Glens Falls City Zoning Code
ARTICLE III
Residential Zoning Districts
§ 220-10 R-1A Single-Family Low-Density Residential Districts.
[Amended 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent. The general purpose of this residential zoning district is to provide for areas within the City of Glens Falls where the living environment associated with the development of single-family dwellings on large-sized lots is preserved and/or where the development of such environment, is encouraged. In promoting the general purpose of this chapter, the specific intent of this section is:
(1)
To encourage the construction of and the continuous use of the land for single-family dwellings; to permit the development of recreational and public educational facilities required for, and compatible with, a balanced single-family residential neighborhood;
(2)
To prohibit all business, commercial and industrial development of the land; to prohibit any other nonconforming use which would substantially interfere with or be deleterious to the development or continuation of single-family dwellings in this residential zoning district.
(3)
To encourage the discontinuance of existing uses that would not be allowed as new uses under the provisions of this section.
(4)
To discourage land use that would generate traffic on residential streets other than normal traffic to and from the residences on those streets.
(5)
To preserve natural, scenic and historic values along the Feeder Canal, including forests, wetlands and green space along the Canal, and to discourage development on steep slopes along the Canal.
(6)
No unhosted short-term rental shall be permitted to operate in the R-1A District.
B.
Permitted principal uses.
(1)
Single-family detached dwellings.
(2)
Public schools.
(3)
Public parks, public playgrounds and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(4)
Television and/or radio antennas that:
(a)
Are freestanding; constructed on and/or supported at ground level; and are 45 feet or less above ground level.
(b)
Are attached to a building and extend 15 feet or less above the highest point of the structure.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve a new structure.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Places of worship and associated buildings.
(2)
Public utility facilities.
(3)
Television and/or radio antennas that:
(a)
Are freestanding; constructed on and/or supported at ground level; and are greater than 45 feet, above ground level.
(b)
Are attached to a structure and extend more than 15 feet above the highest point of the structure.
(4)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve an existing structure.
(6)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(7)
Hosted short-term rentals.
E.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
F.
Minimum lot width. The minimum lot width shall be 100 feet.
G.
Maximum lot coverage. The maximum lot coverage shall be 30%.
H.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 25 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 15 feet.
(b)
On a comer 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 30 feet.
I.
Maximum height. The height limitation shall be 35 feet as measured from the median grade of the lot to the highest point of the roof of the structure.
J.
Private garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet in height.
(2)
Detached garages, and accessory structures, shall not be located within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures with 100 square feet or more of gross floor area shall not be placed closer than 10 feet to the side and rear property line.
(4)
Detached garages, and accessory structures with less than 100 square feet of gross floor area shall not be placed closer than five feet to the side and rear property line.
K.
Off-street parking and loading requirements.
(1)
Two parking spaces shall be provided for each dwelling unit in the established driveway area.
(2)
In addition, all uses in this district are subject to the additional parking and loading requirements set forth in this chapter.[1]
[1]
Editor's Note: See § 220-26, Off-street parking and loading.
L.
Sign requirements: see separate independent sign ordinance for the City of Glens Falls.[2]
[2]
Editor's Note: See Ch. 180, Signs.
M.
Fence requirements. Fence requirements are contained within Chapter 104 of the City Code and are included here in Attachment C.[3]
[3]
Editor's Note: Attachment C was included for reference purposes in L.L. No. 2-2001. See Ch. 104, Fences.
§ 220-11 R-1B Single-Family Moderate-Density Residential Districts.
[Amended 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent. The general purpose of this residential zoning district is to provide for areas within the City of Glens Falls where the living environment associated with the development of single-family dwellings on moderately sized lots is preserved and/or where the development of such environment is encouraged. In promoting the general purpose of this chapter, the specific intent of this section is:
(1)
To encourage the construction of and the continuous use of the land for single-family dwellings; to permit the development of recreational and public educational facilities required for, and compatible with, a balanced single-family residential neighborhood.
(2)
To prohibit all business, commercial and industrial development of the land, to prohibit any other nonconforming use which would substantially interfere with or be deleterious to the development or continuation of single-family dwellings in this residential zoning district.
(3)
To encourage the discontinuance of existing uses that would not be allowed as new uses under the provisions of this section.
(4)
To discourage land use that would generate traffic on residential streets other than normal traffic to and from the residences on those streets.
(5)
To preserve natural, scenic and historic values along the Feeder Canal, including forests, wetlands and green space along the Canal, and to discourage development on steep slopes along the Canal.
(6)
No unhosted short-term rentals shall be permitted to operate in the R-1B District.
B.
Permitted principal uses.
(1)
Single-family detached dwellings.
(2)
Public schools.
(3)
Public parks, public playgrounds and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(4)
Television and/or radio antennas that:
(a)
Are freestanding; constructed on and/or supported at ground level; and are 45 feet or less above ground level.
(b)
Are attached to a structure and extend 15 feet or less above the highest point of the structure.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve a new structure.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Places of worship and associated buildings.
(2)
Public utility facilities.
(3)
Television and/or radio antennas that:
(a)
Are freestanding; constructed on and/or supported at ground level; and are greater than 45 feet above ground level.
(b)
Are attached to a structure and extend more than 15 feet above the highest point of the structure.
(4)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve an existing structure.
(6)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(7)
Hosted short-term rentals.
E.
Minimum lot size. The minimum lot size shall be 7,500 square feet.
F.
Minimum lot width. The minimum lot width shall be 65 feet.
G.
Maximum lot coverage. The maximum lot coverage shall be 35%.
H.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 15 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be eight feet.
(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 25 feet.
I.
Maximum height. The height limitation shall be 35 feet as measured from the median grade of the lot to the highest point of the roof of the structure.
J.
Private garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet in height.
(2)
Detached garages, and accessory structures, shall not be located within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures 100 square feet or greater in gross floor area, shall not be placed closer than 10 feet to the side and rear property line.
(4)
Detached garages, and accessory structures less than 100 square feet in gross floor area shall not be placed closer than five feet to the side and rear property line.
K.
Off-street parking and loading requirements.
(1)
Two parking spaces shall be provided for each dwelling unit in the established driveway area.
(2)
In addition, all uses in this district are subject to the additional parking and loading requirements set forth in this chapter.[1]
[1]
Editor's Note: See § 220-26, Off-street parking and loading.
L.
Sign requirements: see separate independent sign ordinance for City of Glens Falls.[2]
[2]
Editor's Note: See Ch. 180, Signs.
M.
Fence requirements. Fence requirements are contained within Chapter 104 of the City Code and are included here in Attachment C.[3]
[3]
Editor's Note: Attachment C was included for reference purposes in L.L. No. 2-2001. See Ch. 104, Fences.
§ 220-12 R-1C Single-Family High-Density Residential Districts.
[Amended 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent. The general purpose of this residential zoning district is to provide for areas within the City of Glens Falls where the living environment associated with the development of single-family residential development on small sized lots is preserved and/or where the development of such environment is encouraged. In promoting the general purpose of this chapter, the specific intent of this section is:
(1)
To encourage the construction of and the continuous use of the land for single-family dwellings; to permit the development of recreational and public educational facilities required for, and compatible with, a balanced single-family residential neighborhood.
(2)
To prohibit all business, commercial and industrial development of the land, to prohibit any other nonconforming use which would substantially interfere with or be deleterious to the development or continuation of single-family dwellings in this residential zoning district.
(3)
To encourage the discontinuance of existing uses that would not be allowed as new uses under the provisions of this section.
(4)
To discourage land use that would generate traffic on residential streets other than normal traffic to and from the residences on those streets.
(5)
No unhosted short-term rentals shall be permitted to operate in the R-1C District.
B.
Permitted principal uses.
(1)
Single-family dwellings.
(2)
Public schools.
(3)
Public parks, public playgrounds and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(4)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level; and are 45 feet or less above ground level.
(b)
Are attached to a structure and extend 15 feet or less above the highest point of the structure.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve a new structure.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Places of worship and associated buildings.
(2)
Public utility facilities.
(3)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level; and are greater than 45 feet above ground level.
(b)
Are attached to a structure and extend more than 15 feet above the highest point of the structure.
(4)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(5)
Accessory equipment which is not enclosed, or concealed within or part of a structure and which is erected or installed or placed in service to serve an existing structure.
(6)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(7)
Hosted short-term rental.
E.
Minimum lot size. The minimum lot size shall be 5,000 square feet.
F.
Minimum lot width. No new lot may be created which results in any lot of lees than 50 feet in width.
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 10 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be five feet.
(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 20 feet.
I.
Maximum height. The height limitation shall be 35 feet as measured from the median grade of the lot, to the highest point of the roof of the structure.
J.
Garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet in height.
(2)
Detached garages, and accessory structures, shall not be located within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures 100 square feet or greater in gross floor area shall not be placed closer than 10 feet to the side and rear property line.
(4)
Detached garages, and accessory structures less than 100 square feet in gross floor area shall not be placed closer than five feet to the side and rear property line.
K.
Off-street parking and loading requirements.
(1)
Two parking spaces shall be provided for each dwelling unit in the established driveway area.
(2)
In addition, all uses in this district are subject to the additional parking and loading requirements set forth in this chapter.[1]
[1]
Editor's Note: See § 220-26, Off-street parking and loading.
L.
Sign requirements: see the separate independent sign ordinance for the City of Glens Falls.[2]
[2]
Editor's Note: See Ch. 180, Signs.
M.
Fence requirements. Fence requirements are contained within Chapter 104 of the City Code and are included here in Attachment C.[3]
[3]
Editor's Note: Attachment C was included for reference purposes in L.L. No. 2-2001. See Ch. 104, Fences.
§ 220-13 R-2 Two-Family Residential Districts.
[Amended 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent. The general purpose and intent of this residential zoning district is to provide for one- and two-family dwellings within the City of Glens Falls, at a greater density than the R-1A and R-1B single-family districts. This district is intended to protect the basic low-density residential character of areas developed for one- and two-family residences and prevent the subdivision of one- and two-family residential structures into multifamily dwellings in areas unable to accommodate greater densities. In promoting the general purpose of this chapter, the specific intent is:
(1)
To preserve the basic low-density residential character of areas within the City of Glens Falls where increased densities would create traffic and parking problems and have a detrimental effect on the quality of the residential environment; to permit the development of recreational and public education facilities required for, and compatible with, a balanced residential neighborhood.
(2)
To prohibit all business, commercial and industrial development of the land, to prohibit any other nonconforming use which would substantially interfere with or be deleterious to the development or continuation of single-family and two-family dwellings in this residential zoning district.
(3)
To encourage the discontinuance of existing uses that would not be allowed as new uses under the provisions of this section.
(4)
To discourage land use that would generate traffic on residential streets other than normal traffic to and from the residences on those streets.
(5)
No unhosted short-term rentals shall be permitted to operate in the R-2 Two-Family Districts.
B.
Permitted principal uses.
(1)
Single-family and two-family dwellings.
(2)
Public schools.
(3)
Public parks, public playgrounds and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(4)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level; and are 45 feet or less above ground level.
(b)
Are attached to a structure and extend 15 feet or less above the highest point of the structure.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve a new structure.
D.
Uses permitted upon site plan review and approved by Planning Board.
(1)
Places of worship and associated buildings.
(2)
Public utility facilities.
(3)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level, that are greater than 45 feet above ground level.
(b)
Are attached to a structure and extend more than 15 feet above the highest point of the structure.
(4)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve an existing structure.
(6)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(7)
Hosted short-term rentals.
E.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
F.
Minimum lot width. The minimum lot width shall be 100 feet.
G.
Maximum lot coverage. The maximum lot coverage shall be 35%.
H.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 20 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 15 feet.
(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 25 feet.
I.
Maximum height. The height limitation shall be 35 feet as measured from the median grade of the lot to the highest point of the roof of the structure.
J.
Garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet in height.
(2)
Detached garages, and accessory structures, shall not be located within the front yard setback for the principal structure.
(3)
Detached garages, and accessory structures 100 square feet or greater in gross floor area shall not be placed closer than 10 feet to the side and rear property line.
(4)
Detached garages, and accessory structures less than 100 square feet in gross floor area shall not be placed closer than five feet to the side and rear property line.
K.
Off-street parking and loading requirements.
(1)
One and a half parking spaces shall be provided for each dwelling unit in the established driveway area and/or parking lot.
(2)
In addition, all uses in this district are subject to the additional parking and loading requirements set forth in this chapter.[1]
[1]
Editor's Note: See § 220-26, Off-street parking and loading.
L.
Sign requirements: see the separate independent sign ordinance for the City of Glens Falls.[2]
[2]
Editor's Note: See Ch. 180, Signs.
M.
Fence requirements. Fence requirements are contained within Chapter 104 of the City Code and are included here in Attachment C.[3]
[3]
Editor's Note: Attachment C was included for reference purposes in L.L. No. 2-2001. See Ch. 104, Fences.
§ 220-14 R-M Multifamily Residential Districts.
[Amended 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent. The general purpose and intent of this residential zoning district is to provide for one-, two- and multifamily dwellings within the City of Glens Falls, and where the conversion (Presidential structures beyond the one- or two-family category is permitted and encouraged. The intent of this district is to permit multiple-family dwellings in areas which are able to accommodate greater densities. In promoting the general purpose of this district, the specific interest is:
(1)
To permit development of multiple-family dwellings in areas within the City where higher residential densities can be accommodated.
(2)
To prohibit all business, commercial and industrial development of the land, to prohibit any other nonconforming use which would substantially interfere with or be deleterious to the development or continuation of single-family, two-family and multifamily dwellings in this residential zoning district.
(3)
To encourage the discontinuance of existing uses that would not be allowed as new uses under the provisions of this section.
(4)
To discourage land use that would generate traffic on residential streets other than normal traffic to and from the residences on those streets.
B.
Permitted principal uses.
(1)
Single-family and two-family dwellings.
(2)
Public schools.
(3)
Public parks, public playgrounds and other public recreational facilities.
C.
Permitted accessory uses.
(1)
Private garages and accessory structures.
(2)
Noncommercial greenhouses.
(3)
Home swimming pools for noncommercial use.
(4)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level; and are 45 feet or less above ground level.
(b)
Are attached to a structure and extend 15 feet or less above the highest point of the structure.
(5)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve a new structure.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Multiple-family dwellings of three or more dwelling units.
(2)
Boarding or rooming house.
(3)
Places of worship and associated buildings.
(4)
Public utility facilities.
(5)
Television and/or radio antennas that:
(a)
Are freestanding, constructed on and/or supported at ground level, that are greater than 45 feet above ground level.
(b)
Are attached to a structure and extend more than 15 feet above the highest point of the structure.
(6)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(7)
Accessory equipment which is not enclosed or concealed within or part of a structure and which is erected or installed or placed in service to serve an existing structure.
(8)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(9)
Short-term rental: hosted and unhosted short-term rentals.
E.
Uses subject to architectural review regulations.[1]
(1)
Multiple-family dwellings of three or more dwelling units.
(2)
Boarding or rooming house.
(3)
Places of worship and associated buildings.
(4)
Public utility facilities.
[1]
Editor's Note: See § 220-25, Architectural review regulations.
F.
Density requirement. No multiple-family dwelling shall be erected, altered or used which does not provide a lot area of at least 2,500 square feet of gross floor area for each dwelling unit.
G.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
H.
Minimum lot width. The minimum lot width shall be 100 feet.
I.
Maximum lot coverage. The maximum permitted lot coverage shall be 50%.
J.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 16 feet.
(2)
Side yard.
(a)
The minimum side yard setback shall be 10 feet.
(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 20 feet or 15% of the lot depth, whichever is greater.
K.
Maximum height. The height limitation shall be 50 feet as measured from the median grade of the lot to the highest point of the roof of the structure.
L.
Garages and accessory structures.
(1)
Detached garages, and accessory structures, shall not exceed 25 feet in height.
(2)
Detached garages, and accessory structures, shall not be located within the front yard setback required for the principal structure.
(3)
Detached garages, and accessory structures 100 square feet or greater in gross floor area shall not be placed closer than 10 feet to the side and rear property line.
(4)
Detached garages, and accessory structures less than 100 square feet in gross floor area shall not be placed closer than five feet to the side and rear property line.
M.
Off-street parking and loading requirements.
(1)
One and a half parking spaces shall be provided for each dwelling unit in the established driveway area and/or parking lot.
(2)
In addition, all uses in this district are subject to the additional parking and loading requirements set forth in this chapter.[2]
[2]
Editor's Note: See § 220-26, Off-street parking and loading.
N.
Sign requirements: see separate independent, sign ordinance for the City of Glens Falls.[3]
[3]
Editor's Note: See Ch. 180, Signs.
O.
Fence requirements. Fence requirements are contained within Chapter 104 of the City Code and are included here in Attachment C.[4]
[4]
Editor's Note: Attachment C was included for reference purposes in L.L. No. 2-2001. See Ch. 104, Fences.