July, 2013 MayorAcknowledgments John A Diamond President of the Council Dan Hall Council Members Tri County United Way, Barbara Sweet Michael Busch Judy Villa White Scott Watson James Brock Ben Driscoll Veterans Home; Jeff Varmette Wait House; Dwayne Vaughn, Anne Fuller Community Challenge Focus Groups/General Meetings/Phone Conversations Warren Washington Hamilton Housing Coalition; Lisa Coutu Warren County Planning; Wayne Lamothe, Patricia Tatich Arts & Entertainment Focus Group Warren Hamilton Counties Community Action Agency; Lynn Ackershock Adirondack Theater Festival;Mark Fleischer, Tracy Long YMCA; Brian Bearor Aimie Dinner and a Movie;Sandy Metivier City of Glens Falls Councilmember; Ben Driscoll Art in the Public Eye; Liz Wilcox, Jennifer Kraft Chapman Museum; Timohty Weidner Student Participation from Glens Falls High School Public Policy Course Crandall Library; Kathy Naftlaly, Christine McDonald Ms Elizabeth Strader, Teacher Crandall Library Folk Lore; Todd DeGarmo Other Participants: Glens Falls Civic Center; Jeremy Huesling,Chris Lawrence Adirondack Regional Chamber of Commerce; Peter Aust Glens Falls Community Theater: Sharon Reynolds, Catherine Gericke Adirondack Trust Company;Kathie Duncan Glens Falls Symphony; Lisa Miller Business Improvement District(BID);Dan Burke, Arlene Girard Hyde Collectiion;Alice Grether City of Glens Falls Code Office; John Ward LARAC and Lapham Gallery; Ellen Butz, Jenny Hutchinson Coldwell Banker; Tina Foglietta North Country Arts Center;Jon Segan Glens Falls Hospital; David Kruczlnicki Shirt Factory Arts & Healing Center Eric Unkauf, Kate Austin Avon Glens Falls LDC-IDA, Judy Calogero, Roy Thomas World Awareness Children’s Museum;Jackie Touba, Beth Wales Glens Falls National Bank; Suzanna Bernd. David Kaiser Wood Theater; Erin Coon, Bill Woodward, Neil Akins Glens Falls Planning Board; Dan Bruno. Dr Kathleen Doyle. Jane Reid City of Glens Falls; Council President Dan Hall Queensbury Hotel ;Blair Lomyer Bike Walk Transportation Focus Group TD Bank; Don Roth Adirondack Glens Falls Transportation Council;Aaron Frankenfeld and Kate Mance Warren County Supervisor; Harold “Bud” Taylor Feeder Canal Alliance;Jeanne Williams Realtor Bob Sears Glens Falls Engineer and DPW Superintendent; Steve Gurzler Bob Schiavoni Residents of Glens Falls Glens Falls Fire Department;Chief James Schrammel,Assistant Fire Chief JD Ellingsworth US Department of Housing & Urban Department (HUD) Glens Falls Police Department;Chief Valenza Secretary; Shaun Donovan; OSHC Director; Shelley Poticha Glens Falls Transit System; Scott Sopczyk Region 2 Sustainability Officer; Jennifer Cribbs Warren County Safe and Quality Bicycling Organization,Lloyd Mott Grant Technical Representative; Naomi Friedman Downtown Stake Holders Housing Assistance Council ;Jeff Mosley Aeon Nexus;Omar Usmani Special thanks; Finch Paper;Joe Raccuia Crandall Library and Staff for their cooperation and use of their wonderful facility –Community Room Glens Falls National Bank;Tom Murphy City of Glens Falls Staff: Jackie Squadere, Bernie Gray, Donna Bartholomew Glen Street Associates, Peter Hoffman for their assistance and attention to details Kaidas Properties, LLC; Mike Kaidas Merlin Development;Bruce Levinsky MAKING GLENS FALLS A MORE VIBRANT AND LIVABLE CITY Union Square Properties;Tom O’Neill June, 2013 Ed Bartholomew Community Development / Economic Director Housing,Human &Community Services and Transportation Focus Group Glens Falls Housing Authority; Robert Landry Glens Falls Youth Center; Matt Congdon peter j. smith & company, inc. Glens Falls School System; Paul Jenkins Glens Falls Senior Citizens, Renee Clements NAACP Mary Goodin, Lee Braggs, Roy Thomas Contents (1) Executive Summary 1 Project Overview 1 List of Tables List of Figures Create. Innovate. Renew. 3 Table 1: Potential Build out of Plan 8 Figure 1: Study Area Boundary 1 Table 2: Implementation Matrix 17 Figure 2: District Plan 5 (2) The Strategy 5 Table 3: Potential Funding Sources 18 Figure 3: Proposed Plaza & Open Air Market 6 Vision & Development Plan 5 Table 4: Population 20 Figure 4: Enhanced City Hall Public Space 7 A Hierarchy of Streets 11 Table 5: Household Income 20 Figure 5: Fredella Avenue Photosimulation 7 Zoning for Physical Change 13 Table 6: Median Age 20 Figure 6: Vision & Development Plan 9 (3) Implementation 15 Table 7: Unemployment 20 Figure 7: Circulation & Streetscape Hierarchy 11 Table 8: Occupation 20 Figure 8: Gateway Concept 12 Development Plan 15 Table 9: Personal Consumption 20 Figure 9: District Plan Zones 14 Moving Forward 17 Table 10: Study Area Employment 22 Figure 10: Streetscape Beautification 16 (4) Community Analysis 19 Table 11: Retail Gaps 23 Figure 11: Regional Context 19 Understanding Our Context 19 Table 12: Household Income 25 Figure 12: Employment Clusters 22 Personal Economics & Spending 20 Table 13: Percent Spent on Housing 25 Figure 13: Building Occupancy 22 Commercial Market Profile 21 Table 14: Existing Housing Inventory 25 Figure 14: Regional Tourism Amenities 24 Retail Gap Analysis 23 Table 15: Single Family Home Values 25 Figure 15: Existing Land Use 28 Regional Tourism 24 Table 16: Gross Monthly Rent 26 Figure 16: Existing Zoning 30 Workforce Housing 25 Table 17: Area Median Sales Prices 26 Figure 17: Downtown Cultural Resources 34 Land use 27 Table 18: Existing Land Use 27 Figure 18: Building Conditions 37 Zoning 29 Table 19: Historic Structures 36 Figure 19: Facade Conditions 37 Historic & Cultural Resources 35 Table 20: Building Conditions 37 Figure 20: Historic Quality 37 Building Conditions 37 Table 21: Facade Conditions 37 Figure 21: Underutilized Parcels 38 Table 22: Historic Quality 37 Figure 22: Public Synthesis Map 40 (5) Public Outreach 39 Table 23: Public Workshop Survey Results 39 (1) Executive Summary Project Overview Summary Perched on the northern edge of New York’s Capital District, the City of Glens Falls had an inauspicious beginning as a settlement called the Corners. The population included a community of Quakers who fled the violence of the French and Indian Wars and the American Revolution only to be drawn back by the abundant opportunities of the region. Lumber, quarried stone and water fueled the economic engine that transformed Glens Falls from the Corners to a mid-19th century boomtown. The wealthy community became a cultural and social outpost in the Lower Adirondacks, a quality it retains still.
While Adirondack Mountain communities’ economies based historically on milling, mining and quarrying have given way to recreation and tourism as their major industries, Glens Falls manages to straddle both worlds. It retains its downtown paper mill, Finch Paper, which has been there for almost 150 years. Finch supports Glens Falls families with more than 500 well-paying manufacturing jobs. The city and region are also home to a growing high-tech medical instrument manufacturing sector. Glens Falls is the gateway to nature and recreation tourism in the Adirondacks. Canny visitors also know that Glens Falls is the perfect headquarters Study Area Boundary for a ski vacation: Whiteface is two and a half hours away, Killington is less than two hours by car. Figure 1: Study Area Boundary Downtown Glens Falls
Project Area The area is anchored at the center by Centennial Circle and extends The Vision and Development Strategy is focused upon a strategic along the radial corridors stretching from downtown. These project area encompassing the major commercial, mixed-use and corridors include Broad Street to the west, Glen, Bay and Ridge civic districts found in the downtown. This document establishes a Streets, to the north and Warren Street, to the east. Predominant concentrated effort to identify and facilitate improvements to the land owners, businesses and civic anchors include the Glens Falls Downtown that will strengthen its status as a major urban gateway Hospital, City Hall, City Park, the Glens Falls Civic Center, the Hyde to the Adirondack Region and improve the quality of life for those Collection Art Museum, Crandall Park and the Crandall Public Library. who live and work in Glens Falls and surrounding areas. Figure 1, above, depicts the exact boundary of the project’s study area. It should be noted that both analyses and recommendations extend beyond this boundary, as appropriate. 1 EXECUTIVE SUMMARY 2
Develop strategies for workforce housing downtown with housing downtown with for workforce Develop strategies to current, future modes of transportation appropriate connections for initiative to overcome regulatory recommendations Make rehab and infill development and to facilitate barriers to mixed-use, development ‘green’ and energy efficient for a more equitable and economically vibrant Develop a framework residents and bring visitors to Glens Falls downtown to serve local again and again and to have experiences they will want to repeat share with others The plan is presented in a number of sections. A mission and vision statement define the community as it looks to the future with The plan is presented in a number of sections. A mission and vision statement showing the phasing, responsible An implementation plan is a checklist for that journey, goals and objectives to guide the journey. a thorough inventory of the downtown and its built parties, evidence of progress and potential funding sources. The plan includes analysis looks at the opportunities for additional environment that evaluates their current condition and occupancy; a market assesses the potential for inviting more visitors and retail and commercial activity downtown and a regional tourism analysis looks at how the current supply of downtown A workforce housing assessment and strategy more repeat visitors to Glens Falls. it seeks to define amid-point that would attract the region’s is bifurcated, serving the very low and very high income brackets, is addressed in an urban design master plan that to live, work and play downtown. The physical layout of the downtown workers coming decades and a street hierarchy interconnecting defines the potential future physical growth of the community over the the elements of the downtown and its character areas. This plan is a strategy for leveraging that arts and culture excitement into economic revitalization for downtown Glens Falls, for downtown Glens Falls, excitement into economic revitalization for leveraging that arts and culture This plan is a strategy a US Department of Housing and Community Challenge Grant project, as a whole. It is part of the city’s the city and the region initiative to: Urban Development
The downtown civic center is home to the team, a Adirondack Phantoms AHL hockey Philadelphia Flyers affiliate, and also hosts concerts and community meetings and the annual New York Tournament. State High School Boys Basketball Glens Falls National Bank & Trust Company has National Bank & Trust Glens Falls thrived here and is joined by other banks, investment and insurance companies to form a financial services hub in Glens Falls; Glens Falls Hospital, the city’s largest employer, is the Hospital, the city’s largest employer, Glens Falls as regional trauma center and establishes Glens Falls the regional health services hub;
• • •
Historic Context Historic are its largely intact outstanding qualities Glens Falls’ century commercial buildings in a community of 19th and downtown and the thriving arts compact and walkable and serve as These “brand” Glens Falls culture community. the quality of life element that, like that important quality or the community’s parks, can make of the schools and a new a new company, break a recruiter’s efforts to bring in executive and can convince an entrepreneur a new doctor, arts and Falls to open a new shop or restaurant. Glens and visual artists, culture destinations include performing the Folklife Center galleries, three important museums and a community theater group at the Crandall Public Library, Building Woolworth’s and a downtown theater in a former and the city’s that attracts traveling plays and performances its own founded Falls own repertory theater festival. Glens the smallest city symphony orchestra 25 years ago, perhaps in the US to have such a resource. of other serves its surrounding region in myriad Glens Falls ways: A Place for New Growth New for Place A Create. Innovate. Renew. A mission statement defines an organization’s purpose and in Glens alls,F the mission can be summed up in three words: Create. Innovate. Renew. The following is the mission statement for the City of Glens Falls and all organizations working for the revitalization of downtown: Economic Development Mission Statement
To attract new residents and businesses to Glens Falls, the creative hub of the lower Adirondacks, where innovations in commerce, industry, culture, the arts and all aspects of civic life combine to offer a 21st century standard of life in a revitalized historic downtown Goals & Objectives To realize this mission and vision the city must focus The goals and objectives are based on the progress setting. on the improvement to the downtown’s streets that has been made over the past years in and public realm, occupied storefronts with upstairs revitalizing downtown Glens Falls. They build on the activity, preservation and rehabilitation of older building accomplishments that include development of downtown stock and quality infill development. The goals and Glens Falls as a center of banking and finance for the The mission speaks to the flavor of the downtown and the aspirations civic leaders have for a bright future here. The objectives provide a framework to guide the city in the region, the Wood Theatre, City Park and the roundabout unique environment of Glens Falls contributes to a culture of opportunity of all kinds. The vision for the downtown is effort to implement these changes articulated in the and the unique retail and restaurant ventures and the encaptured by the following: Downtown Vision and Development Strategy. They set lively arts and culture scene that downtown anchors. a standard for the city and are the guidelines for future
The Vision for Downtown development, providing a benchmark for evaluating the Goals should be: broad, declarative, general, overarching, progress in implementing the plan and guiding growth umbrella statements. On the other hand, objectives Glens Falls residents and businesses collaborate in a culture of and change in the downtown. are more specific and are designed to implement the innovation to create a thriving downtown in a small city setting goals. They should be strategic; directly related to their linked to world class nature and recreation opportunities that offers The goals and objectives also support the implementation respective goals. Policies are linked directly to the goals of the urban design plan for the downtown. The urban and objectives and are the filter that can be used to unparalleled potential for entrepreneurship, advancement and design plan is a map for the development of the future evaluate the development proposals that come before personal expression. downtown. It takes the themes, recommendations and the city for the downtown. development program for the plan and locates them 3 within the core. VISION FOR THE FUTURE 4
A downtown A downtown
Revitalized and Value Value environment friendly to the storm water Goal: Neighborhoods To maintain a database of To available properties for sale and lease encourage green roofs to To insulate buildings, absorb runoff, provide habitat and ameliorate the urban heat island retrofits to allow make To collaboration and cooperation on downtown heating and cooling systems encourage greater densities To encourage water gardens To and pervious surfaces to absorb To prioritize key buildings for prioritize key To buyer and tenant developer, recruitment identify priority buildings To exterior for interior and/or rehabilitation and reuse identify priority buildings for To removal identify potential tenant To types for first floor spaces including retail and service companies identify strategies for upper To floor reuse including office, residential and live/work space Communities & Communities repopulated downtown Goal:
• • • • • • • • • • Objectives Objectives
A vibrant A downtown A downtown partnering Investment Coordinate truly reflective of Goal: rehabilitation efforts doctors and therapists Goal: To adopt local laws and establish To local commissions to allow greater latitude for property owners in renovation and exploit economic potentials To in health care and health services support and expand To role as a regional Glens Falls destination for health care provide goods and services To to patients and their families strengthen downtown as To the core location for offices for health care providers such as To access programs at all To regional, county, levels – city, state and federal – to fund downtown projects provide an atmosphere that To encourages collaboration and cooperation between the public and private sectors to reach common goals provide a showcase for To application of livability principles develop local sources of To funding and incentives for downtown development hospital and health care
• • • • • • • • • services district downtown Objectives Objectives Policies & Leverage Policies & Leverage
A downtown A downtown Less vacant land Existing Existing Support Communities Goal: and disparate themes To establish each of the To character areas as destinations for work-live-play differentiate the character To areas from one another within the cohesive whole of the downtown To prioritize key vacant lots for prioritize key To acquisition and resale for infill development identify redevelopment To potentials for vacant lots identify potential developers, To buyers and tenants maintain a database of To available properties celebrating its collective celebrating
Goal: • • • • • • Objectives Objectives Strong Strong
Downtown Downtown downtown Enhance Economic Goal: the Adirondacks Goal: employment centers its continued expansion physical and/or virtual arts and physical and/or To attract businesses to To renovate and reuse factory and commercial buildings in and around the downtown economy tourism the develop To as an economic development tool and major employment center downtown promote downtown Glens To as the banking and finance Falls hub of the region and support To market the brand’s market To contribution to the quality of to prospective life in Glens Falls businesses and residents attract new arts- and To entertainment-related businesses, artists and related professions develop additional arts and To culture attractions and activities strategically link the city’s To arts and culture destinations and attractions to one another develop festivals and To activities to engage residents and visitors in the arts centralize scheduling in a To Arts and Culture Hub of Arts and Culture Competitiveness Glens Falls’ ‘brand’ is the Glens Falls’
• • • • • • • • • Objectives Objectives
Downtown Downtown Reduce energy Reduce age levels Promote Equitable, Equitable, use and costs Goal: convenient to employment parking garages and lots To prioritize potentials for To non-traditional residential development such as unique live/work and loft spaces as well as family accommodations at rate market prioritize workforce housing To downtown connected to transportation modes and To prioritize buildings and To projects for traditional apartment-type development rate to complement at market existing inventory of luxury and subsidized housing downtown To employ renewable energy To technologies throughout the downtown generate energy downtown To accommodate electric car To recharging stations in all new and redeveloped downtown Goal:
• • • • • • housing for all income and housing Objectives Objectives Affordable Housing Affordable
Feasible &
Choices automobiles
Goal: to single-occupant to single-occupant Provide More Provide More efficient alternatives biking routes Transportation Transportation To link modes of transportation To racks on buses, bike (bike lockers) provide safe walking and To To incorporate current and To future modes of transportation link destinations within the To downtown, the city and the region To coordinate public transit To regionally
HUD Livability Principles HUD Livability • • • • •
Objectives A Vibrant, Livable Community Livable Vibrant, A (2) The Strategy Vision & Development Plan Designing the future Glens Falls downtown The Vision and Development Plan for downtown Glens Falls divides the downtown in character areas or districts, each with a distinct theme that builds upon the existing landscape and the potentials for redevelopment and revitalization. In each district, proposed developments and redevelopments implement the plan. A summary of districts and recommended developments appears below. The detailed plan is shown on pages 9 - 10.
Hospital District Two new streets, an east-west and a north-south street are proposed. They will improve vehicular circulation and access to mid-block parking. A pathway extending from Elm Street down the hill improves connectivity for pedestrians with a potential to link the upper and lower downtown areas and Pruyn’s Island. Pedestrian-friendly streetscape improvements complete the picture. Figure 2: District Plan West of the hospital, between it and the proposed Health Services District Glens Falls Hospital anchors the Hospital District. The plan To facilitate pedestrian access to the lower parking areas medical/office building addition, a swath of green The Health Services District encompasses several blocks proposes several new medical/office building additions to and the river, a new enclosed staircase/elevator tower is space provides pedestrian connection, as well as a along Broad Street and Hudson Avenue west of the the hospital, as well as several new mixed-use buildings in located at the southern termini of School Street and the visual connection, between the river and the green hospital. A campus of new office buildings proposed the blocks east of the hospital. The plan also reflects the new north-south street. space through the Entertainment District to the north. along Broad Street complements existing hospital services. parking garage already proposed for the area east of the Additionally, this green space provides a park-like setting Along Hudson, a complex of mixed-use buildings provides hospital, is also shown in the plan. The plan shows an amphitheater between the two for hospital employees and visitors and improves access easternmost towers. Built into the cliff adjacent to the support services for the hospital and local businesses, as to the lower well as residential opportunities on the upper The new mixed-use buildings are organized around an existing lower parking area, the amphitheater could host parking area. floors. Similar to the streets in the Hospital improved street grid and pedestrian circulation system. events adjacent to the river and the falls, but still provide District, Broad Street and Hudson Avenue The sidewalks along Park and School streets are improved for parking at other times. Pervious materials comprise streetscapes have new crosswalks at each with crosswalks at each intersection, as well as a grass the surface of the parking area to improve storm water major intersection, as well as a grass median median and trees (between the sidewalks and street) to management. and trees (between the sidewalks and soften the space, provide shade and create a streetscape street) to soften the space, provide shade with a more pedestrian scale. 5 and create a more pedestrian scale. URBAN DESIGN 6
The mid-block plazas created at the intersections of the pedestrian spaces and created at the intersections of the The mid-block plazas small festivals, the opportunity for outdoor gatherings, parking areas provide open-air farmers’ There is a new shops and seasonal markets. sidewalk cafes and and Hudson of the district between South Street in the central block market pedestrian plaza/parking It forms the southern edge of a mid-block Avenue. In the block to space at the center of the block. area, creating a piazza-like streetscape along Elm buildings provide a continuous the north, new mixed-use provide pedestrian Mid-block connections existing market. Street, replacing the interior to the block. In the block to and vehicular access to the parking areas streets includes a new Glen and Warren the south, the park and the corner of conditions warrant, this space could be fountain and outdoor public space. As incorporating offices and a conference an attractive mixed-use development This would be a to the civic center. hotel with a new parking garage adjacent center and reinforce development to reinforce the existing civic longer-term and downtown housing. connections to the hospital, offices trees along both sides of the streets improve Crosswalks at each intersection and streets providing shade and a streetscape the streetscapes along Glen and Elm with a more pedestrian scale. Figure 3: Proposed Mid-Block Plaza & Open Air Market Air Open & Plaza Mid-Block Proposed 3: Figure The businesses on both sides of Glen Street and the north The businesses on both sides of Glen the Main Street District. side of Elm Street provide the core of district is the improved The highlight of the Master Plan in this circulation. Existing organization of pedestrian and vehicular of the blocks create driveways and alleys into the center for pedestrians and pedestrian alleys or shared streets/alleys, and shared streets low-volume vehicular traffic. The alleys between local promote pedestrian-friendly connections encourage walking businesses and parking areas. They also and social interaction. Main Street District Street Main The Entertainment District eventually will focus on two new The Entertainment District eventually parkland. These centers performance spaces and surrounding reinforce existing are implemented in the longer term to Gateway brand venues when the Arts and Entertainment arts center hold. The plan shows a new performing has taken and School streets. on the southwest corner of Broad, South orchestra concerts, off- The space could host events such as and repertory plays, Broadway musicals, community theater etc. Another student and community band performances, of a project could be the development potential longer-term would be larger than the theater and performance venue that exceeds Theater and developed as the Wood existing Wood It would be smaller than the proposed performing it capacity. People attending the events at either venue will arts center. park adjacent on streets to the theatre and in nearby parking garages. An apron of green accents the Entertainment setting in an otherwise urban District and provides a park-like area. The park adjacent to the west side of the performing arts center is contiguous with the park and pedestrian space through the Hospital District to the south, providing The park on the east side of pedestrian access to the river. the Entertainment District provides opportunities for passive recreation for nearby residents, as well as hospital visitors and staff.
Entertainment District Entertainment Imagining Change Imagining Vision & Development Plan connections. Pedestrian alleys provide convenient access and street) to soften the space, provide shade and create Before between the new and existing parking garages and local a streetscape with a more pedestrian scale. businesses. This district also features new mixed-use and The key feature of the Park District is the improved park multifamily residential infill buildings. Residents of these space around the library and City Hall. The existing park infill buildings will want parking and the developers can could be expanded to create a civic space for gatherings provide it in a new garage in the center north of the and socialization focusing on the pedestrian experience. district. A commercial addition to the street side of the The pedestrian space to the south of City Hall becomes a After existing parking garage creates a more pedestrian focused plaza and access for shops and cafés. experience along Bay Street and opportunities for local Park District businesses. Similar to the other districts in the plan, the The Park District also features improved pedestrian streetscapes along Broad Street and Hudson Avenue are and vehicular organization and mid-block pedestrian improved with crosswalks at each major intersection, as well as a grass median and trees (between the sidewalks
Old Towne District The Old Towne District extends along Warren Street Figure 5: Potential Redevelopment of Fredella Avenue between Church and Oak streets. Similar to other districts, the streetscapes along Warren Street and its Hudson River. Along Fredella Avenue, streetscape improvements, cross streets are improved with crosswalks at each major such as wider sidewalks, brick medians between the sidewalk and intersection, as well as a grass median and trees (between street and street trees create a shady, pedestrian-focused street that the sidewalks and street) to soften the space, provide could be home to quaint shops and boutiques. New housing in the shade and create a streetscape with a more pedestrian district includes row houses and a high-density residential building at scale. The district plan anticipates redevelopment the east end of this district. of the former post office and significant streetscape improvements along Fredella Avenue. A pedestrian promenade extends from the new rotunda at the rear of the building to an overlook at the top of the embankment, Figure 4: Enhanced Public Space Surrounding City Hall 7 which provides expansive views of the falls and the URBAN DESIGN 8 41 445 486 Total 65,100 43,500 108,600 428,000 428,000 ------District Museum - - - 70 70 - Old 26,000 Towne Towne District -26,000 600 600 ------Main Street District 77 77 - - - - Park 47,000 47,000 District 1 39 38 4,000 37,500 33,500 - - District Entertainment 0 270 270 - - - District Hospital 292,000 292,000 30 40 -10 Public Art Trail Public Art the downtown and unifies a Public Art Trail Throughout the downtown, with sculptures and and culture brand for the downtown reinforces the arts the art features of downtown, addition to linking the key other public art. In for relaxation and providing spaces in the core of the city, trail is a linear park 7 on page 11. reflection. See Figure Plan Development Vision & of the Downtown Vision & The following pages are a graphic illustration build-out and revitalization of Development Plan. This plan is a conceptual a number of potential public and private each of the districts. The plan includes the districts. The build-out, as shown in anchor developments, as for each of for a revised zoning ordinance and this plan is supported by recommendations of new development occurs within design standards, ensuring that the form of the new developments is based this vision. The potential square footage a are shown on the graphic. Additionally, upon the footprint as these buildings standards to follow, will ensure that circulation plan and streetscape typology all modes of transportation. The plan the downtown functions properly for quick-win projects as well as larger is a long term vision, incorporating both table below quantifies the potential full scale developments for the future. The Plan on the following pages. buildout of the Vision & Development 23,500 13,500 10,000 Health Service District 136,000 136,000 Table 1: Potential Build-out of Vision & Development Plan 1: Potential Table New Residential Units New Commercial Space ft² Offset Commercail Space ft² Net Medical Space ft² Net Commercail Space ft² New Medical Space ft² Net Residential Units Offset Residential Units Medical Space = Area of all floors x 0.8 (to account for unusable space) Medical Space = Area of all floors x 0.8 (to account for unusable space) Commercial Space = 1st floor area x 0.8 (All floors in apartment only buildings) 1,250 Residential Units = Area of all floors above the first / from parcel database Offset data taken Source: peter j. smith & company, inc. Source: peter j. smith & company, Shirt Factory Arts Incubator Shirt Factory It includes proper. This area, located outside of the downtown incorporates arts complex and the existing Shirt Factory buildings in the the collection of brick former manufacturing to locate their studios neighborhood into spaces for artists These can include more and performance spaces and galleries. to locate including industrial arts ventures that are difficult imagined is area The shops. sculpture and glassmaking welding, both within the district as a campus with linkages throughout, racks, banners, bike and to the museum district with sidewalks, Event listings, maps signage and other connectivity elements. throughout. and other information can be incorporated The Museum District rounds out the Glens Falls plan. The Glens Falls The Museum District rounds out the features are the key existing museum buildings and armory promenade of this district. A wide, tree-lined pedestrian the armory to the connects the museum buildings with along west. Similar to other districts, the streetscapes with Street and its cross streets are improved Warren as well as a grass crosswalks at each major intersection, and street) to median and trees (between the sidewalks create a streetscape soften the space, provide shade and link the with a more pedestrian scale. Streetscapes to Arts Incubator Museum District to the Shirt Factory the north. Museum District Museum Urban Design Plan Narrative to be developed
9 URBAN DESIGN 10 A Hierarchy of Streets Circulation Concept The Circulation Concept illustrates improvements to the circulation system within the study area. By establishing a hierarchy of streets, the Circulation Concept strives to effectively and safely move pedestrians, cyclists and vehicles through the area. The circulation hierarchy is comprised of four types: complete streets, shared streets, streets with sidewalks, and mid-block pedestrian connections. The function of each
is described below. Existing multi-use paths, accommodating bicyclists Figure 7: Circulation & Streetscape Hierarchy and pedestrians, are also shown in the concept. Shared Streets Shared Alley Complete Streets Shared streets are designed to accommodate Shared Alleys are designed to accommodate Complete streets are designed with the safety and accessibility of pedestrians, bicyclists and low volumes pedestrian, bicyclists and low volumes all users in mind; these include motorists, public transportation users, of vehicular traffic. A shared street is of one-way traffic. This street types bicyclists and pedestrians of all ages and abilities. A complete street appropriate where traffic is moving slowly. accommodates mid-block access to internal may include: sidewalks, bike lanes (or wide paved shoulders), special bus Typical design characteristics include narrow land uses, public gathering spaces, and lanes, comfortable and accessible public transportation stops, frequent streets without curbs and sidewalks, and parking areas. The entire width of the street and safe crossing opportunities, median islands, accessible pedestrian the placement of trees, planters and parking is designed to convey a pedestrian character. signals, curb extensions, narrower travel lanes, roundabouts, and more. areas to slow traffic and define travel and integrates outdoor commercial areas, In additional to safety and accessibility benefits, complete streets areas. Sustainable features are integrated gathering space, street furniture, tree encourage healthy lifestyles through walking and biking, and contribute to manage stormwater. Shared streets also planting, public art and other pedestrian to the area’s sense of place. create public spaces for amenities. Pedestrian space small gatherings, social is delineated from vehicular Streets with Sidewalks interaction and outdoor travel lanes by the location of These are typical urban streets, but an emphasis is placed on pedestrian commercial activities. these elements and changes in safety and comfort. The street cross-section paving materials, patterns and includes paved vehicle travel lanes and on each side curbs, a colors. Public art is integrated planted strip with trees and wide sidewalks (min. 6’). Crosswalks are at points of access to the provided and clearly marked at each intersection. Alley. 11 URBAN DESIGN 12 Gateways The Circulation Concept identifies the location of primary and secondary gateways. main Primary gateways are located at the could entrance points to downtown. They sign, include a plaza area with a monument flags, a kiosk with interpretive information, benches, etc. Secondary gateways could include a sign and floral displays. Gateways help to identify the area and welcome visitors and residents. Figure 8: Concept for a gateway on Warren Street at Prospect Street Street at on Warren Figure 8: Concept for a gateway Public Art Trail is a continuous The Public Art Trail the pedestrian route that is a feature of As a urban design plan for Glen Falls. component of the Circulation Concept, of it employs the different street types the concept and is intended to connect parks, public gathering spaces, plazas and courtyards. In parks and other off- includes a street locations, the Art Trail multi-use pathway and defined gathering areas focused on a public art/sculpture piece. Along streets, art/ sculpture elements would be strategically placed to announce special places in the downtown and to assist with wayfinding. Interpretive panels are integrated along its length. Pedestrian Alley utilize The mid-block pedestrian connections and open existing alleys, driveways, walkways through space to create pedestrian connections city blocks. These connections encourage it easier and more convenient walking and make for pedestrians to access businesses, points of interest and parking. Ideally mid-block pedestrian connections through one block align across the street with those in the adjacent block. Crosswalks, and curb extensions where appropriate, are provided when mid-block pedestrian connections continue from one block to the next. Tress and plantings soften the spaces, provide shade, and create a more pedestrian-scale environment. Public art is integrated at points of access to the Alley. Preparing for Physical Growth Zoning Recommendations In order to develop each of the downtown districts, as described in the Vision & Development Plan, the regulatory context must be updated to require and promote new development in accordance with the plan. A number of zoning changes are proposed for each district and as well as a set of design qualities that should be drafted into standards to ensure the appropriate character of the built environment. It is recommended that the City engage a consultant for the downtown zoning update. Health Services District Hospital District Entertainment District Main Street District District focus is on clinical care, education, research, With the Glens Falls Hospital as its anchor this district A myriad of uses in a dense urban setting including bars The commercial core and heart of the downtown. practical applications and businesses related to health features an interconnected series of buildings that support and restaurants and theaters. Residential uses upstairs Dense but not over three to four stories in keeping with services and patient care. Some warehousing and delivery the hospital although other uses are encouraged such as including artists’ lofts and unique live/work spaces. neighboring development. Galleries, restaurants, shopping, would be located here as well as visitor services such as retail and residential. Density and building heights are high. offices and some residential uses upstairs. Focus is on restaurants, coffee shops and a hotel. The density is low, Current Zoning preservation and adaptive reuse of historic buildings with the character somewhat suburban. Current Zoning • Core surrounding South Street and Elm Street zoned CCD, west appropriate infill. side zoned GC-2e • All is zoned GC-2 Current Zoning Current Zoning • Mostly zoned GC-1 with portions in the northeast zoned GC-2. Recommended Zoning Changes Zoning Changes • Mostly zoned CCD, southeast of circle zoned GC-1 • Zone all but the Mill CCD Central Commercial District • West of School street extension – Zone new Hospital Campus - Incentivize reuse of upper floors for residential use District - Encourage live/work lofts Zoning Changes - Medical facilities and related offices - Reduce maximum height to 45 feet Zoning Changes - Medical school facilities • North of Broad Street – New Medical Support District • Include the Mill in the new Medical Village District (described • Zone all CCD Central Commercial District - Encourage professional offices uses, research and • East of School street extension – Zone new Medical Village below) - Incentivize reuse of upper floors for residential/office use development operations District - Reduce height to 45 feet - Hotels permitted - Mixed uses with apartment buildings - Mixed uses permitted, no individual residential uses - Encourage use of parking structures - No auto-related uses - Grocery stores permitted Design Guidelines Design Guidelines • South of Broad Street remains CG1 General Commercial - 5-9 story building heights • Vertical building mass (through varying façades) - Retail encouraged on first floor, but not mandated • Active store fronts • Vertical building mass (through varying facades) • Little or no setbacks • Minimal to no set back • Maintain historic character • Orientation to street Design Guidelines • Active storefronts • Horizontal building mass Design Guidelines • Public art • Large horizontal building mass • Maintain historic character • Modern architectural styles • Interior parking • Modern signature architecture styles compatible with hospital • Interior parking • Large landscaped areas • Expansive use of glass • Masonry elements • Screened parking • Internal interconnecting walkways • Orientation to street • Landscaped parking areas • Varying façade setbacks • Public art 13 • Internal and interconnected walkways URBAN DESIGN 14 Well-designed open spaces Well-designed Decorative landscaping Interconnecting walkways Building orientation towards Street Warren elements Unifying architectural Accented entrance treatments Decorative window treatments Horizontal building mass Public art parking Side- or rear-yard
• • • • • • • • • • Design Guidelines South Side of Warren Street zoned South Side of Warren zoned GC-1 with North side C-P, 2 parcels R-M in the middle. Zone the whole district CP Cultural Professional Office
• • Museum District Museum feel district offers a campus-like the museum the park district, Like and residences institutional buildings of commercial and with a mix include uses could businesses. Additional to apartments and converted and artists, actors co-housing for visiting B&Bs, hostels and education, others. Zoning Current Changes Zoning Preservation of historic features Preservation of historic Adaptive reuse of buildings Minimal setback Brick/concrete block facades (Unless historic house) elements Unifying architectural
• • • • • Design Guidelines
the same
- Add any combination of permitted uses in building - Restrict drive-through facilities GC-2 on the southeastern side, GC-2 on the southeastern side, R-M GC-1 on the northwest and R-2 on Fredella Avenue. Zone all GC1 General Commercial
• • Old Towne District Towne Old historic buildings. three- to five-story district of dense, A preservation of revitalization infill and reuses, here is on appropriate The focus District. Residential Historic Fredella Avenue Street and the Warren floor and unique upper reused lofts in adaptively uses are encouraged services. uses include retail, restaurants and situations. First floor Zoning Current Changes Zoning Interior parking and open space Interior parking and open Interconnecting walkways Landscaping features Public art Building oriented towards streets Building oriented towards Little or no setbacks styles Modern architectural Unifying building materials
• • • • • • • • Design Guidelines
- Restrict drive-through facilities
Figure 9: District Plan Zones Zone all GC1 General Commercial (City Park remains PRD) Mostly zoned GC-1, Park is zoned Park Mostly zoned GC-1, zoned CCD. PRD, Southeast corner
• • Zoning Changes Zoning Current Zoning Current Park District Park Public Library and Park with Crandall an around the City Located in Hotel as its anchors Hall and Queensbury former City the (someday) is The character feel in the city. offers a campus the park district and spaces, the park focus on lawns, green suburban with a somewhat outside business and few residential uses There are mostly parkettes. senior living center. of the hotel and existing (3) Implementation Development Plan The implementation plan is directly related to the mission Fi, cloud, satellite and broadband-- is an important aspect In addition, the Capital Region Economic Development and vision of the plan. Implementation strategies reflect the of fueling the creative city. This is and should continue to Council and city partner effectively. Council could play a findings of the retail, housing and commercial market analyses be a priority for Glens Falls. crucial role downtown. and the public’s input. They are also graphically expressed in the Vision & Development Plan and urban design program. Quality downtown directional signage and solid wayfinding This funding program advances the goals of providing programs provide connectedness into downtown and more downtown workforce housing and encouraging a A key set of recommendations revolves around branding between its destinations. Wayfinding and signage came lively mix of uses, contributing to a more energy efficient downtown as the arts and entertainment hub of the up throughout the public input program as priorities. As a downtown and increasing both downtown’s vitality and its Adirondacks. Arts and entertainment can help Glens Falls result, solid recommendations are in the urban design and ability to attract residents and visitors and spur additional fulfill many of its goals by focusing on downtown, providing Vision & Development Plan as well as Connectivity Study investments on first floors and upstairs. facilities for arts organizations and participants, providing also funded by the Community Challenge Grant.These employment and housing for artists and using arts and improved linkages can also help lead to connectivity and entertainment as an economic development tool to recruit collaboration between stakeholders in the public school and retain residents and workers. Arts and entertainment can system, SUNY Adirondack and the downtown community. engage the local population, creating opportunities for self- expression and entrepreneurship and embracing all members A broad program to provide incentives and financing tools of the community regardless of socioeconomic status. to spur priorities such as workforce housing and mixed- use development, save endangered buildings and increase To this end, Glens Falls should work with state leaders to downtown’s environmental friendliness could be funded create a downtown Glens Falls Arts District with incentives in a variety of ways, including through public sector tools such as exemptions from sales and personal tax for artists as bonding or though allocation of HUD or other state or who live and work in the district and who sell their works in federal funds. The program could: the district. Another concept is to create an artist loft district • Subsidize rents for priority projects to that will not go forward codified into the zoning. Either or both programs would without additional funding – new construction and rehabilitation; further diversify the downtown residential portfolio. • Fund retrofits for existing buildings with green energy and energy efficient systems to advance downtown as an environmentally sustainable place; Connectivity strengthens downtown’s role as the heart of • Provide direct subsidies for priority downtown building the community and helps to fuel creative as well as everyday rehabilitation projects that will not go forward otherwise; and business processes. Fast, reliable internet connectivity -- Wi- • Establish a fund to acquire targeted parcels and buildings. 15 IMPLEMENTATION 16 Direct housing funding towards the development of workforce Direct housing funding towards the development housing Establish a downtown incentives package for private development projects that fit the vision and development plan Commission a hotel feasibility study and work to develop a strategy to save the Identify stakeholders Street armory on Warren Prioritize buildings downtown for interior and exterior rehabilitation and reuse Develop an energy strategy to garner renewable power for downtown buildings and projects parcels for implementation of the Publicly acquire key Downtown Vision & Development Plan, including on Broad Street to implement the health services district, on School Street for the development of a park as well as for other public needs Develop a new zoning code and design standards to guide the Develop a new zoning code and design transformation of the built environment broad street to spur Establish a health services district along which is related to the economic development, especially that hospital for Maple and Commission a streetscape design program them with the downtown Lawrence streets to better connect
• • • • • • • • • • Facilitating Strategies Facilitating in the vision for Pulling together the major projects identified to implementation with downtown requires initatives dedicated A number of strategic responsible parties and defined timelines. framework in which the major measures are defined to create the to downtown can be achieved. recommendations for improvements to move the vision for The following are facilitating strategies downtown forward. Identify retail niches and establish a recruitment strategy Identify retail niches and establish a recruitment projects Prioritize residential infill and rehab Civic Center -- including Study options for revitalization of the convention/ sale or lease of the facility -- into a regional facility meeting/entertainment uses of first floor(s) of any Develop an approach to options for potential new parking structure downtown Study development of new hotel accommodations for Glen and Bay streets Study potential traffic reconfigurations Improve streets according to typology with mixed use, Study redevelopment of Centennial Circle accommodations, commercial and retail. Preferred interim use is public space.
• • • • • • • • Anchoring Projects Anchoring major needs and solve major The anchor projects for downtown fill roundabout, the downtown functional issues in downtown. Like community and inspire spirit they achieve something greater for the projects: and enthusiasm. The following are recommended After Before the downtown public realm Hanging flower baskets on streetlamps Hanging flower baskets Flower pots and tree-pit gardens character Glens Falls Streetlamp banners are evocative of Figure 9: Streetscape Beautification
• • • The impact of small, inexpensive, quick-win projects can have a tremendous impact upon the vibrancy of Establish a task force to implement arts and entertainment Establish a task force to implement arts for downtown -related programming and marketing Plantings, including trees throughout downtown Plantings, including trees throughout and Warren racks throughout and “sharrows” on Glen Bike signage Improved signage and additional wayfinding program: Expand existing planting and basket Improve connectivity through expansion of the fiber optics Improve connectivity through expansion network downtown
• • • • • • Quick Wins easy successes. These The plan includes early and relatively more significant projects create momentum and enthusiasm; Following are quick a longer time period to develop. projects take into the project: win projects that have been incorporated
Recommendations for implementation of the Downtown Vision and Development Strategy are defined to organize priorities for are defined to organize priorities for Vision and Development Strategy for implementation of the Downtown Recommendations They are vision for the future. strategy towards realizing the community-defined and provide a step-by-step downtown’s improvement an overview of the major recommendations implementation. This page includes inspiring as well as manageable for designed to be both an expansive step-by-step process for following page, which incorporates by the implementation plan on the of the plan, followed Strategy. of the Downtown Vision & Development achieving the vision Key Recommendations Key Moving Forward Table 2: Implementation Matrix Implementation: Simple & Straightforward Task Responsibility Estimated Cost Priority Adopt the Downtown Vision & Development Strategy Mayor and Common Council N/A Immediate
Glens Falls Economic Development Group As the City of Glens Falls moves toward implemention of the Vision & Development Strategy it should follow a Engage a consultant to draft new zoning and design standards ordinances $30,000 Immediate (GFEDG) process that is preditable and transparent. While the process will be largely driven by the City’s elected and appointed GFEDG, Glens Falls Business Improvement Establish downtown incentive packages to increase the feasibility of prioirty District (BID) , Capital Region Economic Up to $4 Million Immediate leadership, new partners will identify themselves and step forward to carry on the momentum if they see and downtown projects Development Council (CREDC), Local Lenders, understand the opportunities before them. In this spirit, a brief set of guidelines provide a framework for action and Mayor and Council, HUD Embark upon a strategic planning process for the downtown Glens Falls Business BID $15,000 Immediate implementation: Improvement District GFEDG, Warren County Tourism, CREDC and Commission a hotel feasibility study $25,000 Immediate Stakeholders have roles and responsibilities for implementation and must stand ready to get involved, take on Adirondack Regional Chamber leadership roles assigned to them and work within existing baord and commission structures Develop a strategy to save and repurpose the Armory on Warren Street GFEDG, Hyde Collection, Finch Paper N/A Immediate Prioritize infill development projects GFEDG N/A Immediate Development proposals should be subjected to appropriate review under the State Environmental Quality Establish a list of priority buildings for interior and exterior rehabilitation and reuse GFEDG, Building Owners N/A Immediate Adiriondack Gateway Council, GFEDG, Review Act even when they are consistent with the Downtown Vision & Development Strategy Build on efforts and analysis already underway and extending into the region to CREDC, Warren and Washington counties, facilitate business and industry as well as tourism and the visitor industry through N/A Immediate Adironadack Regional Chamber of Commerce, high-speed internet connectivity Review and approval of development proposals consistent with the Downtown Vision & Development telephone and cable companies GFEDC, BID, Adirondack Builders Association, Develop an energy strategy for downtown including potentials for generating Strategy should be expedited CREDC, NYS Energy Research and N/A Intermediate electricity from solar and wind power to increase affordability Development Authority NYS DOT, GFEDG, CREDC, Glens Falls Public The Downtown Vision & Development Strategy should be reviewed and updated periodically to evaluate Study possible traffic reconfiguration/solutions for Glen and Bay streets Works Department, Adirondack Glens Falls $1.5 Million Intermediate progress and ensure the vision remains relevant for downtown Glens Falls -- and if it is not, it should be altered Regional Transportation Council Draft a master plan to plan for acquisition and development of a park on the GFEDG, Greater Glens Falls Local Development $25,000 - $30,000 Intermediate southwest side of School Street Corporation (GGFLDC) 3.2.1 Implementation Matrix Commissioin a facilities master for city departments as a prelude to developing a City Council, Glens Falls Community $25,000-$30,000 Intermediate The first task of the Vision & Development Strategy is simple: Adopt the plan. From there it is essential to put strategy to free more of the the existing historic City Hall for community use Development Department forth a task list to ensure implementation occurs and the vision developed in the public process comes to life. The Draft a Master Plan to implement the Health Services District including priorities GFEDG, GGFLDC $25,000 - $30,000 Intermediate Implementation Matrix is a checklist to bring the plan to frutition. The matrix is organized and straightforward for acquisition and development projects and useful for all project partners. The recommendations relate to the six livability principles defined by the US Conduct a feasibility study to explore the potential acquisition and renovation of GFEDG, Adirondack Gateway Council, Warren St. Alphonsus Church into a medium-sized performing arts venue when conditions County, Local Theater and Performing Arts $30,000 - $40,000 Long Term Department of Housing and Urban Development. Timeframes and, where applicable, estimated costs complete each warrant Organizations GFEDG, Adirondack Gateway Council, Warren task. Designated organizations for each action are the chief implementers although partners should enlisted. New Assuming success of the medium-sized center, conduct a feasibility study to County, Local Theater and Performing Arts $25,000 - $30,000 Long-Term explore the potential for a large performing arts center downtown actions items will emerge to replace those that have been successfully implemented and to reflect changing realities Organizations Plan a reuse of Centennial Plaza with potential public space and later incorporating and priorities. GFEDG $20,000 Long-Term 17 a hotel/conference center in support of the Civic Center IMPLEMENTATION 18 Application Source www.nysparks.org www.eda.gov www.lisc.org www.fhwa.dot.gov/safetealu/ www.nysdot.gov/ enhancementprogram www.dhcr.state.ny.us/ Programs/NYMainStreet/ www.eda.gov/AboutEDA/ Programs.xml www.byways.org N/A www.bikesbelong.org N/A www.surdna.org www.nysparks.state.ny.us/ recreation/trails/default.aspx www.tourismcares.org www.nysparks.state.ny.us/ recreation/trails/default.aspx www.nea.gov/grants/apply/ GAP12/Challenge.html www.arts.gov/ grants/apply/GAP13/ ArtistsCommunitiesAW.html www.arts.gov/grants/apply/ OurTown/index.html www.nahyp.org www.recovery.gov www.hud.gov www.recovery.gov www.recovery.gov www.recovery.gov www.housing.ny.gov www.irs.gov Eligible Applicants
Municipalities, Non-Profit Orgs. Non-Profit Orgs. Qualified Development Entity Developers Non-Profit Orgs. Municipalities, Non-Profit Orgs. N/A Non-Profit Orgs. Non-Profit Orgs. Municipalities, Non-Profit Orgs. Non-Profit Orgs. Municipalities, Non-Profit Orgs. Municipalities, Non-Profit Orgs., Educational Institution County Gov’t, Local Gov’t Non-Profit Orgs. Non-Profit Orgs. Non-Profit Orgs. Municipalities, Non-Profit Orgs. Municipalities State Gov’t, County Gov’t, Local Gov’t, Non-profit County Gov’t, Local Gov’t Entities named by Congress Municipalities, Public Authorities, Non-Profit Orgs. State Agency, Municipality, Public Authority Non-Profit Orgs. County Gov’t, Local Gov’t Infrastructure
X X X X X X X X Economic Dev. Economic
X X X X X X X X X X X Recreation
X X X X X X X X X X Arts & Tourism & Arts
X X X X X X X X Environment
X X X X X X X X X X Community Dev. Community
X X X X X X X X X X Housing X X X X X X X X N/A N/A N/A N/A N/A N/A N/A varies million Varies Varies Varies Varies Varies Range $40,000 $5,000 - $5,000 $10,000 $10,000 $10,000 $3,000 - $500,000 $100,000 $400,000 $100,000 $100,000 - $25,000 $50,000 - $50,000 $10,000 - $10,000 - Funding Funding $125,000/unit $200,000 - $2.5 $200,000 Tax Credits Tax Credits Tax Capital Projects, etc.) Capital Type of Funding (Operations, (Operations, Type of Funding Bicycle and pedestrian facilities along scenic byways, for access to recreational facilities Environmental protection, historic recreation preservation, public policy, advocacy & facilities trails, lanes, paths, Bicycle Arts, education, employment, environment, museums history, Environment, community revitalization, community organization, arts Pedestrian, bicycle, skate, equestrian and motorcycle trail development Purchase, demolition and landbanking of abandoned or foreclosed properties Economic Stimulation Activities Assistance, Capital Technical Training, Projects, Home Rehabilitation Assistance Technical Capital Projects, Training, Capital Projects Home Rehabilitation Investment, community development projects Rehab and reuse of historic structures Community and Economic Dev’t, Job Creation Affordable housing preservation, community development, seed money funding for various programs Transportation Bicycle and pedestrian facilites, safety, easements, landscaping, beautification, historic rehab, rails to trails, environmental mitigation improvement, building renovation, Façade streetscape, admin downtown anchor, Public works and facilities to support the creation or retention of private sector jobs Tourism-related initiatives Tourism-related purposes Acquisition for recreational populations, Extending arts to underserved events, promotion, public art & design Supports arts endeavors in thesecategories: creation, engagement, learning & livability Placemaking project incorporating arts Funding for youth oriented arts projects and education Table 3: Potential Funding Sources Matrix Sources 3: Potential Funding Table Program National Scenic Byways Program American Conservation Association, Belong Program Bikes The Louise H. and David S. Ingalls Foundation Surdna Foundation Program Recreational Trails HUD Neighborhood Stabilization Program HUD Neighborhood Initiative Grant Community Development Block Grant Entitlement Grants Assisted Housing Green Retrofit Program Credit Assistance Program Tax Housing DHCR Low-Income NYS Fund Trust Credits Tax IRS New Markets Credits Historic Tax US Economic Dev’t Administration Local Initiative Support Corporation (LISC) SAFETEA-LU Enhancement Transportation Program (TEP) Main Street Program New York & Economic Public Works Development World Wide Grant Program World Land Acquisition Challenge America Art Works Our Town National Arts and Humanities Youth Program Awards
The adjacent matrix provides an inventory of potential grant and government funding sources for projects that achieve the vision for downtown Glens Falls: To Strengthen Culture & Quality of Life & Quality Culture To Strengthen Opportunities to grow the cultural base of the city should be met with incentives for projects with significant public benefit. Such projects could include public art, sculpture parks or trails, arts-inspired signage and temporary public exhibits. To Enhance the Public Realm public space, leisure and improvements to downtown’s make To recreational opportunities. Potential projects may include public plazas, parks, water access and improvements around publicly owned buildings. To Improve Downtown’s Functional Capacity Downtown’s To Improve to projects that improve Funding and financing should be available improvements, the function of downtown, such as streetscape facilities as well as public road enhancements, pedestrian and bicycle sewer and telecommunications. infrastructure, including water, Draws for Draws Anchors/ the Development of Major To Facilitate Downtown of a large-scale project Public investment to subsidize the development This project should serve as a that is not otherwise economically feasible. drawing large numbers of new audiences to downtown. major anchor, To Spur Employment Growth is directly tied to the production Public investment or incentives that funding should have strict of new employment opportunities. This levels be maintained for a attainment goals and require that employment period of at least 10 years. Funding the Vision Funding plan urban design plan and implementation The recommendations, means Vision & Development Strategy identify for the Downtown growth of It is essentially that the future to support new growth. to a mix of public and private financing engage downtown Glens Falls the purpose Public funding should be secured with facilitate change. incentives for private development. Financial of serving as an incentive for the following purposes: should be pursued Funding Sources Funding (4) Community Analysis Understanding Our Context Overview An International Region Understanding the conditions and contextual environment of The City of Glens Falls holds a strategic location within the City of Glens Falls is essential to conducting a thorough the Northeastern United States. Within a 1-day drive of analysis of the challenges and opportunities for new growth downtown Glens Falls one can reasonably access the major Figure 11: Regional Context of Glens Falls and realistically planning for the future of the community. metropolitan areas of New York City, Boston, Montreal, This analysis is broken down into two major sections for Toronto, Buffalo-Niagara and Philadelphia. This represents evaluation: conditions which impact the economic market a regional proximity to more than 50 million people and and elements which impact the potential for quality physical several of the world’s largest economies. Directly adjacent change. Within the evaluation of market conditions, studies to Interstate 87, which runs from Montreal to New York focused upon the socioeconomic conditions of the local City and connects to Interstate 90, downtown has excellent population, current trends in household consumption, an highway access. identification of significant gaps in the retail market and an overview of the region’s tourism industry. Additionally, the The city also sits at the edge of the Capitol District, the document takes a look at the economic conditions facing only significantly growing economy in Upstate New York. the local workforce and its ability to reasonably afford Because of its political prominence as the capitol of the housing. These analyses will give an indication of what fiscal third largest state in the county, the region is afforded with disparities may need to be rectified as well as what economic good transportation infrastructure including an international sectors are well positioned for growth and may be good airport, investments into growing private high technology targets for financial incentives. sectors and a robust housing market. Glens Falls is well positioned to take part in advantage of the growth being The physical realm of Glens Falls impacts how the experienced throughout the region. community can transform in terms of how downtown can function on a daily basis, including how people move Glens Falls is also located at the base of one the northeast’s about, where they work, what is available for recreation and great natural attractions: the Adirondack Park. The largest entertainment and how they can live. To inform relevant state park in the nation, the Adirondacks are a haven for recommendations, the study evaluated the major contextual outdoor recreation enthusiasts and an idyllic rustic lifestyle. landmarks of Glens Falls, the land use, local zoning, historic The contrast between the beautiful natural environment and cultural resources present as well as the conditions of and Glens Falls historic downtown offers a unique setting to the built environment. Findings of each form the basis for provide a blend of metropolitan flavor against a breathtaking 19 the project’s urban design plan. mountainous backdrop. COMMUNITY ANALYSIS THE MARKET 20 Index National National 1.9% 77 6.7% 73 5.5% 71 1.9% 72 0.3% 72 2.5% 50 4.7% 70 2.5% 59 2.6% 65 1.4% 70 4.8% 72 2.3% 64 Income % of% Household
1 mile 5 miles 10 miles $935.60 $899.50 1 mile 5 miles 10 miles 1 mile 5 miles 10 miles - - - $1,199.37 $1,104.96 $2,305.65 $2,663.16 $1,236.77 $1,224.91 $3,244.95 Spent 1 mile 5 miles 10 miles ------0 0 1 5 $16,557.54 34.3% 67 $11,021.04 22.8% 70 - - - 0 0 1 5 0 0 1 5 Average $ Average 0 0 1 5
Transportation/MaterialTransportation/MaterialTransportation/Material Moving Moving Moving Transportation/Material Moving
ProductionProductionProduction Production
Installation/Maintenance/RepairInstallation/Maintenance/RepairInstallation/Maintenance/Repair Installation/Maintenance/Repair 1 mile 5 miles 10 miles
1 mile 5 miles 10 miles 1 mile 5 miles 10 miles - - -
1 mile 5 miles 10 miles ------
0 0 1 5 - - - 0 0 1 5 Household Spending 0 0 1 5 Construction/ExtractionConstruction/ExtractionConstruction/Extraction 0 1 5 Construction/Extraction Apparel & Services Apparel & Services Computers & Accessories Computers & Accessories Education $158.84 Entertainment/Recreation Entertainment/Recreation $2,251.61 Food Home at Food from Home Away Health Care Care Health Household Furnishings Investments Retail Goods Retail Shelter TV/Video/Audio Travel Travel Vehicle Maintenance & Repairs & Repairs Maintenance Vehicle $658.68 Table 11: Personal Consumption 11: Personal Table inc. Source: ESRI Business Analyst Online & peter j. smith & company, Consumption Trends Consumption less enjoy a lifestyle that is just of Glens Falls Residents of the City of living. With an average household of the national cost than 70% of those living within one mile than $50,000, income of just less consistent consumption practices that are fairly downtown exhibit the In the consumer spending table, below, with national trends. to identifies the total dollars committed National Index column spending with a score of 100 indicating each expenditure category, total dollar amounts are equivalent to the national average. Though within a few points of 70, less, index scores fall fairly consistently of household income spent in which suggests that the percentage national average. each category is similar to that of the income of their household Residents in the study area spend 22.8% homeownership. This indicates on housing, including apartments and as 30% of household income is that housing is affordable in the area, The largest allocation of a general threshold for housing affordability. of accounting for nearly 35% household income goes to retail goods, annually approximately $5,500 income. The average household spends is spent away from home at on food, of which just more than 41% The following chart restaurants and other eating establishments. all resident spending. identifies consumption patterns for
Farming/Forestry/Fishing Graduate/Professional Farming/Forestry/Fishing Graduate/ProfessionalGraduate/Professional Farming/Forestry/Fishing Graduate/Professional
Farming/Forestry/Fishing DegreeDegreeDegree Degree 43.0 1 mile 5 miles 10 miles 43.0 43.0 - - -
43.0
0 0 1 5
Blue Collar
BlueBlue Collar Collar
Blue Collar Bachelor's Degree Transportation/Material Moving Bachelor'sBachelor's Degree Degree 42.0
42.0 Bachelor's Degree 42.0 10 miles10 3.3% 10 miles10
10 miles 42.0
10 miles10 10 miles10 3.3% - 10 miles10 3.3%
10 miles10
- 10 miles
10 miles
- - 10 miles10
-
3.3% - 10 miles10 -
5 10 miles -
- 5
- Services
5 -
5 5 5 5 - ServicesServices 5 5
5
5 ProductionServices 5 41.0 41.0 41.0 Associate Degree
41.0 AssociateAssociate Degree Degree
5 - 10 miles
Associate Degree
5 - 10 miles
5 - 10 miles
AdministrativeInstallation/Maintenance/Repair Support 5 - 10 miles AdministrativeAdministrative Support Support Administrative Support 40.0 10 10 miles 1 mile 5 miles 40.0 40.0
- - -
40.0
3.2% 0 0 1 5
Some College, No Degree 3.2%
3.2%
Some College, No Degree Some College, No Degree
Construction/Extraction Some College, No Degree 3.2% Sales
5 miles SalesSales
39.0 5 miles 5 miles 5 miles 5 miles -
Sales
39.0
39.0 5 miles 5 miles 5 miles - 5 miles 5 miles - - -
1 39.0 5 miles - - 5 miles - - -
1
1 1 1 - - 1
1 - 5 miles 1 1
1 Graduate/Professional 1 Farming/Forestry/Fishing
1 - 5 miles
1 - 5 miles
1 1 Degree
High School Graduate 1 - 5 miles Professional HighHigh School School Graduate Graduate 38.0 Professional 43.0 Professional 38.0
High School Graduate 38.0 Professional
38.0
Blue Collar
4.0%
4.0% Bachelor's Degree 4.0% 1 mile 5 miles 10 miles
4.0% 42.0 - - - 37.0 10 miles10 3.3% 10 miles10
9th to 12th Grade, No
Management/Business/Financial
10 miles
37.0 - 37.0
9th to 12th Grade, No - Management/Business/Financial
9th to 12th Grade, No 0 0 1 5 Management/Business/Financial
- 37.0
5
9th to 12th Grade, No 5 Management/Business/Financial
Services Diploma 5
DiplomaDiploma
Diploma
0 - 1 mile
41.0 1 mile
0 - 1 mile 0 - 1 mile 1 mile
1 mile 1 mile Associate Degree -
1 mile 0 - 1 mile 1 mile - Transportation/Material1 mile Moving 1 mile
- -
36.0 1 mile 5 - 10 miles
0 1 mile -
1 mile
-
- - 36.0
36.0 0
- 0 White Collar 1 mile - 0
Administrative Support - 0
36.0 WhiteWhite Collar Collar 0 0 - 0
0 0 White Collar 40.0 0
0 Less Than 9th Grade
Less Than 9th Grade Less Than 9th Grade
3.2% Less Than 9th Grade
Some College, No Degree
1 mile 5 miles 10 miles
35.0
Production - - - 35.0
35.0
Sales
5 miles
39.0 35.0 5 miles
0 0 1 5 5 miles
-
0.0%
-
-
1
0.0% 0.0%
70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0%
1
1
$0 0 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0%
1 - 5 miles 1 mile 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0%
$0 0
$0 0 1 mile 5 miles
1 mile 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% - 5.0% 0.0% $0 0 5 miles
5 miles High School Graduate 10 10 miles 1 mile -
- Transportation/Material Moving 5.0% 0.0% - Professional 5.0% 0.0% 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 38.0 10 10 miles 5 miles - 0 0 Installation/Maintenance/Repair 10 miles - - - 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 0 0 1 1 0 0 10 10 miles - - - 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 1 1 60,000 20,000 $170,000 $160,000 $150,000 $60,000 $40,000 $20,000 1 1 40,000 $140,000 $180,000 Unemployment 5 5 0 0 - 60,000 20,000 $170,000 $160,000 $150,000 $60,000 $40,000 $20,000 40,000 $140,000 $180,000 Unemployment 60,000 20,000 $170,000 $160,000 $150,000 $60,000 $40,000 $20,000 40,000 $140,000 $180,000 5 5 1 mile 5 miles 10 miles 1 1 Unemployment
5 5 Rate 4.0% 60,000 20,000 $170,000 $160,000 $150,000 $60,000 $40,000 $20,000 40,000 $140,000 $180,000 Rate Unemployment 5 5 Rate - - - Table 4: Population Table 5: Household Income Table Value 6: Housing Table Age 7: Median Table Rate 0 0 1 5 37.0
Management/Business/Financial 9th to 12th Grade, No Production
Construction/Extraction Diploma
0 - 1 mile 1 mile
1 mile -
1 mile
-
36.0 0 - White Collar 0 0 Installation/Maintenance/Repair
Graduate/Professional Less Than 9th Grade Farming/Forestry/Fishing 1 mile 5 miles 10 miles
- - -
35.0
Degree 0 0 1 5
0.0%
43.0 Construction/Extraction Table 10: Occupation Table 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% $0 0 1 mile
5 miles - 5.0% 0.0%
10 10 miles - 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0%
Blue Collar 0
- 1 1 60,000 20,000 $170,000 $160,000 $150,000 $60,000 $40,000 $20,000 40,000 $140,000 $180,000 Unemployment 5 5
Bachelor's Degree Rate Graduate/Professional 42.0 Farming/Forestry/Fishing
10 miles10 3.3% 10 miles10 Degree 10 miles
-
- -
5 43.0 5 Services 5
41.0 Blue Collar Associate Degree Bachelor's Degree 5 - 10 miles 42.0
10 miles10 3.3% 10 miles10
10 miles
Administrative Support -
- -
5 5 40.0 Services 5
41.0 Some College, No Degree 3.2% Associate Degree 5 - 10 miles
Sales 5 miles
39.0 Administrative Support 5 miles 5 miles -
- - 40.0 1
1 1
1 - 5 miles
Some College, No Degree 3.2% Professional High School Graduate
38.0 Sales 5 miles
39.0 5 miles 5 miles -
- - 1
1 1 4.0%
1 - 5 miles High School Graduate
37.0 Professional
Management/Business/Financial 9th to 12th Grade, No 38.0
Diploma
4.0% 0 - 1 mile 1 mile
1 mile -
1 mile 37.0
-
9th to 12th Grade, No 36.0 Management/Business/Financial
0 - White Collar 0
0 Diploma
Less Than 9th Grade 0 - 1 mile 1 mile
1 mile -
1 mile
-
36.0 0 -
35.0 White Collar
0 0
Less Than 9th Grade 0.0%
40.0% 30.0% 20.0% 10.0% 70.0% 60.0% 50.0%
$0 0 1 mile 35.0
5 miles
- 5.0% 0.0%
10 10 miles -
40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 45.0% 0 0 0.0% -
1 1
10.0% 40.0% 30.0% 20.0% 50.0% 60.0% 70.0%
$0 0 20,000 60,000 $170,000 $160,000 $150,000 $20,000 $60,000 $40,000 40,000 $140,000 $180,000 Unemployment 5 5 1 mile 5 miles Rate - 5.0% 0.0% Table 9: Educational Attainment Table 10 10 miles Table 8: Unemployment Table - 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% Glens Falls exhibits a healthy unemployment rate of less than 4%. More exhibits a healthy unemployment Glens Falls including collar, area are white in the Glens Falls of all workers than 50% management, business and financial approximately 10% of which are in the of which a quarter of those are blue collar, 20% of all workers fields. Around industries. Educational attainments are are in the construction/extraction area, with approximately Glens Falls relatively consistent throughout the a college degree. Another 37% 30% of all residents older than 25 holding charts provide a snapshot of hold a high school diploma. The adjacent socioeconomic conditions in Glens Falls. Socioeconomic Profile Socioeconomic a correlation Falls project area shows living in the Glens A profile of those condition. It appears live and their socioeconomic between where residents lags behind the area, within one mile of downtown, evident that the urban and rural (between one and five miles from downtown) suburban (between household income from downtown). While the median five and 10 miles just below $40,000, one mile of downtown stands of the population within exceeding $50,000. and rural areas have median incomes each the suburban while housing values in downtown average around $155,000 Similarly, in and $174,000 are $170,000 Falls average home values in suburban Glens to the fact that the median Much of this can be attributed rural Glens Falls. 38 years than less than younger, age of downtown residents is significantly years) and the rural (42.1 years) areas. the suburban (41.7 Personal Economics & Spending Economics Personal 0 0 - 1 1 20,000 60,000 $150,000 $170,000 $160,000 $20,000 $60,000 $40,000 40,000 $140,000 $180,000 Unemployment 5 5 Rate Commercial Market Profile Real Estate Trends being met and an oversupply of Class B and especially and administrative sectors to higher-end professional and The commercial office space market in downtown Class C commercial spaces. An ongoing trend is for Overall, employment in the medical field is expected high-tech services, resulting in increased demand for Class A Glens Falls reflects the City’s diverse built environment. Class C space to be purchased and renovated into Class to increase by almost 20%, adding more than 13,000 office space and related amenities. These trends are already In centralized locations, where buildings have been A Space. One developer indicated that it can be difficult employees in the Capital District. Employment at hospitals being felt by the real estate industry and high-end office maintained and improved, the market is vibrant and to finance office development; this could constrain the and ambulatory care centers will grow by more than a spaces have strong occupancy rates and it can be expected spaces are filled. In locations that have experienced less redevelopment of substandard spaces. quarter, adding more than 5,000 employees. Downtown that the demand for Class A space will also continue. It will investment into buildings, the commercial office space Glens Falls strength in the medical as well as the high tech be important for the City to capitalize and provide affordable market is less robust. Changing Economic Sectors medical device industries position the city well to capture a urban Class A space within the Capital District. Incentives Glens Falls is located within New York State’s Tech Valley, portion of this growth. should be available to local developers to renovate existing According to downtown property owners, the Class A a sprawling economic development region encompassing Class C and Class B space into Class A space. The growing office market is robust and finished Class A space is nearly the entire eastern region of the state north of New York Other major changes in regional employment illustrate medical technology development industry also offers unique full. Several downtown buildings have been rehabilitated City. The region centers around the Albany Capital a continued shift to more high-end professional and opportunities to Glens Falls. The city already has strengths into Class A space in recent years and trends have shown District and has been the target of strategic state-wide technology-driven industries. There will be an increase in in this sector with the presence of such companies as Angio that the majority of space leases before construction is economic development investments aimed at growing high employment in professional and business services in the Dynamics, Precision Extrusion, CR Bard, Hudson Headwaters complete, often with more than 60% occupancy when the technology industries, including processor development region by 2018, growing by 7.5% from 2008. Within Health Network as well as the Glens Falls Hospital. Given building opens. and computer chip manufacturing, among others. these industries, science and technology services will growth projections and New York State’s investments in experience some of the greatest levels of growth at more the Capital District’s high-tech industries, the city should The typical lease rate for a Class A office space ranges According to the New York State Department of Labor, than 11% new employment. While the financial industry look to strengthen its existing industry cluster by providing between $15.50 and $18.00 per square foot. On a it is anticipated that by 2018 the economy of the Capital as a whole is expected to remain stagnant, several sectors advantageous facilities for new companies to locate in regional level, Glens Falls offers very affordable lease District will have undergone significant change, largely within it will undergo major changes. Wealth management Glens Falls. Medical technology requires diverse commercial rates for top-end space in an urban area. Within the a result of high technology investment. The area will and investment fund employment will grow by more spaces to accommodate professional office services, Albany central business district, the average Class A continue to shift away from traditional manufacturing. Of than 15% and insurance employment by another 6.8%. research & development and manufacturing. The city should space rents for nearly $22.00 per square foot. Outside 21 different manufacturing sectors, only three sectors Conversely leasing services will experience significant identify locations for infill industrial/commercial flex space to Albany’s downtown, rates for the same quality space are expected to actually increase employment through decline in employment as will credit management provide opportunities for Glens Falls to carve its niche as the average around $19.00 per square foot. Class B space 2018. Those include chemical manufacturing, apparel companies. medical technology center of the larger high-tech region. in downtown Glens Falls is a step below, typically ranging manufacturing and computer & electronic product Glens Falls has also demonstrated strength with the between $13.00 and $15.50 per square foot. Class C manufacturing, which is expected to experience the Emerging Trends successful development in Glens Falls Tech Meadows of Space tops out below $13.00 per square foot and can be greatest growth, more than doubling 2008 employment Giving the changes over time being experienced by a 20,000 square foot training center by Local 773 of the found for less than $10 per square foot. numbers by 2018. Of particular concern to Glens Falls, the Capital District economy, there is a need for the Plumbers and Steamfitters Union. 21 paper manufacturing is expected to decline by nearly 50% commercial real estate market to adjust accordingly. The There is a demand for Class A office space that is not by 2018. region is seeing a continual shift away from back office COMMUNITY ANALYSIS THE MARKET 22 Incentives for the conversion of additional Class C office space into Class A office space Infill Class A office space Infill commercial/industrial flex space Nationally-branded hotel Equitable and consistent property assessment practices
• • • • • Downtown Market Needs Market Downtown needs in order to experience Given this analysis, the following are key new growth for the future: Occupancy Status evaluate the present vacancy conditions downtown, an occupancy To outside observation. from an status of each building was taken part of the building was not Buildings had to show signs that all or windows without treatment being used. Boarded up windows or For sale or lease signs would also indicate would be signs of vacancy. to confirm that apartments vacancies. The buildings were not entered Just over 10% of the or commercial space was indeed vacated. partially another 8.1% structures were found to be vacant with Street and occupied. Most vacant structures were found on Warren South Street. There were also several vacant or partially occupied structures in the central business district. 2 1 3 13 67 62 60 58 78 38 100 138 174 258 457 262 227 347 252 377 3,092 6,066 Employees Industry Source: Dunn & Bradstreet Source: Forestry, fishing, hunting, and Agriculture Support Agriculture and hunting, fishing, Forestry, extraction gas and quarrying, oil Mining, and Utilities Construction Manufacturing trade Wholesale Retail trade warehousing and Transportation Information insurance and Finance leasing and rental and Real estate technical and services scientific, Professional, enterprises and companies of Management srvcs. remediation and mgmnt. waste support, Admin., servicesEducational social and assistance care Health recreation and Arts, entertainment, food services and Accommodation Other administration) services public (except servicePublic classified not Industries Table 12: Study Area Employment by Industry 12: Study Table Figure 13 Building Occupancy 13 Building Figure Figure 12: Employment Clusters Downtown Glens Falls Study Area has a vibrant urban core, due Study Area has a vibrant Downtown Glens Falls and a diverse base of to large concentrations of employment where employment is professionals. The map below illustrates larger red dots representing clustered throughout the study area, The vast majority of higher concentrations of employees. businesses (less than 50 the study area is composed of small smaller dots located along employees), evident by the numerous and Broad Street, among others. In Avenue Glen Street, Warren employees in the study area; the total there are more than 6,000 adjacent table breaks the employment down by industry sector. Employment Clusters Retail Gap Analysis Downtown Glens Falls is noted for its continued success This can be accounted for by retailers that require larger further, another nearly $200 million is spent by residents retail outlets. Among the sectors that could experience as an urban retail center. While cities across Upstate New footprints and substantial surface parking lots that are within five to 10 miles of downtown. new growth re Electronic and Appliance stores, which show York have seen their downtowns empty out, losing retail not conducive to an urban environment. More than $18 a potential for more than 8,000 square feet of retail space establishments as well as their status as their region’s million in expenditures by residents living within a mile of Overall, retail exhibits characteristics of a saturated or up to three smaller (2,500 square foot) establishments. commercial center, downtown Glens Falls has sustained downtown was spent in locations outside that area. A market in Glens Falls. In most sectors, the retail supply Downtown could potentially absorb a small, neighborhood its retail core. In 2012, there remain approximately prime example is grocery shopping, as residents did nearly exceeds demand from the local population, meaning that grocery store of about 16,000 square feet. Several health 40 retailers in downtown Glens Falls, in addition to 35 40% of their spending ($18 million) outside of the one- new growth cannot sustain itself within the local market and personal care establishments could be established within restaurants or taverns as well as a handful of growing mile radius at locations such as Aldis and Hannaford. without drawing primarily from other markets. However, the downtown area, totaling more than 10,000 square feet. museum and cultural destinations. some sectors do show potential for new growth that Conversely, several sectors are functioning as destinations could be captured in downtown Glens Falls. In order to For downtown to expect to grow additional retail beyond A retail gap analysis was conducted as a means to identify in Glens Falls, drawing consumers from outside markets. gauge the extent to which retail sectors could experience those sectors exhibiting gaps, the project area must expand additional retail sectors in which downtown Glens Falls The City’s restaurant and entertainment industry is a new growth, a conservative estimate of the capture its status as a destination. Identifying a unique niche has the potential to experience new, complementary major draw for people from throughout the region. rate for retailers is 20% of unmet consumer demand for among capital district and Adirondack locales will be key to growth. The analysis examines retail sales in the local More than 50% of all dollars spent at food and drinking a particular sector. To gain a clearer understanding of bringing new consumers to Downtown Glens Falls. Space to market area in the context of consumer spending of the establishments downtown is done so by people who live just how much growth is possible, the unmet demand is accommodate new retail growth should be provided as the market’s population. This exercise is able to define the outside of the city, generating more than $25 million in calculated into physical square footages and quantifiable City re-imagines the development of its own brand. retail goods and services that are provided to residents by economic activity. Revenues for office supplies, stationary local retailers and identify the goods that residents need to and gifts exceeds the levels spent by those who do not Table 13: Retail Gaps in Square Feet (within 10 miles) travel elsewhere to obtain. The goods that residents need live within one mile of downtown by nearly $3 million, to travel elsewhere to obtain is identified as “leakage.” indicating that people and businesses are traveling to Food Services & Drinking Places Miscellaneous Store Retailers Sectors exhibiting leakage should be the primary targets Glens Falls for those needs. General Merchandise Stores for new retail growth. Sectors which have higher retail Sporting Goods, Hobby, Book & Music Stores sales in a particular market than expenditures by the Between one and five miles of downtown, the retail Clothing & Clothing Accessories Stores Gasoline Stations population in that market are functioning as destinations, industry experiences 14% greater sales than the area’s Health & Personal Care Stores Sustainable Growth (Square Feet) drawing consumers from other markets to shop locally. population spends, drawing additional consumers from Food & Beverage Stores surrounding markets to shop at more than 500 stores. Bldg Materials, Garden Equip. & Supply Stores The strong presence of retail in Glens Falls and its This area’s retail base is anchored by large volume Electronics & Appliance Stores Furniture & Home Furnishings Stores importance to local residents is evident in the analysis. businesses, such as supermarkets as well as big-ticket Motor Vehicle & Parts Dealers Within one mile of downtown Glens Falls there is more retailers like automobile dealerships. These types of Overall 23 than $170 million in retail sales, with only an additional retailers function as regional draws, bringing in the -100,000 -80,000 -60,000 -40,000 -20,000 0 20,000 40,000 3.9% leaking outside of that market area to elsewhere. majority of the spending from other markets. Extending Source: ESRI Business Analyst Online & peter j. smith & company, inc. COMMUNITY ANALYSIS THE MARKET 24 is a lack of visitor accommodations. The City should pursue the facilities conference with hotel nationally-flagged a of development to increase room capacity in downtown. This could be developed enhancing the City’s ability in connection with the Civic Center, can position to draw major events and conferences. Glens Falls its cultural industry to better cater to visiting populations. The major magnets include the artists and artisans involved in the Arts and Healing Center and Lower Adirondack Arts Shirt Factory Children’s Museum, Chapman Awareness Council as well as World Museum and Hyde Collection, Adirondack Theater Festival and Symphony Orchestra . As new venues establish, Glens Falls downtown can promote its attractions through a major arts festival, aimed at drawing large crowds during a downtown arts season and introducing new audiences as well as those familiar with existing venues such as the Civic Center to downtown. Figure 14: Regional Tourism Amenities Figure 14: Regional Tourism Positioning Glens Falls for Tourism Growth Glens Falls Positioning is home to several major cultural institutions; the Glens Falls Symphony the Hyde Collection and the Glens Falls Theatre, Wood Orchestra, in addition to a burgeoning local arts scene are anchors City’s urban downtown is a The of a growing visitor industry. unique setting within the Adirondack region and its affordability in comparison to neighboring Saratoga Springs position it well to be a gateway hub for travelers to the area. As interests grow, it is projected that employment in the arts and entertainment industries will also grow by as much as 14.3% between 2008 in the Albany Capital District. Museums and related and 2018 institutions, alone, will increase by more than 30%. advantage of should position itself to take The City of Glens Falls shortfalls major City’s the Among industry. regional healthy a such
According to a 2011 survey, about half of the visitors to Warren about half of the visitors to Warren survey, According to a 2011 State, many of those from County come from within New York City area. The next largest source of visitors is from the New York of all trips to the county. representing almost 20% New Jersey, the Canadian provinces of tourists are arriving from Increasingly, Ontario and Quebec. This trend is due to the increased strength making US destinations a more affordable of the Canadian dollar, option for Canadians looking to travel. As long as the Canadian dollar continues to maintain nearly equal or greater value to the will continue to the Ontario and Quebec markets American dollar, be strong sources for drawing visitors. The City of Glens Falls is an urban hub of the Adirondacks is an urban hub of the The City of Glens Falls Of all 11 regions in the State, the tourism region of New York. heavily upon the tourism Adirondacks’ economy depends most Nearly 18% of all employment in the Adirondacks is industry. directly sustained. In 2011, sustained by tourism, more than 12% region, an increase of 4.3% $1.2 billion was spent by visitors to the County represents nearly half of Warren from the previous year. million in collecting $507 tourism spending in the Adirondacks, taxes generated by Including spending, wages and sales in 2011. tourism, the annual economic impact of the industry on Warren County totals $810 million. Tourism generates nearly $100 billion in economic impact in New nearly $100 billion in economic generates Tourism annual basis. and has consistently grown on an State, yearly, York more than $4 alone, visitor spending increased by 8.3%, In 2011, jobs are directly sustained by tourism billion. Almost 700,000 Moving into the future, it is expected that tourism will activity. sector of the New continue to become an even more important State economy. York Tourism Regional Regional Table 16: Exisiting Housing Inventory in the Study Area % of Housing Type People Units total GF Housing Authority -- Senior Living 181 181 31% Upscale & Luxury 184.5 123 21% Apartment buildings and mixed use 292.5 195 34% Single family homes 87.5 35 6% Two family homes 120 48 8% Total potential residents/units 865.5 582 Workforce Housing Total at occupants/occupied 8% vacancy 692.4 465.6 Workforce housing is a term used to describe housing Tenure Housing Values Assumptions options that are affordable to the average worker. The The amount that one pays towards housing is somewhat The following table was obtained from the 2010 5-year American Assume 181 seniors live alone market tends to build housing for those with higher dependant on whether they rent or own a house. In the Community Survey. The median value of a single family house in Assume 477 at 1.5 per HH for all apartments incomes. Demand for lower income housing is met City of Glens Falls, 53.2% of occupied households are Glens Falls is $148,000. The monthly mortgage on the median value Assume 88 at 2.5 for SFH Assume 120 at 2.5 for TFH through subsidy programs. These trends have left the owner occupied leaving 46.8% renter occupied. Some home would be $1,130, including principal, interest and taxes. This Source: 2010 American Community Survey, U.S. Census & peter j. smith & company, inc. average worker unable to afford new housing and unable owner occupied households, particularly those who are calculation assumes a 10% down payment with a 30 year mortgage to qualify for affordable housing assistance. Workforce older, more affluent and have owned their homes for a at 4% interest and a 4% property tax rate. housing is defined different depending on the area, but long time, no longer have mortgages. Others may have Table 15: Percent Spent on Housing by Tenure The monthly mortgage on the median home are generally accepted to be housing that is affordable to a significantly smaller mortgage because they put down HomeownersHomeowners Renters Renters is above the affordability level of the median people making 80% to 120% Median Area Income. a large down payment. The following tables present the Less thanLess $20,000: than $20,000: 7.60% 7.60% Less thanLess $20,000: than $20,000: 36.10% 36.10%income, but within range to those making Value of Single Family Percent of Percent ofPercent Income of Income Percent Percent Percent ofPercent Income of Income Percent Percent120% of the median income. However, utilities Table 14: Household percentage of incomeHome spent on housingHouseholds by income level < 20% < 20% 5.10% 5.10% < 20% < 20% 1.80% 1.80% Income Income Percent and tenure.Less In than the $50,000income range that 1.10%include the incomes20%-29% 20%-29%Rent Percent28.50% 28.50% Community20%-29%20%-29% Median Price 7.90% 7.90% are not included in the mortgage calculation >30% >30% 66.40% 66.40% >30% >30% 90.30% 90.30% Adjacent is the distribution Less than $10,000 6.60% of workforce$50,000 households to $59,999 as defined 0.30%above, nearly 50% $100 to $199 1.60% Queensbury $198,000 making the monthly housing expenditure over of household incomes in $10,000 to $19,999 14.90% of homeowners$60,000 spend to $69,999 more than 30% 1.50% of their income $20,000$200 $20,000to to $299 $34,999: to $34,999: 3.70% 18.20% 18.20%South Glens$20,000 Falls$20,000 to $34,999 $149,500 to $34,999 25.70% 25.70%30% for Table 17: Single Family Home Values $20,000 to $29,999 14.80% $70,000 to $79,999 2.30% Percent$300 of Percentto Income $399 of Income 3.00% Percent Percent Hudson PercentFalls ofPercent Income $113,450 of Income Percent Percent the City of Glens Falls. The on housing. The percentage homeowners spending more even these Value of Single Family Percent of $30,000 to $39,999 11.50% $80,000 to $89,999 5.90% < 20%$400
4.7%. The Rental vacancy rate is well below the national 4.7%. There 3,809 owner occupied units in Glens rate of 7.4%. Housing Trends & Strategies & Trends Housing Housing Sales trends Housing Home Housing sales trends were gathered from Trulia.com. ranged from $22,000 to $400,000; the prices in 2012 2012, up slightly from June median price was $121,850, when the median sale but down considerably from 2007, $153,000, price, sale median peak The $147,970. was price The median sale price is considerably lower was in 2010. Compared to than the average listing price of $175,000. median sale price is lower nearby communities, Glens Falls which has than nearly all communities except Hudson Falls, The median sale price, a median sale price of $113,450. suggests an average monthly mortgage would be $930. Falls of which 133 are unoccupied. The vacancy rate for of which 133 Falls which is slightly higher owner occupied housing is 3.5% than the national rate of 2.4%. Vacancy Rates Vacancy there American Community Survey, Based on the 2010 Of these, Glens Falls. were 3,421 rental units in the City of vacancy rate of 162 are vacant for rent units for a rental Rental Rates Nearly half of the households are renters. in Glens Falls rent paid The median gross utilities Even after is $732. not which may or may it be included in the rent, units are appears that rental affordable to households in the workforce range. The adjacent table presents the distribution of gross monthly rents paid by renters in the City of Glens Falls.
Home $41,950 Value of Family Single Value $50,000 to $59,999$50,000 0.30% to $199,999$175,000 11.50% $400,000 to $499,999$400,000 or more$500,000 Median 0.20% 0.20% $250,000 to $299,999$250,000 to $399,999$300,000 2.20% 3.80% $200,000 to $249,999$200,000 13.20% Less than $50,000 1.10% $60,000 to $69,999$60,000 to $79,999$70,000 to $89,999$80,000 1.50% to $99,999$90,000 2.30% to $124,999$100,000 5.90% to $149,999$125,000 5.90% 18.20% to $174,999$150,000 15.60% 18.10% Income Percent Median $30,000 to $39,999$30,000 to $49,999$40,000 11.50% to $74,999$50,000 to $99,999$75,000 9.60% 19.30% or more$100,000 13.00% 10.40% Less than $10,000 to $19,999$10,000 to $29,999$20,000 6.60% 14.90% 14.80% $41,950 Income Percent Table 17: Single Family Home Values Family 17: Single Table Median Less than $10,000 6.60% $10,000 to $19,999$10,000 to $29,999$20,000 14.90% to $39,999$30,000 14.80% to $49,999$40,000 11.50% to $74,999$50,000 to $99,999$75,000 9.60% 19.30% or more$100,000 13.00% 10.40% Table 16: Exisiting Housing Inventory in the Study Area in the Study Inventory 16: Exisiting Housing Table Land use Land use information was obtained from the Warren Community services make up the second largest portion Residential land uses are those parcels that have a single or Recreational uses make up 4.1% of the study area. Glens County Real Property Services parcels database. A few of land use within the study area with 21.4%. The hospital two-family house on them. Apartments are categorized Falls City Park and the Civic Center make up all the area modifications were made based on our building inventory. makes up a large portion of the area. The Hyde Museum separately. Residential uses make up 7.6% of the study devoted to recreation. The following chart present a summary of the different campus also contributes a large portion of the area. Other area. Most residential uses are found off Broad Street and land uses by area and percentage within the study area. medical buildings and museums, City Hall, the library and on Fredella Street. Vacant parcels are those lots that do not have a structure The areas included represent parcel areas and does not several churches make up the rest of the community on them. Lots with vacant buildings are not counted in include rights-of-way. service land uses. Apartments make up 7.2% of the study area. The Mill and the vacant land use area. Only 3% of the parcel area in the Glens Falls Housing Authority complex on Ridge Street the study area is vacant. Most of the vacant lots are Table 20: Land Use The parking land use includes parcels that are entirely are the largest apartment parcels. There is also a large located around Warren Street. These lots provide a good Land Use Acres Percent devoted to parking. This category does not include apartment complex on Maple Street. Smaller apartment opportunity for infill development. Commercial 59.7 41.70% parking areas located on the lot of another land use that buildings are found on Warren Street. Apartments located Community Service 30.6 21.40% Parking 21.5 15.00% it serves, such as a parking lot which is located on the above commercial uses in the downtown are not included Residential 10.9 7.60% same parcel as a commercial building. Still, 15% of the in the area because those properties are classified as Apartment 10.3 7.20% study area is designated as parking lots. Most of these commercial. Recreation 5.9 4.10% are located around the hospital. There are also municipal Vacant 4.2 3.00% parking lots provided in the central business district. Source: Warren County & peter j. smith & company, inc.
The largest use of land within the study are is commercial with 41.7% of the parcel area. Commercial uses include retail businesses and office uses. Mixed use buildings fall into this category and the residential uses on upper floors are unaccounted for in this analysis. Commercial uses are concentrated in the central business area but are found throughout the study area except for immediately surrounding the hospital.
27 COMMUNITY ANALYSIS2012 PHYSICAL CONDITIONS2 0 1 2 28 The City of Glens Falls, NY The City of Glens Falls, NY Existing Land Use
The work that provided the basis for this publication was was this publication the basis for provided that work The Department with the U.S. supported under an award funding by and ndings substance The Urbanof Housing and Development. author and publisher The the public. to dedicated are of the work and accuracy the of the statements for responsible solely are Such interpretations this publication. in contained interpretations of the Government. re ectdo not necessarily the views
Downtown Vision & Development Strategy Downtown Vision & Development Strategy Zoning CCD – Central Commercial District are also permitted. Mixed uses are permitted as any Montcalm streets. The District provides an area for office All of the Central Commercial District is contained within combination of the permitted uses. Unlike the CCD development mixed with relatively low density residential Special Districts the study area. The District makes up 22.7% of the study district, residences are permitted on first floors. Retail development. Permitted uses include offices, single family There are a number of districts that are not zoning-related area and is located north and west of Centennial Circle. establishments and professional offices as well as similar dwellings and multi-family dwellings with no more than but have regulations that can impact development. uses are permitted without site plan review, but all uses six units. There is a 35-foot height limitation and a density The CCD allows a wide range of commercial and mixed are subject to Architectural Review. Drive- throughs and requirement of 2,500 square feet of lot area for each Historic Districts and Buildings uses. No residential uses are permitted on the first floor. auto-oriented establishments are permitted in the district. dwelling. Two of three Glens Falls National Register Historic Districts All uses are subject to site plan review and review by The height limitation of the district is 50 feet. The density are within the study area: The Fredella Avenue Historic the Architectural Review Board. Drive-throughs and requirement dictates 2,500 square feet of lot area for R-M – Residential Medium Density District was listed in 1984; the Three Squares Historic other auto-related uses are specifically prohibited in the each dwelling. The Residential Medium Density District is intended to District was also listed in 1984. The Fredella Avenue CCD. There are no minimum side or front yard setbacks. allow multi-family structures as well as single- and two- district is a modest area comprised of eight residential There are no density limits except that building heights GC1 – General Commercial District 1 family dwellings. The district occupies 2.6% of the study properties on the study area’s south side. The Three are limited to 100 feet. There are minimum housing The General Commercial District 1 makes up nearly 40% area in an area between Jay Street and Fredella Avenue Squares district is 23 acres spanning the entirety of Glen standards contained in a separate ordinance pertaining of the Study Area. The district is located north and east along with two parcels on Warren Street. Street within the study area extending out South Street to lighting, ventilation and minimum area per person and of the downtown. Areas further out along Warren Street and up Ridge to Maple. There are also 17 individually listed they are described below. In the CCD, 100% lot coverage and Broad Street are also zoned GC1. The GC1 permits R-2 – Residential Two-family buildings in the study area. Developments proposed within these districts are subject to review by the City Planning is permitted. There is a special parking waiver district in all uses permitted in the GC2 district with the exception In the Residential Two-family District single- and two- and Architectural Review Board. the central core of the CCD where there are no minimum of self-storage units, warehousing, and auto-related uses. family dwellings are permitted. The homes on the east side parking requirements. Warehousing is also permitted in the All uses are subject to site plan and architectural review. of Fredella Avenue are zoned R-2. There is also a parcel on CCD district The height limitation of the district is 50 feet. The density Hudson Avenue that is zoned R-2; this parcel currently has Downtown Parking Waiver District requirement is 2,500 square feet of lot area for each a commercial use. Within a small designated area downtown all minimum GC2 – General Commercial District 2 dwelling. parking requirements are waived. The General Commercial District 2 comprises 28% of PRD – Park and Recreation District the study area. The district is primarily located on the The Park and Recreation District is reserved for City- Central Business Improvement District southwest side the central commercial district. There are C-P OD – Cultural Professional Office owned land dedicated to open space and Recreation. City The BID was formed in 2005 as a non-profit organization also GC2 districts located on Warren Street and Broad District Park is zoned PRD accounting for 1.5% of the Study Area. comprised of property owners within a defined downtown Street. The Cultural Professional Office District is located on the The district also includes City Hall and the Crandall Public area that encompasses the core of the CBD. It is wholly south side of Warren Street on the east end of the study Library. contained within the study area. Property owners, with In the General Commercial District 2, a wide range of area. Another C-P OD District is located adjacent to exception of the city and churches, in the BID pay $1 29 commercial uses are permitted. Multi-family dwellings western side of the study area bounded by Elm, Pine and per $1,000 of assessed value to support economic development downtown. It raises about $30,000 a year. COMMUNITY ANALYSIS2012 PHYSICAL CONDITIONS2 0 1 2 30 The City of Glens Falls, NY The City of Glens Falls, NY Existing Zoning
The work that provided the basis for this publication was was this publication the basis for provided that work The Department with the U.S. supported under an award funding by and ndings substance The Urbanof Housing and Development. author and publisher The the public. to dedicated are of the work and accuracy the of the statements for responsible solely are Such interpretations this publication. in contained interpretations of the Government. re ectdo not necessarily the views
Downtown Vision & Development Strategy Downtown Vision & Development Strategy Zoning Findings Architectural Review Green Development As it sits, this can be misconstrued to mean there must be Findings Architectural review is a means to insure that new Green development refers to both new developments 2,500 feet of Gross Floor Area, the size of a large house, developments are compatible with the existing character and retrofitting existing development to be more for each unit. The sentence should read “No multiple- Site Plan Review of the neighborhood. However, the Architectural environmentally efficient. Green development can have family dwelling shall be erected, altered or used which does While most developments have to undergo site plan Review Committee is composed of the members of the higher initial costs but can ultimately save money over the not provide a lot area of at least 2,500 square feet for review, the site plan review process is simple and short. Planning Board already responsible for site plan review. life of a project. Lessening carbon footprints, lowering each dwelling unit.” This would result in a density of about There are provisions to waive submission requirements for Architectural review could be a consideration of site plan energy costs and providing leadership in sustainability are four units in a quarter-acre, an appropriate density for a minor developments. At most, there is a 45 day limit to review to improve efficiency or a separate committee goals of the US HUD’s Community Challenge program. multi-family district. determine if a site plan application is complete. A public should be solely be dedicated to architectural review. The City presently has no incentives or regulations to hearing must be held within the 45 day period. Following advance green building design. Density the public hearing, the Planning Board has 45 days to Affordable Housing In the CCD district, there is no maximum density and approve the development. Failure to act is effectively an The City of Glen Falls currently has no Zoning regulations Vacant Structures height restrictions are well above the existing patterns of approval. In total, a site plan application must be decided or other laws which require or incentivize the In some areas of the City, vacant buildings detract from development, so it is difficult to provide density bonuses as within 90 days. Prior to applying for site plan approval, the establishment of affordable housing units. the character of the community. The zoning code needs a incentives for affordable housing, green building standards, applicant can provide a sketch plan of the development for mechanism to encourage the reuse of vacant structures. or adaptive reuse of existing structures. initial review. At the initial review, the Planning Board will Historic Structures inform the applicant if the proposed development, in its The City of Glens Falls has three historic districts, two of Gross Floor Area In GC 2 and GC 1 the density restrictions provides rough draft is acceptable. Planning Board will also inform them located within the study area, plus many buildings Incidental to the scope of this project is the use of opportunities to offer incentives in exchange for increased the applicant of the submission requirements needed for a that are individually listed on the National Register of Gross Floor Area throughout the zoning ordinance. The densities. In the Cultural Professional Office District there site plan review. Historic Places. However, there are no zoning regulations definition identifies what is used to calculate the Gross is an opportunity to increase density as an incentive but nor is there a stand-alone ordinance to protect these Floor Area. Gross Floor Area should be used to determine the area is not suitable for increased densities. The site plan approval process is straight forward and structures, maintain their character or encourage their a Floor Area Ratio (FAR), but a FAR is not used in the completed in a relatively short period of time. It would be reuse. The city may want to consider passing an historic ordinance. The definition does not include accessory uses difficult to offer incentives in the form of an expedited preservation ordinance to this end. Once such an used for parking (garage). Gross Floor Area is often used approval process. ordinance is in place, the city becomes eligible for Certified in the ordinance when referring to the size of a garage in Local Government (CLG) status. The CLG program reference to a required setback or the size of a business. Design Standards offers assistance to communities looking to use historic The density requirement for the Multi-family District reads The Zoning ordinance does not contain explicit design preservation as a means of economic development. The “No multiple-family dwelling shall be erected, altered or standards. Quality of development and conformity to the program also makes communities eligible for some small used which does not provide a lot area of at least 2,500 31 neighborhood is controlled by Architectural Review. grants related to historic preservation. square feet of gross floor area for each dwelling unit.” COMMUNITY ANALYSIS PHYSICAL CONDITIONS 32 Green roofs Rain barrels Rain gardens Stormwater reuse systems Use of indigenous plants to restore the natural Use of indigenous plants to restore the ecosystem uses Screen mechanical equipment and other Maximize stormwater retention
• • • • • • • Landscape Requirements Landscape to address the Landscape requirements should be added following: Reuse Retention and Water Storm to retain a All new developments should be mandated be used for not percentage of stormwater on site to and toilet potable reuse such as landscape irrigation used to retain stormwater include: flushing. Techniques Aesthetic characteristics Required bicycle parking spaces with secured racks Required bicycle parking spaces with rooms Provisions for showers and changing Solar access easements Solar panel location and angle Solar panel reflectivity Size and height of wind energy devices Safety concerns regarding stability of wind energy devices
• • • • • • • • Such provisions would only apply to establishments Such provisions would only apply to beyond minimum number of employees. Alternative Energy Devises panels and wind Alternative energy devises such as solar of providing energy energy generating devises are a mean should be from renewable energy sources. Regulations provided to allow for the use alternative energy sources. Regulations for alternative energy devices would control: Bicycle Amenities transportation, In order to promote the use of alternative regulations for the the zoning ordinance should contain should include: provision of bicycle amenities. Regulations Use of permeable materials Devote a portion of parking area for high efficiency cars, including establishment of electric receptacles to recharge electric cars. Priority location for efficient car parking Mandating the provision for and spacing of trees and tree cover Provision and location of landscaped islands Mandate uniform design in certain districts Prohibit flood lighting A maximum light intensity visible at the property line A maximum light intensity visible at the light downwards Mandate lighting fixtures that focus LED lighting Mandate energy efficiency such as Control spacing
• • • • • • • • • • •
Parking Lot Design Parking affect and Parking lot design standards should be created to reduce the heat island decrease impermeable surfaces. Parking lot regulations should include: The Zoning Ordinance should incorporate lighting standards designed to reduce light The Zoning Ordinance should incorporate include: Regulations should energy efficiency. pollution, prevent glare, and promote Lighting Additional regulations are those that can be added to improve building design, provide Additional regulations are those that standards without significant costs to developers amenities, and promote green building are standards that are widely used in zoning which could hinder development. These currently not contained in the City of Glens Falls codes throughout the country that are Zoning Ordinance. Regulation Based Recommendations Zoning Recommendations Zoning Zoning Recommendations Inclusionary Zoning Design Guidelines Inclusionary zoning is an effective means of supplying workforce and Currently, architectural review is guided by the principle that all developments which undergo A Cultural Destination affordable housing in many jurisdictions throughout the country. Elements of architectural review: Downtown Glens Falls is home to a tremendous collection of Inclusionary Zoning include: “Have exterior designs and use exterior materials that are compatible and in harmony with other cultural, artistic and historic institutions and attractions. With • Mandating the percentage of a development that needs to be made permitted uses and structures. several major venues and a flourishing local arts scene, the available to households within a given income range downtown is positioned ideally to grow into a cultural urban • Establishing a development size threshold for mandating affordable Develop landscaping plans that are compatible with the character of other existing buildings and uses. gateway to the entire Adirondack region. housing Be discouraged from the use of incongruous, distorted or unnatural combinations or bizarre designs • Establishing a length of time the units need to be affordable of buildings, color schemes or exterior materials.” The City boasts cultural amenities that are typically only found in • Establishing a mechanism for eligibility the central cities of major metropolitan areas. Already, Glens Falls • Establishing a fee in lieu providing affordable housing Much is left up to the interpretation of the Architectural Review Board. Clearer design guidelines is home to a world-renowned arts collection that includes works Inclusionary zoning is most effective where there is regional cooperation would give the architectural review board greater justification for their determination. The by Picasso, Rembrandt and Renoir, has its own symphony orchestra towards providing workforce/affordable housing. Without a regional guidelines would also give developers a better understanding of what to expect when designing their and a sports arena that seats 5,000 to 7,000 and which is home approach, developers will tend to develop in jurisdictions without such development. Design guideline can control: to the NYS High School Boys Basketball Championship. The city is regulations. • Scale in context of other buildings also the headquarter location of the Lower Adirondack’s Regional • Building Articulation Arts Council (LARAC) and the contemporary Wood Theater, a 300-seat performing arts venue. The Shirt Factory is one of Incentive Based Recommendations • Window Coverage the most innovative mixed-use, live-work arts complexes in the Zoning incentives can be used to make developments more economically • Orientation country, hosting more than 50 resident artists and more than a feasible in circumstances where the developer would incur an extra cost • Building Materials dozen arts-related businesses. A successful art-walk event is held by establishing something that is determined to be a public good. Zoning • Massing in Downtown every third Thursday with 14 locations along the incentives include: • Setback Consistency trail. • Allowing increase density (sometimes through a height variance) • Landscape material • Accelerated approval process Perhaps as signfiicant as the collection of venues and history in • Zoning fee waivers Definitions Glens Falls is their concentration proximate to one another within Zoning Incentives can be used to achieve the following: Zoning ordinance cannot keep up with changing terminology. Some terms can become obsolete; a walkable downtown. The map on the following page identifies • Adaptive reuse of deteriorating buildings some terms need to be redefined; and some terms need to be added. Example s of definition that the major cultural, artistic and historic anchors in downtown, • Encouraging infill development need updating include: illustrating Glens’ Falls as a cultural experience destination. The • Creating workforce housing in addition to or instead of an • Revising the definition of ‘gross floor area’ or change its use throughout the zoning ordinance. cultural amenities provided within a few downtown blocks are of inclusionary mandate • Add “live/work” loft as a definition and a permitted use in several different zoning districts the scale and quality that few cities the size of Glens Falls could • Provision of open space 33 compare to. The following pages include an inventory of the
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Artistic Breakdown
Sales & Services & Sales Visual Arts Visual Cultural Destinations Cultural Places of Historic National Register Studios Art/Dance/Music Artwalk Locations Churches Multi-Use Trails Scenic Byway Central Adirondack Scenic Byway Terminus Parks National Register Historic District Market Farmers’/Winter Discipline General PHYSICALThe Shirt Factory CONDITIONS 34 Including Works By Including Works Hyde Collection Rembrandt, Picasso & Renoir World-Renowned Art Collection World-Renowned Home to more than Shirt Factory Arts & Healing Center 50 Resident Artists and 50 city of glens falls, ny city of glens 16 Arts-Related Businesses Civic Center 6,000-Seat Sports Arena 6,000-Seat Central Adirondack Trail Adirondack Central 600-Seat Performing Arts Venue Wood Theater Wood
Arts Council LARAC Headquarters of the
Lower Adirondacks Regional
CULTURAL & CIVIC ANCHORS Downtown Cultural Resources Resources Cultural Downtown Historic & Cultural Resources Cultural Destinations Crandall Park (6) Glens Falls High School (10) Upstate Model Railroaders (16) The Cultural Destinations in Glens Falls are places that The park is a tremendous recreational asset for the City Practice location and venue for the Glens Falls Symphony A railroad club providing information and instruction are dedicated to presenting art, music, or theater. Places of Glens Falls. The park also contains several historical Orchestra. in various modeling techniques for N, HO, O & C scale monuments and has an amphitheater which regularly layouts. that present a historic overview are also included as Glens Falls Post Office (11) features live bands and the Glens Falls Symphony cultural destinations. (#’s correspond to locations The post office exhibits art collections from various Wallabee’s Jazz Bar (17) Orchestra. on Cultural Resources Map, Page 28). This list is organizations throughout the year. A small bar located behind Aimie’s that features live jazz representative, not exhaustive. Crandall Public Library (7) performances. HR Tyrer Galleries (12) Aside from being a repository for books, the Crandall 6 Pine Street Gallery (1) An art gallery that hold auctions periodically throughout World Awareness Children’s Museum (18) Library houses the Folklife Center. The center is charged An art gallery with changing exhibits from over 20 local the year. The museum was established in 1985 with the vision of with the mission to research and present the cultural artists collecting and sharing international youth art to promote traditions of the upper Hudson valley and southern Hyde Collection Art Museum (13) Aimie’s Dinner & A Movie (2) positive images of diverse cultures. Adirondacks of upstate New York through its research and The Hyde Collection is an art museum with an A venue where the latest movies are shown in a dining documentation, special collections, public programs, gallery extraordinary collection of more than 3,000 objects. The room atmosphere. Cultural Organizations and educational services. The library also hosts the Folklife museum houses works from artist such as Rembrandt, Cultural organizations are organizations that promote or Chapman Historical Museum (3) Concert Series. The library is located in City Park which Rubens, Picasso, Renoir, and Hassam. The works are perform art at various venues throughout the city of glen Home to the Seneca Ray Stoddard Collection of provides a central location for public gatherings. constantly in demand by museums around the world. photographs which highlights life in the Adirondacks falls. The following is a list of cultural organization and a Glens Falls Civic Center (8) Lapham Gallery (14) around the 1900s. The museum also houses thousands brief description of their work. The Civic Center is home to the NYS High Schhol Boys Located on scenic City Park and within the Lower of photographs that document the history of Glen Falls Adirondack Theater Festival Basketball Championship. The center also stages concerts, Adirondack Regional Arts Council headquarters, the which are made available to researchers. Adirondack Theatre Festival (ATF) is a professional family entertainment, dance, and theater events. the 7,000 Lapham Gallery displays fine art and craft created by summer theatre presented in the Charles Wood Theater. Charles Wood Theater (4) square foot Heritage Hall hosts banquets, meetings and regional artists and becomes a unique holiday gift shop in Each summer ATF produces a six-week season of theatre A former vacant Woolworth store converted into a conferences. late Fall. for an audience of more than 6,000 using professional performing arts venue. The theater has state of the art The Shirt Factory Art Gallery (15) Glens Falls Cemetery (9) artists from New York City and across the country. A lighting and sound packages. The theater is home to the The historic building that once housed the McMullen- An historic cemetery established in 1853. In September, typical six week summer season includes three mainstage Adirondack Theater Festival which has strong roots in Leavens Shirt Factory is now home to more than 50 the cemetery hosts a tour during which members of the productions, a new play/musical workshop and a late night New York City’s off-Broadway theater. resident artists, and 16 art and healing related businesses Glens Falls Community Theater bring to life characters slot for cabaret and more adventurous productions. Cooper’s Cave (5) from the area’s past. that keep regular hours for the public. A tourist attraction which is the site that inspired James 35 Fennimore Cooper to write Last of the Mohicans. COMMUNITY ANALYSIS PHYSICAL CONDITIONS 36 Hyde House Hyde L. House James Dix HouseJohn E. Parry House Jones Ordway House & Garage Joseph Fredella Building & White Joubert House L.C. Wilmarth Martin Building Factory Shirt & Morrison Peyser Russel House Little M. House Sherman Flats Smith Academy St. Mary’s Stephen T. House Birdsall Thomas Burnham House House Thomas Stillwell W.T. Cowles House House McEchron William HouseZopher Delong Separate Company Armory Separate th A.S. Rugge House A.S. Rugge Addison B. Colvin House Apartments Argent House Cunningham A.Dr. House Charles Foster Office Ferguson Dr. James Enoch Rosekrans House B.Ephriam House Potter Church Presbyterian First House H. Parks George Cemetery Glens Falls Canal Feeder Glens Falls Women HomeGlensAged for Falls House Wing Helen House Krum Hiram Hoopes House Street Warren 216 House at 18 Table 21: Historic Structures Table Source: National Register of Historic Places & peter j. smith & company, inc. Source: National Register of Historic Places & peter j. smith & company, National Register of Historic Places National Register federal government’s official list of Historic Places is the United States The National Register worthy of preservation. A property structures, and objects deemed of districts, sites, buildings, Historic District, may qualify located within a National Register or Register, listed in the National incurred preserving the property. from the total value of expenses for tax incentives derived Historic Districts The adjacent table identifies individual buildings listed on the National Register of Historic Places. The following are districts which contain structures collectively listed on the national Register of Historic Places. Bemis Eye Sanitarium Complex and consists of eight contributing and 1902 1893 The complex was built between about built for the sanatorium, as well as two previously structures. There are five boarding houses that were converted for sanatorium use in the 1890s existing residences and a carriage house Historic District Fredella Avenue residential The District includes eight contributing buildings. They are multi-story concrete built of molded buildings built as speculative housing for Italian immigrant families. They are by two story porches concrete block and decorated with cast concrete trim and characterized with concrete fluted columns. Historic District Three Squares one contributing site, and one contributing object. contributing buildings, The district includes 75 The buildings generally historic and contemporary commercial center. It encompasses Glens Falls two and five stories in consist of brick commercial, office, and institutional structures between were built the majority of the buildings height. Because of devastating fires in 1862 and 1902, Notable buildings include the Italianate style Cowles block (1865), and 1930. between 1902 Beaux-Arts style Empire Theater Neoclassical style Rogers Building (1926-1927), City Hall (1900). style Glens Falls and Neoclassical (1899), Glens Falls Market Glens Falls Saturdays, 8a.m. - Noon, @ South Street Pavillion City Park Market 3p.m. - 6p.m., @ City Park Wednesdays, Winter Market Saturdays, 9a.m. - Noon, @ Christ Church United
• • • Third Thursday Art Walk Location Art Walk Third Thursday Artwalk is a city-wide event that takes The Third Thursday third and alternative gallery venues on the place at traditional The following from May to October. Thursday of each month on the art walk. is a list of venues highlighted Street Glen – 380 Senior Center • Glens Falls Gallery – 6 Pine Street • 6 Pine Street 11 Broad Street • Samantha’s Café & Catering – Street Café – 19 Exchange • Rock Hill Bakehouse Glen Street • Scoville Jewelers – 167 • City Hall Gallery – 42 Ridge Street – 7 Lapham Place • Lapham Gallery at LARAC Street • Crandall Public Library – 251 Glen • Folklife Center – 251 Glen Street – 217 Glen Street Glens Falls • Uncorked Glen Street • Sterling & Company – 203 Glen Street Jewelers – 220 • Achenbach’s – 144 Glen Street • TechQuest • Coffee Planet – 140 Glen Street Studios Dance/Music art is promoted through The following is a list of places were dance and music education. Glen Street • Adirondack Repertory Dance Theater – 126 Music Academy – 2 Harrison Avenue • Glens Falls Street Warren • Dance Center of Queensbury – 79 • Bolton Dance Academy – 16 Rogers Street Markets Farmers’ Markets is home to two Farmers’ Downtown Glens Falls that feature events and musical and one Winter market performances, including:
North Country Arts Center organization cultural is a not-for-profit The NCAC for artists, artisans and people established in 1971 interested in art. Their work is shown in various locations with its main gallery space at City throughout Glens Falls Hall, 2nd floor. Lower Adirondack Regional Arts Council (LARAC) (LARAC) Adirondack Regional Arts Council Lower Council (LARAC) The Lower Adirondack Regional Arts arts community to unify the was founded in 1972 region. LARAC and establish a cultural identity for the and artists’ offers exhibits, workshops, lectures, readings, Services for artists demonstrations for children and adults. seminars, gallery and arts organizations include: business and shop exhibition opportunities, arts festivals, grants for arts and cultural projects and more. Glens Falls Symphony Orchestra Glens Falls piece Symphony Orchestra is a 54 The Glen Falls The orchestra has orchestra with national recognition. years. been in existence for 26 Glens Falls Community Theater Glens Falls since 1935. A theatrical group that has been in existence murder mysteries. The group performs musicals, plays, and Art in the Public Eye Art in the Public mission is to form relationships An organization whose art community and local businesses between the area’s access to art through cultural and to create greater exhibitions. Art in the public eye hosts activities and public ending an art walk around Glens Falls the “Third Thursday”, of a movie in City Park. with an outdoor showing Historic & Cultural Resources Cultural & Historic Building Conditions Each building within the study area was inventoried Façade Quality and photographed. The inventory was then input into a Façade quality is a measure of general upkeep as well as
geographic database. The purpose of the building inventory compatibility with theCondition surrounding character. Percent Nearly 50% Figure 18: Building Conditions Poor (1) 6.80% database was to identify areas of the downtown that are of the building facades were rated a four or five. Just over 2 12.80% in good condition as well as identifying areas that could 20% of the facades received3 a low rating25.50% of one or two. be redeveloped. The database can be used to determine Façade quality was closely4 correlated to building26.80% condition. eligibility for incentive programs should the City create The following table presentsGood (5) a breakdown28.10% of the façade such programs. Each building was assessed for the overall quality. Table 23: Facade Quality condition, façade quality, and historic character. Buildings were also assessed for vacancies. In all, 265 buildings were Façade QualityCondition Percent Percent Poor (1) 8.10% inventories within the study area. Poor (1) 6.80% 2 2 12.80% 12.80% 3 3 30.60% 25.50% General Condition 4 4 23.80% 26.80% The overall condition Good (5) Good (5) 24.70% 28.10% Table 22: Building Conditions Source: Building Inventory, peter j. smith & of the building is a Condition Percent company, inc. relative assessment of Poor (1) 6.80% Historic QualityHistoric Quality Percent
Façade Quality Percent Conditions Figure 19: Facade building maintenance 2 12.80% The rating of historic Poorquality (1) is aPoor measure (1) 13.60% of how a building8.10% 3 25.50% and need of repair. contributes to the historic2 character2 of the15.70% city. Nearly12.80% 4 26.80% Despite the age of 3 3 23.00% 30.60% Good (5) 28.10% 30% of the building rated low with a historic value of many of the buildings 4 4 20.40% 23.80% Source: Building Inventory, peter j. smith & one or two. Many of the lower rated historic quality Good (5) Good (5) 27.20% 24.70% in the study area, company, inc. structures are located on Broad Street. There are several many of the buildings are inFaçade good Qualitycondition. In Percentthe study other structures with Table 24: Historic Quality area, nearly 55% of the structuresPoor (1)were rated as having8.10% low historic valueOccupancy StatusHistoric Quality Percent Percent 2 12.80% a quality of four or five on a scale from one to five. Only scattered aroundVacant Poor (1) 10.60% 13.60% 3 30.60% 6.8% of the structures were rated in poor condition. The Partially Occupied 2 8.10% 15.70% 4 23.80% the study area. They Occupied 3 81.30% 23.00% poorest building conditions areGood found (5) on South Street.24.70% seem to be buildings 4 20.40% Several residences on Broad Street and Hudson Avenue that were built in the Good (5) 27.20% also rated as poor. Many structures in Warren Street area 1960’s and 1970’s. Source: Building Inventory, peter j. smith & rate low. The following tableHistoric presents Quality a breakdown Percent of the company, inc. Poor (1) 13.60% condition rating. Occupancy Status Percent 37 2 15.70% Historic Character Figure20: Vacant 10.60% 3 23.00% Partially Occupied 8.10% 4 20.40% Occupied 81.30% Good (5) 27.20%
Occupancy Status Percent Vacant 10.60% Partially Occupied 8.10% Occupied 81.30% COMMUNITY ANALYSIS PHYSICAL CONDITIONS 38 One problem area is found along Warren Street where there is a is found along Warren One problem area this buildings and vacant lots. Found within mix of deteriorating Historic district and Fredella Avenue cluster is the deteriorating are building. Deteriorating structures the unoccupied armory Street. This area is in need of renovation. prevalent along South buildings Street is a mix of deteriorating The north side of Broad presents structures on large lots. This area and small residential to match the an opportunity for complete redevelopment surrounding development. 6.80% 8.10% 8.10% 15.70% 10.60% 13.60% 25.50% 30.60% 12.80% 26.80% 28.10% 12.80% 23.00% 20.40% 27.20% 24.70% 81.30% 23.80% 2 3 3 3 4 2 4 2 4 Poor (1) Poor (1) Poor (1) Good (5) Good (5) Good (5) Condition Percent Façade QualityFaçade Percent Historic Quality Percent Occupancy Status Percent Vacant Occupied Partially Occupied Table X: Occupancy Table Source: Building Inventory, peter j. smith & Source: Building Inventory, inc. company, have buildings on them that received a low rating for overall that received a low rating for overall have buildings on them could simply need façade renovations condition. These properties redevelopment. or are in need of complete parcels should be a priority. Improvement of underutilized building could be properties with a vacant Underutilized properties that an existing use where it was determined or properties with location or relative size of the use was inappropriate based on its to a concentrated built form. the parcel. These parcels do not lend Figure 21: Underutilized Parcels
Vacant, Deteriorating, and Underutilized Properties and Underutilized Deteriorating, Vacant, the study area to determine what within A survey was taken result is deteriorating, or underutilized. The parcels were vacant, can be used to determine each property’s a parcel database that programs that encourage infill development eligibility for incentive of Glens in targeted areas of commercial core or redevelopment there are no Properties are those properties where Vacant Falls. parcels is not used for parking. These buildings and the property Deteriorating present an opportunity for infill development. These properties parcels were based on the building inventory. Property Conditions Property (5) Public Outreach An interactive community input process The Downtown Vision and Development Strategy is The public process is composed of the following four major elements: Table 25: Public Workshop Survey Results Downtown Glens Falls has the potential to develop other assets as regional magnets. rooted in input received throughout a comprehensive public Downtown Glens Falls has the potential to develop other assets as regional magnets. Steering Committee Meetings Downtown Glens Falls has the potential as a major arts and culture destination with year- participation process. This input has guided the direction of Downtown Glens Falls hasround the potential appeal. as a major arts and culture destination with year- round appeal. Focus Groups Sessions New Commercial, shopping and restaurant businesses are needed in Downtown Glens Falls. the project and informed the investigative inventory and, New Commercial, shopping and restaurant businesses are needed in Downtown Glens Falls. • Arts & Culture If there were certain amenities downtown, then I would think about moving there. ultimately, the recommendations for future improvements. If there were certain amenities downtown, then I would think about moving there. Strongly Agree Strongly Agree Ongoing contact with the community has also generated a • Transportation & Circulation I would live in Downtown Glens Falls if the price were right. I would live in Downtown Glens Falls if the price were right.
• Housing & Human Services owntown Living EconomicPotential There should be a diverse array of residential choices in Downtown Glens Falls. Agree
widespread understanding of the project and, because it has D There should be a diverse array of residential choices in Downtown Glens Falls. Agree • Downtown Stakeholders Glens FallsDowntown Living EconomicPotential should focus on mixed uses in downtown buildings including apartments, offices, been developed in the vision of the community, the process Glens Falls should focusretail on locations mixed uses and inservices. downtown buildings including apartments, offices, retail locations and services. Neutral has strengthened the public support. Moving into the future, Downtown Glens Falls has areas that could be reused into better, more lively districts Neutral Three Interactive Public Forums Downtown Glens Falls has areas that could be reused into better, more lively districts There are areas in Downtown Glens Falls that should be completely redeveloped to new uses the City of Glens Falls will continue to engage the community • Issues & Opportunities There are areasto complementin Downtown the Glens existing Falls neighborhood.that should be completely redeveloped to new uses Disagree to complement the existing neighborhood. Disagree in the implementation of the plan, ensuring that individual Parking in Downtown Glens Falls Should be more conveniently located. • Scenario Evaluations Parking in Downtown Glens Falls Should be more conveniently located. Downtown Glens Falls has intersections and/or other locations that create significant traffic Strongly Disagree projects are sensitive to the local population and the context • Goals, Objectives & Final Report safety concernsDowntown for pedestrians,Glens Falls has motorists intersections and bicyclists and/or otherand/or locations vhicular that traffic create flow. significant traffic Strongly Disagree safety concerns for pedestrians, motorists and bicyclists and/or vhicular traffic flow. CirculationNavigatingUse Land downtown Glens Falls should be more understandable for drivers, bicyclists, and a within which they are developed. CirculationNavigatingUse Land downtown Glenspedestrians. Falls should be more understandable for drivers, bicyclists, and TransportationTr and a pedestrians. Online Community Survey TransportationTr and 0% 20% 40% 60% 80% 100% 120% 0% 20% 40% 60% 80% 100% 120%
Project Steering Committee Project Steering Committee Project Steering Committee • Project Kickoff • Progress Review • Progress review • Project Area Walking Tour • Present preliminary economic analysis • Present preliminary findings • Present preliminary code analysis • Present preliminary concepts Focus Group Focus Groups Project Update Meeting • Arts & Culture • Transportation & Circulation • Stakeholders • Housing & Human Services • Downtown Stakeholders Interactive Public Forum # 1 Downtown Business Survey • Issues & Opportunities 39 Downtown Needs Public Survey COMMUNITY ANALYSIS PUBLIC OUTREACH
40 refurbish the civic center establish linkages
food coop! a new hotel shirt factory marketing, branding, advertising marketing,
workforce housing roundabout capitalize on the hospital capitalize on the hospital
streets need to be safer we need good parking, but not too much we need good parking, need better bike accommodations need better bike collaboration wayfinding you don’t have to run off to NYC to be awesome... you can be awesome right here!!! you don’t have to run off to NYC build a public ice rink visitor information rehabilitate historic urban structures into mixed use and housing into mixed use rehabilitate historic urban structures grow arts & culture grow arts & city government is proactive Emerging Themes Emerging prominent represent the most and statements words, phrases The following focus for the process, providing public participation from the themes emerging Strategy: Vision & Development of the Downtown direction Downtown Stakeholders Meeting Stakeholders Downtown House Public Open Progress Review Present draft recommendations Present draft Vision & Development Plan
• • • Project Steering Committee Project Steering Downtown Business Survey Downtown Develop Mixed-Use/Residential Develop Mixed-Use into Redevelop Existing Buildings Rehabilitate Parking existing over Develop SkatingConstruct a Ice Rink Coop a Food Develop Establish an Arts District Link Arts & Museum Districts Issues Tra c Existing
Figure 22: Issue Identification, Interactive Public Synthesis Map Identification, Interactive Public Figure 22: Issue Emerging Themes Emerging issues and the major a survey regarding to take in a asked were engaged forum, participants interactive public 2012 In a September the survey. outcomes of depicts the tabulated the previous page The chart on Glens Falls. of Downtown facing the growth opportunities project on a map of the for downtown ideas and concerns illustrate their major to graphically collaboratively worked Next, attendees map, below: depicted on the emerged and are distinct themes area. Several Downtown Needs Public Survey Downtown