Village of Saranac Lake, NY Zoning Districts

Purpose: to preserve the existing land use pattern that is predominantly residential, while allowing for some limited, complementary institutional and commercial uses.

Location and features: This district is located in the southeastern corner of the Village, directly south of Lake Flower and abutting commercial uses along Lake Flower Avenue. The district is characterized by mixed terrain. The Crossfield Street area is flat and low. The majority of the district located to the west of Lake Flower Avenue and to the east is quite hilly, sloping up to the west of Lake Flower Avenue and dropping in elevation to the north to Duprey Street and south toward Turtle Pond. The land also rises steeply up from Lake Flower Avenue to the east. The entire district is accessed directly by Lake Flower Avenue from the south and north via minor through streets. The district is almost exclusively residential, except for a commercial use on Lake Flower. Existing structures are almost exclusively single family except for the multifamily housing at Will Rogers. The district is defined as a separate planning area for two reasons:

First, it is clearly bounded by Lake Flower and the Village edges to the southeast;

Second, the area is almost exclusively residential, in comparison to the abutting commercial area along Lake Flower Avenue.

District B.

Purpose: The performance district overlay and the underlying zoning regulations are intended to reflect the importance of this district as one of the community's key commercial areas while at the same time serving as a welcoming and attractive gateway to the Village.

Location and features: This district is located along the northern and eastern shore of Lake Flower and includes land along either side of Lake Flower and River Street. The surrounding terrain is hilly, rising from Lake Flower Avenue to the north and east. This district serves as the principal access corridor to the Village and has an important role in defining the Village image to visitors. Undeveloped property to the east of Lake Flower Avenue and to the southern edge of the Village is heavily vegetated. The district's lakefront has intermittent and dramatic views of Lake Flower and is a prominent feature visible from other lake points. The district is densely developed, with minimally available vacant property. This district is defined by three factors:

First, by its location adjacent to Lake Flower Avenue and River Streets, both major thoroughfares;

Second, it is defined by its uses. The district is predominantly commercial, with its residential character diminishing.

Third, the district is defined by its evolution into a commercial strip, adjacent to residential neighborhoods.

District C.

Purpose: The regulations for this district are intended to maintain the integrity of the residential neighborhoods in the district while recognizing the presence and needs of the North Country Community College.

Location and features: This district is located in the southeastern section of the Village, south of River Street, east of Lake Flower Avenue and adjacent to the railroad corridor. The district is characterized by sloping terrain. The elevation rises steadily from Lake Flower to a high point just east then drops dramatically to the railroad corridor and rises slowly to the east and north towards Pine Street. Undeveloped slopes east of Lake Flower Avenue and along the railroad corridor have dense vegetation. The district is bisected by the railroad corridor and is physically defined by River Street and the sloping land north of Pine Street, by mixed commercial uses along Lake Flower Avenue to the west and the eastern boundary of the Village to the east. The district is defined as a separate planning area for three reasons:

First, it can be defined by its sloping terrain;

Second, by the abundance of partially undeveloped, institutional property, including North Country Community College, the undeveloped land north of Pine Street and the railroad corridor. The issue of planning for these transitional areas becomes significant;

Third, the noninstitutional parts of the area's almost exclusive residential composition contrasts with the abutting commercial strip along Lake Flower Avenue. This factor is significant because it results in conflict between commercial and residential uses along this edge.

District D.

Purpose: The district encompasses the residential neighborhood locally referred to as "Helen Hill" which is host to a significant concentration of "cure cottages." These residential buildings are identified with the Village's heritage as a healthy community and the role these open-air porches played in the curing of tuberculosis patients. The district also includes Moody Pond and is among the most scenic natural attributes of the Village. The intent of the district is to enforce the integrity of these attributes and preserve their contribution to the heritage and beauty of the community.

Location and features: This district is located on either side of the railroad corridor located west of Church Street and north of River and Pine Streets. The district and its terrain are distinctive, with Helen Hill rising to the east of Church Street and north of River Street, falling steeply to the railroad corridor and rising again steeply at Pine Street toward the west and north. Areas of dense vegetation exist along the corridor and to the north and west of Pine Street. Moody Pond is located in the northeastern corner of the district. The elevations at Helen Hill and in areas north of Pine Street allow for views of the surrounding area. Both hills are significant natural landmarks, which can be observed from all directions. With the exception of a small commercial area along Pine Street, the district is almost exclusively residential, with a predominance of single-family structures in the Moody Pond area and mixed one- to two-family buildings and scattered multifamily residences on Helen Hill. The district is defined by three factors:

First, by its steep terrain, characterized by Helen Hill and rising elevations north of Pine Street in the Moody Pond area;

Secondly, it can be defined by the railroad corridor, which bisects it;

Third, the district can be defined by its almost exclusively residential character. This area is located on either side of the railroad and Pine Street in the northeast section of the Village.

District E.

Purpose: The purpose of this district is to recognize and promote the downtown area as the principal commercial district of the Village.

Location and features: The district contains the central business area of the Village. As such it is a confluence of uses and natural features. The area is accessed by Main Street and Church Street from the south and east, Bloomingdale Avenue from the east, and Broadway from the north and west. The terrain rises slowly in elevation north from River Street to a high point at Main, dropping from Main to the river and rising again at Bloomingdale. The area is bisected by the Saranac River. The river edge itself is accessible and has been improved by the development of the River Walk. The district also abuts the north end of Lake Flower, permitting panoramic views of the lake area. The retail core along Main and Broadway is intermingled with residential uses on upper floors of shops.

District F.

Purpose: The regulations for this district are intended to encourage a vibrant residential neighborhood that exists along and throughout an area locally referred to as "French Hill." A significant concentration of Village residents enjoys this neighborhood and its close proximity to downtown, the high school and a number of Village attributes.

Location and features: The district is located north of Lapan Memorial Highway west of Broadway and south of Ampersand Avenue, including residences on both sides of the road. This district is characterized by sloping terrain, rising steadily from Lapan Memorial Highway and steeply from the river to Ampersand Avenue in the north and declining again to the west towards Saranac Lake High School. The area is exclusively residential and institutional except for a limited number of commercial uses at its periphery. Residences are predominantly single family with some two- and three-family residences and scattered mobile homes. The Saranac Lake High School occupies a large site west of French Hill, off Olive Street. The district is defined by three factors:

First, the area can be defined by its physical location north of Lapan Memorial Highway, south of Ampersand Avenue and west of the Broadway/Main commercial district;

Second, the area is defined by its terrain, with development occurring along the flat and slopes of French Hill;

Third, the area is predominantly residential, differentiating it from abutting commercial areas to the east and north.

District G.

Purpose: The purpose of this district is to provide for a mix of uses in recognition of the current land use pattern comprised of commercial, industrial and some limited residential uses.

Location and features: This area is located in the upper northwest section of the Village, with boundaries defined by Upper Broadway to the east and Ampersand Avenue to the south. The district encompasses residential, commercial and industrial uses. Residential uses are located in two areas: on Broadway north of Van Buren, and along upper Broadway. Commercial uses are concentrated along upper Broadway as it extends northward out of the Village. Industrial uses are found along either side of the railroad corridor north to Van Buren.

District H.

Purpose. The purpose of the regulations for this district is to preserve the existing qualities of the current land use pattern, which is predominantly residential. Consideration was given to the steep slopes in the center north section of the district by providing for discretionary review of land disturbances in Subdistrict H2.

Location and features: The district is located in the north central section of the Village, north of the railroad corridor, east of upper Broadway and south of Mt. Pisgah. This district is almost exclusively residential, with easily determined borders. Northern sections are characterized by steep, heavily vegetated sloping terrain at the base of which residential development begins. To the south and east, the elevation declines again to the Saranac River, which forms the southern boundary. The district is accessed by two major roads, upper Broadway to the north and Park Avenue to the south and east. The consistency of residential uses appears to be contained by upper Broadway in the northwest and the railroad corridor in the south. In both instances, they form transitional points between the residential uses in this district and commercial/industrial uses in the adjacent area. Occasional commercial encroachment along Broadway, Bloomingdale and upper Broadway does not detract from residential uses. The district was defined separately for two reasons:

First, the area is physically well defined by both natural and man-made features, including Mt. Pisgah and sloping terrain to the north, the Saranac River to the east, the railroad corridor to the south and upper Broadway to the west;

Second, the area is defined almost exclusively by residential uses.

District I.

Purpose: The purpose of the regulations for this district are to encourage recreation/institutional uses and some residential development after proper review and approval.

Location and features: The district around Mt. Pisgah is located in the northeast section of the Village, north of Park Avenue. The area is somewhat isolated from the rest of the Village by its steep terrain and limited access (from Trudeau Road) or from proposed new development to the west of Mt. Pisgah. The area has dense vegetation with steep sloping edges, which abut the upper and lower Park Avenue residential areas to the south. The area is largely undeveloped, except for the Village ski trials on the north slope, an adjacent ski lodge, and the Village water storage tank and well field east of Mt. Pisgah. This district is defined as a district for two reasons:

First, the area may be differentiated by its steep elevation and dense vegetation which necessitates special planning considerations;

Second, the area's recreational uses and its sparse development differentiate it from abutting residential areas.

District J.

Purpose: The regulations for this district are intended to provide for the continuation of the current land use pattern that is predominantly split between residential and institutional uses.

Location and features: The district, bisected by Lake Street and Algonquin Avenue, is located south of Lapan Memorial Highway, north of Dewey Mountain and the Glenwood Estates neighborhood. The district terrain is varied; the elevation increases from Lake Street southward towards Dewey Mountain and the Glenwood Estates, and declines to the north towards Petrova Avenue and Lapan Memorial Highway. The slopes to the south of Lake Street towards Dewey Mountain and Glenwood Estates and to the north between Lake Street and Petrova and west of North Star Industry Center are densely vegetated. The Lake Street neighborhood, south of Petrova, is predominately single-family residential, with scattered two- three- and multifamily structures and commercial uses along lake Street. The district is most clearly defined by three factors:

First, by its physical location, particularly isolated by hilly terrain to the south and Lapan Memorial Highway to the north;

Second, it is defined by its terrain, with rising elevation from the north to the south;

Third, the district can be characterized as predominately residential, with two benign institutional uses along Petrova.

District K.

Purpose: The regulations for this district are intended to preserve its character as a predominantly single-family neighborhood with limited allowance for incidental and subordinate uses. Furthermore, the institutional uses present in Subdistrict K-4 should be contained within the subdistrict as delineated and adequate mitigation measures employed to minimize potential for conflicting land uses.

Location and features: The district is located along the western shore of Lake Flower, south and west of Riverside Drive and east of Dewey Mountain. It is accessed by Riverside Drive only. The terrain is hilly, rising from Lake Flower to the north and west. Steep areas of undeveloped land lie to the north and west. The district's location on Lake Flower suggests direct public access to the Lake, although this is discouraged by vehicular interference, residential siting, and lack of public facilities. In addition, extensive vistas of the lake and beyond are possible from lakefront and elevated vantage points. At least 50% of the area is vacant, with a significant proportion of developable sites located in the western areas of the planning. The principal constraint to development is steep terrain and lack of access. The district is almost exclusively residential with scattered commercial uses on Riverside Drive, Kiwassa Road and on Lake Flower. Residential structures are predominately single family, with some two- and three-family residences. The district is defined by:

Its location west and north of Lake Flower and east of Dewey Mountain;

Second, it can be defined by the exclusive nature of its residential use.

Third, the district can be defined by its steep terrain and relative abundance of vacant land.

District L.

Purpose: The regulations for this district are intended to preserve its character as one of the Village's premier historic areas. The area encompasses what was originally referred to as the "Adirondack Cottage Sanitarium," with the name later changing to the "Trudeau Sanitorium." The area is host to a concentration of uniquely historic buildings, in a campus-like setting, that were used for the study and treatment of tuberculosis. The district seeks to maintain the historic character of the area that is strongly defined by the architecture of the buildings by promoting their adaptive reuse and promoting environmentally and historically sensitive development on existing vacant lands.