[Amended 1-28-2011 by L.L. No. 2-2011]
Development shall be guided by one of the three
following development scenarios.
A. Commercial.
(1)
This scenario will require new and redevelopment
projects to create walkable sites at a "Town center" scale. Parking
lots will be located behind buildings. Buildings shall address streets
by having their main entries on sidewalks and not facing parking lots.
Parking shall be behind buildings and, where possible, shared parking
is required. Appropriate architectural design elements will depend
upon the project's location in the Town, with northern buildings reflecting
the proximity of the Adirondacks and buildings in the southern part
of Town reflecting the "upstate urban" look and feel of other small,
walkable town centers throughout upstate New York.
(2)
The following list includes all commercial districts
within the Town of Queensbury. See the Zoning Map for district boundaries.
(e)
Commercial Intensive - Exit 18 (CI-18).
[Added 4-18-2016 by L.L.
No. 3-2016]
B. Main Street (MS).
(1)
This scenario consists of varying building types and footprints
of buildings lining Main Street.
[Amended 10-6-2014 by L.L. No. 5-2014]
(2)
The traditional main street is generally composed
of one- to three-story buildings with retail uses on the street level
and office or residential uses on the upper levels. The diverse retail
establishments on the ground floor attract the most pedestrian circulation,
promoting the community atmosphere, while the architecture style and
rooflines create an urban architectural theme. As the shopping malls
have demonstrated, creating a collective identity among individual
shops draws customers.
(3)
The traditional main street corridor will convey
traffic, especially with the state's future plans for expansion; however,
it will also have wide sidewalks and planting strips to promote a
high level of pedestrian activity as well. Primary shop entrances
will be located on Main Street through recessed doors. Street-side
parking will be convenient, but minimal so as not to interfere with
the active pedestrian quality. Most parking and loading will be accommodated
in the rear along with secondary entrances for the shops. Providing
for easy access while ensuring attractive, open storefronts will help
the resurgence of Main Street as a desirable place to do business.
C. Industrial.
(1)
Economic development and growth in certain high-technology
industries will help Queensbury to grow in the future. These designated
districts focus on providing sites for industrial-type development,
advertising them as "shovel-ready" and expanding upon the benefits
that are made available through the designated Empire Zones. Design
standards and environmentally sensitive approach to development is
required to minimize unattractive industry.
(2)
The following list includes all industrial districts
within the Town of Queensbury. See the Zoning Map for district boundaries.
(a)
Commercial Light Industrial (LI).
[Amended 1-28-2011 by L.L. No. 2-2011]
A. Site organization. These standards address issues
related to building and parking location. Other issues include vehicle
access (curb cuts), cross-easements, connections to adjacent developments
and pedestrian circulation.
B. Site design. These standards address issues relating
to site aesthetics and proposed development impacts on nearby properties.
Generally, landscape principles define this component but it also
includes building signage.
C. Architectural design. These standards address issues
of new building construction or modification of existing buildings
to increase potential for compatibility with neighborhoods, surrounding
buildings or traditional patterns, styles and textures. Architectural
guidelines address general building features such as proportion (mass
and height), roof styles, fenestration (window and door openings),
awnings and canopies, specialty equipment, materials and broad categories
of color.
[Amended 1-28-2011 by L.L. No. 2-2011; 4-18-2016 by L.L. No. 3-2016]
A. Design districts.
(1)
Route 9 North District: between Sweet Road and
the Town’s border with the Town of Lake George. Commercial variety
best describes this section of Route 9. The southern end has large
and small retail offerings, interspersed with restaurants, convenience
stores, gas stations, a fun park, an RV park, an outdoor drive-in
theater. Amid this section is the Six Flags’ The Great Escape.
North of this theme park is the county’s municipal center and
beyond that a cluster of outlet malls, intersected by Route 149, an
important rural route to Vermont. The North Route 9 corridor, while
an improvement over the lower section, still lacks continuity and
sufficient greenery, especially within parking areas. It is the community’s
desire to insist on Adirondack-themed designs with more creative parking
design and landscaping, so that the building, parking, and landscaping
visually share space. For example, parking lot lighting should be
antique-themed similar to the existing sidewalk pedestrian lighting.
No one aspect of commercial developments located here should be dominant.
Locating truck routes, loading docks, and employee parking in the
rear will allow opportunities for more landscaping to the front and
sides of the building. From Montray Road to Round Pond Road, low-impact
commercial development abuts a residential zone along Route 9’s
south side. Future development in this area should remain low-impact
and transitional in effect.
(2)
Route 9 South District: applies to the commercially
zoned lands from Sweet Road to the Glens Falls City line. It is an
area of very intensive commercial development with shopping centers
surrounded by acres of parking lots. Currently the Route 9 South corridor
is characterized by an overabundance of asphalt, smaller shopping
plazas, with one row of front parking, and large stores with poorly
landscaped parking lots, variable setbacks, limited plantings and
no continuity. To help offset traffic congestion, minimal curb cuts
and shared drives are encouraged. Primary shop entrances will be located
on the street frontage. Most of the parking will be accommodated in
the front along the building face and landscape strips. Parking provided
primarily in the front with minimal curb cuts reduces street congestion,
provides convenient vehicle storage, and promotes a pedestrian-friendly
corridor on Route 9. Locating truck routes, loading docks and employee
parking in the rear while providing two rows of angled parking in
the front allows maximum use of existing space. Signage clutter needs
to be addressed here.
(3)
Route 254 West District: between Northway Exit
19 and Ridge Road. The first section of this corridor, as one proceeds
east from Exit 19, is Aviation Road. On the north side of Aviation
Road we have the Aviation Mall, an enclosed shopping center. On the
south side we have a mixture of moderate- to low-impact uses because
this side abuts a residential area. For example, nearest Exit 19,
we have a gas station, then, proceeding east, a restaurant/gift shop,
a four-acre forested park, a small auto dealership, cafe and eyeglass
shop. As we approach the town’s busiest intersection, Route
9/254, the commercial development becomes more intensive. Here we
have a gas station and large shopping plazas and parking lots. Traveling
east, after passing the Town’s largest cemetery, you will see
a variety of commercial uses. For example, several auto dealerships,
tire and automotive supply centers, several banks, a professional
office, an electric supply store, a landscape nursery, several restaurants,
and a lumber and home appliance store.
(4)
Route 254 East District: between Ridge Road
and Dix Avenue. This area is less dense and the standards imposed
on this area should reflect that. Parking lots should remain behind
buildings, but the setback would be larger allowing for green space
in front of buildings. Sidewalks would neither run directly along
the road nor in front of buildings. Instead it would take the form
of a rural path. Rather than concrete, the path could be asphalt,
which has a more rural character. The path would run in front of buildings
and connect to other pedestrian networks.
(5)
Commercial Intensive Exit 18 District. Properties proximate
to the US Interstate 87 (Adirondack Northway) Exit 18 Interchange.
This area includes several key vacant and redevelopment sites that
have excellent access to Corinth Road and the Adirondack Northway.
Future development of this district is intended to maximize economic
development opportunities. Multiuse, large- and small-scale office,
and hotels, with supporting retail developments are preferred. To
help offset any potential traffic issues, new entrances shall align
with existing intersections. For buildings situated along roadways,
parking along the side of the building and/or internal to the site
is preferred as well. Strong pedestrian access shall be incorporated
into all site design and provide connectivity the Main Street District.
B. Design objectives.
(1)
Streetscape elements.
(a)
Building height. A forty-foot height limit should
be maintained for the entire corridor. Roof pitches, turrets, and
flagpoles may be exempted. Rooftop mechanical equipment should be
hidden from view and screened with a facade or other architectural
treatment if possible.
(b)
Setbacks from arterial and Northway. Buildings shall be set back from the property line at least 75 feet and will generally exceed that in order to accommodate landscaping and other site features. Buildings shall be set back a minimum of 100 feet from the property line where it abuts I-87 (the Northway). A minimum one-hundred-foot-wide buffer shall be provided along I-87. The existing forested natural buffer is to remain if possible; if not, then a landscaped buffer as described in §
179-8-070 will be required.
(c)
Store entrances. Individual store entrances
should be placed in the front of the building, along Route 9 and Quaker
Road. In the cases where the building line prevents parking availability
in the front, a main entry feature shall also be created on the side
of the building where customer parking is provided.
(d)
Delivery access. In order to facilitate fewer
curb cuts, a rear drive should be provided to access loading docks
and employee parking spaces behind the buildings.
(e)
Trees. Trees lining the streets are essential
to good urban design. They provide continuity and break up the built
environment with greenery.
(f)
Sidewalks. Where sidewalks are not already present,
sidewalks shall be five feet wide and ADA-compliant. They are to be
placed between the building and the planting strip when possible.
New sidewalks that are to connect to existing sidewalks located adjacent
to the street shall be curved or angled to create a continuous walkway.
In cases where the existing sidewalk is immediately adjacent to the
street (or separated by a very narrow, less than 24 inches, planting
strip), the required landscape strip shall be located between this
sidewalk and the retail/commercial parking lot.
(2)
Site design issues.
(a)
Buildings should offer attractive and inviting
pedestrian-scale features, spaces and amenities. Entrances and parking
lots should be configured to be functional and inviting with walkways
conveniently tied to logical destinations. Bus stops and drop-off/pick-up
points should be considered as integral parts of the configuration.
Pedestrianways should be anchored by special design features such
as towers, arcades, porticos, pedestrian light fixtures, bollards,
planter walls, and other architectural elements that define circulation
ways and outdoor spaces. The features and spaces should enhance the
building and the center as integral parts of the community fabric.
(b)
Each retail establishment subject to these standards
shall contribute to the establishment or enhancement of community
and public spaces by providing at least two of the following: patio/seating
area, pedestrian plaza with benches, transportation center, window
shopping walkways, outdoor play area, kiosk area, water feature, clock
tower, steeple, or other such deliberately shaped area and/or a focal
feature or amenity that adequately enhances such community and public
spaces. Any such areas shall have direct access to the public sidewalk
network and such features shall not be constructed of materials that
are inferior to the principal materials of the building and landscape.
(c)
If the area is served by a bus service, areas
shall be designed to accommodate existing or possible (future) bus
service.
C. Architectural elements.
(1)
Districts. South Route 9, West Route 254, East
Route 254.
(a)
Variations in rooflines should be used to add
interest to and reduce the massive scale of large buildings. Roof
features should complement the character of adjoining neighborhoods.
(b)
Rooflines shall be varied with a change in height
every 100 linear feet in the building length. Parapets, mansard roofs,
gable roofs, hip roofs, or dormers shall be used to conceal flat roofs
and rooftop equipment from public view. Alternating lengths and designs
may be acceptable and can be addressed during the preliminary development
plan.
(c)
Buildings should have architectural features
and patterns that provide visual interest, at the scale of the pedestrian,
reduce massive aesthetic effects, and recognize local character. The
elements in the following standard should be integral parts of the
building fabric, and not superficially applied trim or graphics, or
paint.
(d)
Building facades shall include a repeating pattern
that shall include no less than three of the elements listed below.
At least one of these elements shall repeat horizontally. All elements
shall repeat at intervals of no more than 30 feet, either horizontally
or vertically.
[4] Expression of architectural or
structural bay through a change in plane no less than 12 inches in
width, such as an offset, reveal, or projecting rib.
(e)
Exterior building materials and colors comprise
a significant part of the visual impact of a building. Therefore,
they should be aesthetically pleasing and compatible with materials
and colors used in adjoining neighborhoods.
(f)
Predominant exterior building materials shall
be high-quality materials. These include, without limitation:
[5] Tinted, textured, concrete masonry
units.
[a] Facade colors shall be low-reflectance,
subtle, neutral, or earthtone colors.
[b] The use of high-intensity colors,
metallic colors, black or fluorescent colors is prohibited.
[c] Building trim and accent areas
may feature brighter colors, including primary colors, but neon tubing
shall not be an acceptable feature for building trim or accent areas.
(g)
Absent good cause, predominant exterior building
materials as well as accents shall not include the following:
[1] Smooth-faced concrete block.
[3] Prefabricated steel panels.
(h)
Entryway design elements and variations should
give orientation and aesthetically pleasing character to the building.
The standards identify desirable entryway design features.
(i)
Each principal building on a site shall have
clearly defined, highly visible customer entrances featuring no less
than three of the following:
[5] Raised corniced parapets over the
door.
[10] Architectural details such as
tile work and moldings which are integrated into the building structure
and design.
[11] Integral planters or wing walls
that incorporate landscaped areas and/or places for sitting.
(j)
Large retail buildings should feature multiple
entrances. Multiple building entrances reduce walking distances from
cars, facilitate pedestrian and bicycle access from public sidewalks,
and provide convenience where certain entrances offer access to individual
stores, or identified departments in a store. Multiple entrances also
mitigate the effect of the unbroken walls and neglected areas that
often characterize building facades that face bordering land uses.
(k)
All sides of a principal building that directly
face an abutting public or private right-of-way shall feature at least
one customer entrance. Where a principal building directly faces more
than two abutting public or private rights-of-way, this requirement
shall apply only to two sides of the building, including the side
of the building facing the primary street, and another side of the
building facing a secondary street.
(l)
The number of entrances for the principal building
shall be addressed at the preliminary development plan stage. Where
additional stores will be located in the principal building, each
such store shall have at least one exterior customer entrance, which
shall conform to the above requirements.
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The facades of large buildings should be designed
to provide a small/pedestrian-scale impression. There should be entrances
at least every 75 feet.
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(m)
Loading docks, truck parking, outdoor storage,
utility meters, HVAC equipment, trash dumpsters, trash compaction,
and other service functions shall be incorporated into the overall
design of the building and the landscaping so that the visual and
acoustic impacts of these functions are fully contained and out of
view from adjacent properties and public streets, and no attention
is attracted to the functions by the use of screening materials that
are different from or inferior to the principal materials of the building
and landscape.
(2)
Route 9 North District.
(a)
Timber-frame structures, with unique and ingenious
natural expressions of materials, creating a cottage/cabin feel that
blends into the natural scenery.
(b)
Meticulous craftsmanship and innovative use
of materials are essential components.
(c)
Natural finishes, large windows, use of natural
exterior elements in the interior, great rooms, and massive stone
fireplaces are common elements of this style.
(d)
May include the following:
[3] Naturally finished materials such
as twig ornamentation, notched logs and natural bark, split spruce
branches arranged in sunburst and diamond patterns.
[4] Exposed structure, post brackets,
complex, naturalistic railing and baluster design, large windows,
stone chimneys and building elements.
[5] Log or split log buildings.
The architectural guidelines in the Route 9
North District
are to emphasize an Adirondack style.
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(3)
Commercial Intensive Exit 18.
(a)
As illustrated by Figure 1, multiple principal buildings and/or
infill development is encouraged on individual sites.
(b)
Traditional and/or varied rooflines should be used to add interest
to and reduce the massive scale of large buildings. This may include
flat roofs, steeply pitched, gabled, and/or dormered roofs with appropriately
scaled overhangs and/or cornice details.
(c)
Design features shall be used to conceal rooftop equipment from
public view at the street level (note that this does not include views
from Interstate 87).
(d)
Buildings shall incorporate design elements such as wall offsets,
material, and colors to reduce their perceived mass and maintain a
pedestrian scale. Buildings shall incorporate appropriately scaled
features that express architectural or structural elements (cornices,
lintels, columns, frieze, etc.). These features may be incorporated
into doorways, windows, and along rooflines. Large blank walls along
primary and secondary streets, pedestrian spaces, or internal parking
areas are prohibited. Figure 1 provides several preferred design examples.
(e)
Facades should incorporate a regular pattern of windows on the
ground and upper floors. Street level windows should allow views into
the ground story. For retail uses along roadways a majority of the
ground floor (as measured by a percentage of the overall wall area)
shall be transparent.
(f)
Each principal building on a site shall have clearly defined,
highly visible entrance(s). In order to fulfill this requirement entrances
may include the following design features:
[5] Raised corniced parapets over the door.
[10] Architectural details such as tile work and moldings
which are integrated into the building structure and design.
[11] Integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
(g)
Buildings should have multiple entrances that are thoughtfully
spaced and pedestrian-oriented. All sides of a principal building
that directly face an abutting public or private right-of-way shall
feature at least one customer entrance. Where a principal building
directly faces more than two abutting public or private rights-of-way,
this requirement shall apply only to two sides of the building, including
the side of the building facing the primary street, and another side
of the building facing a secondary street.
(h)
The location of building entrances should reduce walking distances
from cars, facilitate pedestrian and bicycle access from public sidewalks,
and provide convenience where certain entrances offer access to individual
stores, or identified departments in a store. Multiple entrances also
mitigate the effect of the unbroken walls and neglected areas that
often characterize building facades that face bordering land uses.
(i)
The number of entrances for the principal building shall be
addressed at site plan review. Where additional stores will be located
in the principal building, each such store shall have at least one
exterior customer entrance, which shall be in accordance with Subsections
F through H above.
(j)
The use of high-quality, traditional building materials (or
faux composites) is encouraged (masonry, wood, metals, etc.).
(k)
Building materials.
[1] Predominant exterior building materials as well
as accents shall not include the following:
[a] Smooth-faced concrete block.
[c] Prefabricated steel panels.
[2] The Planning Board may consider the use of these
materials in areas that will not be viewed by the public (e.g., service
and delivery entrances, etc.).
(l)
Loading docks, truck parking, outdoor storage, utility meters,
HVAC equipment, trash dumpsters, trash compaction, and other service
functions shall be incorporated into the overall design of the building
and the landscaping so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties
and public streets, and no attention is attracted to the functions
by the use of screening materials that are different from or inferior
to the principal materials of the building and landscape.
[Amended 1-28-2011 by L.L. No. 2-2011]
A. This
district includes all parcels having road frontage on Bay Road that
are within the Office Zoning District as well as those adjacent parcels
as shown on the official Town Zoning Map.
B. Site organization.
(1)
Street organization/on-street parking restrictions.
(a)
Well-defined ADA-compliant crosswalks, small
turning radii at intersections and other traffic calming elements
should be incorporated.
(b)
On-street parking is prohibited on public roads.
(2)
Off-street parking.
(a)
Location.
[1] Placement of parking areas shall
be at the rear of the building. Parking is not allowed in front of
or on the sides of buildings unless a lot has two frontages, in which
case parking may be allowed on the side but in no case shall parking
be between the building and an arterial street.
[2] Adjacent parking lots should have
shared access points to reduce curb cuts.
[3] Easements should be used to formalize
shared access arrangements.
[4] Businesses should be encouraged
to share parking areas. When parking areas are shared, minimized on-site
parking should be reduced or eliminated.
[5] Pedestrians and vehicular connections
shall be required between adjoining parking lots, properties, and
establishments.
[6] Peak-period (spillover) parking
areas shall utilize alternate pervious paving materials such as grass
pavers and gravel surfaces.
(b)
Parking area landscaping.
[1] Landscape materials shall be: trees,
hedges, shrubs or low walls of brick, wood, wrought iron, or an acceptable
substitute. Chain-link fencing is strictly prohibited.
[2] For parking areas greater than
20 stalls, a minimum of 20% of the interior parking area shall be
planted.
[3] All plant materials shall be of
salt-tolerant varieties.
[4] No parking space shall be more
than 50 feet from a tree with a four-inch caliper.
[5] The following are minimum size
requirements for parking areas landscaping plants:
[a] Canopy/Deciduous trees: three-inch
caliper.
[b] Small flowering trees: two-inch
caliper.
[c] Large shrubs: thirty-inch height.
[6] Trees shall be planted so that
the trunk is a minimum of 2 1/2 feet from curb edge.
C. Site design.
(1)
Screening and buffers.
(a)
Landscape screening and buffers shall be installed
on projects that border other zoning uses.
(b)
Zoning district buffers shall be native vegetation,
such as coniferous trees and shrubs.
(c)
Zoning district buffers shall be a minimum 50
feet wide, and shall include a minimum of five trees per 100 linear
feet of buffer. Trees shall have a minimum height of 10 feet.
(d)
When appropriate, the Planning Board may require
a visual screen or buffer between properties within the same district.
(e)
Parking, services, and loading/maneuvering areas
should be reasonably landscaped and screened from view of adjacent
properties and from within the project site.
D. Site lighting.
(1)
All lighting fixtures shall comply with those standards set forth in Article
6 of this chapter.
(2)
Cobra and highway-style lighting fixtures are
prohibited.
(3)
For small office uses, lighting fixtures shall
be residential in appearance.
(4)
Pedestrian-scale light fixtures shall be installed and shall be of a style that complements the buildings. If there is a predominant style of lighting in the immediate area, the style of lighting should be continued, provided that it meets the requirements of Article
6 of this chapter.
E. Sidewalks.
(1)
Material: shall be constructed of concrete,
brick, concrete or stone pavers, stone slabs, or asphalt.
(2)
Width and location.
(a)
Along major roads, sidewalks shall be a minimum
of five feet wide and shall have a minimum four-foot planting strip
between the curb and the sidewalk.
(b)
Sidewalks can be "paved pathways" for walking
and biking, rather than typical sidewalks due to low volume of pedestrian
traffic.
(c)
Connecting to residential districts, sidewalks
shall be a minimum of five feet wide and shall have a minimum four-foot
planting strip between the curb and the sidewalk.
(3)
Sidewalk connections.
(a)
Where sidewalks cross a parking lot access drive,
the pedestrian paving pattern shall continue uninterrupted as a means
of alerting pedestrians and drivers where their paths cross. Where
enhanced pavers are used, the pattern generally abuts asphalt. In
these cases, a band of natural concrete should be added as a protective
edging between the asphalt and the decorative paving.
(b)
New sidewalks must connect to adjacent properties.
(4)
Sidewalk landscaping.
(a)
All street plantings in paved areas shall be
covered with a porous hard surface grate. Trees should not be planted
closer than seven feet to the building line.
(b)
When a planting strip is present between the
sidewalk and the curb, street trees shall be planted in it.
(c)
All plant materials shall be of salt-tolerant
varieties.
(d)
There shall be one large deciduous tree for
each 35 feet of linear road frontage (minimum). The street trees should
generally be evenly space to create or maintain a rhythm/pattern.
(e)
Tree species shall include those that are native
to the area, including coniferous trees; those that would reflect
a more "Adirondack" feel.