local building traditions. Architecture must be compatible with existing commercial building styles and types. Local representative traditions/styles, which include most of the typical late 19th and early 20th Century styles such as Victorian, Neoclassical, shingle and bungalow styles as well as Adirondack architecture, are allowed.

(2) Through the conversion of residential buildings to commercial uses, certain residential styles have become representative of commercial buildings. Commercial structures/uses may continue to utilize this type and style. Representative residential to commercial conversions consist of one- or two-story buildings characterized by pitched roofs with wood siding, typically double hung with exterior wood casings. Representative commercial buildings are multistory structures with gabled, hipped, or semi-flat roofs. Exterior materials consist of coursed wood such as clapboards and shingles, brick, stucco, or stone, which does not include preengineered vertical sheets such as T-111.

(3) Building colors. Building colors shall blend with the natural landscape so that development does not take a visual prominence. Brilliant, luminescent or daylight fluorescent colors are prohibited. The colors found in the natural landscape of the Village of Saranac Lake area, the white of the snow, the browns and greens of the forests, the gray-green of the mountains and lakes, relate to the historic architecture of the buildings.

(4) New construction shall be compatible with traditional architecture without copying it directly. Elements which are characteristic of traditional architecture may be incorporated into a contemporary design, or a contemporary design may be an original interpretation of a traditional style.

(5) Historical or cultural styles that do not have a connection or association with the region or the community are not permitted, as well as architectural gimmicks that attempt to disguise inappropriate architecture by applying gratuitous ornamental features to nonrepresentative building types or styles. Since the faking of historic buildings undermines the value of the original and creates a theme-park atmosphere, new construction shall not attempt to literally replicate historic sites.

(6) For a list of architectural styles, see § 106-84B(6).

(7) Scale. Scale is size relative to surroundings and to other buildings of similar type. Transition should be made from small-scale elements to large-scale elements. Any structure greater than 25,000 square feet shall be broken down into architectural components of not more than 25,000 square feet, thus producing an appearance of clustering which will reduce the perceived scale of the structure and the impact on smaller buildings.

(8) Facade. Facade lengths shall be varied. The objective of this requirement is to ensure that buildings do not become overpowering. A change in the planes of walls, changing the direction or providing some variety in the roof form gives diversity and visual interest.

(9) Structures greater than 60 feet but less than 120 feet in length must exhibit a prominent shift in the facade of the structure so that no greater than 75% of the length of the building facade appears unbroken. Each shift shall be in the form of either a ten-foot change in building facade alignment or a ten-foot change in roofline height, or a combined change in facade and roofline totaling 10 feet.

(10) Structures which exceed 120 feet in length on any facade shall provide a prominent shift in the mass of a structure at each ninety-foot interval, or less. The shift shall be in the form of a fifteen-foot change in building facade alignment or a fifteen-foot change in total change in roofline.

(11) A combination of both the roofline and facade change is encouraged. To that end, if the combined change occurs at the same location of the building plane a fifteen-foot total change will be considered as full compliance.

(12) Massing. Massing is the arrangement of forms, elements, or individual components of a building design. Building components may be multistoried and interconnected by intersecting roofs, by porches, or by covered or uncovered walkways. Box-like massing shall not be allowed.

(13) Roofs. Simple roof types are encouraged on small buildings, and roofs of larger buildings shall be more complex and shall continue a main roof with a lower, intersecting secondary roof type rather than use only a single-type roof.

(14) Gabled and hip roof pitches are encouraged. Roof overhangs, where feasible, should be 12 inches to 24 inches.

(15) Visible roofing materials should be asphalt or composite shingle, slate, cedar shake or standing seam metal. Colors shall be neutral to dark. Untreated "galvanized" roofing and highly reflective roofing shall not be allowed.

(16) Fenestration. Doors and windows should be balanced in their placement on building facades. Though symmetry is not necessary, a general balance between facade elements is harmonious to the eye. Glass areas per floor should be greater at ground floors than at upper level floors.

(17) The window style should be consistent across the entire exterior of a building. Double hung and casements with permanent muntins are encouraged. Replacement windows should be in keeping with original style.

(18) Windows should be vertical, in proportion ranging from 1:2 to 3:5 ratio of width to height. Horizontal windows are acceptable when grounded with vertical side windows. Transoms are encouraged both on storefronts and second-story windows. Window frames should appear as substantial building elements. Picture windows combined with triangular, curved, and sloped windows are discouraged, as are too many decorative windows. Windows should be consistent with the architectural style of the building.

(19) Doors should be at least fifty-percent glazed. Replacement doors should fit the original opening(s).

(20) Exterior materials. Exterior material shall be horizontally coursed wood such as clapboards and wood shingles, brick, stone, or other natural-looking materials.

(21) Vertical plywood siding such as T-111 and asphalt shingles are prohibited although board and batten, board and gap and vertical half-log siding may be approved by the Development Board if it is compatible with the overall style of the building and surrounding buildings. The use of vinyl siding for the rehabilitation of existing buildings is discouraged unless it can match the historic material in size, profile and finish so that there is no change in the character of the building. Vinyl siding for new construction is discouraged unless it can match the size, profile and finish of traditional building materials typically found in the Village.

(22) Development that incorporates the principles of universal access and design is encouraged but not required.

C. Downtown District E architectural design standards. See § 106-84C for detailed information.

See § 106-84: Architectural design standards for complete, detailed information.

Blocks and Lots
The standards and specifications for single-family residential subdivisions are contained in these regulations. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Development Board for multifamily dwellings and commercial and industrial subdivisions.

(1) The lengths, widths and shapes of blocks and lots shall be determined with due regard to:

(a) Zoning requirements;
(b) Provision of adequate building sites suitable to the special needs of the type of use contemplated;
(c) The need for convenient access, circulation, control and safety of street traffic;
(d) Limitations and opportunities of topography;
(e) Block length, which shall generally not exceed 600 feet. Where blocks must exceed 600 feet due to topographical or other constraints, a pedestrian walk shall be provided in accordance with § 106-124B(1)(f); and
(f) The need for pedestrian walks not less than 10 feet in width, property line to property line, which shall be required for blocks over 600 feet long or where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation and other community facilities or to implement a bicycle or pedestrian trail network.

(2) Land subject to flooding shall not be platted for residential occupancy or for such other uses as may increase danger to life or property or aggravate the flood hazard.

(3) The subdividing of the land shall be such as to provide that each lot abuts a public street which provides satisfactory access via streets to an existing public street or highway.

(4) Double-frontage and reverse-frontage lots shall be avoided except where essential to provide separation of residential development from arterial streets or other disadvantageous uses or to overcome specific disadvantages of topography and orientation.

(5) Side lot lines shall be substantially at right angles.

(6) In case a tract is subdivided into larger lots than normal building lots, such lots shall be arranged so as to allow the opening of future streets and logical further subdivision.

Clearing Regulations
A. Selective tree removal and clear-cutting.

(1) Clear-cutting on any one lot shall not exceed 1/2 acre;
(2) No clear-cutting shall be permitted on slopes greater than 15%;
(3) Selective removal of trees on slopes over 15% is permitted when done in accordance with a cutting plan as prepared by a qualified forester; and
(4) All timber harvesting operations, including headers and entrances, shall be done in accordance with a plan prepared by a qualified forester and must employ best management practices (BMPs) as promulgated by the New York State Department of Environmental Conservation (DEC) to prevent sedimentation.

B. Clearing for subdivisions.

(1) Clearing for subdivisions is not allowed until final approval of the subdivision from the Development Board is complete.
(2) During construction, clearing shall be limited to the extent of grading only as permitted in final plat approval.
(3) All clearing operations must make provision for protection against erosion and sedimentation in accordance with stormwater control requirements in Part 4, Article XVIII, of this code and the New York State Department of Environmental Conservation if applicable.

C. Clearing for new and existing structures.

(1) Cutting on slopes greater than 25% shall be prohibited except for the construction of buildings with a building permit and in accordance with these clearing regulations.
(2) Clearing for a driveway shall be limited to the minimum width necessary to accommodate the driveway and grading, and in no case shall exceed 25 feet.
(3) Clearing for a septic field or pit or sewer line shall be limited to 10 feet beyond the space occupied by the elements of the system.

Construction
All improvements granted final approval shall be constructed in each new subdivision in accordance with the standards and requirements established by the Development Board and in accordance with the condition of the final approval. The applicant/owner may install such improvements at his/her own cost and expense or may secure the formation of a special district to install such improvements pursuant to pertinent laws of the State of New York.

Construction (Special Flood Hazard Areas)
General construction standards.
The following standards apply to new development, including new and substantially improved structures, in the areas of special flood hazard shown on the Flood Insurance Rate Map designated in § 106-148A(1) of this article:

A. Subdivision proposals. The following standards apply to all new subdivision proposals and other proposed development in areas of special flood hazard (including proposals for manufactured home and recreational vehicle parks and subdivisions):

(1) Proposals shall be consistent with the need to minimize flood damage;
(2) Public utilities and facilities, such as sewer, gas, electrical and water systems, shall be located and constructed so as to minimize flood damage; and
(3) Adequate drainage shall be provided to reduce exposure to flood damage.

Specific construction standards.
A. Anchoring. New structures and substantial improvements to structures in areas of special flood hazard shall be anchored to prevent flotation, collapse or lateral movement during the base flood. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.

B. Construction materials and methods.

(1) New construction and substantial improvements to structures shall be constructed with materials and utility equipment resistant to flood damage.

(2) New construction and substantial improvements to structures shall be constructed using methods and practices that minimize flood damage.

(3) For enclosed areas below the lowest floor of a structure within Zones A1 - A30, AE or AH, and also Zone A if base flood elevation data is available, new and substantially improved structures shall have fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement and which are subject to flooding designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a licensed professional engineer or architect or meet or exceed the following minimum criteria: A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and the bottom of all such openings shall be no higher than one foot above the lowest adjacent finished grade. Openings may be equipped with louvers, valves, screens or other coverings or devices, provided that they permit the automatic entry and exit of floodwaters. Enclosed areas with subgrade on all sides are considered basements and are not permitted.

See Article XIX: Flood Damage Prevention for complete, detailed information.

Design Standards
The following design standards shall apply to all major subdivision designs and shall govern the development and design process:

A. Any dedicated open space, unless conveyed to the Village, shall include standard language for access easements.

B. The dedicated open space shall be perpetually preserved exclusively for the purposes set forth herein and maintained in a manner which will ensure its suitability for its intended purposes.

C. Dedicated open space shall be contiguous where practicable and possible. Contiguous shall be defined as being connected. These areas should, if possible, form a continuous whole that ties together with similar areas on similar sites, creating the potential for a network of green space extending throughout the community. Dedicated open space will still be considered connected if a roadway or an accessory amenity separates it. The Development Board may waive this requirement for all or part of the required areas where it is determined that allowing noncontiguous dedicated open space will promote the goals of this article.

D. The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal. Any grade changes shall be in keeping with the general appearance of the adjacent neighboring areas. The orientation of individual building sites will be designed to maintain maximum natural topography and cover. Topography, tree cover, and natural drainage ways shall be treated as fixed determinants of road and lot configuration rather than as flexible elements that can be changed to follow a preferred development scheme.

E. Multi-modal transportation infrastructure and drainage facilities shall be designed and located in such a manner as to achieve, to the extent practicable, the elements of "complete streets"; maintain and preserve natural topography, significant landmarks, and trees; minimize cut and fill; and preserve and enhance views and vistas on or off the subject lot. The location of stockpiles of demolition debris, fill material, topsoil, etc., shall be identified. Ownership of stormwater control facilities such as detention areas will be at the discretion of the Board of Trustees. Ownership shall be determined prior to final plat approval and noted on the final plat.

F. The removal or disruption of historic, traditional or significant uses, structures, or architectural elements shall be minimized insofar as practicable, whether these exist on the site or on adjacent properties.

G. The conservation subdivision design should be separated from neighboring development by a visual buffer consisting of natural and landscaped material, as determined by the Development Board.

H. Pedestrian and bicycle accommodations and trails shall, to the maximum extent practical, incorporate the recommendations of the Village's 2012 Bicycle, Pedestrian and Trail Master Plan and link residences with parking areas, recreation facilities (including parkland and public open space) and adjacent land uses where appropriate or in accordance with any other adopted Village planning document.

I. Ownership, use and maintenance of regulated lands and dedicated open space areas shall occur under one or more of the following conditions:

(1) Through a lawfully configured homeowners' association (HOA) and required to be reviewed by and filed with the Village;
(2) On individual lots, with deed restrictions or conservation easements;
(3) Conveyed to a private or public land trust or government entity;

(4) Conveyed to the Village for passive or active recreational use, public facilities, infrastructure, or other such uses as determined by the Village. The implementation of this option requires approval by the Village Board of Trustees;

(5) The Board of Trustees shall be consulted to determine the interest of the Village prior to conceptual approval. The Village's implementation of this section may be in the form of an easement, regulation, restriction, or fee ownership of land;

(6) Land identified in the open space, recreation and pathways plan as valuable open space that is offered by the developer to the Village shall receive a ten-percent density bonus;

(7) Dedicated open space areas can be used for wastewater and stormwater management and a mix of activities such as wildlife habitat and conservation, historic preservation, education, outdoor education, recreation, park purposes, agriculture, horticulture, forestry, or a combination of these uses, and shall be served by suitable access for such purposes; and/or

(8) If the open space is to be owned and maintained by an HOA, it is the intent of the conservation subdivision design that the HOA own and maintain more uses than open space lands and stormwater drainage systems. The Development Board will review what the HOA owns and maintains. Possible ownership considerations will be, but are not limited to, sidewalks, lighting, roadways, accessory buildings, recreational facilities and equipment, stormwater structures, utility components, etc.

J. Access drives.

(1) Driveways accessing individual lots shall be kept to the minimum width practicable.
(2) Driveways accessing lots are encouraged to be shared to reduce the number of access points to the public ROW.
(3) Driveways shall approach the public ROW at a ninety-degree angle to the extent practicable.
(4) Driveways shall provide turnarounds which facilitate forward entry of vehicles onto the public ROW where practicable.

Easements
The standards and specifications for single-family residential subdivisions are contained in these regulations. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Development Board for multifamily dwellings and commercial and industrial subdivisions.

All new subdivisions shall be required to contain a thirty-foot easement to facilitate access to drainage systems by the Village DPW.

Encroachments
A. Permit required. Encroachments of temporary structures or improvements, including but not limited to planter boxes, seating, arcades, galleries, temporary signs and awnings, within the public ROW are permitted with administrative approval from the Director.

B. Encroachments into the public ROW shall be in conformance with the standards in the Table of Encroachment Standards, below:

Table of Encroachment Standards

Standard	Distance (feet)
Encroachment location: front and street side (maximum encroachment distance)	8
Clear space to curb (minimum distance to maintain clear at all times)	4
Clear walk path (minimum distance to maintain clear at all times)*	4
Vertical clear area to sidewalk (minimum distance to maintain clear at all times)	8

*Note: Clear walk path is intended to comply with the standards of the Americans with Disabilities Act.

Historic Structure Architectural Standards
A. Land use and development involving a historic structure is subject to the following architectural standards.

B. The design objective for the historic structure architectural standards is to:

(1) Recognize that there are established State and/or Federal Historic Register-listed historic districts within the Village;

(2) Set forth guidelines for the Village's historic districts that are intended to preserve and enhance the features among existing buildings and structures, taking into consideration economic and technical feasibility;

(3) Provide flexibility in design that expands opportunities for development to occur in a manner that improves an individual project and enhances the overall neighborhood in which the project is located. Therefore, guidelines are specified for project designers to follow and the Development Board to consider to insure compatibility with guidelines during site plan review or prior to issuance of a special use permit; and

(4) Encourage development of new buildings or restoration of existing buildings that complements rather than overwhelms traditional areas in the Village, while encouraging diversity in the community tax base through appropriate flexibility in land use and land use development.

C. Consideration of standards.

(1) No building or structure should be erected, enlarged, altered, or relocated, nor should any existing lot size be changed or new lot created within a historic district, except in accordance with the Schedule of Dimensional Standards.

(2) No exterior of an existing historic structure should be altered or renovated except in accordance with the following guidelines:

(a) Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a historic structure should be preserved to the extent practicable.

(b) The surface cleaning of structures, if appropriate, should be undertaken using the gentlest effective methods available.

(c) To the extent practical, new building additions or exterior alterations visible to the public should not destroy historic materials that characterize the structure. Consideration should be given so that the new work is differentiated from the old and is compatible with the massing, size, scale and architectural features to protect the historic integrity of the structure.

(d) When repainting, restaining or replacing existing exterior siding, trim and other major exterior building components of historic buildings and buildings in historic districts colors shall be chosen from a historic color palette approved by the Director and developed by the National Historic Trust, reputable paint manufacturers, or other qualified professionals. The palette shall be appropriate for the historic architecture of the building and surrounding Historic District.

(3) Waiver of standards. These standards should be applied to projects in a reasonable manner, taking into consideration economic and technical feasibility. The Development Board shall have the authority to waive one or more standards if they are not practical or are shown to be overly burdensome to the applicant.

See § 106-85: Historic structure architectural standards for complete, detailed information.

Landscape Standards
A. The design objective for the landscape standards is to:

(1) Ensure appropriate landscape design that promotes both aesthetic and functional purposes;
(2) Ensure that new development and redevelopment projects in the Village respond to the existing natural landscape and preserve woodlands and healthy areas of vegetation; and
(3) Retain and reinforce scenic quality and aesthetic values important to the Village.

B. General considerations.

(1) Design techniques should be employed to stabilize slopes, provide low-maintenance alternatives to lawn areas, reduce erosion, include stormwater controls, and reinforce pedestrian circulation routes.

(2) The overall landscape plan should be designed to be aesthetically pleasing throughout the seasons.

(3) The use of trees for wind and snow control is encouraged.

(4) Street trees and planting patterns should be used to provide sufficient shading and an aesthetically pleasing environment for pedestrians, reduce impervious surfaces, mitigate the effects of automobile exhaust and other adverse urban conditions, and provide screening between dissimilar or incompatible uses.

C. Preservation of existing vegetation.

(1) Existing vegetation shall be preserved to the extent practicable.

(2) Healthy trees over six inches in diameter at breast height should be protected to the greatest extent possible. All such trees to be saved should be noted on the site plans, and appropriate measures should be outlined to protect the trees from damage during construction. The retention and protection of historic specimen trees or stands of such trees is encouraged and may be required. Tree wells of adequate diameter may be required to protect individual specimens.

(3) Existing mature woodland areas and existing mature trees shall be retained in sufficient clusters and numbers to allow for the long-term health and maintenance of such vegetation. Retention of single isolated tall trees shall be avoided along with the limbing up of such trees that will result in increased susceptibility to sun scald and wind throw. It is recommended that clusters of existing trees contain a minimum of five trees and that the location of small clusters be considered with regard to the potential for avoiding exposure to high winds or root compaction in the vicinity of such clusters.

(4) A minimum setback for undisturbed areas around retained clusters of existing trees should be five feet outside of the canopy drip lines of the trees.

D. Species selection. See § 106-82D for detailed information.

E. Landscape design.

(1) Landscaping is encouraged to break up expanses of paving, to provide shade and to screen parking areas from adjacent public and private rights-of-way and properties. (See § 106-81D(2), Parking area landscaping and screening.) Evergreen trees should be planted to mitigate the effects of wind and control snow drifts.

(2) The amount and scale of on-site landscaping should effectively correspond with the proposed land use and be reflected in the landscaping plan as required in the submission requirements set forth in Article XI.

(3) Planting around buildings should be of suitable numbers and sizes to create pedestrian scale, maintain landscape continuity, and enhance visual appearance.

(4) Landscape buffers between dissimilar or incompatible land uses are encouraged and may be required to screen views or serve as noise buffers.

(5) New development with internal streets or fronting on public streets should provide street tree plantings with trees having a minimum caliper of 2.5 to 3.0 inches, the locations and numbers of which shall be determined by the Development Board.

(6) Landscaping should be provided along all building facades facing a parking lot or street.

(7) Plantings within the public right-of-way are subject to the approval of the affected or involved governmental agency.

(8) Adequate areas (minimum width of five feet) should be provided for snowplowing and storage at edges of roads, drainages, parking lots and within treebelts, if necessary.

(9) The minimum width for tree planting along roads should be 10 feet. The planting area should include cobble, mulch or other suitable ground cover.

(10) Plantings in islands or streetside treebelts should avoid placement atop underground utilities wherever possible or provide provisions such as root barriers to protect both trees and utilities.

(11) Transformers, dumpsters and other site utilities should incorporate landscape elements to screen them from view. Two options include:

(a) Incorporating the screening element into the architectural design of the building or utility buildings on the site (e.g., employing wing walls).
(b) Setting the transformer or other such utility within a proposed planting bed. Creating a rectilinear planting around the transformer specifically designed to screen it is discouraged.

F. Installation and maintenance.

(1) All landscaping shall be installed prior to the issuance of a certificate of occupancy; however, an exception may be granted by the Director to install the landscape at a later date. To obtain a certificate of occupancy without installed landscaping, future landscape installation shall be secured with an acceptable form of surety for 125% of the value of the landscape, prior to the issuance of a certificate of occupancy. An acceptable form of surety may include an irrevocable letter of credit, bond or cash.

(2) Owners and developers shall be responsible for maintaining the landscaping and associated elements in good condition. The numbers and types of healthy plants and plant replacements as specified in the landscape plan shall be retained.

Lighting
A. The design objective for the external lighting requirements is to:

(1) Protect night skies and surrounding neighborhoods from light pollution and light trespass;
(2) Emphasize pedestrian environments using fixtures designed to a pedestrian scale;
(3) Allow for creative use of lighting to highlight pedestrian, building design and landscape amenities;
(4) Encourage energy conservation; and
(5) Encourage a safe and productive environment.

B. Lighting design standards.

(1) Lighting levels and design should comply with the Illuminating Engineering Society of North America's Recommended Practices and Design Guidelines, latest edition(s). Energy-efficient lighting sources are recommended and may be required.

(2) When required, A lighting plan should developed using the Guidelines for Good Exterior Lighting Plans, prepared by the Dark Sky Society. (http://www.darkskysociety.org/handouts/LightingPlanGuidelines .pdf

(3) No glare, lights, or reflection shall be permitted which could impair the vision of a driver of any motor vehicle or which is detrimental to public health, safety, and welfare.

(4) All lighting, except for floodlights, should be glare-free and shielded from the sky either through the use of exterior shields or optics within the fixture. Lighting shall be directed so as not to cause excessive illumination on adjacent roadways or result in direct illumination of neighboring properties per above standards and guidelines referenced in § 106-83B(1) and (2).

(5) Fixtures installed under canopies, awnings and overhangs shall be fully recessed;

(6) Floodlights, except where otherwise permitted by this code, must be hooded and angled towards the ground. No light may escape from above the horizontal plane, and the light source shall not be visible.

(7) Fixtures on buildings shall not be located above the eave line or above the top of the parapet wall.
(8) High-pressure sodium luminaires shall not be employed unless demonstrated to have appropriate color correction technology.
(9) Lighting fixtures on private parcels and the public ROW should be of similar style and appearance.

(10) Lighting schemes highlighting pedestrian, landscape or building design amenities or features may be considered and approved by the Director on a case-by-case basis, provided the proposed design meets the intent of these regulations.

(11) The Development Board, in cases where it has jurisdiction, shall be empowered to determine whether lights are being used in such a way that their direction or intensity is harmful to those in the vicinity who are engaged in the lawful use of land.

Local Administrator
The Director is hereby appointed local administrator to administer and implement this article by granting or denying floodplain development permits in accordance with its provisions.

See Article XIX: Flood Damage Prevention for complete, detailed information.

Lot Coverage
Where a maximum lot coverage is specified, no building or part of a building or impervious surface or other form of coverage shall exceed such maximum allowable except as specifically authorized by this chapter.

Calculating lot coverage. Lot coverage shall be calculated in the following manner:

(1) Compute the square footage of all parts of the lot, or portion of the lot where split by a zoning district boundary, covered by all buildings, including accessory structures, decks, patios, paved or unpaved walkways and parking areas, and any other paved surface;

(2) Add the square footage calculated in Subsection (1) above to obtain a figure for total coverage; and

(3) Divide the total coverage calculated in Subsection (2) above by the square footage of the entire upland portion of the lot to derive the percentage of lot coverage. Lot area inundated by water, including streams, ponds, lakes, wetlands, and other bodies of water, shall not be included.

Exceptions to lot coverage. In all districts, the following shall not be counted as lot coverage:

(1) Lawns, gardens and unpaved landscaped areas;
(2) Drainageways;
(3) Open play structures without a roof, sandboxes, or swings, not located on a paved surface;
(4) Fountains;
(5) Swimming pools (Note: aprons, decks and walks adjacent to swimming pools shall be considered as lot coverage);
(6) Fences;
(7) Retaining walls less than 24 inches in width across the top surface.
(8) Ramps for the disabled, for which the sole purpose is to provide access for the disabled, and which have no more than the minimum dimensions required to meet accessibility standards.

See § 106-41: Dimensional standards for complete, detailed information.

Lot Regulations, Special
A. Purpose. The purpose of these regulations is to provide proper guidance regarding development on lots in nonconventional locations (i.e., on street corners or along shorelines) or which are of an irregular shape (i.e., flag lots).

B. Lots bounded by two roads or road and shoreline. The definitions of front, rear and side yard notwithstanding, where a lot is bounded by two roads or a road and a shoreline, any front yard or setback requirements set forth in this article shall be met on both such boundaries. Either areas or sides of the lot adjacent to each road or shoreline shall be considered front yards, and the dimensional requirements for front yards shall apply. The remaining areas shall be considered side yards, and the dimensional requirements for side yards shall apply. The lot will be treated as if it has no rear yard, but only front and side yards, for zoning compliance purposes.

C. Flag lots. Flag lots result from subdivision of land that seeks to maximize the number of lots along a ROW by minimizing actual frontage of the lots on the ROW. The following regulations are intended to guide basic principles of determining lot yards and lot measurements on such lots:

(1) Flag lots provide a "pole" that functions primarily as an accessway from the street to the main body ("flag" portion) of the lot. Private access easements shall not be allowed. See the Flag Lot Components figure below:

Flag Lot Components

(2) A minimum width of 20 feet shall be maintained throughout the length of the pole.
(3) Driveways shall meet the minimum requirements as set forth in § 106-123J.

(4) The pole portion shall be deemed to end, and the flag portion of the lot shall be deemed to commence, at the extension of the front property line.

(5) Designation of property lines. The following requirements determine the location of the front, side, and rear property lines of a flag lot:

(a) The front property line shall be the lot boundary that most nearly parallels the public or private street providing access to the lot, and which abuts the end of the pole, but does not include the pole. If the pole is not at a ninety-degree angle to the front property line, the front property line shall be calculated as if the front property line continued by drawing an imaginary line to the pole;

(b) The side property line shall be any lot boundary that does not abut a public or private ROW, and which is not a front or rear property line, exclusive of the pole portion of the lot.

(c) The rear property line shall be the lot boundary opposite the front property line.

(6) Measurement of flag lots. The determination of lot width and depth for flag lots is as follows:

Flag Lot Width/Depth

(7) Lot depth. Lot depth shall be measured at the midpoints of the front property line and the rear property line of the flag portion of the lot as shown in the Flag Lot Width/Depth figure above. When measuring the depth of a flag lot, the pole shall not be included. See the Flag Lot Width/Depth figure above.

(8) Lot width. Lot width shall be measured by a line connecting two points on opposite side property lines that will result in a line parallel to the front property line. When measuring the width of a flag lot, the pole shall not be included. The width of the flag portion of a lot shall comply with the minimum standards of the applicable zoning district. See the Flag Lot Width/Depth figure above.

(9) Minimum lot area. The flag portion of a flag lot shall comply with the minimum area and dimensions required by the applicable residential base zoning district.

(a) For purposes of measuring the lot area, only the flag portion shall be considered.

(b) The flag portion of a flag lot shall not include the pole or any other portion of the lot where lot width is less than the minimum required by the applicable residential base zoning district. Where the pole is not at a ninety-degree angle to the front property line abutting the pole, the front property line shall be calculated as if the front property line continued by drawing an imaginary line, which will also illustrate the boundary of the main body of the lot.

Lot/Building Numbering
The standards and specifications for single-family residential subdivisions are contained in these regulations. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Development Board for multifamily dwellings and commercial and industrial subdivisions.

(1) Developers are required to use a house numbering system required by Essex and Franklin County 911 services.
(2) Numbering of lots shall be in accordance with United States Post Office guidelines.

Nonconformances
Applicability.
The following provisions shall apply to all uses, buildings, structures and lots lawfully existing on the effective date of this code and also to all uses, buildings, structures and lots that may become nonconforming by reason of any subsequent amendment to this code and the Zoning Map.

Continuation; abandonment; restoration; unsafe structures.

A. Nonconforming uses. A lawful use which is rendered nonconforming by the enactment of this code or by reason of any subsequent amendment to this code or to the Zoning Map may be continued, provided that it is not abandoned. (See § 106-48G, below.) If a nonconforming use is abandoned, it may not be resumed. The increase or expansion of a nonconforming use is prohibited.

B. Nonconforming buildings or structures. A lawful building or structure which is rendered nonconforming by the enactment of this code or by reason of any subsequent amendment to this code or to the Zoning Map may continue to exist, subject to the other provisions of this article.

C. Unsafe buildings or structures. Any lawful building or structure or portion of that building or structure rendered nonconforming by the enactment of this code or by reason of any subsequent amendment to this code or to the Zoning Map, and which is declared unsafe by a proper authority, may be restored or otherwise made to be in a safe condition, provided:

(1) That it is otherwise lawful to put such building or structure into a safe condition;
(2) The building or structure will not become any more nonconforming as a result of the measures taken to make it safe; and
(3) The building or structure is made safe within 12 months of being declared unsafe.

D. Restoration. Any lawful building or structure or portion of such building or structure rendered nonconforming by the enactment of this code or by reason of any subsequent amendment to this code or to the Zoning Map, which is damaged or destroyed by fire, flood, high winds or other accident or natural causes, may be repaired or rebuilt on the same building footprint and to the same dimensions, including height, provided such repair or rebuilding is completed within 12 months of the date of damage or destruction. However, a building or structure which is not conforming as to front setback and which is destroyed shall be rebuilt to meet the front yard setback for the district in which it is located, if the dimensions of the lot would permit doing so without causing any new or greater setback violation elsewhere on the lot. The total square footage of such rebuilt structure shall not exceed the total square footage of the structure that was damaged or destroyed.

E. Expansion; enlargement.

(1) No building or structure rendered nonconforming by the enactment of this code or by reason of any subsequent amendment to this code or to the map may be expanded or enlarged.
(2) No building, structure or facility used or occupied for a nonconforming use may be expanded or enlarged for the same use or be used, occupied, expanded or enlarged for any other nonconforming use.

F. Structural alterations. Except as provided for in § 106-48D and E above, a nonconforming building or structure which is used for or occupied by a nonconforming use shall not be structurally altered to an extent exceeding, in total, the replacement value of the building or structure, unless the use of the building is changed to a conforming use.

G. Abandonment. From enactment of this code, an inactive nonconforming land use has 12 months to resume. After enactment of this code, any consecutive twelve-month period without reactivation will result in the nonconforming land use being permanently classified as nonpermissible.

Nonresidential Structures
The following standards apply to new and substantially improved commercial, industrial and other nonresidential structures:

A. Within Zones A1 — A30, AE and AH, and also Zone A if base flood elevation data is available, new construction and substantial improvements of any nonresidential structure, together with attendant utility and sanitary facilities, shall either:

(1) Have the lowest floor, including basement or cellar, elevated to or above the base flood elevation; or
(2) Be floodproofed so that the structure is watertight below the base flood level, with walls substantially impermeable to the passage of water. All structural components located below the base flood level must be capable of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy.

B. Within Zone AO, new construction and substantial improvements of nonresidential structures shall:

(1) Have the lowest floor, including basement, elevated above the highest adjacent grade at least as high as the depth number, specified in feet, on the community's FIRM (at least two feet if no depth number is specified); or
(2) Together with attendant utility and sanitary facilities, be completely floodproofed to that level to meet the floodproofing standard specified in § 106-165A(2) of this article.

C. If the structure is to be floodproofed, a licensed professional engineer or architect shall develop and/or review structural design, specifications and plans for construction. A floodproofing certificate or other certification shall be provided to the Director that certifies that the design and methods of construction are in accordance with accepted standards of practice for meeting the provisions of this article, including the specific elevation (in relation to mean sea level) to which the structure is to be floodproofed.

D. Within Zones AH and AO, adequate drainage paths are required to guide floodwaters around and away from proposed structures on slopes.

E. Within Zone A, when no base flood elevation data is available, the lowest floor, including basement, shall be elevated at least three feet above the highest adjacent grade.

See Article XIX: Flood Damage Prevention for complete, detailed information.

Principal Buildings Per Lot
Unless otherwise specified, there shall be only one principal building per lot except as specified in the following instances. More than one principal use and/or building per lot is permitted if:

A. The minimum required lot area, lot width and all yard requirements are met for each land use and or building; or
B. The land uses and or buildings are located within a district where mixed uses or multiple-use buildings are permissible.

Residential Structures
Specific standards apply to residential structures located in areas of special flood hazard as indicated:

A. Within Zones A1 — A30, AE and AH, and also Zone A if base flood elevation data is available, new construction and substantial improvements shall have the lowest floor, including basement, elevated to or above the base flood level.

B. Within Zone A, when no base flood elevation data is available, new and substantially improved structures shall have the lowest floor, including basement, elevated at least three feet above the highest adjacent grade.

C. Within Zone AO, new and substantially improved structures shall have the lowest floor, including basement, elevated above the highest adjacent grade at least as high as the depth number, specified in feet, on the community's Flood Insurance Rate Map enumerated in § 106-148A(1) of this article (at least two feet if no depth number is specified).

D. Within Zones AH and AO, adequate drainage paths are required to guide floodwaters around and away from proposed structures on slopes.

See Article XIX: Flood Damage Prevention for complete, detailed information.

Road Specifications
The Village streets and roads shall include both public and private streets and roads in all sections of this Part 3.

A. Relationship to natural features. All streets and roads shall be logically related to existing topography, soil, vegetation and other natural features and shall be coordinated into a logical and efficient system. All roads shall be arranged so as to obtain a maximum number of building sites at or above the grade of the roads.

(1) Grades of roads shall conform as closely as possible to the original topography, except that in all cases the provisions concerning road grades of this article shall be observed.
(2) Installation of all utility distribution and service lines shall be planned at the time road layout is determined. For these purposes, areas with steep slopes, shallow soils or a water table at or near the surface and soils that are highly susceptible to erosion or slippage shall be avoided insofar as is practical;
(3) Road layout shall minimize stream crossings and be perpendicular to the stream, traversing existing slopes exceeding 25% measured perpendicular to the road.

B. Easements. See § 106-128B for detailed information.
C. Intersections. In general, all streets and roads shall intersect so that, for a distance of at least 100 feet, each street is approximately at right angles to the street it joins. Local street intersections with collector streets or arterial highways shall be separated by at least 300 feet.

D. Special treatment along certain highways. When a subdivision abuts or contains a regional arterial highway, local arterial highway or collector highway, the Development Board shall require that no new lots shall front or have direct access on such highway. In subdivisions of four lots or fewer, if the Development Board finds the foregoing requirement not feasible, then new lots may be created on such highway, but the width for such lots shall be increased by 100% of the authorized density within the applicable zone. The Board may require marginal access streets, reverse frontage with screen plantings contained in a nonaccess reservation along the rear property line, deep lots with rear service alleys, or other such treatments as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. Provision of turnarounds shall be required for driveways accessing arterial or collector streets.

E. Local streets. Subdivisions shall be so designed as to provide a street pattern which shall be based upon a local residential street pattern connected to a residential collector street system. Local streets shall be laid out so that their use by through traffic will be discouraged.

F. Dead-end street easements. See § 106-128F for details.
G. Continuation of projection of certain streets. See § 106-128G for details.

H. Other required streets. Where a subdivision borders on or contains a railroad ROW or limited-access highway ROW, the Development Board may require a street approximately parallel to and on each side of such ROW, at a distance suitable for the appropriate use of the intervening land (as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts). Such distance shall also be determined with due regard for the requirements of approach grades and future grade separations.

I. Location. Streets shall follow low land, except wetlands, whenever feasible. When a subdivision street intersects an existing street, the Board may require the owner to improve the existing street within 100 feet of said intersection to meet the requirements of these regulations for intersection design.

J. Street design. See § 106-128J for detailed information.
K. Street grades. See § 106-128K for detailed information.
L. Street intersections.

(1) T-intersections shall be used in residential areas where practical. Intersections of more than two streets shall be prohibited. Intersecting streets shall be laid out so as to intersect at 90°. Any change in street alignment to meet this requirement shall be at least 100 feet from the pavement edge of the intersected street.
(2) Street ROW lines and roadways at intersections shall be rounded with the minimum radius possible that balances the needs of all users of the street and which is in compliance with design standards approved by the Village of Saranac Lake.
(3) Intersections with arterial streets shall be held to a minimum and shall preferably be spaced at least 1,000 feet apart.
(4) Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.

M. Dead-end street design standards. See § 106-128M for details.
N. Street access. Access to arterial streets shall be restricted as far as practicable.
O. Street setbacks. Setbacks from existing streets shall be in accordance with the standards of this code.
P. Fill slopes. See § 106-128P for details.
Q. Guardrailing. Where streets are constructed on fills of greater than six feet in height, guardrailing shall be installed along the side of the road, eight feet from the edge of the roadway.

R. Street entrances to subdivisions. Subdivisions containing 15 lots or more shall have at least 2 street connections with existing public streets. In the case of an internalized subdivision, the requirements for two entrances may be satisfied by the provision of a double-width (two times the standard road width) road from the main connecting street to the first intersecting street. A planted center island will be required in a double-width roadway, and an increase in the ROW will be required to provide for the planted center island. When a planted island is proposed, the subdivider shall indicate on the plan who shall maintain such.

S. Street signs. The developer shall establish street name signs as approved by the Department of Transportation at appropriate locations as indicated by the Village Director of Public Works prior to street construction. (Street names should have a relationship to the subdivision name.)

T. Road surfacing. See § 106-128T for details.
U. For roads to be dedicated to the Village, see § 106-128U for detailed information.

V. Subdivision roads which are proposed to be private roads shall not be required to comply with the foregoing standards of this subsection but instead shall have, at a minimum, a sixteen-foot-wide driving surface; three-foot-wide shoulders; a maximum grade of 15%; and an adequate gravel driving surface which will be passable by emergency vehicles at all times of the year. The deed of conveyance to any subdivision lot served by a private road shall include a covenant clearly informing the purchaser that said private road is not constructed to Village specifications, is not eligible to be a Village street, and will not be maintained by the Village under any circumstances. Any proposal for a private subdivision road shall also provide for a homeowners' association which shall have the responsibility of maintaining such road, and which shall be comprised (on a mandatory basis) of all owners of lots fronting on said private road, and no such lot shall be sold unless and until an offering plan for such association has been reviewed and accepted by the New York State Office of the Attorney General.

W. Proper roadway drainage facilities, see § 106-128W for detailed information.
X. Road ditches, see § 106-128X for details.
Y. Catch basins, manholes, seepage drains, reinforced concrete pipe or other drain appurtenances and all under-drains shall be installed, constructed, connected and designed to discharge in accordance with the direction and requirements of the Village, if such devices are to be employed.

Z. Stream crossings. See § 106-128Z for details.
AA. Maximum cut and fill slopes, see § 106-128AA for detailed information.
BB. Clearing and grubbing is required before fill. Fill shall be deposited in twelve-inch layers.
CC. Turnarounds, see § 106-128CC for details.
DD. Construction of roads and utilities shall be phased to prevent conflicts or redundant work.
EE. Cleared areas associated with road and utility construction, except road surfaces and shoulders, shall be planted with suitable grasses or ground cover following final grading and shall also be appropriately stabilized to prevent erosion during the construction phase. Ditch bottoms shall be planted, paved, riprapped or otherwise designed to minimize soil erosion.

FF. Additional requirements. See § 106-128FF for detailed information.

Rubbish, Dumpsters, and Garbage Storage
A. General requirement. In addition to the requirements of Article 307 of the New York State Property Maintenance Code as amended from time to time, all rubbish and garbage shall be stored in accordance with the requirements of this section; provided, however, that single-family and two-family dwellings are exempt from the requirements of this section.

B. Administrative approval shall be obtained from the Director prior to the installation and location of any solid waste container, or relocation of any container, and prior to the installation of any required screening for a container.

C. Containment.

(1) All solid waste shall be stored in approved containers.
(2) Containers shall include receptacles (e.g., dumpsters, garbage cans, and recycling bins) constructed of such material and in such a manner as to hold solid waste without breaking or collapsing.
(3) Containers shall have covers so that the contents therein are not exposed to the weather, animals and vermin.

D. Screening.

(1) Solid waste containers shall be screened from off-site views to achieve a visual barrier.
(2) Screening may consist of fencing, walls, evergreen landscaping, berms, or other methods approved by the Director.
(3) Screening shall exceed the height of the container(s) and should include gates serving to screen the container(s).

E. Container usage.

(1) Container covers shall remain closed, and containers shall not be overfilled;
(2) Dumpster screening gates shall be closed at all times except for loading or unloading;
(3) A sufficient number of containers shall be provided to hold all solid waste between removal dates; and
(4) Solid waste in containers shall be removed at a frequency necessary to prevent insect and rodent attraction and nuisance conditions.

F. Location of containers.

(1) Containers shall be set back five feet from the side or rear property lines;
(2) Containers shall not be located within the front yard; and
(3) The location requirements as set forth herein may be modified pursuant to administrative review by the Director and in accordance with the following conditions:

(a) It is technically infeasible to meet the dimensional requirements due to preexisting conditions such as the location of buildings on a lot or terrain; and

(b) The approved modification(s) shall not compromise aesthetics or create a nuisance.

Setbacks
Setbacks between buildings and property lines, where required, are intended to provide access to light and air, provide fire separation and access, and maintain the existing neighborhood pattern of buildings and open spaces between them and to the street.

Setbacks required. Unless otherwise authorized or specified in this chapter, a setback shall be provided between any proposed structures and/or site features and the front, side and rear yard property lines as follows:

(1) Front yard. In order to maintain the existing pattern of development along a given street, both a minimum front yard setback shall be as required under the provisions of Schedule 2, Dimensional Standards.

(2) Lots having frontage on more than one public street shall maintain a front yard setback on each public street except access alleys.

(3) Side yard. The minimum side yard setback for any principal structure shall be as required under the provisions of Schedule 2, Dimensional Standards.

(4) Rear yard. Minimum rear yard setback for any principal structure shall be as required under the provisions of Schedule 2, Dimensional Standards.

Exceptions to yard setback requirements. The following projections into required yard setbacks may be permitted subject to administrative review by the Director:

(1) Abutting building with doors or windows. Where the facade of an existing adjacent principal building is within five feet of the common property line and has either doors or windows, a setback of 10 feet shall be required for any new development up to the height of the abutting building in any district where no setback is required.

(2) Building and site features. Eaves, sills, roof overhangs, cornices, steps to first-floor entries, walkways, ramps for the disabled and for which the sole purpose is to provide access for the disabled and which have no more than the minimum dimensions required to meet accessibility standards, fences, walls, and similar building and site features may project into a required yard setback.

(3) Historic structure features. Features of an historic structure, such as porches, additions, entries, bays and porticos, that have been removed may be replaced and may project into required yard setbacks subject to the following:

(a) The structure is listed or eligible for listing on the State or National Register of Historic Places;

(b) The building feature being replaced was a character-defining feature of the primary structure, can be documented to have previously existed, and is being replaced within the original footprint; and

(c) The structure feature replacement is completed in accordance with the standards for historic buildings contained in § 106-85: Historic structure architectural standards of this Part 2: Zoning.

(4) Setbacks for accessory structures. Schedule 2, Dimensional Standards, minimum setbacks for any accessory structure shall be as required under the provisions of Schedule 2, Dimensional Standards.

(5) Shared driveways. Common or shared driveways and walkways along shared property lines and associated parking areas do not have to meet setback requirements along the shared property line.

See § 106-41: Dimensional standards for complete, detailed information.

Special Events
A. Approval required. Administrative approval is required to hold a special event on residential private property. No Adminstrative approval is required for special events held on nonresidential private property, and such events are not subject to the standards in § 106-98B. However, nothing in this section exempts the organizer of a special event on nonresidential property from obtaining any other permits and approvals that may be required from other agencies, and such events shall conform to all other applicable Village, county and state laws and regulations.

B. Standards. Special events on private residential property shall conform to the following provisions:

(1) Special events shall not occur more than three times per calendar year on any residential lot.
(2) Special events shall not extend more than one day.
(3) Special events may only occur between the hours of 8:00 a.m. and 10:00 p.m. on the scheduled day of the event.
(4) Special events shall not be detrimental to the health, safety or general welfare of persons residing or working in the neighborhood where the event will be held or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the Village.

Special Flood Hazard Areas
Applicability.
This article shall apply to all areas of special flood hazard within the jurisdiction of the Village.

Basis for establishing areas of special flood hazard.
A. The areas of special flood hazard are identified and defined on the following documents prepared by the Federal Emergency Management Agency:

(1) Flood Insurance Rate Map (FIRM) single panel No. 360273 0001, whose effective date is January 2, 1992, and any subsequent revision to this map panel that does not affect areas under our community's jurisdiction;

(2) A scientific and engineering report entitled "Flood Insurance Study, Village of Saranac Lake, New York, Essex and Franklin County," dated January 2, 1992, and any subsequent revision to this report that does not affect areas under our community's jurisdiction;

(3) Letter of Map Revision, Case No. 14-2-1850P, effective June 2, 2015, amending Flood Insurance Rate Map Panel360273 0001C, Flood Profile 03P and 04P, and Floodway Data Table 2.

B. The above documents are hereby adopted and declared to be a part of this article. The Flood Insurance Study and/or maps are on file at the office of the Village Clerk, Suite 9, 37 Main Street, Saranac Lake, New York.

See Article XIX: Flood Damage Prevention for complete, detailed information.

Steep Slopes
A. Purpose. See § 106-104.1A for details.

B. Areas of steep slope shall be further divided into the following two categories:

(1) Moderately steep slope; and
(2) Very steep slope.

C. Applicability. All land use activities encompassing an area of steep slope are considered to be major projects and shall, prior to the issuance of a building permit or a certificate of occupancy; receive approval of a special use permit from the Development Board pursuant to the standards and procedures set forth in Article XII.

D. General provisions. For any lot or portion thereof within an area of steep slope the following regulations shall take precedence over the regulations of the district in which the lot is located:

(1) Moderately steep slopes. No more than 30% of moderately steep slopes shall be regraded, cleared, built upon, or otherwise altered or disturbed.

(2) Very steep slopes. No more than 15% of very steep slopes shall be regraded, cleared, built upon, or otherwise altered or disturbed. In addition, the disturbance permitted on very steep slopes shall be limited to the following activities:

(a) Selective tree removal, when conducted in compliance with § 106-97A. Clearcutting or grubbing of trees is prohibited on very steep slopes.

(b) Grading for the minimum portion of a road or driveway necessary for access to the principal use and sewer, water and other utility lines when it can be demonstrated that no other routing is feasible.

(3) The dimensional standards for the H-2 District in terms of yard setbacks and building height remain in effect. Lot coverage and minimum lot size standards and limits of disturbance for the underlying district shall be superseded by the standards set forth in this section.

(4) The minimum lot size for lots where the disturbance is proposed within areas of steep slope shall be one acre.

(5) All uses, activities and development occurring within any steep slope area shall be undertaken only in strict compliance with the provisions of this section, with all federal and state laws, and with all other applicable Village codes and laws.

(6) Finished slopes of all cuts and fills shall not exceed 33%, unless the applicant can demonstrate that steeper slopes can be stabilized and maintained adequately to the satisfaction of the Development Board. The Development Board may consult with the Village Engineer or an engineer of their choice to determine the adequacy of the slope stabilization proposed.

(7) All cuts shall be supported by retaining walls and comply with the requirements of § 106-91E. Depending upon the nature of the soil characteristics, such retaining walls are to be reviewed and approved by the Village Engineer or an engineer selected by the Development Board;

(8) Any fill placed on the lot shall be properly stabilized and, when found necessary depending upon existing slopes and soil types, supported by retaining walls or other appropriate structures as approved by the Village Engineer or an engineer selected by the Development Board.

(9) Any disturbance of steep slopes shall be completed within one construction season, and stabilization measures (temporary and/or permanent) in disturbed areas shall comply with stormwater control measures as specified in Article XVIII, Stormwater Control.

(10) No trees with a diameter at breast height (DBH) of eight inches or more shall be removed from steep slope areas, and other clearing shall comply with the requirements of § 106-97A.

(11) The alignment of roads and driveways shall follow the natural topography, minimize regrading and comply with design specifications of § 106-128.

(12) The maximum grade of a road or driveway shall not exceed 10%.

See § 106-104.1: District H-2 steep slope standards for complete, detailed information.

Stormwater Control
A. In addition to complying with the requirements of this article, all development activities should reflect conformance with other applicable state and federal laws, including the New York State Stormwater Management Design Manual and the New York State Standards and Specifications for Erosion and Sediment Control.

B. Findings of fact. It is hereby determined that:

(1) Land development activities and associated increases in site impervious cover often alter the hydrologic response of local watersheds and increase stormwater runoff rates and volumes, flooding, stream channel erosion, or sediment transport and deposition;

(2) This stormwater runoff contributes to increased quantities of water-borne pollutants, including siltation of aquatic habitat for fish and other desirable species;

(3) Clearing and grading during construction tend to increase soil erosion and add to the loss of native vegetation necessary for terrestrial and aquatic habitat;

(4) Improper design and construction of stormwater management practices can increase the velocity of stormwater runoff, thereby increasing stream bank erosion and sedimentation;

(5) Impervious surfaces allow less water to percolate into the soil, thereby decreasing groundwater recharge and stream base flow;
(6) Substantial economic losses can result from these adverse impacts on the waters of the municipality;

(7) Stormwater runoff, soil erosion and nonpoint source pollution can be controlled and minimized through the regulation of stormwater runoff from land development activities;

(8) The regulation of stormwater runoff discharges from land development activities in order to control and minimize increases in stormwater runoff rates and volumes, soil erosion, stream channel erosion, and nonpoint source pollution associated with stormwater runoff is in the public interest and will minimize threats to public health and safety; and

(9) Regulation of land development activities by means of performance standards governing stormwater management and site design will produce development compatible with the natural functions of a particular site or an entire watershed and thereby mitigate the adverse effects of erosion and sedimentation from development.

C. Purpose. See § 106-139C for detailed information.

D. Applicability.

(1) This article shall be applicable to all land development activities as defined in this code.
(2) The Director shall accept and review all stormwater pollution prevention plans and forward such plans to the Development Board. The Director may:

(a) Review the plans;

(b) Upon approval by the Village Board of Trustees, engage the services of a registered professional engineer (PE), registered landscape architect (RLA), or certified professional in erosion and sediment control (CPESC) to review the plans, specifications and related documents at a cost not to exceed a fee schedule established by said governing board; or

(c) Accept the certification of a licensed, professional engineer (PE) as licensed by the New York Department of Education or registered landscape architect (RLA) that the plans conform to the requirements of this article.

(3) All development in excess of one acre and subject to review and approval by the Development Board of the Village of Saranac Lake under site plan review and special use permit regulations, and/or major subdivisions, shall be subject to the standards contained in this article.

E. Exemptions. See § 106-139E for detailed information.

See Article XVIII: Stormwater Control for complete, detailed information.

Stormwater Management
All land development activities shall be subject to the following performance and design criteria:

A. Technical standards. For the purpose of this article, the following documents shall serve as the official guides and specifications for stormwater management. Stormwater management practices that are designed and constructed in accordance with these technical documents shall be presumed to meet the standards imposed by this article:

(1) The New York State Stormwater Management Design Manual (New York State Department of Environmental Conservation, most current version or its successor, hereafter referred to as the "Design Manual"); and

(2) The New York Standards and Specifications for Erosion and Sediment Control (Empire State Chapter of the Soil and Water Conservation Society, most current version or its successor, hereafter referred to as the "Erosion Control Manual").

B. Water quality standards. No land development activity shall off-site transport of sediment and/or increase runoff volume.

See Article XVIII: Stormwater Control for complete, detailed information.

Street Layout
The standards and specifications for single-family residential subdivisions are contained in these regulations. Additional improvements or improvements meeting more stringent standards and specifications may be required by the Development Board for multifamily dwellings and commercial and industrial subdivisions.

(1) Provide for the continuation or appropriate projection of existing principal streets in surrounding areas.

(2) Conform to a plan for the neighborhood approved or adopted by the Development Board to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable or undesirable.

(3) All subdivision of lots in excess of 20 dwelling units containing a street more than 1,000 feet in length shall have two means of access.

(4) Local streets shall be designed so that their use by through traffic shall be discouraged. However, the use of dead-end streets is discouraged.

(5) Where a subdivision abuts or contains a railroad ROW or controlled access highway ROW, the Development Board may require a street approximately parallel to and on each side of such ROW at a distance suitable for the appropriate use of the intervening land, as for park purposes in residential districts or for commercial or industrial purposes in appropriate districts. Such distances shall also be determined with due regard for the requirements of approach grades and future grade separations.

(6) The Development Board shall require that street names be approved by the appropriate County Highway Department or the Village Department of Public Works (DPW) to avoid duplications or use of similarly sounding or spelled names.

(7) Public access shall be provided to streets, water plants, sewage disposal plants or to other land dedicated or to be dedicated to public use.

(8) Where a subdivision is traversed by a watercourse, there shall be a stormwater easement not less than 50 feet in width conforming substantially with the lines of such watercourse and such further width or construction, or both, as shall be adequate to confine a design storm as specified in the subdivision storm drainage design standards of this code.

Taxation
Applicant/owners of lots deeded to the Village after the taxable status date (March 1) shall have to pay taxes for the entire following year.

Utilities
A. It shall be the responsibility of the applicant/owner to provide water lines, storm drains, sanitary sewers, bridges, street construction and street pavement to the limits of the subdivision. These facilities shall be constructed as required for inclusion in future Village infrastructure systems. Each applicant/owner shall be responsible for the complete construction to the specifications as approved by the Development Board.

B. All utilities (i.e., telephone, cable, electric), when deviating from a straight-line course between the source and a house, shall be so designated.

C. Regarding wastewater discharge and treatment, all buildings in the Village must connect to the Village sewer system.

D. All utilities are to be underground unless documentation is submitted proving that location underground is not feasible.

Utilities (Special Flood Hazard Areas)
A. Machinery and equipment servicing a building must either be elevated to or above the base flood level or designed to prevent water from entering or accumulating within the components during a flood. This includes heating, ventilating and air-conditioning equipment, hot-water heaters, appliances, elevator-lift machinery and electrical junction and circuit breaker boxes. When located below the base flood elevation, a professional engineer's or architect's certification of the design is required.

B. New and replacement water supply systems shall be designed to minimize or eliminate the infiltration of floodwaters into the system.

C. New and replacement sanitary sewer systems shall be designed to minimize or eliminate the infiltration of floodwaters. Sanitary sewer and storm drainage systems for buildings that have openings below the base flood elevation shall be provided with automatic backflow valves or other automatic backflow devices that are installed in each discharge line passing through a building's exterior wall.

D. On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding.

Zoning Requirements
All new lots created in the Village of Saranac Lake shall meet all requirements of area, setbacks and frontage of this code. Except when existing lots or portions of existing lots are combined and existing buildings do not currently meet the setback requirements, the preexisting nonconforming status of said setbacks shall remain on the new lot.

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