Glens Falls City Zoning Code
ARTICLE II
Zoning Districts Established
§ 220-5 Zoning districts.
A.
For the purpose of this chapter, the City of Glens Falls is hereby divided into the following districts:
R-1A | Single-Family Low-Density Residential District |
R-1B | Single-Family Moderate-Density Residential District |
R-1C | Single-Family High-Density Residential District |
R-2 | Two-Family Residential District |
R-M | Multiple-Family Residential District |
C-P; OD | Cultural Professional Office District |
LNC | Local/Neighborhood Commercial District |
GC1 | General Commercial District 1 |
GC2 | General Commercial District 2 |
CCD | Central Commercial District |
L1 | Light Industrial District |
L1 a-1 | Light Industrial District [Added 12-4-2003 by L.L. No. 8-2003] |
HI | Heavy Industrial District |
PUD | Planned Unit Development District |
PRD | Park and Recreation District |
B.
The following overlay districts are hereby created:
FHD | Flood Hazard District |
§ 220-6 Zoning Map.
A.
The locations and boundaries of each zoning district created as part of this chapter are hereby established as shown on the map entitled "Zoning Map of the City of Glens Falls." Said map, together with all explanatory matter thereon and all amendments thereto, is hereby adopted and declared to be a part of this chapter, and may be amended in the same manner as any other part of this chapter. Said map shall be kept up-to-date and shall be located in the City Clerk's office for the use and benefit of the public.
B.
The lands formerly in the Town of Queensbury and annexed by the City of Glens Falls as identified in the map entitled "City of Glens Falls. New York, Zoning Map of Lands to be annexed from the Town of Queensbury to the City of Glens Falls." dated June 9, 2003, together with all explanatory matter thereon, is hereby adopted and incorporated into the Zoning Map of the City of Glens Falls and declared to be a part of this chapter.
[Added 12-4-2003 by L.L. No. 8-2003]
C.
The Zoning Map is amended in the following manner:
[Added 1-6-2005 by L.L. No. 2-2005]
(1)
The boundary of the Single-Family Moderate-Density Residential District (R-1B) that currently exists on the east side of Geer Street is revoked and the new boundary of the R-1B Zone shall continue along the center of Geer Street from the place on the northernmost boundary of the Multiple-Family Residential District (R-M) Zone where the R-1B Zone intersects with the R-M Zone, thence in a northerly direction along the center line of Geer Street to the southwest corner of the boundary of the PRD Zone.
(2)
The boundary of the Light Industrial Zone that currently exists between the center line of Geer Street and the R-M Zone along the southernmost boundary of Lot 303.18, Block 8, Lot 10 is revoked and the new boundary of said zone is hereby established that extends northerly along the center line of Geer Street to a point even with the northernmost boundary of the lot identified as Tax Map Number 303.18, Block 8, Lot 8, and shall thence proceed from the center line of Geer Street to the R-M Zone along the northernmost boundary of the lot identified as Tax Map Number 303.18, Block 8, Lot 8.
(3)
The boundary of the R-M Zone that is currently existing from the center line of Geer Street along the northernmost boundary of the lot bearing Tax Map Number 303.18, Block 8, Lot 6 is revoked and the new boundary line is hereby established that extends southward on Geer Street to a point even with the northernmost boundary of the lot identified as Tax Map Number 303.18, Block 8, Lot 8, and shall thence proceed from the center line of Geer Street to the R-M Zone along the northernmost boundary of the lot identified as Tax Map Number 303.18, Block 8, Lot 8.
D.
The Zoning Map is amended in the following manner: The parcel located on the corner of Warren Street and Keenan Street that is described as 158-160 Warren Street, and is further described as Tax Map No. 303.17-22-9 is changed from a Multiple-Family Residential District (R-M) Zone to a General Commercial District (GC1) Zone.
[Added 2-10-2005 by L.L. No. 3-2005]
E.
The area set forth in the amendment in § 220-26A(3) of this chapter shall be incorporated into the Zoning Map of the City of Glens Falls as referred to in Subsection A of this § 220-6, Zoning Map.
[Added 12-8-2005 by L.L. No. 9-2005]
F.
The Zoning Map is amended in the following manner: The portion of the parcel located on the south side of Dix Avenue that is described as Tax Map No. 303.14, Block 4, Lot 1, west of the center line of paper street known as Peck Avenue, is hereby changed from General Commercial District 1 (GC1) zone and a Single-Family Moderate-Density Residential District (R-1B) zone to a Light Industrial (LI) zone, the zoning district governing the eastern portion of said parcel.
[Added 4-5-2006 by L.L. No. 1-2006]
G.
The Zoning Map is amended in the following manner:
[Added 12-9-2008 by L.L. No. 3-2008]
(1)
The boundary of the R-2 Two-Family Residential District that currently exists on the west side of Spring Street between New Street and Hudson Avenue is revoked, and the new boundary of the R-2 Zone shall continue along the center of Spring Street from the intersection with New Street and thence in a northerly direction along the center line of Spring Street to the northernmost boundary of the parcel of land that is described as having Tax Map Number 309.35-4-4. The boundary of said district shall thence proceed in a westerly direction along the boundary of said lot (309.35-4-4) to the existing boundary of the R-2 Zone.
(2)
The boundary of the General Commercial (GC1) Zone that currently exists along the western boundary line of the parcel of land bearing Tax Map Number 309.35-4-8 and currently extends to the center line of Hudson Avenue shall be revoked, and the new boundary of the GC1 Zone shall continue along the southerly boundary line of the parcel bearing Tax Map Number 309.35-4-8 and shall continue along the southerly boundary line of Parcels 309.35-4-7 and 309.35-4-5 to a point in the center of Murray Street on the boundary of the GC2 Zone.
H.
The Zoning Map is amended in the following manner: The boundary line between the C-P; OD Cultural Professional Office District Zone and the GC2 General Commercial Zone that currently exists near the intersection of Larose and Broad Streets shall be amended by changing the zoning of three parcels along the westerly side of Larose Street which adjoin the GC2 General Commercial Zone to the south, bearing Tax Map Parcel Numbers 309.7-10-3 (also known as 18 Larose Street), 309.7-10-5 (also known as 20 Larose Street) and 309.7-10-6 (also known as 24-26 Larose Street) from their current C-P; OD Cultural Professional Office Zone designation to the GC2 General Commercial Zone of the adjacent parcels to the south.
[Added 4-23-2013 by L.L. No. 3-2013]
I.
The Zoning Map is amended in the following manner:
The boundary line between the General Commercial District 1 (GC1) and Multiple-Family Residential District (R-M) that currently exists on McDonald Street at Warren Street shall be amended by changing the zoning of five parcels: the current Stewart's Shop location at 196 Warren Street (Tax Map Parcel No. 303.18-11-10); 8 McDonald Street (Tax Map Parcel No. 303.18-11-1); 194 Warren Street (Tax Map Parcel No. 303.18-11-9); 192 Warren Street (Tax Map Parcel No. 303.17-23-7); and 190 Warren Street (Tax Map Parcel No. 303.17-23-6). The zoning of the five parcels shall be changed from their current Multiple-Family Residential (R-M) to General Commercial District 1 (GC1) zone for the 8 McDonald Street parcel to the north of 196 Warren Street; the Stewart's Shop's 196 Warren Street parcel; and three adjacent Warren Street parcels, 194 Warren Street, 192 Warren Street, and 190 Warren Street, to the west. [Added 8-8-2017 by L.L. No. 4-2017] |
J.
The Zoning Map is amended in the following manner: The boundary line between the Single Family Medium-Density Residential (R-1 B) and General Commercial District (GC-1) that currently exists on Frederick Street, bordering 182 to 186 Broad Street and 25 to 27 Staple Street, bordering two Frederick Street parcels, shall be amended by changing the zoning of four parcels, 25-27 Staple Street (Tax Map No. 309.11-5-5), Frederick Street (Tax Map No. 309.11-5-14), Frederick Street (Tax Map No. 309.11-5-15) and Frederick Street (Tax Map No. 309.11-5-16). The zoning of the four parcels shall be changed from their current Single-Family Medium-Density Residential (R-1 B) to General Commercial District (GC-1).
[Added 9-25-2018 by L.L. No. 4-2018]
K.
The Zoning Map is amended in the following manner: The boundary line between the Multiple-Family Residential (R-M) and Light Industrial (LI) that currently exists on Rogers Street shall be amended by changing the zoning of 25 Rogers Street (Tax Map # 303.18-8-2). The zoning of the 0.18 acre parcel shall be changed from its current Multiple-Family Residential (R-M) to Light Industrial (LI).
[Added 7-23-2019 by L.L. No. 3-2019]
L.
The Zoning Map is amended in the following manner: The boundary line between the Single-Family Medium-Density Residential (R-1B) to General Commercial District (1) shall be amended by changing the zoning of two parcels, 258 Ridge Street (Tax Map No. 302.12-13-6) and 260 Ridge Street (Tax Map No. 302.12-13-7). The zoning of the two parcels shall be changed from their current Single-Family Medium-Density Residential to General Commercial District 1.
[Added 7-23-2019 by L.L. No. 4-2019]
M.
The Zoning Map is amended in the following manner: The boundary line between the Single-Family Medium-Density Residential (R-1B) to Cultural Professional (CP) Districts shall be amended by changing the zoning of two parcels, Tax Map Nos. 309.7-10-8 and 309.7-10-33, 38 LaRose Street. The zoning of the two parcels shall be changed from their current Single-Family Medium-Density Residential to Cultural Professional.
[Added 11-23-2021 by L.L. No. 3-2021]
N.
The Zoning Map is amended in the following manner: The boundary line between the Single-Family Moderate-Density Residential (R-1B) to Heavy Industrial (HI) Districts shall be amended by changing the zoning of one parcel, Tax Map No. 309.20-1-1, 1 Namic Place. The zoning of the parcel shall be changed from its current Single-Family Moderate-Density Residential to Heavy Industrial.
[Added 8-9-2022 by L.L. No. 3-2022]
O.
The Zoning Map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of one parcel, Tax Map No. 302.20-21-2, 4 Sherman Avenue. The zoning of the parcel shall be changed from the current Multifamily Residential to General Commercial 1.
[Added 12-12-2023 by L.L. No. 5-2023]
P.
The Zoning Map is amended in the following manner: The boundary line between the General Commercial 1 (GC-1) and General Commercial 2 (GC-2) shall be amended by changing the zoning of two parcels, Tax Map Nos. 309.27-6-1, commonly known as 83 Broad Street, Glens Falls, New York 12801, and 309.35-1-9, commonly known as 85 Broad Street, Glens Falls, New York 12801. The zoning of the parcel shall be changed from the current General Commercial 1 to General Commercial 2.
[Added 5-14-2024 by L.L. No. 2-2024]
Q.
The Zoning map is amended in the following manner: The boundary line between the Multifamily Residential (R-M) to General Commercial 1 (GC-1) shall be amended by changing the zoning of two parcels, for 1 Bacon Street, Tax Map No. 302.20-21-23, and 3 Bacon Street, Tax Map No. 302.20-21-22. The zoning of the parcels shall be changed from the current Multifamily Residential to General Commercial 1.
[Added 6-25-2024 by L.L. No. 3-2024]
§ 220-7 Interpretation of Zoning Map.
Where uncertainty exists with respect to the boundary of any district as shown on the City of Glens Falls Zoning Map, the following rules shall apply.
A.
Where district boundaries are indicated as approximately following the center lines of right-of-way lines of streets, highways, railroads or public utility easements, said boundaries shall be construed to be coincident with such lines.
B.
Where district boundaries are so indicated that they are approximately parallel to the center lines of right-of-way lines of streets, highways, railroads, or public utility easements, said boundaries shall be construed as being parallel thereto and at such distances as are indicated on the Zoning Map or as shall be determined by the scale shown on the Zoning Map.
C.
Where district boundaries are indicated as approximately following the City boundary line, property lines, lot lines or projections thereof, said boundaries shall be construed to be coincident with such lines or projections thereof.
D.
Where district boundaries are so indicated that they are approximately parallel to the City boundary line, property lines, lot lines or projections thereof, said boundaries shall be construed as being parallel thereto and at such distances therefrom as are indicated on the Zoning Map.
E.
Where a street, highway, railroad or public utility easement, center line or right-of-way line is coincident with a zoning boundary line and varies from the actual on-the-ground physical monument or mark, then such on-the-ground physical monument or mark shall determine said zoning boundary.
F.
Where uncertainty exists in determining the precise location of any district boundary line, the Zoning Board of Appeals shall interpret the intent and purpose of the Zoning Map.
§ 220-8 Lots in more than one zoning district.
Where a district boundary line divides a lot in single or joint ownership at the time such line is adopted, the regulations for the less restricted portion of such lot may extend not more than 30 feet into the more restricted portion, provided the lot has frontage on a street in the less restricted district. Otherwise, unless shown to the contrary on the Zoning Map, the boundary lines of districts are the center lines of streets, or such lines extended, railroad right-of-way lines and the center lines of creeks and waterways. Questions concerning the exact location of the district boundary lines shall be answered by the enforcement officer.
§ 220-9 Application of regulations.
Except as hereinafter otherwise provided:
A.
No building, structure or land shall hereafter be used or occupied and no building or structure or part thereof shall hereafter be erected, moved, altered, demolished, reconstructed or enlarged except in conformance with the regulations herein specified for the district in which it is located.
B.
No part of a yard or other open space required in connection with any building or use shall be included as part of a yard or other open space similarly required for another building or use.
C.
No yard or lot existing at the time of the passage of this chapter shall be reduced in size or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet the minimum requirements established by this chapter.
D.
No off-street parking or loading space required for one building or use shall be included as satisfying, in whole or in part, the off-street parking or loading space required for another building or use except as otherwise provided for by this chapter.
E.
No off-street parking or loading space shall be so reduced in area that it does not meet the minimum requirements of this chapter.
F.
Within each district, the regulations set forth by this chapter shall be considered minimum regulations and shall apply uniformly to each kind of building, structure or land.
G.
Where a lot falls in an overlay district, the requirements of both the conventional district and overlay district shall apply. When requirements differ, the more restrictive shall apply.