The boundaries for each zoning district listed as part of this
chapter are the boundaries depicted on the map entitled the "Town
Zoning Map of the Town of Queensbury," as amended from time to time,
which map is on file with and available from the Town and is hereby
adopted and declared to be part of this chapter and hereinafter known
as the "Town Zoning Map."
[Amended 3-18-2013 by L.L. No. 2-2013]
The zoning districts established by this chapter, subject to
future amendment, including an aggregate of all of the area of the
Town, are and shall be as follows:
A. Residential districts.
(1)
Land Conservation LC-42A and LC-10A. The LC Districts encompass
areas where land has serious physical limitations to development or
unique characteristics that warrant restricting development to very
low densities. It is also an area that adds to the Town's rural character
and should also be protected as such. This area of the Town is described
in the "Neighborhoods" section of the Comprehensive Plan, adopted
on August 6, 2007, and the districts retain the same boundaries as
set forth in the Town's 2002 Zoning Law and Map.
(a)
Uses allowed. The uses allowed in this district are set forth
on Table 2 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density.
[a] LC-42A: 42 acres per dwelling unit or principal
nonresidential building.
[b] LC-10A: 10 acres per residential dwelling unit
or principal nonresidential building.
[2] Front yard setback: 100 feet.
[3] Side yard setback: 100 feet.
[4] Rear yard setback: 100 feet.
[5] Shoreline/stream/wetland setback: 200 feet.
[6] Lot width: 400 feet.
[Amended 7-21-2014 by L.L. No. 2-2014]
[8] Water frontage: 400 feet.
[9] Building height: 35 feet.
(c)
Subdivision requirements.
[1] Minimum area for conservation subdivision.
[2] Design standards and requirements as set forth in §
179-4-010 of Article
4.
[3] Flag lots: allowed per requirements set forth in §
179-4-010 of Article
4.
(d)
Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in Article
4 of this chapter.
(e)
Nonresidential development guidelines. Design guidelines for nonresidential development are set forth in Article
4 of this chapter.
(2)
Rural residential. The Rural Residential (RR) Districts are
intended to preserve and enhance the natural open space and rural
character of the Town by limiting development to low densities. Low
densities are warranted in this area of the Town due to natural features
(such as steep slopes, wetlands, and limiting soils) as well as marginal
access to populated areas. This area of the Town is described in the
"Neighborhoods" section of the Comprehensive Plan, adopted on August
6, 2007. In addition, and perhaps most importantly, this is the land
area of the Town that is extremely important to the preservation of
its rural character. As such, the district is intended to promote
open spaces and rural design.
(a)
Uses allowed. The uses allowed in this district are set forth
in Table 2 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density.
[a] RR-5A: five acres per dwelling unit.
[b] RR-3A: three acres per dwelling unit.
[2] Front yard setback: 100 feet.
[3] Side yard setback: 75 feet.
[4] Rear yard setback: 100 feet.
[5] Shoreline/stream/wetland setback: 75 feet.
[8] Water frontage: 200 feet.
[9] Building height: 40 feet (35 feet in the Adirondack
Park).
(c)
Subdivision requirements.
[1] Minimum area for conservation subdivision.
[2] Design standards and requirements are set forth in Article
4.
[3] Flag lots are allowed per requirements set forth in Article
4.
(d)
Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in §
179-4-010 of this chapter.
(3)
Moderate-density residential. The Moderate Density Residential
(MDR) District is intended to protect the character of Queensbury's
low-, medium- and high-density, strictly single-family neighborhoods
and to create more walkable neighborhoods. This area of the Town is
described in the "Neighborhoods" section of the Comprehensive Plan,
adopted on August 6, 2007.
(a)
Uses allowed. The uses allowed in this district are set forth
on Table 2 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density.
[a] Two acres per dwelling unit if not connected to
public sewer and water systems.
[b] One acre per dwelling unit if connected to public
sewer and water systems.
[c]
Multifamily dwelling(s) shall be entitled to a density of six dwelling units per acre, in accordance with §
A183-26, subject to the following:
[Added 5-6-2024 by L.L. No. 3-2024]
[i]
The lot shall have a minimum gross land area of 10 acres;
[ii] The lot shall be served by municipal water and
sewer; and
[iii] Two points of ingress and egress to the lot shall
be required from local arterial roads or collector roads.
[2] Front yard setback: 30 feet.
[3] Side yard setback: 25 feet.
[4] Rear yard setback: 30 feet.
[5] Shoreline/stream/wetland setback: 75 feet.
[8] Water frontage: 100 feet.
[9] Building height: 40 feet (35 feet if within Adirondack
Park boundaries).
(c)
Subdivision requirements.
[1] Minimum area for conservation subdivision: two
acres with 50% of subdivided property remaining as meaningful open
space.
[2] Design standards and requirements are set forth in §
179-4-010 of Article
4.
(d)
Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in §
179-4-010 of Article
4 of this chapter.
(e)
Nonresidential development guidelines. Design guidelines for nonresidential development are set forth in Article
4 of this chapter.
(4)
Neighborhood residential. The Neighborhood Residential (NR)
District encompasses areas of older, more traditional, high-density
neighborhoods. Areas subject to intense development pressure, located
near service areas, are similarly zoned. This district is intended
to protect and enhance traditional, high-density neighborhood character
while providing the opportunity for infill and high-density housing.
This area of the Town is described in the "Neighborhoods" section
of the Comprehensive Plan, adopted on August 6, 2007.
(a)
Uses allowed. The uses allowed in this district are set forth
on Table 2 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density.
[a] If not connected to public sewer and water systems:
0.5 acre per dwelling unit.
[b] If connected to public sewer and water systems:
10,000 square feet per dwelling unit.
[2] Front yard setback: 20 feet.
[3] Side yard setback: 10 feet if buildings are not
connected or zero if connected.
[4] Rear yard setback: 15 feet.
[5] Shoreline/stream/wetland setback: 50 feet.
[9] Building height: 40 feet (35 feet if within Adirondack
Park boundaries).
(c)
Subdivision requirements.
[1] Conservation subdivision design is not permitted.
[2] Design standards and requirements are set forth in §
179-4-010 of Article
4.
(d)
Residential development guidelines. Design guidelines for placement of new residential dwellings are set forth in §
179-4-010 of this chapter.
(5)
Waterfront residential. The purpose of the Waterfront Residential
(WR) District is to protect the delicate ecological balance of the
Town's lakes and the Hudson River as well as to enhance the aesthetics
of waterfront areas while providing adequate opportunities for development.
This area of the Town is described in the "Neighborhoods" section
of the Comprehensive Plan, adopted on August 6, 2007, and formerly
consisted of WR-3A and WR-1A Zoning Districts set forth in the Town's
2002 Zoning Law.
(a)
Uses allowed. This district allows single-family residences,
boathouses and hunting and fishing cabins (of less than 500 square
feet) as permitted uses (requiring only a zoning permit) and allows
commercial boat sales, servicing and storage uses by special use permit.
Class A marinas are permitted by special use permit on all Waterfront
Residential properties except for those with shoreline on Glen Lake,
Sunnyside Lake and Dream Lake. Class B marinas are permitted on all
Waterfront Residential properties. A complete list of uses allowed
in this district is set forth on Table 2 of this chapter.
[Amended 5-6-2019 by L.L.
No. 4-2019]
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density, floor area ratio and building height which are maximum
restrictions.):
[1] Density: 2.0 acres per dwelling unit.
[2] Front yard setback: 30 feet.
[3] Side yard setback: varies by lot widths listed
below:
Lot Width
(feet)
|
Side Setback Required
(feet)
|
---|
0 to 50
|
12
|
Greater than or equal to 50 and less than or equal to 60
|
15
|
Greater than or equal to 60 and less than or equal to 150
|
20
|
150 and greater
|
25
|
[4] Rear yard setback: 30 feet.
[5] Shoreline/stream/wetland setback: 50 feet or 75
feet (see Zoning Map).
[8] Water frontage: 150 feet.
[9] Building height: 28 feet; 16 feet for accessory
structures.
(c)
Subdivision requirements.
[1] Minimum area for conservation subdivision: four
acres.
[2] Design standards and requirements: as set forth in Article
4.
(d)
Residential development guidelines. Design guidelines for placement of new residential dwellings and conversions of seasonal residences are set forth in §
179-4-010 of Article
4 of this chapter.
(e)
Septic system certification. All development activities, including
new construction, expansions or extensions, conversions and remodeling,
for all uses that require septic systems that commence subsequent
to the effective date of this section, shall be required to establish
that septic systems comply with the most recently adopted standards
and requirements or to update systems accordingly. Written certification
from a professional engineer and/or from the Town Engineer as to compliance
of existing, updated or new systems shall be required prior to the
issuance of a zoning permit or building permit. In addition, any septic
system that fails shall be required to be reconstructed with a design
that meets the most recently adopted standards.
(f)
Shoreline clearing, alteration, access. The clearing of any area within 50 feet of a shoreline, the alteration of a shoreline or the provision of shared access to an area within 50 feet of a shoreline, including but not limited to shared access of shoreline areas, must comply with the requirements set forth in §
179-4-010G(4).
(6)
Parkland Recreation PR-42A and PR-10A. The PR Districts encompass
areas where lands are controlled by municipalities and are set aside
for the protection of natural resources or recreational activities
and which can support minimal development or low-impact land uses
of very low densities. These areas of the Town are described in the
"Neighborhoods" section of the Comprehensive Plan, adopted on August
6, 2007, and these districts remain unchanged from what was provided
under the 2002 Zoning Law.
(a)
Uses allowed. The uses allowed in these districts are set forth
on Table 2 of this chapter.
(b)
Dimensional requirements. All uses in these districts must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height, which are maximum restrictions.):
[1] Density: 42 acres per principal use/structure.
[2] Front yard setback: 100 feet.
[3] Side yard setback: 100 feet.
[4] Rear yard setback: 100 feet.
[5] Shoreline/stream/wetland setback: 150 feet.
[9] Water frontage: 800 feet.
[10] Building height: 35 feet.
(c)
Subdivision requirements.
[1] Minimum area for conservation subdivision: 210
acres in the PR-42A District and 50 acres in the PR-10A District.
[2] Design standards and requirements: as set forth in §
179-4-010 of Article
4.
(d)
Nonresidential development standards. The standards and requirements set forth in Article
4 of this chapter shall apply to all nonresidential uses in these districts where applicable.
B. Commercial districts.
(1)
Enclosed Shopping Center ESC. The ESC District encompasses those
areas where shopping center development exists or is anticipated.
The intent of this district is to ensure that shopping center development,
as well as compatible commercial, mixed use and multifamily dwelling
infill development, provides safe access points, coherent and safe
traffic patterns, efficient loading and unloading, aesthetically pleasing
shopping environments and safe pedestrian circulation. This area of
the Town formerly consisted, under the 2002 Zoning Law, of the same
district boundaries as are currently established herein but with the
zoning district designation of "ESC-25A.
[Amended 10-17-2016 by L.L. No. 7-2016; 2-27-2017 by L.L. No. 3-2017; 6-1-2020 by L.L. No. 6-2020]
(a)
Uses allowed. The uses allowed in this district are set forth
on Table 3 of this chapter. Freestanding buildings are permitted in this district.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1]
Minimum lot size: 2.5 acres per principal use/structure.
[2] Front yard setback: 40 feet. Buildings in excess
of 40 feet in height shall require a front setback of 100 feet or
greater.
[3] Side yard setback: 30 feet.
[4] Rear yard setback: 30 feet.
[5] Shoreline/stream/wetland setback: 150 feet.
[8] Water frontage: 200 feet.
[9] Building height: 70 feet. Buildings in excess of
40 feet in height shall require a front setback of 100 feet or greater.
[12] The maximum gross building residential area (total
unit square footage) shall be 30% of the total building floor area
of all other commercial buildings within the ESC zoning district.
(c)
Development standards. The standards and requirements set forth in Article
4 of this chapter shall apply to all uses in this district as well as expansion, remodeling or change of use to existing structures and uses.
(d)
Subdivision requirements. Back lots to be utilized for (1) mall
anchor stores greater than 30,000 square feet each; and (2) multifamily
dwellings; may be subdivided without otherwise required setbacks or
frontage on a public road, provided that reciprocal access and parking
easements between separate parcels are recorded in the Warren County
Clerk's office.
(2)
Office. The Office District encompasses areas where professional
offices are encouraged. These are located along arterials adjoining
residential areas where compatibility with residential uses is important.
The Town desires to see development of high-quality offices where
structures and facilities are constructed with particular attention
to detail, including but not limited to architecture, lighting, landscaping,
signs, streetscape, public amenities, and pedestrian connections.
The Office District can function as a transition zone protecting residential
zones from more intensive commercial uses, while providing convenient
professional services to residential neighborhoods. Office and residential
facilities should be sited and built to demonstrate compatibility
with adjoining uses and to minimize any negative impacts on adjoining
land uses.
[Amended 7-21-2014 by L.L. No. 2-2014; 9-14-2015 by L.L. No. 2-2015; 10-17-2016 by L.L. No. 7-2016]
(a)
Uses allowed. The uses allowed in this district are set forth
on Table 3 of this chapter. In addition:
[1] No residential uses shall be allowed less than
600 feet from Bay Road.
[2] Large offices are prohibited uses in the Gurney
Lane Office District.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum
requirements except density, building size and building height which
are maximum restrictions.):
[1] Density.
[a] Nonresidential: 0.5 acre per 7,000 square feet
of floor area per story. Note: Land areas used for residential density
calculations may not be also used for nonresidential density calculations.
[b] Residential: 1.0 acre per eight residential dwelling
units (whether or not included with nonresidential floor area) Note:
No land areas less than 600 feet from Bay Road may be used in residential
density calculation. Only land areas 600 feet or more from Bay Road
may be used in residential density calculations. Land areas used for
residential density calculations may not be also used for nonresidential
density calculations.
[c] Required lot size for all uses shall depend on
the site being able to accommodate buildings, parking areas, landscaping
and other site features.
[2] Front yard setback: 75 feet.
[a] Residential uses in the Bay Road Office zoning
district: greater than or equal to 600 feet.
[3] Side yard setback: 25 feet.
[4] Rear yard setback: 25 feet.
[5] Shoreline/stream/wetland setback: 75 feet.
[9] Building height: maximum of 40 feet.
[10] Maximum building size.
[a] Footprint of 75,000 square feet with total square
footage of 150,000 for properties within the Bay Road design guideline
areas and 20,000 square feet total for all those properties outside
the Bay Road design guideline area.
[13] Critical environmental area setback: 100 feet.
(c)
Development standards. The standards and requirements set forth in Article
4 of this chapter shall apply to all uses in this district as well as expansion, remodeling or change of use to existing structures and uses. In addition, there are specific design standards and guidelines for mixed-use developments as set forth in Article
7 of this chapter.
(3)
Commercial Intensive (CI). The CI Districts comprise that area
of Queensbury that already has intense commercial development. The
purpose of this district is to provide for continuing infill development
of this type, while encouraging the overall improvement and appearance
of these areas.
(a)
Uses allowed. A complete list of uses allowed in the CI District
is set forth on Table 3 of this chapter.
(b)
All uses in this district must comply with the requirements
of Table 1 of this chapter and as follows (Note that all are minimum requirements
except building height and floor area ratio which are maximum restrictions.):
[1] Minimum lot size: one acre.
[2] Front yard setback: 75 feet.
[3] Side yard setback: 20 feet minimum, with a minimum
total of 50 feet both sides.
[4] Rear yard setback: 25 feet.
[5] Shoreline/stream/wetland: 75 feet.
[9] Water frontage: 150 feet.
[10] Building height: 40 feet.
[14] Merchandise display setback: 25 feet.
(4)
Commercial Moderate (CM). The CM District is that area of Queensbury
that already has moderate levels of commercial development and where
surrounding patterns of land use dictate less intensive development
than in the CI District.
(a)
Uses allowed. A complete list of uses allowed in the CM District
is set forth on Table 3 of this chapter.
(b)
All uses in this district must comply with the requirements
of Table 1 of this chapter and as follows (Note that all are minimum requirements
except building height and floor area ratio which are maximum restrictions.):
[1] Minimum lot size: one acre.
[2] Front yard setback: 75 feet.
[3] Side yard setback: 20 feet minimum, with a minimum
total of 50 feet both sides.
[4] Rear yard setback: 25 feet.
[5] Shoreline/stream/wetland: 75 feet.
[9] Water frontage: 150 feet.
[10] Building height: 40 feet.
[14] Merchandise display setback: 25 feet.
(c)
Development standards. The applicable standards and requirements
set forth in all other articles of this chapter shall apply to all
uses in this district as well as expansion, remodeling or change of
use to existing structures and uses. In addition, large-scale uses
shall submit and have approved a long-term plan (15 years or more)
as part of the site plan submittal that defines all uses, intensities
of uses, entertainment and/or recreational activities and any other
features of the use that are deemed relevant by the Planning Board.
(5)
Main Street. The Main Street (MS) District includes those areas
of the Town where there is potential to create a traditional main
street environment which includes a streetscape of relatively small-scale
stores and businesses that are arranged at build-to lines promoting
pedestrian activity and a vehicular traffic-slowing aesthetic. This
area of the Town is described in the "Commercial Corridors" section
of the Comprehensive Plan, adopted on August 6, 2007, and contains
a portion of what was formerly Highway Commercial Moderate (HC-Mod)
under the 2002 Zoning Law.
[Amended 12-16-2013 by L.L. No. 7-2013; 10-6-2014 by L.L. No.
5-2014]
(a)
Uses allowed. This district primarily allows a variety of retail,
office, personal and business services uses (excluding auto service)
at a scale that is appropriate to a traditional rural town main street.
In addition, while residential uses are permitted on the first floor
of multistory buildings that are set back 250 feet as measured from
the center line of Main Street, residential uses above the first and
second floor are encouraged throughout the district. Residential uses,
including single-family dwellings, duplexes or two-family dwellings,
multiple-family dwellings, and townhouses are permitted beyond 250
feet as measured from the center line of Main Street. However, townhouses
and multiple-family units are strongly encouraged. Restaurants and
taverns will be allowed by special use permit. A mixture of uses in
a building is also allowed. A complete list of uses allowed in the
MS District is set forth on Table 3 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except building height and size which are maximum restrictions.):
[2] Front yard setback:
[Amended 5-16-2016 by L.L. No. 4-2016]
[a] Forty feet to 100 feet as measured from the center line of Main Street. See related building height minimums below and §
179-7-070B(1)(c). The building setback for lots that do not have frontage on Main Street is 20 feet as measured horizontally from the property line.
[b] Corner lots abutting Main Street shall be deemed to have two front yards: one front yard on the side of the lot adjacent to Main Street and the other front yard on the side of the lot adjacent to the street, road or public right-of-way intersecting Main Street. The required building setback for the front yard adjacent to Main Street shall be as specified in § 179-3-040B(5)(b)[2][a], above. The required building setback for the front yard adjacent to the street or road intersecting Main Street shall be equal to the actual distance as measured horizontally from the building, or proposed building, to the property line on the side of the lot adjacent to Main Street. The setback requirements for the other sides of such corner lots shall be consistent with §
179-4-070. (See §
179-4-070B, Corner lots fronting on Main Street.)
[3] Side yard setback: Buildings shall occupy a minimum
of 60% of the lot width as measured by the building facade width divided
by the lot width. Where multiple buildings are located on a single
lot, the cumulative building facade widths shall occupy a minimum
60% of the lot width. In order to encourage a strong pedestrian environment
and downtown experience, zero-foot side yard setbacks are preferred.
The Planning Board may waive this requirement wherever this provision
would restrict rear yard access for parking due to lot width. The
figure below illustrates the building lot width.
[Amended 12-15-2014 by L.L. No. 7-2014]
[4] Rear yard setback: 10 feet.
[5] Shoreline/stream/wetland setback: 50 feet.
[9] Building height: Shall be a minimum height of 15
feet and a maximum height of 40 feet on Main Street. Buildings shall
have a maximum of three stories. While a minimum of two stories is
preferred, single-story buildings are permitted if they meet a build-to
line setback standard of 40 feet as measured from the center line
of Main Street. All other building heights shall be a minimum of a
2.85:1 ratio as measured by the distance from (A) facade to the Main
Street center line and (B) the building height from natural grade
to the highest point of the structure as shown in the figure below.
[10] Percent permeable: 5% for projects less than one
acre and 10% for projects greater than one acre.
[11] Percent landscaped: 5%. Wherever green infrastructure
design features (e.g., rain gardens, bioretention basins, etc.) are
used, the Planning Board may consider this as both landscaping and
permeable areas. Required street plantings and visual screening for
parking areas shall not be included when calculating percent landscaping.
See New York State Stormwater Management Design Manual Chapter 5 (or
most current New York State standards) for more information.
(c)
Development standards. The applicable standards and requirements
set forth in all other articles of this chapter shall apply to all
uses in this district as well as expansion, remodeling or change of
use to existing structures and uses.
(6)
Recreation Commercial. The Recreation Commercial District is
intended to isolate, protect and encourage expansion of the recreation
industry. Large-scale uses will be required to produce long-range
plans defining uses, intensities, etc. This area of the Town has the
same district boundaries as under the 2002 Zoning Law.
(a)
Uses allowed. This district primarily allows a variety of outdoor
recreation uses such as amusement centers, campgrounds, and golf courses,
as well as restaurants and lodges. All uses require site plan review
and approval with the exception that outdoor concert events require
a special use permit. A complete list of the uses allowed in the RC
District is set forth on Table 3 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density: 2,000 square feet of principal building
per 15,000 square feet of land.
[2] Front yard setback: 30 feet.
[3] Side yard setback: 20 feet.
[4] Rear yard setback: 20 feet.
[5] Shoreline/stream/wetland: 75 feet.
[8] Water frontage: 200 feet.
[9] Building height: 35 feet.
(c)
Development standards. The standards and requirements set forth
in all other articles of this chapter shall apply to all uses in this
district as well as expansion, remodeling or change of use to existing
structures and uses. In addition, large-scale uses shall submit and
have approved a long-term plan (15 years or more) as part of the site
plan submittal that defines all uses, intensities of uses, entertainment
and/or recreational activities and any other features of the use that
are deemed relevant by the Planning Board.
(7)
Neighborhood Commercial.
(a)
Uses allowed. This district primarily allows a variety of uses
intended to enable residents of Queensbury's outlying areas to obtain
staples, necessities and other goods from small-scale neighborhood-oriented
shopping centers without traveling to major commercial centers. A
complete list of the uses allowed in the RC District is set forth
on Table 3 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density: one acre of land per principal use or
structure.
[2] Front yard setback: 40 feet.
[3] Side yard setback: 20 feet.
[4] Rear yard setback: 15 feet.
[5] Shoreline/stream/wetland: 75 feet.
[10] Building height: 30 feet.
(8)
Commercial Intensive Exit 18 (CI-18). The CI-18 District comprises
that area of Queensbury that already has intense commercial development
proximate to the Exit 18 Interchange with US Interstate 87 (Adirondack
Northway). The purpose of this district is to provide for flexible
development opportunities on key sites, creating economic development
while encouraging the overall improvement and appearance of these
areas, including attractive building designs and enhanced pedestrian
access.
[Added 4-18-2016 by L.L.
No. 3-2016]
(a)
Uses allowed. A complete list of uses allowed in the CI-18 District
is set forth on Table 3 of this chapter. Uses not listed in Table
3 are not allowed.
(b)
All uses in this district must comply with the requirements
of Table 1 of this chapter and as follows (note that all are minimum
requirements except building height which is the maximum restriction):
[1] Minimum lot size: one acre.
[2] Minimum front yard setback: 50 feet as measured from the road centerline. See related building height below. See also Subsection
B(8)(b)[9] below relating to front setbacks and building height limits.
[3] Side yard setback: 20 feet minimum, with a minimum
total of 50 feet both sides. However, parcels adjacent to residential
uses shall require a minimum fifty-foot side setback which shall include
at least a twenty-five-foot vegetated buffer.
[4] Rear yard setback: 25 feet. However, parcels adjacent
to residential uses shall require a minimum fifty-foot rear yard setback
which shall include at least a twenty-five-foot vegetated buffer.
[5] Shoreline/stream/wetland: 75 feet.
[9] Building height: Building heights shall be a maximum
of 40 feet with the build-to setback of 50 feet to 75 feet as measured
from the road centerline. Building heights may increase to a maximum
of 55 feet with a build-to setback of 75 feet to 100 feet as measured
from the road centerline and a maximum of 70 feet with a build-to
setback of 100 feet or greater as measured from the road centerline.
C. Industrial Districts.
(1)
Commercial-Light Industrial. The purpose of the Commercial-Light
Industrial (CLI) District is to provide for mixed commercial and light
industrial uses in order to maximize utilization of this area of the
Town that will enhance the Town's tax base and provide quality jobs,
particularly those areas that are in transition between older industrial
uses and newer commercial warehousing and retail uses. This area of
the Town is described in the "Industrial Corridors/Economic Development"
section of the Comprehensive Plan, adopted on August 6, 2007, and
merges the former CI-1A and LI Districts provided under the 2002 Zoning
Law.
(a)
Uses allowed. This district allows light industrial uses which
are its main focus, as well as warehousing, storage, and truck depot
uses. In addition, commercial uses such as retail and services areas
are allowed with certain restrictions as to size and location. These
restrictions are provided to ensure that the district's purpose remains
light industry and that the nonindustrial uses do not predominate
but serve as compatible infill to serve the area. All allowed uses
require site plan review. A complete list of the uses allowed in this
CLI District is set forth on Table 4 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows [Note that all are minimum requirements
except density and building height (and building size for retail)
which are maximum restrictions.]:
[1] Density: one acre minimum per principal use/structure.
[2] Front yard setback: 50 feet.
[3] Side yard setback: 30 feet.
[4] Rear yard setback: 30 feet.
[5] Shoreline/stream/wetland setbacks: 75 feet.
[9] Water frontage: 200 feet.
[10] Building height: 60 feet.
[11] Maximum building size: 40,000 square feet total
for retail uses only; no limit for industrial uses.
(c)
Development standards. The applicable standards and requirements
set forth in all other articles of this chapter shall apply to all
uses in this district as well as expansion, remodeling or change of
use to existing structures and uses. In addition, large-scale uses
shall submit and have approved a long-term plan (15 years or more)
as part of the site plan submittal that defines all uses, intensities
of uses, entertainment and/or recreational activities and any other
features of the use that are deemed relevant by the Planning Board.
Further, for all retail uses (including but not limited to business,
personal and food service uses), the building footprint and/or area
of use must be wholly located within 500 feet of the frontage road.
(2)
Heavy Industry HI. The HI District provides opportunities for
the expansion of heavy industry without competition from other land
uses. Large-scale manufacturing plants that often require access to
rail transportation and are often considered incompatible with other
land uses will be given maximum opportunity to flourish in this district.
This area of the Town is described in the "Industrial Corridors/Economic
Development" section of the Comprehensive Plan, adopted on August
6, 2007, and this district remains unchanged from what was provided
under the 2002 Zoning Law.
(a)
Uses allowed. This district allows both heavy and light industrial
uses with only a few other uses such as warehousing, truck depot,
junkyard and adult uses. All uses are allowed pursuant to either site
plan review and/or special use permit. A complete list of the uses
allowed in this HI District is set forth on Table 4 of this chapter.
(b)
Dimensional requirements. All uses in this district must comply
with the requirements of Table 1 of this chapter and as follows (Note that all are minimum requirements
except density and building height which are maximum restrictions.):
[1] Density: three acres minimum per principal use/structure.
[2] Front yard setback: 100 feet.
[3] Side yard setback: 50 feet.
[4] Rear yard setback: 50 feet.
[5] Shoreline/stream/wetland: 200 feet.
[9] Water frontage: 200 feet.
[10] Building height: 60 feet.
[11] Maximum building size: no limit for industrial
uses.
(c)
Development standards. The applicable standards and requirements
set forth in all other articles of this chapter shall apply to all
uses in this district as well as expansion, remodeling or change of
use to existing structures and uses. In addition, large-scale uses
shall submit and have approved a long-term plan (15 years or more)
as part of the site plan submittal that defines all uses, intensities
of uses, entertainment and/or recreational activities and any other
features of the use that are deemed relevant by the Planning Board.
(3)
Veterans Field Light Industrial Park/Northway Business Park
District.
(a)
The purpose of this district is to allow the creation of a shovel-ready
industrial park such that allowed uses that satisfy the requirements
and restrictions governing property within the district may proceed
to construction promptly.
(b)
This district is located within the City of Glens Falls, which
annexed the area from the Town pursuant to an annexation agreement
dated June 1, 2003, between the City and the Town.
(c)
Use of property in this district is subject to the provisions
of the annexation agreement, as well as the SEQRA findings adopted
by the Town of Queensbury Town Board on April 23, 2001 (which were
also subsequently adopted by the City), the model site plan (Site
Plan Number SP20-2001) approved by the Town of Queensbury Planning
Board on May 15, 2001, the provisions of this section of the Town
Code, the declaration of covenants and restrictions on the property
filed by the City of Glens Falls, as well as the provisions of all
map(s), plans and documents referenced in the annexation agreement,
SEQRA findings, model site plan and the declaration of covenants and
restrictions. The annexation agreement, SEQRA findings, model site
plan, declaration of covenants and restrictions and the map(s), plans
and documents referenced within them, are all incorporated herein
by reference.
(d)
Following is a partial list of the restrictions and requirements
governing property in this district:
[1] Principal permitted uses. Any light manufacturing,
assembly, production, office or other industrial or research use that
complies with the model site plan approved by the Town of Queensbury
Planning Board.
[2] Dimensional and lot-coverage restrictions:
[a] Maximum building height: 50 feet.
[b] Maximum building coverage: 30%.
[c] Minimum green space requirement: 30%.
[d] Minimum exterior setback: 50 feet.
[e] Minimum interior setback: 20 feet.
[3] Site requirements.
[a] A twenty-foot landscaped buffer shall be maintained
along the frontages of Luzerne Road, Veterans Road and Sherman Avenue.
[b] Parking shall not exceed one space per 500 gross
square feet of development.
[c] At least 5% of parking lot interiors shall be devoted
to green space.
[d] Parking lot lighting shall be provided by shoebox-style
fixtures mounted on poles not exceeding 20 feet in height. Interior
parking lot lighting shall not exceed 7.5 foot-candles. Lighting shall
not spill off the lot boundary.
[e] Wall-mounted lights shall be aimed at the ground.
[f] All uses shall be required to provide interconnection
across the front and rear of each lot with the lot adjacent. Such
connection shall result in an interior circulation pattern substantially
as shown in the model site plan and overall concept plan.
[4] Building appearance. Buildings shall generally
be of masonry or wood construction. Butler or metal-type buildings
shall be allowed where there is a front office space of masonry or
wood construction.
[5] Environmental standards.
[a] Uses shall not generate trips in excess of 1.01
trips/1,000 gross square feet during the hours of 7:00 a.m. to 9:00
a.m. and 1.08 trips/1,000 gross square feet during the hours of 4:00
p.m. to 6:00 p.m.
[b] Noise shall not exceed 70 dBA at the exterior property
line during the daytime and 63 dBA at night.
[c] Uses shall not generate particulate matter exceeding
an opacity of two on the Ringelmann scale.
[d] Uses shall not generate noxious odors.
[e] Uses shall not produce noticeable vibration at
the exterior property line.
[f] Uses shall not produce radiation measurable at
the exterior property line.
[g] No physical disturbance to the wetlands on any
property shall be allowed, unless in compliance with current ACOE
permit standards.
[h] Stormwater shall be conveyed by natural drainage
to the interior wetland area and to drywells and catch basins in the
surrounding roadways, which in turn must be connected to existing
drainage systems in Luzerne Road and/or Sherman Avenue.
[i] Dust control measures shall be implemented during
construction. Water shall be sprayed on open, unvegetated areas to
suppress dust during construction. No area may remain open or unvegetated
for more than 30 days.
[6] Responsibility for shared maintenance and connection.
[a] All uses shall be responsible for providing easements
to allow the connection of roadways and utilities across adjoining
lots.
[b] Uses on Lots 1, 2, 3, 4, 5 and 6, as identified
within a subdivision map entitled "Veterans Field Light Industrial
Park Subdivision", approved by the Town of Queensbury Planning Board
and filed in the Warren County Clerk's office on July 27, 2001, in
Plat Cabinet B, Map Number 174, shall be responsible for providing
easements to allow the sharing of driveway access and the free connection
of traffic from the driveways to each lot.
[c] All uses shall be required to construct stormwater
drainage systems in substantial compliance with the approved subdivision
plans.
[d] All uses shall have equal responsibility for any
maintenance activities related to stormwater management on the wetlands
located on the interior of the property.
[e] All uses shall be responsible for the maintenance
of that portion of the stormwater management system located on their
property.
[7] Preparation of plans. All plans shall be prepared
by an appropriately registered professional engineer, landscape architect
and/or surveyor, and/or by a person possessing the appropriate educational
exemption, who shall certify that the detailed design conforms to
the design concepts and criteria included in the subdivision plans.
The overlay districts established by this chapter are as follows:
C. Interstate Highway Overlay District: See §
179-4-035.
Development densities may not be transferred from contiguous
districts unless the Planning Board reviews the project as a clustered
subdivision. In no case may development rights or densities be transferred
across the boundaries of land use areas established by the Adirondack
Park Land Use and Development Plan.