Queensbury, NY Zoning Ordinance

Purpose. One objective of access management is to reduce conflicts along heavily traveled roadways and thereby achieve the safe and efficient movement of traffic. The other main objective is to reduce conflicts between motor vehicles and pedestrians. Conflict points can be reduced through appropriate limitations on the number of driveways, driveway spacing, and by establishing provisions for vehicles to move between parking areas to access abutting properties. Reducing curb cuts helps avoid excessive turning motions that snarl traffic and create increased chances for accident. Reducing the number of driveways also enhances the walkability and improves the public safety of Queensbury, important goals of the Comprehensive Plan.

General requirements.

(1)

The site layout, location and design of driveways, parking, and other access management requirements should be based on full permissible development of a property.

(2)

Driveways should be limited to one per property. More than one driveway may be permitted if:

(a)

The additional driveway(s) does not degrade traffic operations and safety on state or local roads; and

(b)

The additional driveway(s) will improve the safe and efficient movement of traffic between the property and the road.

(3)

If a property fronts two or more roads, the driveway shall be placed on the road with the lowest functional classification unless the Planning Board decides such placement is not in the best interest of public safety.

(4)

Properties with frontage on two or more roads do not have the right to driveways to all roads.

(5)

Driveways may be required to be located so as to provide shared driveways and/or cross-access driveways with an abutting property or properties.

(a)

Shared driveways and/or cross-access driveways shall be a minimum of 20 feet in width in order to accommodate two-way travel for motor vehicles. The Planning Board may require wider driveways if needed to serve a major generator of traffic and/or large vehicles.

(b)

Shared driveways, cross-access driveways, interconnected parking, and private roads constructed to provide access to properties internal to a subdivision shall be recorded as an easement and shall constitute a covenant running with the land. Operating and maintenance agreements for these facilities shall be recorded with the deed.

(6)

When two adjacent property owners agree to combine access points and have documentation of such, and there will be no other driveway access to either property, the Planning Board may reduce the lot size and road frontage required for the development by 10% for both landowners. In addition, the required number of parking spaces may also be reduced by 10% for each development, provided sufficient parking will exist. Site circulation and safety standards will still be enforced.

(7)

A property may not be subdivided in such a way as to not have enough frontage for a driveway unless provisions for a shared driveway, cross-access driveway, or interconnected parking have been made and recorded as an easement that shall constitute a covenant running with the land. Operating and maintenance agreements for these facilities shall be recorded with the deed.

Driveway spacing standards for projects that include commercial or industrial components.

(1)

Driveway spacing standards shall apply to driveways located on the same side of a road.

(2)

Driveway spacing is to be measured along the road from the closest edge of the driveway pavement to the closest edge of the pavement of the next driveway as measured at the intersection of the driveway and the road right-of-way line.

(3)

Driveways shall be located so as to meet or exceed the driveway spacing standards shown in the following chart:

	Peak-Hour Trips (PHT) at Build-Out
Road Classification	0 to 100 PHT (feet)	101 to 300 PHT (feet)	More Than 300 PHT (feet)
Arterial	330	440	550
Collector	220	330	440
Other	60% of the minimum frontage requirement

(a)

The number of peak-hour trips generated will be determined through the application of the most current Institute of Transportation Engineers (ITE) trip generation methods and statistics for use in the project.

(b)

Peak-hour trips (PHTs) should be based on full build-out of the property.

(c)

The larger of the minimum driveway spacing standards for the proposed development or for existing developments at abutting properties will apply. Driveways for in-fill development must meet the driveway spacing standards to abutting properties on both sides.

(4)

The Planning Board may waive the separation standards in the event the applicant can demonstrate that no negative impact on the transportation system will result from the relaxing of this standard and the applicant has provided for future consolidation of curb cuts and cross-easments consistent with the intent of these regulations.

Other guidance. The Planning Board shall utilize the NYSDOT Policy and Standards for Entrances to State Highways (November 23, 2003) or its most current version as a guide in establishing other criteria for commercial development.

Queensbury City Zoning Code

ARTICLE 19

§ 179-19-010 Driveway standards.

§ 179-19-020 Residential lots abutting collector or arterial roads.

§ 179-19-030 Function classification of roads.