A.
Purpose and intent.
(1)
The general purpose and intent of this district is to accommodate
the office uses within the City. Office uses present an important
opportunity for the City to expand and protect its tax base.
(2)
The district also acknowledges the pattern of development that has
already taken place and provides for continued expansion of those
uses in locations that are appropriate given the character of the
district's existing development,
(3)
The district also acknowledges that much of the land use in the area
will continue to be a mix of residential housing, including one-,
two- and multifamily structures.
(4)
In promoting the general purpose of this district, the specific intent
is:
(a)
To permit development of office uses and multiple-family development
where they can be accommodated.
(b)
To prohibit all non-office commercial and industrial development
of the land.
(c)
To acknowledge the existing pattern of uses in the district
while accommodating the increased demand for office space.
C.
Permitted accessory uses.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Offices with 1,500 square feet or more of gross floor area.
(2)
Multiple-family dwellings of three or more dwelling units, but not
exceeding six dwelling units.
(3)
Museums.
(4)
Bed-and-breakfast establishments.
(5)
Places of worship and associated buildings.
(6)
Public utility facilities.
(7)
Any combination of two or more permitted uses or a permitted use
with one or two dwelling units.
(8)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(9)
Accessory equipment which is not enclosed or concealed within or
part of a structure and which is erected or Installed or placed in
service to serve an existing structure.
(11)
Television satellite dishes with diameter greater than two feet
or dishes that are not mounted on the building.
E.
F.
Density requirement. No multiple-family dwelling shall be erected,
altered or used which does not provide a lot area of at least 2,500
square feet for each dwelling unit.
G.
Minimum lot size. The minimum lot size shall be 7,500 square feet.
H.
Minimum lot width. The minimum lot width shall be 75 feet.
I.
Maximum lot coverage. The maximum lot coverage shall be 70%.
J.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 10 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 15 feet.
(b)
On a comer lot, each side which abuts a street shall be deemed
a front lot line, and the required yard along each such lot line shall
be a required front yard. The owner shall decide which of the remaining
yards shall be the required side yard and the required rear yard.
(3)
Rear yard. The minimum rear yard setback shall be 30 feet.
K.
Maximum height. The height limitation shall be 35 feet as measured
from the median grade of the lot to the highest point of the roof
of the structure.
L.
Private garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet
in height.
(2)
Detached garages, and accessory structures, shall not be located
within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures with 100 square feet or
more of gross floor area shall not be placed closer than 10 feet to
the side and rear property line.
(4)
Detached garages, and accessory structures with less than 100 square
feet of gross floor area shall not be placed closer than five feet
to the side and rear property line.
A.
Purpose and intent.
(1)
The general purpose and intent of this zoning district is to accommodate
the variety of small-scale retail and professional uses that have
developed alongside one-, two- and multifamily residential structures
in areas adjacent to the residential neighborhoods in the City.
(2)
The district acknowledges and accommodates the nature and intensity
of existing development while guiding future development. The district
is designed to limit the extent to which large-scale development can
increase the intensity of use and affect the character of the surrounding
residential neighborhoods while accommodating smaller scale commercial
activities.
(3)
By providing a district in which the uses enumerated herein are permitted
it is also intended to relieve the development pressure for nonresidential
uses in the adjacent residential areas.
(4)
In promoting the general purpose of this district, the specific intent
is:
(a)
To permit the development of small-scale retail, offices, professional
offices; service facilities; and multifamily residential where they
can be accommodated.
(b)
To prohibit larger-scale commercial uses except for those developments
which can demonstrate that they will not adversely affect the residential
character of the surrounding area.
(c)
To acknowledge the existing pattern of uses in the district.
(d)
To discourage land uses that would generate excessive traffic
and to prohibit new restaurants and convenience stores.
B.
Permitted principal uses.
(1)
Retail businesses with 2,000 square feet of gross floor area or less.
Convenience stores and restaurants are not a permitted use.
(2)
Offices with 2,000 square feet of gross floor area or less.
(3)
Services, including real estate offices, insurance agencies, travel
agencies and investment brokerage offices.
(4)
Single-family dwellings.
(5)
Two-family dwellings with 2,000 square feet of gross floor area or
less.
(6)
Public playgrounds, public parks and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(5)
Home occupations. In addition home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(6)
Accessory equipment which is not enclosed or concealed within or
part of a structure and which is erected or installed or placed in
service to serve a new structure.
D.
Uses permitted upon site plan review and approval by Planning Board.
Any change of use or establishment of a new use which shall result
in the establishment of any of the following:
(1)
Multifamily dwellings of three or more dwelling units.
(2)
Any permitted use or permitted use in combination with one or two
dwelling units or combination of permitted uses with more than 2,000
square feet of gross floor area other than single-family dwellings
and convenience stores.
(3)
Places of worship and associated buildings.
(4)
Banks or other financial institutions.
(5)
Public buildings.
(6)
Public utility facilities.
(7)
Video rental stores with less than 1,000 square feet of gross floor
area.
(8)
Homes for the handicapped and/or the developmentally disabled.
(9)
Boarding or rooming house.
(10)
Bed-and-breakfast house or inn.
(11)
Television satellite dishes.
(12)
Beauty shops.
(13)
Barber shops.
(14)
Accessory equipment which is not enclosed or concealed within
or part of a structure and which is erected or installed or placed
in service to serve an existing structure.
(16)
Television satellite dishes with a diameter greater than two
feet or dishes that are not mounted to the building.
E.
Uses subject to architectural review regulations.[1]
F.
Density requirement. No multiple-family dwelling shall be erected,
altered or used which does not provide a lot area of at least 2,500
square feet for each dwelling unit.
G.
Minimum lot size. The minimum lot size shall be 5,000 square feet.
H.
Minimum lot width. The minimum lot width shall be 50 feet.
I.
Maximum lot coverage. The maximum lot coverage shall be up to 70%.
J.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 10 feet.
(2)
Side yard.
(a)
The minimum for one side yard setback shall be five feet, and
the minimum sum of two sides shall be 15 feet.
(b)
On a corner lot, each side which abuts a street shall be deemed
a front lot line, and the required yard along each such lot line shall
be a required front yard. The owner shall decide which of the remaining
yards shall be the required side yard and the required rear yard.
(3)
Rear yard. The minimum rear yard setback shall be 20 feet.
K.
Maximum height. The height limitation shall be 35 feet as measured
from the median grade of the lot to the highest point of the roof
of the structure.
L.
Maximum floor area. Any commercial use, or any combination of commercial
uses, within a lot shall not exceed 4,000 square feet of gross floor
area.
M.
Private garages, and accessory structures.
(1)
Detached garages, and accessory structures shall not exceed 25 feet
in height.
(2)
Detached garages, and accessory structures, shall not be located
within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures with 100 square feet or
more of gross floor area shall not be placed closer than eight feet
to the side and rear property line.
(4)
Detached garages, and accessory structures with less than 100 square
feet of gross floor area shall not be placed closer than five feet
to the side and rear property line.
A.
Purpose and intent.
(1)
The general purpose of this commercial district is to provide areas
within the City which encourage the development of moderately intense
retail and wholesale commercial and office uses while enhancing the
existing commercial uses. These uses are appropriately located in
areas with good access to primary transportation routes. The use of
property for commercial uses along most of the city's major traffic
corridors has intensified over time with changes from small lot, single,
one-family residential use to general business uses as a component
of that transition. This trend is encouraged. It is specifically the
intent of the district to encourage the consolidation of small, underutilized
parcels with small frontages, and to promote the creation of larger
properties with more extensive frontages, thus allowing for more intensive
and appropriate commercial uses.
(2)
Major travel corridors are also considered in general an appropriate
location for multifamily housing. Therefore, it is also the intent
of this district to permit multifamily housing at reasonable densities,
on larger lots and with adequate parking. Such housing may be a separate
use or as part of a mixed commercial/residential development. In order
to promote the general purpose of this district, the specific intent
of this section is:
(a)
To encourage the construction of, conversion to and continued
use of land along major transportation corridors for mixed commercial
and office uses which generate significant traffic; and
(b)
To provide sufficient standards to ensure that these uses can
be accommodated with minimum disruption to the residential neighborhood
adjacent to them; and
(c)
To provide additional areas for the development of multiple-family
dwellings; and
(d)
To encourage the discontinuance of all existing uses that would
not be allowed as new uses under the provisions of this section and
to encourage the consolidation of undersized lots.
B.
Permitted principal uses. All uses in the GC1 District are subject
to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Retail businesses.
(2)
Professional offices and office centers.
(3)
Services, including real estate offices, insurance agencies, travel
agencies and investment brokerage offices; emergency services, including
ambulance service and dispatch centers.
(4)
Convenience stores with or without gas pumps.
(5)
Public and private schools and institutions of higher learning.
(6)
Public and semi-public uses, including uses associated with the provision
of public utilities.
(7)
Places of worship and associated buildings.
(8)
Funeral parlors.
(9)
Fraternal organizations.
(10)
Private clubs and lodges.
(11)
Multiple-family dwellings of three or more dwelling units.
(12)
Motels and hotels.
(13)
Hospitals and related health-care facilities.
(14)
Nursing homes, adult care facilities and licensed child care
centers.
(15)
Video rental stores.
(16)
Banks and financial institutions.
(17)
Private and public parking areas, and private and public parking
structures.
(18)
Shopping centers and commercial strip centers.
(19)
Restaurants, take-out restaurants and drive-through restaurants.
(20)
Health/fitness clubs and commercial recreation.
(21)
Taverns.
(22)
Publishing and printing businesses.
(23)
Wholesale businesses.
(24)
Beauty shops.
(25)
Barber shops.
(26)
Office supplies and equipment sales and service.
(27)
Any use permitted by site plan review and approval in combination
with one or two dwelling units.
E.
Density requirement. No multiple-family dwellings shall be erected,
altered or used which do not provide a lot area of at least 2,500
square feet for each dwelling unit.
F.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
G.
Minimum lot width. The minimum lot width shall be 100 feet.
H.
Maximum lot coverage. The maximum lot coverage shall be 70%.
I.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 20 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 15 feet.
(b)
On a corner lot, each side which abuts a street shall be deemed
a front lot line, and the required yard along each such lot line shall
be a required front yard. The owner shall decide which of the remaining
yards shall be the required side yard and the required rear yard.
(3)
Rear yard. The minimum rear yard setback shall be 15 feet.
J.
Maximum height. The height limitation shall be 50 feet as measured
from the median grade of the lot to the highest point of the roof
of the structure.
K.
Private garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet
in height.
(2)
Detached garages, and accessory structures, shall not be located
within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures with 100 square feet or
more of gross floor area shall not be placed closer than eight feet
to the side and rear property line.
(4)
Detached garages, and accessory structures with less than 100 square
feet of gross floor area shall not be placed closer than five feet
to the side and rear property line.
A.
Purpose and intent.
(1)
The general purpose of this commercial district is to provide areas
within the City to accommodate intense retail and wholesale commercial,
office and warehousing. These uses are appropriately located in areas
with good access to primary transportation routes. The use of property
for commercial uses along most of the city's major traffic corridors
has intensified over time, with changes from small-lot, single, one-family
residential use to general business uses as a component of that transition.
This trend is encouraged. It is specifically the intent of the district
to encourage the consolidation of small, underutilized parcels with
small frontages, and to promote the creation of larger properties
with more extensive frontages, thus allowing for more intensive and
appropriate commercial uses.
(2)
Major travel corridors are also considered in general an appropriate
location for multifamily housing. Therefore, it is also the intent
of this district to permit multifamily housing at reasonable densities,
on larger lots and with adequate parking. Such housing may be a separate
use or as part of a mixed commercial/residential development. In order
to promote the general purpose of this district, the specific intent
of this section is:
(a)
To encourage the construction of, conversion to and continued
use of land along major transportation corridors for mixed commercial,
office, warehousing and light industrial uses which generate significant
traffic; and
(b)
To provide sufficient standards to ensure that these uses can
be accommodated with minimum disruption to the residential neighborhood
adjacent to them; and
(c)
To provide additional areas for the development of multiple-family
dwellings; and
(d)
To encourage the discontinuance of all existing uses that would
not be allowed as new uses under the provisions of this section and
to encourage the consolidation of undersized lots.
B.
Permitted principal uses.
(1)
Retail businesses.
(2)
Professional offices and office centers.
(3)
Services, including real estate offices, insurance agencies, travel
agencies and investment brokerage offices.
(4)
Convenience stores without gas pumps.
(5)
Public and private schools and institutions of higher learning.
(6)
Public and semi-public uses, including uses associated with the provision
of public utilities.
(7)
Places of worship and associated buildings.
(8)
Funeral parlors.
(9)
Fraternal organizations.
(10)
Private clubs and lodges.
(11)
Beauty shops.
(12)
Barber shops.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Multiple-family dwellings of three or more dwelling units.
(2)
Motels and hotels.
(3)
Hospitals and related health-care facilities.
(4)
Nursing homes, adult care facilities and licensed child-care centers.
(5)
Video rental stores.
(6)
Banks and financial institutions.
(7)
Private and public parking areas, and private and public parking
structures.
(8)
Shopping centers and commercial strip centers.
(9)
Restaurants, take out restaurants and drive-through restaurants.
(10)
Health/fitness clubs and commercial recreation.
(11)
Taverns.
(12)
Convenience stores with gas pumps.
(13)
Publishing and printing businesses.
(14)
Wholesale businesses.
(15)
Office supplies and equipment sales and service.
(16)
Automobile-related businesses, including new and used automobile
sales and leasing, and automobile service stations.
(17)
Warehousing.
(18)
Self-storage units.
(19)
Any use permitted or permitted by site plan review and approval
in combination with one or two dwelling units.
E.
Density requirements. No multiple-family dwellings shall be erected,
altered or used which do not provide a lot area of at least 2,500
square feet for each unit.
F.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
G.
Minimum lot width. The minimum lot width shall be 100 feet.
H.
Maximum lot coverage. The maximum lot coverage shall be 60%.
I.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 20 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 15 feet.
(b)
On a corner lot, each side which abuts a street shall be deemed
a front lot line, and the required yard along each such lot line shall
be a required front yard. The owner shall decide which of the remaining
yards shall be the required side yard and the required rear yard.
(3)
Rear yard. The minimum rear yard setback shall be 15 feet.
J.
Maximum height. The height limitation shall be 50 feet as measured
from the median grade of the lot to the highest point of the roof
of the structure.
K.
Private garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet
in height.
(2)
Detached garages, and accessory structures, shall not be located
within the front yard required for the principal structure.
(3)
Detached garages, and accessory structures with 100 square feet or
more of gross floor area shall not be placed closer than eight feet
to the side and rear property line.
(4)
Detached garages, and accessory structures with less than 100 square
feet of gross floor area shall not be placed closer than five feet
to the side and rear property line.
A.
Purpose and intent.
(1)
The general purpose of this Central Commercial District is to provide
a high-density commercial area in downtown Glens Falls. This district
is developed to enhance and encourage a variety of commercial uses
in a designated, area of the downtown business district.
(2)
To ensure the continued viability of the downtown area as a commercial
center and to promote the general purpose of the district, the specific
intent of this section is:
(a)
To acknowledge the existence of a concentrated central commercial
district core with building lots of unique configuration, lot coverage
and density; and
(b)
To encourage the continued use of land for a diverse mix of
commercial business, including but not limited to small-scale and
larger-scale retail stores; banks; restaurants; hotels; grocery stores;
professional offices; general commercial and business operations and
uses; educational, entrepreneurial and training activities and services;
business incubators; technology-oriented and start-up businesses:
and municipal parking; and
[Amended 12-8-2005 by L.L. No. 9-2005]
(c)
To prohibit development which has an adverse effect on and which
is not in keeping with dense commercial and business uses already
present in the downtown area; and
[Amended 12-8-2005 by L.L. No. 9-2005]
(d)
To encourage the discontinuance of all existing uses that would
not be allowed as new uses under the provisions of this section.
B.
Permitted principal uses. All uses in the CCD District are subject
to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Retail businesses.
(2)
Professional offices, including general commercial and business operations
and uses; educational, entrepreneurial and training activities and
services; business incubators; and technology-oriented and start-up
businesses, including start-up businesses that manufacture and distribute
a product.
[Amended 12-8-2005 by L.L. No. 9-2005]
(3)
Services, including real estate offices, insurance agencies, travel
agencies and investment brokerage offices.
(4)
Banks and financial institutions.
(5)
Restaurants and take-out restaurants.
(6)
Taverns and nightclubs.
(7)
Public and private schools and institutions of higher learning.
(8)
Public and semipublic uses, including uses associated with the provision
of public utilities.
(9)
Private and public parking areas, and private and public parking
structures.
(10)
Libraries.
(11)
Museums, art galleries and dance studios.
(12)
Performing arts, theaters and movie theaters.
(13)
Places of worship and associated buildings.
(14)
Three or more dwelling units on floors above the first floor.
(15)
Hotels.
(16)
Liquor stores.
(17)
Grocery stores.
(18)
Beauty shops.
(19)
Barber shops.
(20)
Public parks.
(21)
Pharmacies.
(22)
Public transportation facilities.
(23)
Health/fitness clubs and commercial recreation.
(24)
Wholesale businesses.
(25)
Office supplies and equipment sales and service.
(26)
Warehousing.
(27)
Accessory structures related to the above uses.
D.
The following uses are specifically prohibited in the Central Commercial
District:
F.
Density requirement: no minimum required.
G.
Minimum lot size: no minimum required.
H.
Minimum lot width: no minimum required.
I.
Maximum lot coverage. The maximum lot coverage shall be 100%.
J.
Minimum yard requirements: no minimum required.
K.
Maximum height. The height limitation shall be 100 feet as measured
from the median grade of the lot to the average height of the roof
of the structure.
