Glens Falls City Zoning Code
ARTICLE IV
Commercial Zoning Districts
§ 220-15 C-P; OD Cultural Professional Office District.
[Amended 7-23-2024 by L.L. No. 5-2024; 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent.
(1)
The general purpose and intent of this district is to accommodate the office uses within the City. Office uses present an important opportunity for the City to expand and protect its tax base.
(2)
The district also acknowledges the pattern of development that has already taken place and provides for continued expansion of those uses in locations that are appropriate given the character of the district's existing development,
(3)
The district also acknowledges that much of the land use in the area will continue to be a mix of residential housing, including one-, two- and multifamily structures.
(4)
In promoting the general purpose of this district, the specific intent is:
(a)
To permit development of office uses and multiple-family development where they can be accommodated.
(b)
To prohibit all non-office commercial and industrial development of the land.
(c)
To acknowledge the existing pattern of uses in the district while accommodating the increased demand for office space.
C.
Permitted accessory uses.
D.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Offices with 1,500 square feet or more of gross floor area.
(2)
Multiple-family dwellings of three or more dwelling units, but not exceeding six dwelling units.
(3)
Museums.
(4)
Bed-and-breakfast establishments.
(5)
Places of worship and associated buildings.
(6)
Public utility facilities.
(7)
Any combination of two or more permitted uses or a permitted use with one or two dwelling units.
(8)
Home occupations. In addition, home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(9)
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.
(11)
Television satellite dishes with diameter greater than two feet or dishes that are not mounted on the building.
(12)
Adult-use recreational retail businesses.
(13)
Short-term rentals: hosted and unhosted short-term rentals.
E.
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 for each dwelling unit.
G.
Minimum lot size. The minimum lot size shall be 7,500 square feet.
H.
Minimum lot width. The minimum lot width shall be 75 feet.
I.
Maximum lot coverage. The maximum lot coverage shall be 70%.
J.
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 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.
K.
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.
L.
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.
§ 220-16 LNC Local Neighborhood Commercial Districts.
[Amended 7-23-2024 by L.L. No. 5-2024; 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent.
(1)
The general purpose and intent of this zoning district is to accommodate the variety of small-scale retail and professional uses that have developed alongside one-, two- and multifamily residential structures in areas adjacent to the residential neighborhoods in the City.
(2)
The district acknowledges and accommodates the nature and intensity of existing development while guiding future development. The district is designed to limit the extent to which large-scale development can increase the intensity of use and affect the character of the surrounding residential neighborhoods while accommodating smaller scale commercial activities.
(3)
By providing a district in which the uses enumerated herein are permitted it is also intended to relieve the development pressure for nonresidential uses in the adjacent residential areas.
(4)
In promoting the general purpose of this district, the specific intent is:
(a)
To permit the development of small-scale retail, offices, professional offices; service facilities; and multifamily residential where they can be accommodated.
(b)
To prohibit larger-scale commercial uses except for those developments which can demonstrate that they will not adversely affect the residential character of the surrounding area.
(c)
To acknowledge the existing pattern of uses in the district.
(d)
To discourage land uses that would generate excessive traffic and to prohibit new restaurants and convenience stores.
B.
Permitted principal uses.
(1)
Retail businesses with 2,000 square feet of gross floor area or less. Convenience stores and restaurants are not a permitted use.
(2)
Offices with 2,000 square feet of gross floor area or less.
(3)
Services, including real estate offices, insurance agencies, travel agencies and investment brokerage offices.
(4)
Single-family dwellings.
(5)
Two-family dwellings with 2,000 square feet of gross floor area or less.
(6)
Public playgrounds, public parks 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.
(5)
Home occupations. In addition home occupations are subject to the regulations and restrictions of § 220-29 of this chapter.
(6)
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. Any change of use or establishment of a new use which shall result in the establishment of any of the following:
(1)
Multifamily dwellings of three or more dwelling units.
(2)
Any permitted use or permitted use in combination with one or two dwelling units or combination of permitted uses with more than 2,000 square feet of gross floor area other than single-family dwellings and convenience stores.
(3)
Places of worship and associated buildings.
(4)
Banks or other financial institutions.
(5)
Public buildings.
(6)
Public utility facilities.
(7)
Video rental stores with less than 1,000 square feet of gross floor area.
(8)
Homes for the handicapped and/or the developmentally disabled.
(9)
Boarding or rooming house.
(10)
Bed-and-breakfast house or inn.
(11)
Television satellite dishes.
(12)
Beauty shops.
(13)
Barber shops.
(14)
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.
(16)
Television satellite dishes with a diameter greater than two feet or dishes that are not mounted to the building.
(17)
Adult-use recreational retail businesses.
(18)
Short-term rental: hosted and unhosted short-term rentals.
E.
Uses subject to architectural review regulations.[1]
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 for each dwelling unit.
G.
Minimum lot size. The minimum lot size shall be 5,000 square feet.
H.
Minimum lot width. The minimum lot width shall be 50 feet.
I.
Maximum lot coverage. The maximum lot coverage shall be up to 70%.
J.
Minimum yard requirements.
(1)
Front yard. The minimum front yard setback shall be 10 feet.
(2)
Side yard.
(a)
The minimum for one side yard setback shall be five feet, and the minimum sum of two sides 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 20 feet.
K.
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.
L.
Maximum floor area. Any commercial use, or any combination of commercial uses, within a lot shall not exceed 4,000 square feet of gross floor area.
M.
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 eight 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.
§ 220-17 GC1 General Commercial District 1.
[Amended 7-23-2024 by L.L. No. 5-2024; 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent.
(1)
The general purpose of this commercial district is to provide areas within the City which encourage the development of moderately intense retail and wholesale commercial and office uses while enhancing the existing commercial uses. These uses are appropriately located in areas with good access to primary transportation routes. The use of property for commercial uses along most of the city's major traffic corridors has intensified over time with changes from small lot, single, one-family residential use to general business uses as a component of that transition. This trend is encouraged. It is specifically the intent of the district to encourage the consolidation of small, underutilized parcels with small frontages, and to promote the creation of larger properties with more extensive frontages, thus allowing for more intensive and appropriate commercial uses.
(2)
Major travel corridors are also considered in general an appropriate location for multifamily housing. Therefore, it is also the intent of this district to permit multifamily housing at reasonable densities, on larger lots and with adequate parking. Such housing may be a separate use or as part of a mixed commercial/residential development. In order to promote the general purpose of this district, the specific intent of this section is:
(a)
To encourage the construction of, conversion to and continued use of land along major transportation corridors for mixed commercial and office uses which generate significant traffic; and
(b)
To provide sufficient standards to ensure that these uses can be accommodated with minimum disruption to the residential neighborhood adjacent to them; and
(c)
To provide additional areas for the development of multiple-family dwellings; and
(d)
To encourage the discontinuance of all existing uses that would not be allowed as new uses under the provisions of this section and to encourage the consolidation of undersized lots.
B.
Permitted principal uses. All uses in the GC1 District are subject to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Retail businesses.
(2)
Professional offices and office centers.
(3)
Services, including real estate offices, insurance agencies, travel agencies and investment brokerage offices; emergency services, including ambulance service and dispatch centers.
(4)
Convenience stores with or without gas pumps.
(5)
Public and private schools and institutions of higher learning.
(6)
Public and semi-public uses, including uses associated with the provision of public utilities.
(7)
Places of worship and associated buildings.
(8)
Funeral parlors.
(9)
Fraternal organizations.
(10)
Private clubs and lodges.
(11)
Multiple-family dwellings of three or more dwelling units.
(12)
Motels and hotels.
(13)
Hospitals and related health-care facilities.
(14)
Nursing homes, adult care facilities and licensed child care centers.
(15)
Video rental stores.
(16)
Banks and financial institutions.
(17)
Private and public parking areas, and private and public parking structures.
(18)
Shopping centers and commercial strip centers.
(19)
Restaurants, take-out restaurants and drive-through restaurants.
(20)
Health/fitness clubs and commercial recreation.
(21)
Taverns.
(22)
Publishing and printing businesses.
(23)
Wholesale businesses.
(24)
Beauty shops.
(25)
Barber shops.
(26)
Office supplies and equipment sales and service.
(27)
Adult-use recreational retail businesses.
(28)
Any use permitted by site plan review and approval in combination with one or two dwelling units.
(29)
Short-term rentals: hosted and unhosted short-term rentals.
E.
Density requirement. No multiple-family dwellings shall be erected, altered or used which do not provide a lot area of at least 2,500 square feet for each dwelling unit.
F.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
G.
Minimum lot width. The minimum lot width shall be 100 feet.
H.
Maximum lot coverage. The maximum lot coverage shall be 70%.
I.
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 15 feet.
J.
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.
K.
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 eight 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.
§ 220-18 GC2 General Commercial District 2.
[Amended 7-23-2024 by L.L. No. 5-2024; 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent.
(1)
The general purpose of this commercial district is to provide areas within the City to accommodate intense retail and wholesale commercial, office and warehousing. These uses are appropriately located in areas with good access to primary transportation routes. The use of property for commercial uses along most of the city's major traffic corridors has intensified over time, with changes from small-lot, single, one-family residential use to general business uses as a component of that transition. This trend is encouraged. It is specifically the intent of the district to encourage the consolidation of small, underutilized parcels with small frontages, and to promote the creation of larger properties with more extensive frontages, thus allowing for more intensive and appropriate commercial uses.
(2)
Major travel corridors are also considered in general an appropriate location for multifamily housing. Therefore, it is also the intent of this district to permit multifamily housing at reasonable densities, on larger lots and with adequate parking. Such housing may be a separate use or as part of a mixed commercial/residential development. In order to promote the general purpose of this district, the specific intent of this section is:
(a)
To encourage the construction of, conversion to and continued use of land along major transportation corridors for mixed commercial, office, warehousing and light industrial uses which generate significant traffic; and
(b)
To provide sufficient standards to ensure that these uses can be accommodated with minimum disruption to the residential neighborhood adjacent to them; and
(c)
To provide additional areas for the development of multiple-family dwellings; and
(d)
To encourage the discontinuance of all existing uses that would not be allowed as new uses under the provisions of this section and to encourage the consolidation of undersized lots.
B.
Permitted principal uses.
(1)
Retail businesses.
(2)
Professional offices and office centers.
(3)
Services, including real estate offices, insurance agencies, travel agencies and investment brokerage offices.
(4)
Convenience stores without gas pumps.
(5)
Public and private schools and institutions of higher learning.
(6)
Public and semi-public uses, including uses associated with the provision of public utilities.
(7)
Places of worship and associated buildings.
(8)
Funeral parlors.
(9)
Fraternal organizations.
(10)
Private clubs and lodges.
(11)
Beauty shops.
(12)
Barber shops.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Multiple-family dwellings of three or more dwelling units.
(2)
Motels and hotels.
(3)
Hospitals and related health-care facilities.
(4)
Nursing homes, adult care facilities and licensed child-care centers.
(5)
Video rental stores.
(6)
Banks and financial institutions.
(7)
Private and public parking areas, and private and public parking structures.
(8)
Shopping centers and commercial strip centers.
(9)
Restaurants, take out restaurants and drive-through restaurants.
(10)
Health/fitness clubs and commercial recreation.
(11)
Taverns.
(12)
Convenience stores with gas pumps.
(13)
Publishing and printing businesses.
(14)
Wholesale businesses.
(15)
Office supplies and equipment sales and service.
(16)
Automobile-related businesses, including new and used automobile sales and leasing, and automobile service stations.
(17)
Warehousing.
(18)
Self-storage units.
(19)
Adult-use recreational retail businesses.
(20)
Any use permitted or permitted by site plan review and approval in combination with one or two dwelling units.
(21)
Short-term rentals: hosted and unhosted short-term rentals.
E.
Density requirements. No multiple-family dwellings shall be erected, altered or used which do not provide a lot area of at least 2,500 square feet for each unit.
F.
Minimum lot size. The minimum lot size shall be 10,000 square feet.
G.
Minimum lot width. The minimum lot width shall be 100 feet.
H.
Maximum lot coverage. The maximum lot coverage shall be 60%.
I.
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 15 feet.
J.
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.
K.
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 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 eight 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.
§ 220-19 CCD Central Commercial Districts.
[Amended 12-8-2005 by L.L. No. 9-2005; 7-23-2024 by L.L. No. 5-2024; 1-28-2025 by L.L. No. 1-2025]
A.
Purpose and intent.
(1)
The general purpose of this Central Commercial District is to provide a high-density commercial area in downtown Glens Falls. This district is developed to enhance and encourage a variety of commercial uses in a designated, area of the downtown business district.
(2)
To ensure the continued viability of the downtown area as a commercial center and to promote the general purpose of the district, the specific intent of this section is:
(a)
To acknowledge the existence of a concentrated central commercial district core with building lots of unique configuration, lot coverage and density; and
(b)
To encourage the continued use of land for a diverse mix of commercial business, including but not limited to small-scale and larger-scale retail stores; banks; restaurants; hotels; grocery stores; professional offices; general commercial and business operations and uses; educational, entrepreneurial and training activities and services; business incubators; technology-oriented and start-up businesses: and municipal parking; and
(c)
To prohibit development which has an adverse effect on and which is not in keeping with dense commercial and business uses already present in the downtown area; and
(d)
To encourage the discontinuance of all existing uses that would not be allowed as new uses under the provisions of this section.
B.
Permitted principal uses. All uses in the CCD District are subject to site plan review.
C.
Uses permitted upon site plan review and approval by Planning Board.
(1)
Retail businesses.
(2)
Professional offices, including general commercial and business operations and uses; educational, entrepreneurial and training activities and services; business incubators; and technology-oriented and start-up businesses, including start-up businesses that manufacture and distribute a product.
(3)
Services, including real estate offices, insurance agencies, travel agencies and investment brokerage offices.
(4)
Banks and financial institutions.
(5)
Restaurants and take-out restaurants.
(6)
Taverns and nightclubs.
(7)
Public and private schools and institutions of higher learning.
(8)
Public and semipublic uses, including uses associated with the provision of public utilities.
(9)
Private and public parking areas, and private and public parking structures.
(10)
Libraries.
(11)
Museums, art galleries and dance studios.
(12)
Performing arts, theaters and movie theaters.
(13)
Places of worship and associated buildings.
(14)
Three or more dwelling units on floors above the first floor.
(15)
Hotels.
(16)
Liquor stores.
(17)
Grocery stores.
(18)
Beauty shops.
(19)
Barber shops.
(20)
Public parks.
(21)
Pharmacies.
(22)
Public transportation facilities.
(23)
Health/fitness clubs and commercial recreation.
(24)
Wholesale businesses.
(25)
Office supplies and equipment sales and service.
(26)
Warehousing.
(27)
Adult-use recreational retail businesses.
(28)
Accessory structures related to the above uses.
(29)
Short-term rentals: hosted and unhosted short-term rentals.
D.
The following uses are specifically prohibited in the Central Commercial District:
F.
Density requirement: no minimum required.
G.
Minimum lot size: no minimum required.
H.
Minimum lot width: no minimum required.
I.
Maximum lot coverage. The maximum lot coverage shall be 100%.
J.
Minimum yard requirements: no minimum required.
K.
Maximum height. The height limitation shall be 100 feet as measured from the median grade of the lot to the average height of the roof of the structure.