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Planning commission backs nonresidential frontage and stronger streetscape in North Troy draft
Summary
The Troy City Planning Commission reviewed proposed North Troy zoning changes that raise open-space requirements to 15%, add streetscape standards and direct staff to require nonresidential frontage along main roads (Crooks, Long Lake) while allowing residential behind; commissioners asked staff to refine maps and draft ordinance language before a public hearing.
The Troy City Planning Commission on the 23rd reviewed a draft zoning-code overhaul for the North Troy district and gave staff direction to require nonresidential uses or active amenity space on first floors that face main streets while allowing residential on building rears or for deeply set-back buildings. The commission also endorsed new streetscape standards and an increase in required common open space.
The draft was presented by planning consultant Mr. Carile of Carlile Workman Associates, who said the latest changes respond to the master plan goal of “open space and gathering areas in North Troy” and would require, among other provisions, that “15% of a site must be set aside for common open space and general public use.” Carile also outlined a new streetscape approach that would apply to new developments and site plans and include a 10-foot sidewalk with a 6-foot clear pedestrian zone, street trees at roughly one per 30 feet of frontage, street furniture and bike parking, lighting limited to about 16 feet in height, and screening for utilities and dumpsters.
Why it matters: Commissioners said the district should promote walkability and active frontages to create a consistent, pedestrian-friendly character rather than a string of ground-floor housing that reduces street activity. Several members said the city’s goal is to encourage conversions and new development that bring people and services to the corridor without undermining the pedestrian experience.
Discussion and outcome: Commissioners debated three approaches for first-floor residential: a blanket prohibition on residential fronting main streets; allowing residential only as a special use; or permitting a split (for example, a percentage of floor area) that preserves active use along the street edge. After extended discussion staff and the commission agreed on a compromise direction: buildings not fronting a major street would be handled through the special-use process, while buildings that do front Crooks or comparable main corridors must provide nonresidential frontage or usable amenity space facing the street, with residential allowed behind that frontage.
Commissioner reaction reflected concerns about consistency and feasibility. “I prefer retail on the first floor, but I don’t think it works for every site in the district,” said Commissioner Mr. Faison, urging flexibility on sites set far back from the road. Commissioner Mr. Fox said he favored measures that “get a good mix of uses” at street level to sustain walkable activity.
Other technical details and direction: Commissioners approved the proposed streetscape standards in principle and asked staff to develop a practical “palette” of coordinated materials and fixtures (benches, lights, bike racks, wayfinding) rather than leaving the first developer to set the entire tone. On height and density, the commission generally supported a four-story maximum in the periphery with setback options and reached consensus to rely more on height, setbacks and parking requirements to control density than on prescriptive units-per-acre caps. Staff was directed to revise language, clarify mapping (which streets the frontage rules will apply to), and return for another review before the required public hearing and the city-council review.
What wasn’t decided: No ordinance was adopted at the meeting. The changes discussed are draft text-amendments and map amendments; the commission’s guidance was direction to staff to refine wording and prepare materials for a public hearing. Commissioners also asked staff to clarify how the standards would apply to conversions of existing office towers and to provide enforceable definitions of what it means to “front” a street.
Next steps: Staff will refine the ordinance language, map the frontage area(s) precisely, explore a streetscape pallet and implementation options, and return to the commission for further review before scheduling a public hearing and forwarding a recommendation to the city council.
