Apex Main Street Spreadsheet March 2016 Main Street Code Sections Pro'ect Comments
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(5)Main Street.The Main Street(MS)District includes those areas of the Town where there is potential to create a
traditional main street environment which includes a streetscape of relatively small-scale stores and businesses that
are arranged at build-to lines promoting pedestrian activity and a vehicular traffic-slowing aesthetic.This area of the
Town is described in the"Commercial Corridors" section of the Comprehensive Plan,adopted on August 6,2007,
and contains a portion of what was formerly Highway Commercial Moderate(HC-Mod)under the 2002 Zoning
Law.[Amended 12-16-2013 by L.L.No. 7-2013; 10-6-2014 by L.L.No. 5-2014]
(a)Uses allowed.This district primarily allows a variety of retail,office,personal and business services uses The Apex Solar facility is a mix office retail usage. The applicant has
(excluding auto service)at a scale that is appropriate to a traditional rural town main street.In addition,while proposed alterations to the fagade-includes refacing the frontage with
residential uses are permitted on the first floor of multistory buildings that are set back 250 feet as measured from glass office areas and conference space;interior alterations-includes
the center line of Main Street,residential uses above the first and second floor are encouraged throughout the rearrangment of off ce for basement, main floor and upper floor area;
district.Residential uses,including single-family dwellings,duplexes or two-family dwellings,multiple-family west side parking area altertions to define 34 parking spaces,
dwellings,and townhouses are permitted beyond 250 feet as measured from the center line of Main Street.However, installation of landscaping, define traffic pattern for customers and
townhouses and multiple-family units are strongly encouraged.Restaurants and taverns will be allowed by special employees, installation of stormwater for site and cleanout stormwater
use permit.A mixture of uses in a building is also allowed.A complete list of uses allowed in the MS District is set catchbasin in southwest corner in row.
forth on Table 3 of this chapter.[21] [21]Editor's Note: Table 3 is included as an attachment to this chapter.
(b)Dimensional requirements.All uses in this district must comply with the requirements of Table 1 of this
chapter[22] and as follows(Note that all are minimum requirements except building height and size which are
maximum restrictions.):
[1] (Reserved)
[2] Front yard setback: 40 feet to 100 feet as measured from the center line of Main Street. See related building The existing building is 52.S ft from the center line. The building is 50 ft
height minimums below and§ 179-7-070B(l)(c).The setback for buildings and lots that are not located along Main froni the centerline of Second Street(this will need to be updated to
Street is 20 feet as measured horizontally from the property line. reflect the property setback-only the main street setbacks are from the
centerline)
[3] Side yard setback: Buildings shall occupy a minimum of 60%of the lot width as measured by the building facade The existing building has a width length of 154ft 1112 inchand the
width divided by the lot width.Where multiple buildings are located on a single lot,the cumulative building facade urture building is to be 65 ft in width length. The calculation of 60%of
widths shall occupy a minimum 60%of the lot width.In order to encourage a strong pedestrian environment and 334+/-lot width the coverage requirement is 200 ft the applicant
downtown experience,zero-foot side yard setbacks are preferred.The Planning Board may waive this requirement proposes 222+/-when the 2nd building is constructed existing is 154+/-
wherever this provision would restrict rear yard access for parking due to lot width.The figure below illustrates the ft.
building lot width. [Amended 12-15-2014 by L.L.No. 7-2014]
[4] Rear yard setback: 10 feet. The existing building is 2 ft from the rear property line
[5] Shoreline/stream/wetland setback: 50 feet. not applicable
[6] Lot width: 50 feet. lot is greater than 50 ft
[7] Road frontage: 50 feet. road ronta e is greater than 50fit
[8] Water frontage: 75 feet. not applicable
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Main Street Code Sections Project Comments
[9] Building height: Shall be a minimum height of 15 feet and a maximum height of 40 feet on Main Street. The existing building varies in height with the retail storage area is at
Buildings shall have a maximum of three stories.While a minimum of two stories is preferred,single-story 23ft 3in, the new office area 22 ft 1 in includes interior alteations and
buildings are permitted if they meet a build-to line setback standard of 40 feet as measured from the center line of new glass fagade area, the existing office area is]Oft 4 in.
Main Street.All other building heights shall be a minimum of a 2.85:1 ratio as measured by the distance from(A)
facade to the Main Street center line and(B)the building height from natural grade to the highest point of the
structure as shown in the figure below.
[10] Percentpermeable: 5%for projects less than one acre and 10%for projects greater than one acre. 27.4%of the site is perineable with a lot less than one acre.
[11] Percent landscaped: 5%.Wherever green infrastructure design features(e.g.,rain gardens,bioretention basins, 12%of the site is landscaped and includes infiltration planting
etc.)are used,the Planning Board may consider this as both landscaping and permeable areas.Required street arrangments.
plantings and visual screening for parking areas shall not be included when calculating percent landscaping. See
New York State Stormwater Management Design Manual Chapter 5 (or most current New York State standards)for
more information.
[22]Editor's Note: Table 1 is included as an attachment to this chapter.
(c)Development standards.The applicable standards and requirements set forth in all other articles of this chapter
shall apply to all uses in this district as well as expansion,remodeling or change of use to existing structures and
uses.
[21]Editor's Note: Table 3 is included as an attachment to this chapter.
(b)Dimensional requirements.All uses in this district must comply with the requirements of Table 1 of this
chapter[22] and as follows(Note that all are minimum requirements except building height and size which are
maximum restrictions.):
(c)Development standards.The applicable standards and requirements set forth in all other articles of this chapter
shall apply to all uses in this district as well as expansion,remodeling or change of use to existing structures and
uses.
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Main Street Code Sections Pro'ect Comments
B.Main Street(MS).
(1)This scenario consists of varying building types and footprints of buildings lining Main Street. [Amended 10-6-
2014 by L.L.No. 5-2014]
(2)The traditional main street is generally composed of one-to three-story buildings with retail uses on the street The existing building is 1 and 112 story and includes office and storage
level and office or residential uses on the upper levels.The diverse retail establishments on the ground floor attract area for the solar pannel products.
the most pedestrian circulation,promoting the community atmosphere,while the architecture style and rooflines
create an urban architectural theme.As the shopping malls have demonstrated,creating a collective identity among
individual shops draws customers.
(3)The traditional main street corridor will convey traffic,especially with the state's future plans for expansion; The project plans show a one way access on the west side and the
however,it will also have wide sidewalks and planting strips to promote a high level of pedestrian activity as well. existing two on the east access to parking areas. The site includes
Primary shop entrances will be located on Main Street through recessed doors. Street-side parking will be walkway in the front of the office area and access to a bike rack at the
convenient,but minimal so as not to interfere with the active pedestrian quality.Most parking and loading will be front. The plans do not show the sidewalk to be connected to the
accommodated in the rear along with secondary entrances for the shops.Providing for easy access while ensuring existing sidewalk on Main Street.
attractive,open storefronts will help the resurgence of Main Street as a desirable place to do business.
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Main Street Code Sections Project Comments
D.The following general design standards shall be integrated into the design of projects in all commercial,Main
Street and industrial districts in the Town of Queensbury:
(1)Encourage compatibility between residential and commercial uses where existing residential zones abut The south property line neighbors include commercial on the west and
commercial zones. residential on the east. The previsous approval on the east side included
additional plantings for screening between the commercial and
residential use.
(2)Complement a variety of active uses along the pedestrian ways with facades that are animated and create interest The new fagade will be glass and have different appearance breaking up
to passersby on foot. the brick fagade frontage.
(3)Create a network of active spaces and avoid disconnected spaces. The new fagade be consistent with the intent of enhancing the look of
building frontage
(4)Design rooftops for visual interest and avoid a lack of design attention. mechanicals are located at the ground level on the east side of the
building.
(5)Achieve compatible building styles and designs and avoid incompatible elements. The new fagade be consistent with the intent of enhancing the look of
building frontage
(6)Provide upgraded streetscapes including appropriate unified site furniture to encourage pedestrian activity, not applicable
avoiding dull/bleak streetscapes that discourage walking.
(7)Incorporate street trees and pedestrian-scale lighting to enhance projects. There is an area in the front of the building where pavement is being
removed and lawn/landscaping is being installed.
(8)Provide pedestrian crosswalks for safe connections across streets. Crosswalks are in place at 2nd street, and 600 ft to the west then 300 ft
to the east to cross Main Street.
(9)The design treatments for the area should be rich with detail and high-quality materials to promote interest for
users and visitors.
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Main Street Code Sections Pro'ect Comments
A.This district includes all parcels having road frontage on Main Street that are within the Main Street Zoning
District as well as those adjacent parcels as shown on the official Town Zoning Map.[1] [Added 1-28-2011 by L.L.
No.2-2011[2]]
B. Site organization.
(1)Building placement/front yard setback.
(a)To promote pedestrian interest and continuity,the street-level shops shall be retail,office,professional office, not applicable
gallery,personal service establishment,restaurant or tavern along Main Street.Residential uses above the first and
second floor are encouraged throughout the district.Residential uses,including single-family dwellings,duplexes or
two-family dwellings,multiple-family dwellings,and townhouses are permitted(with site plan approval)beyond
250 feet as measured from the center line of Main Street;however,multiple-family housing is strongly
encouraged.[Amended 10-6-2014 by L.L.No. 5-2014]
(b)Buildings shall present their main facade and entrance toward the street.Buildings shall be oriented parallel or New fagade faces Main Street
perpendicular to public sidewalks and allow for parking in the rear or side of the proposed structure.
(c)Buildings shall have a minimum setback of 40 feet and a maximum setback of 100 feet from the center line of Existing buildings and proposed changes do not change distance
Main Street.In all instances,the minimum setback is preferred.Where increased setbacks(beyond 40 feet from the
center line of Main Street)are proposed,the Planning Board shall strictly apply all off-street parking and sidewalk,
sidewalk landscaping,public plazas,and/or outdoor dining standards identified in§ 179-7-070E. [Amended 1-28-
2011 by L.L.No.2-2011-110-6-2014 by L.L.No. 5-2014]
(d)Up to 50%of the front facade may include recesses at least 18 inches deep and three feet wide,but no more than not applicable
10 feet deep.The build-to line must be regained on both sides of the recess.
(e)Where existing conditions fail to meet the build-to requirements,streetscape elements(hedge,picket fence, new fagade and landscaping at building front appear to meet this intent
canopy,trellis,etc.)or building additions should be added to achieve the desired effect.
(f)Buildings on street comers at intersections shall be designed so that visibility is not cut off. exising landscaping at corner not be changed, new landscaping corner
to be installed on the south west side of lot.
(2)Building placement/side yard setback:none.
(3) Street organization/on-street parking restrictions.
(a)New internal access roads shall be required for development involving more than one principal building on one not applicable
parcel.
(b)Internal access roads shall create or continue an interconnected network of streets(i.e.,grid pattern),including not applicable
connections to neighboring parcels.
(c)Cul-de-sacs and dead-end streets are prohibited,except where topography or natural features make them not applicable
necessary.
(d)Well-defined,ADA-compliant crosswalks,small turning radii at intersections and other traffic calming elements new curbing sidewalk to be altered at new one way entry area
should be incorporated.
(e)In order to facilitate fewer curb cuts,alleys should be used for access to parking lots behind buildings. parking is proposed on the side and front as existing and to remain
(f)On-street parking is allowed on private streets or internal roads. not applicable
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Main Street Code Sections Project Comments
(g)All new curb cuts for driveways and roadways shall comply with Article 19,Access Management. [Added 10-6- no new driveway is proprosed
2014 by L.L.No. 5-2014]
(4)Off-street parking.
(a)Location.
[1] Placement of parking areas at the rear of the building is encouraged and preferred.Placement of parking at the The parking is to be on the side along Second Street and along Main
side and front of buildings may be allowed by special use permit.Where parking is proposed at the side and/or front Street
of buildings,the Planning Board shall strictly apply all off-street parking and sidewalk,sidewalk landscaping,public
plazas,and/or outdoor dining standards identified in§ 179-7-070E.[Amended 10-6-2014 by L.L.No. 5-2014]
[2] Parking shall be in accordance with the Town's parking and loading regulations(§ 179-4-090).In all instances, not applicable
shared parking through private cross lot easements is encouraged.In addition to the proposed reductions to parking
for any building or development having more than one use(See§ 179-4-090G.),the Planning Board may further
reduce parking requirements by an additional 50%within the Main Street district where two or more uses occur on a
single lot or where contiguous lots share access and parking.In addition,the Planning Board may waive all or
portions of the off-street parking requirements if a proposed use is within 400 feet of a municipally or private owned
parking off-street parking area that has sufficient capacity as demonstrated by the applicant.The Planning Board
may also waive all or portions of the off-street parking requirements if an applicant can demonstrate how parking
demands may be mitigated and/or minimized based on trip generations,hours of operation,and/or number of
employees.[Amended 10-6-2014 by L.L.No. 5-2014]
[3] Parking areas located on the front and sides of buildings are strongly discouraged;however,in accordance with Applicant is applying for a special use permit to continue side parking
§ 179-3-040(5)(b)[2] and§ 179-3-040(5)(b)[9],front and side parking may be allowed by special use permit.Where area.
parking is proposed at the side and/or front of buildings the Planning Board shall strictly apply all off-street parking
and sidewalk,sidewalk landscaping,public plazas,and/or outdoor dining standards identified in§ 179-7-070E.
[Amended 10-6-2014 by L.L.No. 5-2014]
[4]If parking is located along the side and/or front of a building,a minimum three-foot-tall visual screen that is a The applicant proposes to install 24 in plantings in landscape areas as
combination of shrubs,hedges and/or trees,and/or solid masonry,located within or along a four-foot planting strip shown on the plans.
between the parking area and Main Street sidewalk is required. Shrubs must be a minimum of 18 inches in height
when planted and must reach a minimum size of 36 inches in height within three years of planting.For comer lots,
36 inches shall be the maximum height. (See§ 179-5-070.)A thirty-six-inch masonry wall made of brick,stone
veneer,dry laid stone,or some other Planning Board approved material may be substituted for the continuous row of
shrubs.Breaks for pedestrian and vehicle access are permitted along any visual screening.This requirement does not
apply to alleyways.Additional landscaping and buffering standards are identified in§ 179-8. [Amended 10-6-2014
by L.L.No. 5-2014]
[5]Adjacent parking lots should have shared access points to reduce curb cuts. not applicable
[6] Easements shall be used to formalize shared access arrangements. [Amended 10-6-2014 by L.L.No. 5-2014] not applicable
[7] Businesses should be encouraged to share parking areas. [Amended 10-6-2014 by L.L.No. 5-2014] not applicable
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Main Street Code Sections Project Comments
[8] Single or two rows of off-street parking in front of buildings is permitted.A single row of parking shall have a Applicant propsoes tw rows of parking on the west side with a 1 S ft one
one-way drive aisle that does not exceed 15 feet in width.Two rows of parking may have a two-way drive aisle that way drive aisle.
does not exceed 24 feet.In all instances,rear and/or side parking is preferred.Where parking is proposed at the side
and/or front of buildings,the Planning Board shall strictly apply all off-street parking and sidewalk,sidewalk
landscaping,public plazas,and/or outdoor dining standards identified in§ 179-7-070E. [Amended 10-6-2014 by
L.L.No. 5-2014]
[9] Pedestrians and vehicular connections shall be required between adjoining parking lots,properties,and not applicable
establishments.
[10] Peak-period(spillover)parking areas shall utilize alternate pervious paving materials such as grass pavers and not applicable
gravel surfaces.
[I I] Parking garages should be constructed,if feasible,to satisfy off-street parking requirements.The sidewalk-level not applicable
facades of garages shall be designed to encourage active uses and obscure the view of parked cars.
(b)Parking area landscaping.
[1] Landscape materials shall include:trees,hedges,shrubs or low walls of brick,wood,wrought iron,or an landscape plan included for review
acceptable substitute. Chain-link fencing is prohibited.
[2] For parking areas greater than 20 stalls,a minimum of 10%of the interior area shall be planted. the site is at 12%landscaped
[3]No parking space shall be more than 50 feet from a large deciduous tree.
[4]All plant materials shall be of salt-tolerant varieties.
[5] The following are minimum size requirements for parking areas landscaping plants:
[a] Canopy/deciduous trees:three-inch caliper. the applicant proposes 2 in diameter to be installed
[b] Small flowering trees:two-inch caliper. a varietv olf shrubs at 24 in to be installed
[c] Large shrubs:thirty-inch height. the applicant proposes 2 in diameter to be installed
[6] Trees shall be planted so that the trunk is a minimum of 2 1/2 feet from curb edge. not applicable
C. Site design.
(1) Screening and buffers.
(a)Landscape screening and buffers shall be installed on projects that border other zoning uses.[Amended 1-28-
2011 by L.L.No.2-2011]
(b)Zoning district buffers shall be a minimum 50 feet wide,and shall include a minimum of five trees per 100 linear the applicant proposes a corner landscape area on the south west corner
feet of buffer.Trees shall have a minimum height of 10 feet. of the property where the adjoining property is Neighborhood residential
but the use is a auto glass repair shop
(c)(Reserved)
(d)(Reserved)
(e)When appropriate,the Planning Board may require a visual screen or buffer between properties within the same tbd
district.
(f)Parking,services,and loading/maneuvering areas should be reasonably landscaped and screened from view of tbd
adjacent properties and from within the project site.
D. Site lighting.
(1)All lighting fixtures shall comply with those standards set forth in Article 6 of this chapter. applicant has provided information about lighting being wall packs and
down cast.
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Main Street Code Sections Project Comments
(2)Cobra and highway-style lighting fixtures are prohibited. not applicable
(3)Pedestrian-scale light fixtures shall be installed and shall be of a style that complements the buildings.If there is not applicable
a predominant style of lighting in the immediate area,the style of lighting should be continued,provided that it
meets the requirements of Article 6 of this chapter.
E. Sidewalks.
(1)Material: shall be constructed of concrete,brick,concrete or stone pavers,or stone slabs.Asphalt is not allowed. walkway material not described-to be clarif ed by applicant
(2)Width and location:minimum five feet wide,accompanied by a minimum four-foot planting strip between the new landscaping proposed in front of building
curb and the sidewalk.
(3) Sidewalk connections.
(a)Where a sidewalk crosses a parking lot access drive,the pedestrian paving pattern shall continue uninterrupted as appear to be consitent on plans
a means of alerting pedestrians and drivers where their paths cross.Where enhanced pavers are used,the pattern
generally abuts asphalt.In these cases,a band of natural concrete should be added as a protective edging between
the asphalt and the decorative paving.
(b)If parking is located in the front of buildings,sidewalks and walkways that connect building entrances,plazas, not applicable
and outdoor dining shall be provided. Such access shall connect with public sidewalks and provide the most
accommodating route practicable.Pedestrian islands,curb bump-outs,pedestrian paving patterns,and crosswalks
that follow internal access roads,alleyways,driveways,and/or atop raised medians should be used to make a
continuous and well-defined point of pedestrian access in and around parking areas.
[Added 10-6-2014 by L.L.No. 5-2014][3][3] Editor's Note:This local law also redesignated former Subsection
E(3)(b)as Subsection E(3)(c).
(c)New sidewalks must connect to adjacent properties. not applicable
(4) Sidewalk landscaping: not applicable
(a)All street tree plantings in paved areas shall be covered with a porous hard surface grate and planted between the
curb and the sidewalk. [Amended 1-28-2011 by L.L.No.2-2011]
(b)Minimum three-inch-caliper trees should be planted every 25 feet in a five-foot-wide strip between the sidewalk
and road.
(c)A combination of trees should be used,and should be tolerant of urban conditions,especially salt and sand
deposited with snow removal.Tree species should include:
[1] Red Maple.
[2] Ginkgo.
[3]Zelkova.
[4] Green Ash.
[5] Chinese Elm.
[6] Thornless Honey Locust.
[7] Little Leaf Linden.
[8] Oak.
(5) Sidewalk retail.
(a)Sidewalk retail is strongly encouraged. not applicable
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Main Street Code Sections Project Comments
(b)Merchandise shall be removed at the close of business. not applicable
(c)No retail activity shall obstruct the safe passage of pedestrians on sidewalks,and a minimum five-foot-wide not applicable
unobstructed path shall be maintained at all times on sidewalks.
(6)Public plazas and outdoor dining.
(a)Plazas.[1]
A public plaza is an open space that is continuously accessible to the public.It may be landscaped with natural or not applicable
built materials and should be surrounded by buildings or streets and open to the sky.Plazas usually provide
amenities such as seating,ornamental fountains,lighting,and landscaping for use by pedestrians.
[2] Plazas are strongly encouraged.
[3] Plazas should incorporate works of art,fountains or other structures,which will serve as a focal point.
[4] Plazas should be constructed on the side of a building that receives the most sunlight possible,if conditions
allow.
[5] Plazas can provide an expanded area for arts festivals,farmers'markets and other attractions/events and provide
a more pedestrian-friendly"people-oriented"place.
[6] Buildings that surround plazas should open onto that space.
[7] Enhanced paving should be used to accent important"places" outdoors: at entrances as a"welcome mat," and in
spaces where people congregate,pause or wait.
(b)Outdoor dining.
[1] Outdoor dining is strongly encouraged in plazas and on public or private sidewalks.
[2] Outdoor dining areas and furniture should be temporary and dismantled during winter months.
[3] Outdoor dining structures shall be consistent within existing state regulations for safety.
[4]No outdoor dining area shall obstruct the safe passage of pedestrians on sidewalks.A minimum five-foot-wide
unobstructed path shall be maintained on sidewalks.
[5]If the outdoor dining area creates an edge matching the line of the building facade,the edge shall be made of
transparent fence made of wood or wrought iron at a maximum height of four feet.
[6]In no case shall the fence/railing combination prohibit views from the sidewalk into the outdoor dining.
(7)Utilities.All power lines and utilities shall be placed underground.
F.Architectural design.
(1)Building height/proportion.
[Amended 1-28-2011 by L.L.No.2-2011; 12-16-2013 by L.L.No. 7-2013]
(a)In accordance with§ 179-3-040(5)(b)[2] and§ 179-3-040(5)(b)[9],buildings shall be a minimum height of 15 The applicant is completing interior alterations that include the 2nd
feet and a maximum height of 40 feet on Main Street.While a minimum of two stories is preferred,single-story floor office area.
buildings are permitted if they are at a minimum setback of 40 feet measured from the center line of Main Street.
Buildings shall have a maximum of three stories.Buildings within 150 feet of West Main Street and adjacent to
plazas shall have the same building height requirement.[Amended 10-6-2014 by L.L.No. 5-2014]
(b)The first-story height for multistory buildings should be a minimum of 12 feet measured floor to floor and 15
feet measured from finished grade to the highest point of the structure for single-story buildings.[Amended 10-6-
2014 by L.L.No. 5-2014]
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Main Street Code Sections Project Comments
(c)Upper stories shall consist of usable space designed and suitable for occupancy by uses noted in Table 3 of this
chapter.[4][4]
Editor's Note: Table 3 is included as an attachment to this chapter.
(2)Roof.
(a)Prohibited:gambrel or faux mansard roofs. [Amended 10-6-2014 by L.L.No. 5-2014]
(b)Allowed:[1]Flat roofs are preferred with symmetrically shaped parapets.
[2] Hip roofs are also allowed.
[3] True mansard roofs that accommodate living and/or office spaces are allowed.The use of dormers is
encouraged.[Added 10-6-2014 by L.L.No. 5-2014[5]]
[5] Editor's Note:This local law also redesignated former Subsection F(2)(b)[3] and [4] as Subsection F(2)(b)[4]
and [5],respectively.
[4]All permitted roofs shall incorporate detailed cornices,raking cornices,friezes,and architraves are preferred
along rooflines facing public streets.
[Amended 10-6-2014 by L.L.No. 5-2014]
[5] Plain parapets are not allowed.
(3)Facade treatment and fenestration.
(a)Individual store entrances should be spaced between five feet and 30 feet.This promotes continuity and vitality
while maintaining safety.
(b)Building transparency and interior lighting is important at the street level;consequently,ground floor levels The applicant has indicated the transparency for the first f oor is 31%
facing major or internal access roads shall have a minimum of 60%of transparent glass surface that is oriented and 42%for the second floor
vertically,beginning within 24 inches from above the sidewalk.
(c)Where full shopfront area is expressed architecturally utilizing framing and infill panels of wood or other Only a portion of the building fagade is being altered the east side of the
approved shopfront materials,a minimum clear glass area of at least 40%is required,starting within 36 inches from cont fagade will remain.
above the sidewalk.
(d)Floor-to-ceiling windows are prohibited.
Vertically oriented windows(top)are allowed.Horizontally oriented windows,also known as"ribbon windows," are
not allowed.
(e)Upper-floor windows should relate to the first in shape,form,and pattern.
(f)Upper-floor windows should make up at least 30%of the facade.
O Windows should not be mounted flush to the exterior of the facade.
(h)The use of columns,lintels,cornices,horizontal and vertical divisions(e.g.,structural bays,bump-outs,
alternating street wall segments,etc.)and other expressed structural elements and articulations are preferred. Such
features should be used to help differentiate the base,middle and top portions of multistory buildings and/or reduce
the monotony of large-scale street walls.These features may be incorporated into doorways,windows,and along
rooflines. [Added 10-6-2014 by L.L.No. 5-2014[6]]
[6] Editor's Note:This local law also redesignated former Subsection F(3)(h)through(k)as Subsection F(3)(i)
through(1),respectively.
(i)The architectural treatment of the building facade should be continued in its major features,around all visible
sides from the primary street.
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Main Street Code Sections Project Comments
0)Blank,windowless walls facing sidewalks,streets and other public places are prohibited.
(k)Dark or reflective tinted glass is prohibited along Main Street frontage.[Amended 1-28-2011 by L.L.No.2-2011]
(1)Drive-through windows are prohibited beyond 500 feet from the right-of-way for Interstate 87.[Amended 1-28-
2011 by L.L.No.2-2011]
(4)Awnings and canopies.
(a)Awnings are strongly encouraged on building facades that face public streets.
(b)One sign shall be permitted for each window or door of the facade covered by the awning.Any sign(logo and/or
lettering)on an awning shall not exceed 25%of the exterior surface of the awning;or 100 square feet per building
facade,whichever is less.
(c)Awnings to which signs may be attached shall be fastened to the facade of the building and not supported from
the ground,shall not extend more than seven feet from the facade,and no portion of the awning shall be nearer than
seven feet to the ground.
(d)All awning signs shall only identify the business establishment occupied by the facade on which the awning is
located.
(e)Awnings shall be constructed of canvas.Plastic and metal awnings are not permitted.
(f)Retractable awnings are permitted.
(5) Specialty equipment.
(a)Rooftop mechanical equipment,satellite dishes,antennas,and all other rooftop equipment shall be screened so mechanicals are located at the ground level on the east side of the
as to not be visible from public view. Screening shall consist of architecturally compatible materials,parapets, building.
sloped roof form or walls that are at least as high as the equipment being screened.
(b)Ground-level equipment,such as dumpsters and loading docks,shall be screened so as to not be visible from dumpster area will need to be clarified
public view. Screening shall consist of landscaping,natural material walls,fencing,or other design treatments
compatible with the finish of the principal building.
(6)Materials and color.
(a)Permitted facade materials:
[1] Common red brick.
[2]Natural stone,stone veneer,or cast stone. The applicant has indicated the color scheme for the building would
include Benjamin Moore-Windham Cream,Hawthorne Yellow, and
Marblehead Gold.
[3] Wood.
[4] Siding of high-quality recycled product simulating a natural material.
(b)Prohibited materials:
[1] Plain(bare)masonry units.
[2] Plain vinyl or metal siding.
[3]Imitation stone,plastic,composite,or resin products.
(c)Trim materials:
[1] Finish-grade painted or stained wood.
[2] Bare,lumber-grade wood is strongly discouraged.
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Main Street Code Sections Project Comments
[3] Windows should have anodized aluminum or wood frames.Bare aluminum frames are prohibited.
(d)Building colors. Colors should be chosen from a commercial paint distributor's historic color pallet,and shall be The applicant has indicated the color scheme for the building would
submitted for review.Fluorescent colors are prohibited. include Benjamin Moore-Windham Cream,Hawthorne Yellow, and
Marblehead Gold.
(7) Stand-alone residential uses,including single-family dwellings,duplexes or two-family dwellings,multiple- not applicable
family dwellings, and townhouses are permitted(with site plan review)beyond 250 feet as measured from the center
line of Main Street;however,townhouses and multiple-family housing is strongly encouraged. (See examples
below.)[Added 10-6-2014 by L.L.No. 5-2014]
(a)Ground floor elevations as measured from finished grade to first-story floor height(minimax):two to four feet not applicable
minimum/maximum.
(b)Floor heights(floor to floor): 12 feet. not applicable
(c)Townhouses shall not exceed five units in any one row.Multiple-family buildings shall not exceed 150 feet along not applicable
the street-facing facade.
(d)For single-family dwellings,duplexes,or two-family dwellings,traditional neighborhood,higher density designs not applicable
are preferred(see figure below)
(e)Primary entrances must face streets and internal roadways. Primary existing entrances to remain at front of building
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Main Street Code Sections Pro'ect Comments
Before issuing any special use permit,the Planning Board shall consider the public health,safety and general
welfare as well as potential environmental impacts.A special use permit shall not be granted until the Planning
Board finds that the following criteria have been met:
A.Harmony with Comprehensive Plan.The proposed use shall be in harmony with and promote the general The project is for the renovation of an existing brick building that
purposes and intent of the Comprehensive Plan,and this chapter and the health,welfare and safety of the Town and includes updating the fagade. This appears to be consistent with the
its residents. Main Street code including increasing window transparency.
B. Compatibility.The proposed use shall be compatible with the character of neighborhood,the area,the zoning The project uses include office and retail for a solar company. This
district and the community surrounding the location of the proposed use and will not unduly prohibit or discourage appears to be consistent with the Main Street code maintaining a
future planned growth in the area. commercial operations.
C.Access,circulation and parking.The proposed use shall have safe and efficient access for pedestrians and The applicant has indicated the focus of the project is to provided
vehicles,and shall provide for appropriate off-road parking and loading areas.The interior circulation system must defined parking on both the west and east side of the building to
be adequate to provide safe accessibility to all parking spaces and ensure that adequate and safe integration of minimize conflicts on site with employee, customer, and company trucks.
pedestrian and vehicular movement is provided. This appears to be consistent with the Main Street code in regards to
access to and from the site and internal configuration of the site.
D.Infrastructure and services.There shall be sufficient infrastructure and services,including utilities,public The applicant proposes installation of stormwater deveices on both the
facilities and services,available for the proposed use or the project shall extend or provide infrastructure and west and east side of the building where devices had not existed
services for the area where the proposed use is located.There shall also be facilities and services implemented by the previously. The applicants improvements may aslo assist with Second
applicant to appropriately control any potential nuisances from the operation of the use,such as control of litter or Street stormwater issues.
trash,loitering and crime prevention,and any other features or aspects of the operation of the proposed use that may
affect the public safety,health and general welfare.
E. Environment and natural features.The proposed use shall be compatible with and appropriately protect The applicant proposes to install landscaping that did not exist
environmental and natural resources,including the environmental and physical suitability of the site for previously for site enhancement and for stormwater management.
development,and the general landscaping,screening and buffering shall be in character with the surrounding areas,
and the risk of fire,flood or erosion and impacts such as emissions of electrical charges,dust,light,vibration or
noise detrimental to the public health,safety and welfare shall be minimized to the maximum extent practicable.
F.Long-term effects.The proposed use shall provide positive or beneficial effects on the long-term economic The applicant has indicated the existing business has grown and
stability,environmental integrity and community character of the Town and surrounding properties,districts and warrented the proposed improvements that benefit the employees and
uses. customers.
IOWNME A1 i - �,
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Main Street Code Sections Project Comments
J.The Planning Board,in conjunction with its approval of any special use permit,may impose such requirements TBD
and conditions as are allowable within the proper exercise of the police power,including,but not limited to,
limitations on the hours of use,the intensity of the use,the use of structures and land,and any other condition
reasonably related to the project that it deems necessary to further the interest of this chapter.The Planning Board
may require the posting of financial security in the form of bond,letter of credit or other instrument in order to
ensure that improvements are carried out as specified in the plans and approvals.The Boards shall follow the
procedures in the Town of Queensbury Subdivision Regulations[1] or New York State Town Law§ 277(9)for such
financial security.[1] Editor's Note: See Ch.Al 83, Subdivision of Land.
K. The Planning Board,as a condition of granting any special permit,may specify its term of validity. TBD
(1)There are three types of permits which may be granted by the Planning Board,described as follows:
(a)Permanent: allows a specific use to continue indefinitely until the specific use ceases for any reason for a period
of six consecutive months.
(b)Temporary: allows a specific use to continue until a specified date,at which time the special use permit shall
automatically terminate and the use shall be permanently discontinued.This type shall not be extendable.
(c)Renewable: allows a specific use to continue until a specific date,unless renewed or extended by the Planning
Board for an additional period of time.If not extended,the use shall be permanently discontinued.It is the
responsibility of the applicant,and not the Town of Queensbury,or any board,officer,or employee thereof,to
initiate the request for the renewal or extension prior to the expiration of the original term of such renewable special
use permit.If not extended or renewed prior to the date of expiration,the right to continue such special use shall
terminate on such expiration date.An application for the extension or renewal of a renewable special use permit
shall be made in accordance with the applicable provisions then applying to special use permits,as if it was an
original request.
(2)The applicant,in accepting a temporary or renewable special use permit,acknowledges and agrees that such
special use permit confers no rights or privileges other than those specifically contained therein.
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Main Street Code Sections Project Comments
A.Main Street Zoning District.
(1)Wall signs. Signs above individual establishments shall be centered above each respective shop front.If an The applicant proposes to install two new 16 sq ft+/-signs on the front
awning is present,signs shall be two feet above the awning.For size limitations,see§ 140-6B(2)(b). of the building. The property is a corner property where two wall signs
are allowed with down cast fixtures
(2)Hanging or projecting signs.
(a)Shall be placed perpendicular to the wall and should be located above the establishment entrance doorway.
(b) Shall not extend below the bottom of the lintel,nor above the top of the upper bay on multistory buildings.
(c)The lowest point of any projecting sign must be eight feet above any pedestrian walkway.
(d)Bracket designs shall be integrally planned,detailed and highly ornamental in nature.Brackets shall be
consistent throughout their use on any individual building.
(3)Window signs.Window signs are encouraged,subject to the following:
(a)Lettering on street level storefront glass shall be no more than eight inches high and obscure no more than 20%
of the glass area.
(b)Temporary signs advertising specific products or services may be placed behind the storefront glass,limited to
six square feet or 15%of the glass area,whichever is less.
(4)Awnings:Awnings shall be subject to the standards noted in§ 179-7-070E(4)of the Code of the Town of
Queensbury.
(5) Signs on upper floors.Businesses on upper floors are permitted two signs:one on the edge of an awning or
canopy and one painted on the window in separate letters on a clear background no more than six inches high.
(6)Materials.
(a)All signs shall be made of durable materials. Applicant to clarijy signage materials.
(b)Wood,metal,stone,brick or similar traditional sign materials are recommended.
(c)Resin or composite materials that give the appearance of traditional materials may also be used.
(7)Lighting:If the sign is to be illuminated,it must utilize exterior downcast cutoff illumination.
(8)Prohibited:
(a)Translucent or backlit signs,canopies or awnings.
(b)Paper displays and posters attached to windows are not permissible without Town Board approval.
(c)Changeable copy signs.
(d)Individual letter signs not installed to appear flush-mounted,or with exposed raceways containing electrical
transformers or similar components,are prohibited.
(e)Signs that extend above the principle roofline at the top of the building facade.
(9)Planning Board review:Individual signs are subject to Planning Board review as part of any required site plan
review application.
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