A.
Purpose and intent.
(1)
The general purpose and intent of this district is to identify areas
that are appropriate for a wide range of commercial and industrial
uses.
(2)
The district recognizes that the development pattern in the City
includes a number of areas adjacent to residential areas that have
included such a mix of uses.
(3)
The intent of the district is to permit such uses to continue and
to expand as long as they do not create problems to such an extent
as to significantly diminish the quality of life of the adjoining
residential neighborhoods or affect the efficient operation of other
commercial and industrial uses in the district.
(4)
While there are some residential uses in the district, further expansion
of those uses through construction of new residential structures should
be discouraged in order to provide space for the commercial/industrial
uses and to avoid conflicts in land use.
(5)
In promoting the general purpose of this district, the specific intent
of the district includes:
(a)
To permit the continued commercial and light industrial uses
and the expansion of those uses in the district.
(b)
To establish an area in which a broad range of a light industrial
and compatible commercial uses can develop.
(c)
To discourage new residential uses in those areas.
(d)
To prohibit heavy industrial uses which may have an adverse
effect on the surrounding uses.
B.
Permitted principal uses. All uses in the LI District are subject
to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Light manufacturing and assembly.
(2)
Research facilities.
(3)
Lumber yard/building supplies.
(4)
Retail businesses.
(5)
Convenience stores with or without gas pumps.
(6)
Public and semi-public uses, including uses associated with the provision
of public utilities.
(7)
Private and public parking areas, and private and public parking
structures.
(8)
Restaurants, take out restaurants and drive-through restaurants.
(9)
Health/fitness clubs and commercial recreation.
(10)
Taverns.
(11)
Publishing and printing businesses.
(12)
Wholesale storage and distribution.
(13)
Office equipment sales.
(14)
Automobile related businesses, including new and used automobile
sales and leasing and automobile service stations.
(15)
Warehousing.
(16)
Transportation facilities.
(17)
Recycling facilities.
(18)
Single-family, two-family and multifamily housing.
(19)
Accessory structures related to the above uses.
E.
Minimum lot size. The minimum lot size shall be 20,000 square feet.
F.
Minimum lot width. The minimum lot width shall be 150 feet.
G.
Maximum lot coverage. The maximum lot coverage shall be 50%.
H.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 50 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be a distance equal to twice
the height of the principal structure.
(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 a distance equal
to the height of the principal structure.
I.
Maximum height. The maximum height permitted for principal structures
shall be five stories measured from grade to the top of the roof.
K.
Requirements for Light Industrial Districts adjoining residential
districts. Buildings or structures hereafter erected or altered on
a lot adjacent to or abutting on a residential district shall comply
with the following requirements:
(1)
Buffer zone. Along the lot line of a Light Industrial District which
adjoins any residential district there shall be provided a fifteen-foot
buffer strip of landscaping or opaque screening.
L.
Sign requirements: see the separate independent sign ordinance for
the City of Glens Falls.
[Added 12-4-2003 by L.L. No. 8-2003]
A.
Purpose and intent.
(1)
The purpose of this district is to allow the creation of a "shovel-ready" industrial park such that allowed uses that meet the criteria of this chapter may proceed to construction upon obtaining a building permit without the need for site plan review. Allowed uses that do not meet these criteria may follow the procedures for site plan review contained in Article VII, § 220-27.
(2)
It is further the intent of this district that the regulations
and restrictions be applied to the Northway Business Park formerly
known as "Veterans Field."
B.
Permitted principal uses.
(1)
Any light manufacturing, assembly, production, office, or other
industrial or research use that complies with the standards of this
chapter and the model site plan and the submission site plan, which
are hereby made a part of this chapter. The "Model Site Plan," incorporated
herein is titled "Veterans Field Light Industrial Park," dated April
26, 2000, and consists of the following drawings:
|
Sheet
|
Page
|
Title
|
|---|---|---|
|
C1
|
1
|
Cover Page
|
|
SP1
|
2
|
Existing conditions and demolition plan
|
|
SP2
|
3
|
Layout plan and details
|
|
SP3
|
4
|
Utility plan and details
|
|
SP4 control
|
5
|
Grading and erosion plan and detail
|
|
SP5
|
6
|
Illumination plan
|
|
SP6
|
7
|
Landscaping plan
|
|
SD1
|
8
|
Curbing, paving and site details
|
|
SD2
|
9
|
Drainage and erosion control details
|
|
SD3
|
10
|
Sanitary sewer details
|
|
SD4
|
11
|
Water supply and distribution details
|
|
SD5
|
12
|
Typical trenching and bedding details
|
|
SD6
|
13
|
Landscaping and retaining wall details
|
(2)
The subdivision site plan, titled "Veterans Field Light Industrial
Park," is dated April 26, 2000, and consists of the following drawings:
|
Sheet
|
Title
|
|---|---|
|
1 of 4
|
Cover page
|
|
1 of 1
|
Overall concept plan
|
|
2 of 4
|
Subdivision
|
|
3 of 4
|
Plan and profile
|
|
4 of 4
|
Site details
|
C.
Type II site plan review uses. Any light manufacturing, assembly, production, office, or other industrial or research use that does not comply with one or more of the standards of this chapter, and the Model Site Plan (described in Subsection B).
E.
Site requirements.
(1)
A twenty-foot landscaped buffer shall be maintained along the
frontages of Luzerne Road, Veterans Road and Sherman Avenue.
(2)
Parking shall not exceed one space per 500 gross square feet
of development.
(3)
At least 5% of parking lot interiors shall be devoted to green
space.
(4)
Parking lot lighting shall be provided by shoe-box 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.
(5)
Wall mounted lights shall be aimed at the ground.
F.
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 of masonry or wood construction.
G.
Environmental standards.
(1)
Uses shall not generate trips in excess of 1.01 trips/1,000
gross square feet during the hours of 7:00 to 9:00 a.m., and 1.08
trips/1,000 gross square feet during the hours of 4:00 to 6:00 p.m.
(2)
Noise shall not exceed 70 dBa at the exterior property line
during the daytime, and 63 dBa at night.
(3)
Uses shall not generate particulate matter exceeding an opacity
of two on the Ringleman Scale.
(4)
Uses shall not generate noxious odors.
(5)
Uses shall not produce noticeable vibration at the exterior
property line.
(6)
Uses shall not produce radiation measurable at the exterior
property line.
(7)
No physical disturbance to the wetlands on any property shall
be allowed unless in compliance with current ACOE permit standards.
(8)
Stormwater shall be conveyed by natural drainage to the interior
wetlands area and to drywalls and catchbasin in the surrounding roadways,
which in turn must be connected to existing drainage systems on Luzerne
Road and/or Sherman Avenue.
(9)
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.
H.
Responsibility for shared maintenance and connection.
(1)
All uses shall be responsible for providing easements to allow
the connection of roadways and utilities across adjoining lots.
(2)
Uses on Lots 1, 2, 3, 4, 5 and 6 of the Northway Business Park
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.
(3)
All uses shall be required to construct stormwater drainage
systems in substantial compliance with the approved subdivision plans.
(4)
All uses shall have equal responsibility for any maintenance
activities related to stormwater management on the wetlands located
on the interior of the property.
(5)
All uses shall be responsible for the maintenance of that portion
of the stormwater management system located on their property.
I.
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 Site Plans, (described in Subsection B).
J.
Applicability of other standards. Other standards in the Zoning Law
not specifically addressed in this chapter shall be applicable to
uses in this District. Examples are regulations pertaining to signage
or fences.
A.
Purpose and intent.
(1)
The general purpose of this district is to identify areas that are
suitable for manufacturing and related uses and encourage those uses
in those areas.
(2)
In creating this district, it is the intent to protect the existing
industrial base of the City and also to identify areas where industrial
development can be encouraged while minimizing any adverse effects
on other uses, particularly the residential neighborhoods of the City.
(3)
Therefore, the areas designated either currently have an industrial
character or are on major transportation routes and can be reasonably
screened or separated from major residential areas.
(4)
Because land with these characteristics is limited within the City
and because residential uses adjacent to industrial uses can create
significant conflicts, new residential uses are prohibited in the
district.
(5)
It is further the intent of the district to accommodate adult entertainment
uses and to reasonably restrict and disperse such uses since the City
finds that such uses result in decreased property values, increased
loss of business for nonadult businesses and deterioration of residential
neighborhoods.
(6)
In promoting the general purpose of this district, the specific intent
of the district includes:
(a)
To permit the continued industrial uses and expansion of those
uses in the district.
(b)
To establish areas in which industrial uses and compatible commercial
and warehousing uses can develop.
(c)
To prohibit residential uses and low-intensity and other inappropriate
uses from locating or expanding in the district.
(d)
To provide areas which permit adult entertainment uses.
B.
Permitted principal uses. All uses in the HI District are subject
to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
General manufacturing.
(2)
Light and heavy manufacturing and assembly.
(3)
Research facilities.
(4)
Public and semi-public uses, including uses associated with the provision
of public utilities.
(5)
Private and public parking areas, and private and public parking
structures.
(6)
Restaurant, take out restaurants and drive-through restaurants.
(7)
Health/fitness clubs and commercial recreation.
(8)
Taverns.
(9)
Publishing and printing businesses.
(10)
Wholesale storage and distribution.
(11)
Office equipment sales.
(12)
Automobile-related businesses, including new and used automobile
sales and leasing and automobile service stations.
(13)
Warehousing.
(14)
Mining and excavating.
(15)
Sawmills and pulp yards.
(16)
Transportation facilities.
(17)
Recycling centers.
(18)
Paper manufacturing.
(19)
Adult entertainment business uses, provided that such businesses/uses
shall not be located within 500 feet of any institutions of religious
worship, schools or residential zoning district, or be considered
obscene as described in Chapter 40, Part Three, Title M, and Article
235 of New York Penal Law.
(20)
Accessory structures related to the above uses.
E.
Minimum lot size. The minimum lot size shall be 30,000 square feet.
F.
Minimum lot width. The minimum lot width shall be 150 feet.
G.
Maximum lot coverage. The maximum lot coverage shall be 70%.
H.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 50 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be a distance equal to twice
the height of the principal structure.
(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 a distance equal
to the height of the principal structure.
I.
Maximum height: no maximum requirement.
K.
Requirements for Heavy Industrial Districts adjoining residential
districts. Buildings or structures hereafter erected or altered on
a lot adjacent to or abutting on a residential district shall comply
with the following requirements:
(1)
Buffer zone. Along the lot line of a Heavy Industrial District which
adjoins any residential district there shall be provided a fifteen-foot
buffer strip of landscaping or opaque screening.
