Hudson Falls Downtown Revitalization Plan

HUDSON FALLS
Downtown Revitalization Plan

This document was prepared for the Village of Hudson Falls, Washington County and the New York State
Department of State with State funds provided through the Brownfield Opportunity Areas Program.

ACKNOWLEDGMENTS

This BOA Nomination Study was developed in partnership with the Village of Hudson Falls, the
NYS Department of State, stakeholders, residents, and property owners. The dedicated members
of the BOA Steering Committee and additional guidance from the Hudson Falls Branding
Committee were invaluable during the planning process.

STEERING BRANDING
COMMITTEE COMMITTEE

JOHN BARTON, Mayor MIKE MORAN, Moran Enterprises
DEB BREEYAR, Village Planning Board JONATHAN NEWELL, Strand Theater
ANDY COLLINS, resident JOELLE TIMMS, Village Board of Trustees,
JAMES GALLAGHER, Village Board of Trustees Phoenix Rising President
DAN HOGAN, Village Board of Trustees TOM VANAERNEM, VanAernem Realty
JOE MELUCCI, Glens Falls National
TOM VANAERNEM, VanAernem Realty

CONSULTANTS

TABLE OF CONTENTS

SECTION 1: SECTION 4:

Description of the Project Strategic Sites &
and Boundary Recommendations

p.3 1.1 Project Overview and Description p.57 4.1 Strategic Sites
p.1 3 1.2 Community Vision and Goals p.6 0 4.2 Recommendations for Revitalization

SECTION 2: and Redevelopment

Community Participation and SECTION 5:
Techniques to Enlist Partners
Implementation Strategy
p.16 2.1 Steering Committee
p.1 6 2.2 Stakeholder Interviews p.68 5.1 Leverage the BOA
p.1 7 2.3 Surveys p.7 0 5.2 Establish Supporting Delivery and
p.1 7 2.4 Marketing Committee
p.1 7 2.5 Village Website/Social Media Regulatory Framework
p.1 7 2.6 Public Meetings p.7 0 5.3 Strengthen Continued Community
p.1 7 2.7 Community Contact List
p.1 7 2.8 Press Releases & Flyers Engagement and Benefit
p.1 8 2.9 Key Insights p.7 4 5.4 Position Hudson Falls for Economic

SECTION 3: Development Opportunities

Inventory & Analysis APPENDICES:

p.20 3.1 Community & Regional Setting p.76 A Community Participation
p.2 1 3.2 Demographic and Economic Profile p.1 08 B Strategic Site Profiles
p.2 2 3.3 Existing Land Use and Zoning p.1 37 C Marketing & Branding Plan
p.2 7 3.4 Brownfield, Abandoned, and Vacant Sites
p.3 1 3.5 Land Ownership Pattern
p.3 3 3.6 Parks and Open Space
p.3 6 3.7 Historic or Archaeologically

Significant Areas
p.3 8 3.8 Transportation Systems
p.4 2 3.9 Infrastructure
p.4 4 3.10 Natural Resources and

Environmental Features
p.4 7 3.11 Economic and Market Analysis

HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020 1

SECTION

1

Description of the
Project and Boundary

2 HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020

1.1 Project Overview and Description

1.1.1 BACKGROUND

THE VILLAGE OF HUDSON FALLS is a traditional upstate industrial community located along the eastern
banks of the Hudson River in Washington County. The BOA encompasses the Village’s Main Street and generally

stretches from the Hudson River to the west to the Feeder Canal to the east.

THE BOA smaller, scattered neighborhood NYSDEC were joint state agency leads
PLANNING properties that could contribute to for the Hudson Falls BOA project,
PROCESS the economy, health, and standard overseeing and providing guidance
of living in the community. to the Village of Hudson Falls and
The Brownfield Opportunity (BOA) their planning team. The Steering
program provides the resources to plan The current Nomination Study will Committee is a cosponsor of this
for the revitalization of brownfield sites result in a better-defined, more initiative.
and vacant and underutilized properties detailed look at strategic sites. Once
in the Village of Hudson Falls. With the the Nomination Study is complete, RECENT
assistance of the NYS Department of the Village will have an opportunity CHANGES
State (NYSDOS) through the BOA to adopt the Plan and apply for
program, the Village of Hudson Falls BOA designation. Certain projects Since the completion of the Pre-
completed a Pre-Nomination Study in in designated BOAs are eligible for Nomination Study in 2009, several
January of 2009. The Pre-Nomination NYSDOS pre-development funding to significant, beneficial changes have
Study detailed a revitalization strategy implement the identified vision, goals, occurred in the Village, some of
for a 286-acre area of the Village, and objectives. which affect the information and
including a significant portion of U.S. recommendations made in the
Route 4, the downtown, and adjacent LEAD PROJECT Pre-Nomination Study. These
neighborhoods. The Pre-Nomination SPONSORS changes have, notably, included the
provided an initial analysis of key renovation of several key brownfield
properties/projects in the study area The Village of Hudson Falls, acting sites and catalyst sites in the Village’s
that had the potential to be returned to as lead agency pursuant to the State historic downtown, that bookend
productive use and to serve as Village Environmental Quality Review Act and complement the streetscape
revitalization catalysts. (SEQRA) and its implementing improvements implemented along
regulations (6 NYCRR Part 617), has Main Street in 2015. In total, these
The properties identified in the Pre- prepared this Nomination Study for the projects have involved over $9 million
Nomination were considered critical adoption and implementation of the in public and private investment
to the redevelopment and success of BOA Plan (“Downtown Revitalization throughout the study area. The opening
the Village. Although not all sites met Plan”). The Downtown Revitalization of the Strand Theater and renovation
the strict definition of “brownfields,” Plan was prepared in accordance of the new arts spaces at the former
they followed the DOS’s definition with the guidelines established by Masonic Temple and County
of a brownfield parcel as any vacant, the New York State Department Courthouse have also established a
abandoned, contaminated, or of Environmental Conservation growing arts and entertainment hub in
underutilized property. In this way, (NYSDEC) for the BOA program the Village.
the Village was able to capture both Nomination Study. NYSDOS and
traditional brownfield sites and

HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020 3

In spite of these investments and successful projects, the
Village continues to struggle with a shrinking industrial base
and the associated loss of employment and tax revenue. As a
result, residential and commercial vacancies, abandonment,
environmental problems, loss of historical building details,
building demolition, and deterioration of public facilities
continues. This has resulted in additional underutilized, vacant
sites in the Village’s downtown that were not identified in
the 2009 Pre-Nomination Study, including several former
businesses on Main, John, and Allen Streets.

GENERAL ELECTRIC
PLANT UPDATES

One of the properties identified in the BOA Pre-Nomination
Study is the Hudson Falls General Electric (GE) Plant, one of
two capacitor manufacturing facilities in Washington County.
This plant once employed 1,000 people and has been closed
since 1995. The site has undergone extensive cleanup, conducted
under the NYS Superfund authority. Several buildings have
been demolished, a large soil excavation project was completed,
and the site is being regraded. The site will continue site
management, including maintaining a soil cover. The Declaration
of Limited Use and Restrictions restricts the site to industrial
or commercial land uses, among other restrictions. Community
members have met with representatives from GE since the
2009 Pre-Nomination Study; at these meetings, GE indicated
that they had no interest in selling their properties.

The Village was awarded additional funds under the BOA
program in 2011 and 2018 to continue the process of refining
a strategy for revitalization and for identifying community-
supported end uses for specific properties. This Downtown
Revitalization Plan, or “Nomination” Study is a better-defined,
more detailed look at revitalization strategies for key strategic
sites and areas in the study area. Subsequent analyses by the
Village and the Steering Committee have resulted in changes
to the BOA boundary area and the removal of a number of
properties that were considered non-essential in this process.
The Downtown Revitalization Plan product focuses more tightly
on a smaller number of sites.

4 HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020

CELEBRATING SUCCESS

BANK COMMONS: I LOVE NY PIZZA: STRAND THEATER:
Formerly known as the First The former Pizza Hut building In 2016, Hudson River Music
National Bank building, a local at the corner of John Street and Hall Production, LLC (HRMH)
developer purchased several key U.S. Route 4 has been sold and purchased the historic Strand
adjacent buildings in the downtown redeveloped into a pizza-based Theatre at 210 Main Street, which,
and redeveloped the site as prior to the renovation, was being
“Bank Commons,” a mixed-use Italian restaurant. used as the Town of Kingsbury
project that includes commercial, Town Hall. The building includes a
residential, and parking. The project COAL SILOS: 350-seat theater, with programs
was one of the recommendations With cooperation from the Village, throughout per year. The $1.5
made in the Pre-Nomination the Feeder Canal Alliance was able million project to restore the
Study. The project continues Strand Theater is a key catalyst to
to benefit the downtown and to successfully acquire funding downtown activity: HRMH has sold
from the NYS Canal Corporation, over $700,000 in tickets to events
community at large. NYS Senator Betty Little’s office, over the past ten years, generating
a $1.5 million economic impact.
FEEDERVIEW APARTMENTS: the NYS Office of Parks and
The Pre-Nomination Study Recreation (OPRHP), Sandy 10 MAPLE STREET:
Hills Foundation, and Leo Coxx Prior to renovating and opening
recommended that this former Beach Philanthropic Foundation,
machine works, foundry, and paper in addition to in-kind contributions, the Strand Theater, HRMH
mill be redeveloped into a mixed- to preserve the historic coal silos completed a $200,000 renovation
use property that allows improved along Pearl Street in the Village. of the property at 10 Maple Street,
Plans include developing the
access to the Feeder Canal, Howard Raymond Field School on holding its official ribbon cutting
while providing a more attractive the site. This was one of the key ceremony for the HRMH in 2012.
“gateway” into the Village. This recommendations made in the
site was successfully renovated Pre-Nomination Study as a way The building was sold in 2020
and is back in productive use as an to connect public amenities and and is currently occupied by a
recreation with the revitalization dance/artist studio and a chemical
apartment complex.
of the community. analysis company.

HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020 5

CELEBRATING SUCCESS

OLD COUNTY MASONIC TEMPLE: MORAN-DERBY PARK:
COURTHOUSE: This formerly vacant building The Village is poised to break
This historic building was renovated is currently been renovated by ground on a planned renovation
to accommodate a series of Sandy Hill Vision into the “Sandy of Moran-Derby Park that was
restaurant/tenant, the most Hill Arts Center” at a total cost facilitated by a combination of
recent of which closed in August of approximately $1 million. local donations and $600,000
2019. In 2018, the Village was Once complete, the building in State grant funding. The total
awarded a $500,000 NYS Main will include retail and restaurant project costs are estimated to be
Street grant, which was used for spaces on the ground floor with approximately $1.7 million.
additional building renovations, office and arts/studio space on
including adding an elevator and the upper floors. The project
converting the former second floor was facilitated by a $500,000
courthouse into a public events Restore New York grant from
space, with a total project cost of Governor Andrew Cuomo.
approximately $830,000.
There are no current tenants

in the building.

July 25, 2017
Scale: 1"=60'

FIG 4

O’REILLY AUTO PARTS: ARGYLE CHEESE FARM: PARIS PARK:
This formerly vacant Rite Aid The Lewis Supermarket operated The Village recently upgraded
Pharmacy structure has been at 2358 Burgoyne Avenue from
1949 to 2019. In spring 2020, Paris Park to include an
reoccupied by an O’Reilly Argyle Cheese Farmer opened expanded municipal parking lot,
Auto Parts store and is back in a storefront for their operations an upgraded green space, and
productive use. The renovations
cost approximately $290,000. at the former supermarket. To multiple green infrastructure
date, Argyle Cheese Farmer improvements. The total project
has invested over $1 million
costs were approximately
renovating the building. $825,000 and were partially
funded though a New York
State Environmental Facilities
Corporation (NYSEFC) grant.

6 HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020

1.1.2 BOA STUDY AREA DESCRIPTION

FIGURES 1 AND 2 present the BOA study area and its context within the greater Village of Hudson Falls. The 285-acre
BOA study area is comprised of properties that correspond to the traditional growth pattern along a major water body (the
Hudson River). Additional uses resulted from man-made features, such as the Feeder Canal and U.S. Route 4. A total of
101 parcels in the study area, representing a combined 131 acres, are brownfield, vacant, abandoned, or underutilized sites.
The study area encompasses a majority of the downtown, key sites, and adjacent neighborhoods that may be affected by the
redevelopment of key parcels. The sites identified for further study through this Downtown Revitalization Plan represent
those areas critical to the growth of the Village and region.

1.1.3 Feeder Canal, a brownfield site, but Hudson Falls to the south. The Fort
BOA BOUNDARY also a significant water and recreational Edward-Glens Falls Amtrak train station
REFINEMENTS resource for the Village and greater is also located in Fort Edward and is
AND region. The BOA study area extends served by Amtrak’s daily Adirondack and
JUSTIFICATION south to below John Street, to include Ethan Allen Express trains. The Town
the southern end of the historic, mixed- of Queensbury in neighboring Warren
Based on input from the Steering use U.S. Route 4 corridor. Several key County runs along the western border
Committee during the planning strategic sites are located along U.S. of the Village and is also home to Floyd
process, the BOA study area originally Route 4, whichforms the central spine Bennet Memorial Airport. The City of
identified in the 2009 Pre-Nomination of the study area. Glens Falls, located just over one mile
Study was modified to include key west of Hudson Falls, is the nearest
underutilized sites (such as Grace Park) 1.1.4 downtown destination/job center.
and waterfront properties. As shown RELATIONSHIP Moreau, a growing suburban community
in Figure 1, the study area is generally OF THE STUDY located in Saratoga County with access
bounded on the west by the Hudson AREA TO THE to I-87 (the Northway) is across the
River, a Superfund site and also an COMMUNITY Hudson River from the Village of
inaccessible scenic resource in the AND REGION Hudson Falls. Saratoga Springs, a
Village. Active and former industrial significant tourist destination, is located
properties, as well as an operational The Village of Hudson Falls is approximately 20 miles southwest
freight rail, that line the waterfront. The a traditional upstate industrial of the Village. Other nearby tourist
study area’s northern border, which community. Located in Washington destinations include Lake George, Lake
generally runs along Spring and Ferry County in the Town of Kingsbury, the Champlain, and the Adirondack Park,
Streets, was defined to encompass key Village has served for many years as which are all located to the north of the
entries into the Village’s downtown an economic, cultural, and commercial Village. Fifty miles south of the Village
and the large, underutilized Grace hub within the County and region. The is the City of Albany, the State Capitol
Park. The study area’s eastern border Village of Fort Edward, the Washington and a major employment center; Albany
extends to include properties lining the County seat, borders the Village of is also the location of the nearest
international airport. Refer to Figure 3.

HUDSON FALLS DOWNTOWN REVITALIZATION PLAN • 2020 7

FIGURE 1: 75

Brownfield Opportunity Area

Boundary Map

FERRY ST FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST
MELBOURNE ST
WESTON AVE 4

MARTINDASLWEAANVSET GLENS FALLS FEEDER CA

RIVER ST WALL ST MAIN ST

NORTH OAK ST
SCHOOL ST

WALNUT ST FORREST ST CLARK ST CLARK ST N A L JUCKETT DR 196
LOCUST S T MAPLE AVE
254 4 SCHOOL ST UNION ST MAPLE ST

HUDSON RIVER PARK PL CENTER ST

RIVER ST COURT ST ST 196 ROGERS ST LINDEN DR
JAMES ST
MAPLE CHERRY ST OAK ST PEARL ST

DEPOT ST PEARL ST
HUDSON PL
SUMPTER ST BRIDGE STDERBY ST
MOSHER HILL ST 4
MAIN ST
ELM ST

WILLOW ST
BEECH ST

ALLEN ST JOHN ST JOHN ST

BAKER ST

4

LEGEND
N

Brownfield
0 0.25 0.5 Opportunity Area

Miles

FIGURE 2: 4

Study Area Context Map 32

35 NOTRE DAME ST

52 32 DIX AVE
DIX AVE BURGOYNE AVE
32 4
42 75 BOULEVARDRIVER ST H U D S O N R I V E RMAIN ST 41
79 BOULEVARD
GLENS FALLS
254 RIVER ST FEEDER CANAL

75 41

254 MAIN ST MAPLE ST
27
4 196 196

MAPLE ST

4

BLUEBIRD RD MAIN ST 37

27

4 0 0.325 N
LEGEND
0.65
Miles

SON RIVER LOWER MAIN ST Brownfield
BURGOYNE AVE Opportunity Area
37 Village of Hudson Falls
HUD 4

TOWN OF TOWN OF TOWN OF
JOHNSBURG CHESTER HORICON

FIGURE 3: TOWN OF TOWN OF
BOLTON DRESDEN
Community Context Map

HUDSON RIVER TOWN OF TOWN OF
LAKE GEORGEWARRENSBURG HAMPTON

TOWN OF TOWN OF
THURMAN WHITEHALL

TOWN OF TOWN OF TOWN OF TOWN OF TOWN OF
WELLS STONY CREEK LAKE FORT ANN GRANVILLE

GEORGE

TOWN OF Floyd Bennett TOWN OF
LAKE Memorial Airport HARTFORD

LUZERNE (GFL)

TOWN OF TOWN OF qTOWN OF TOWN OF
DAY HADLEY KINGSBURY
QUEENSBURY

TOWN OF CITY OF
HOPE GLENSNS FALLS

TOWN OF Á TOWN OF
BENSON

TOWN OF Fort Edward HEBRON
MOREAU Amtrak Station
TOWN OF
CORINTH
TOWN OF TOWN OF TOWN OF TOWN OF TOWN OF NEW YORK
TOWN OF NORTHAMPTON EDINBURG TOWN OF ARGYLE SALEM VERMONT
MAYFIELD
TOWN OF FORT
EDWARD

GREENFIELD WILTON TOWN OF
TOWN OF GREENWICH

TOWN OF NORTHUMBERLAND

PROVIDENCE TOWN OF

CITY OF JACKSON

CITY OF TOWN OF TOWN OF TOWN OF SARATOGA TOWN OF HUDSON RIVER
GLOVERSVILLE BROADALBIN GALWAY MILTON SPRINGS SARATOGA

CITY OF TOWN OF TOWN OF TOWN OF
JOHNSTOWN PERTH EASTON TOWN OF WHITE
CREEK
CAMBRIDGE

TOWN OF CITY OF TOWN OF TOWN OF TOWN OF TOWN OF TOWN OF
MOHAWK CHARLTON BALLSTON MALTA STILLWATER

AMSTERDAM AMSTERDAM TOWN OF
SCHAGHTICOKE
TOWN OF TOWN OF TOWN OF CITY OF
GLEN GLENVILLE CLIFTON MECHANICVILLE

PARK TOWN OF TOWN OF
PITTSTOWN HOOSICK

TOWN OF TOWN OF
HALFMOON
TOWN OF FLORIDA TOWN OF
CHARLESTON TOWN OF ROTTERDAM TOWN OF INSET

DUANESBURG CITY OF Albany Intl. WATERFORD
SCHENECTADY Airport (ALB)
TOWN OF CITY OF
PRINCETON CITY OF TROY

q COHOES TOWN OF TOWN OF TOWN OF
CITY OF BRUNSWICK GRAFTON PETERSBURGH
WATERVLIET
LEGEND

Village of Town Boundary County Boundary Train Station
Hudson Falls Airport

Village Boundary City Boundary Adirondack Park
10 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

1.1.5 POTENTIAL OPPORTUNITIES

The Village has many appealing features that are new parks with visual connections to the waterfront – an
opportunities for renewed investment and interest. Hudson underappreciated local resource from which the Village takes
Falls offers a charming, historic downtown overlooking the its name.
Hudson River. Hudson Falls has been consistently planning
for and investing in its downtown, including improvements The Village is also well-situated near regional employment
to notable buildings, such as the Courthouse, as well as centers and growing communities. There is a revived national
Juckett Park, streetscape, and infrastructure upgrades. This interest amongst residents and businesses alike to locate
has been coupled with private investment, particularly in in small, walkable cities, towns, and villages. Hudson Falls is
the downtown core of the Village, with the rehabilitation an affordable alternative that has the potential to attract
and opening of several new arts-oriented businesses and renewed interest and investment. Unoccupied upper floor
venues. The Village can build on these efforts, by expanding spaces along Main Street are a low-hanging fruit to focus on
them to the southern end of the downtown and focusing on for new downtown housing. The Village needs to highlight
redeveloping key vacant sites along Main Street to create a what makes it a “Great Place to Call Home” by focusing on
cohesive, attractive downtown. The Village can also continue marketing and branding and by growing the budding arts
to add complementary infrastructure, such as parks and and agritourism niche markets. There are opportunities for
parking. There are opportunities to improve existing parks complementary small businesses to support these existing
(such as Grace Park), improve access to existing recreation businesses and to thrive. The Village has had many recent
facilities (such as the Feeder Canal Trail), and develop success stories. This renewed public and private interest and
investment should be celebrated.

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 11

1.1.6 and zoning regulations to strengthen Hudson Falls, physical access to the
RELATIONSHIP the downtown, the adaptive reuse of Hudson River is made difficult by the
TO EXISTING the upper floors of buildings, and the presence of falls and rapids, steep
PLANNING promotion of Smart Growth policies. The slopes, and historic/active industrial
INITIATIVES plan called for a more inviting pedestrian uses. Therefore, it is important that
environment, property redevelopment, visual connectivity to the waterfront be
This Downtown Revitalization Plan is and streetscape improvements along considered.
influenced by several local and regional Route 4 to encourage additional travelers
planning initiatives. These include: to use the corridor and increased HOUSING TRANSITIONS –
economic activity. NEEDS ASSESSMENT
VILLAGE OF HUDSON FALLS AND SUPPORTING
COMPREHENSIVE PLAN: FEEDER CANAL PARK HOUSING ACTION PLAN:
Through a rigorous community MASTER PLAN: In 2019, Washington County released
participation process, the Village-wide This document, produced by the their housing needs assessment and
comprehensive plan was adopted in June Feeder Canal Alliance and last updated supportive housing action plan. The
2004. The Plan identified the challenges in October 2000, outlines a plan for plan identified a clear County-wide
facing the Village, as well as several areas the future improvement and reuse of need for quality, affordable housing,
of potential focus. One of the central the historic Feeder Canal as a regional and particularly for populations
themes of the plan is the need to deal greenway and linear park. By pursuing a that are homeless or at-risk of
effectively with the industrial legacy series of smaller improvements meant becoming homeless.
of the firms that were once located in to maintain and improve the canal and
Hudson Falls, while at the same time increase public access, the plan aims to TOURISM ECONOMIC IMPACT
leveraging public and private funds to transform the canal into a significant STUDY AND STRATEGIC PLAN –
attract new sources of employment. This public amenity. WASHINGTON COUNTY, NEW
redevelopment must be implemented YORK:
in tandem with a focus on the Village’s HUDSON RIVER AND The County released their tourism
urgent infrastructure needs. CHAMPLAIN FEEDER CANAL economic impact study in 2019. The
REGIONAL WATERFRONT PLAN: document included the following
ROUTE 4 CORRIDOR A regional study was performed to recommendations: retain a tourism
MANAGEMENT PLAN: develop a vision and revitalization coordinator to liaise between the
Through a New York State Quality strategy for a number of riverfront County, chambers, and local businesses;
Communities Grant, Hudson Falls, communities, including the Village dedicate funds towards tourism
along with several other municipalities of Hudson Falls. The plan, which was marketing endeavors; award a regional
in Washington County, developed completed in 2009, produced a series “tourism business of the month”; set
a management plan for the future of goals and recommendations for up information kiosks and improved
development of the Route 4 corridor in the region, as well as for each locality, wayfinding signage at major community
2015. Recommendations specific geared toward expanding public access centers; and investigate lodging needs
to the Village included updating land use to the waterfront and emphasizing within the County.
the Hudson River and Feeder Canal
as shared natural resources. Within

12 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

1.2 Community Vision and Goals

Many stakeholders and community members were involved in the development of this plan, including
local residents and businesses, landowners, elected officials, Village and County staff, arts and
cultural interests, the development industry, and community interest groups, just to name a few.
During interactions, the focus was on listening, seeking input, informing, and offering examples of how the
Downtown Revitalization Plan could meet a diversity of needs and generate excitement and consensus
around a shared vision for the future. The Vision Statement captures the issues and priorities of residents
and stakeholders and is rooted in an understanding of the regional and local context.

1.2.1 VISION STATEMENT

THE VILLAGE OF HUDSON FALLS strives to establish its role as an economic and cultural center of
greater Washington County by revitalizing the downtown streetscape and brownfield, vacant, and underutilized
properties, accentuating the Village’s scenic resources, ensuring that infrastructure meets the needs of current
and future development, preserving historic resources, and creating stable residential neighborhoods. The
Village of Hudson Falls seeks to maintain its small-town aesthetic and highlight the community as a regional
arts, music, entertainment, and agritourism attractor for visitors to the region.

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 13

1.2.2 protect, and enhance historic resources in the district and
COMMUNITY GOALS throughout the Village.

REVITALIZE DOWNTOWN STREETSCAPE CREATE STABLE RESIDENTIAL NEIGHBORHOODS
AND PROPERTIES The Village’s residential housing stock is more transient
The Village has a charming, historic downtown that the (rentals) than the surrounding area, and over the years many
Village leadership has been actively improving upon with former one-family homes have been converted into multi-
publicly funded projects, in combination with private family residences, often illegally. Stakeholders expressed an
investments. There is interest in continuing these efforts to interest in promoting improvements to the residential housing
other sections of downtown, and expanding efforts to vacant stock to increase ownership and stability for residents.
and underutilized storefronts and upper stories.
MAINTAIN SMALL-TOWN AESTHETIC
HIGHLIGHT THE VILLAGE’S SCENIC RESOURCES Many residents cited the Village’s small-town aesthetic as an
The study area is surrounded by two unique scenic resources: important element of the Village’s character that should be
the Hudson River and the Feeder Canal. However, these considered and maintained in developing recommendations.
resources are disjointed from the downtown. There are This goal led to a focus on smaller interventions and more
limited visual connections to the River from downtown, and programmatic recommendations. There was less of a desire
there is no public waterfront access. by the public and the committee for major changes; the
Signage encouraging visitors to make the easy bike ride or interest was in maintaining and enhancing the Village’s
walk from the Canal to downtown are minimal. These two existing character.
assets should be highlighted as both residential amenities
and tourist attractions. HIGHLIGHT WHAT MAKES THE VILLAGE UNIQUE
The Village is growing as a hub for arts, music, and
ENSURE ADEQUATE INFRASTRUCTURE entertainment, with the renovation and opening of The
The Village has been successful in securing grant funding Strand Theater, new event spaces planned for the Old
to implement several significant infrastructure projects in County Courthouse and Masonic Temple, local festivals, such
recent years. Any recommendation should account for the as Sandy Hill Days, and concerts in the park. The Village’s
need for adequate supportive infrastructure. other unique assets – including its wealth of parks – should
be highlighted to attract visitors, residents, and businesses.
PRESERVE HISTORIC RESOURCES Hudson Falls has a lot to be proud of, and the Village’s
Much of the Village’s downtown is within a designated successes should be showcased.
Historic District. Every effort should be made to preserve,

14 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

SECTION

2

Community Participation
and Techniques

to Enlist Partners
H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 15

Public participation is a key element of any successful land use development strategy and
provides participants with the information they need to participate in a meaningful way. The
Downtown Revitalization planning process was a multi-year effort that began in 2013 and
continued through 2020 and also built on the public outreach and planning that occurred
during the 2009 BOA Pre-Nomination process. Public participation took many forms,
including two steering committees, dozens of stakeholder interviews, multiple surveys,
a marketing sub-committee, public meetings and workshops, updates on the Village’s
website and social media, and direct outreach with community stakeholders, individuals,
and organizations. A summary of the community participation process and key insights is
provided below.

2.1 2.2
STEERING STAKEHOLDER
COMMITTEE INTERVIEWS

A Steering Committee was initially established to assist The Committee worked with the project team to develop
in the preparation of the Downtown Revitalization Plan a list of key downtown stakeholders and potential partners,
in 2013, which generally met monthly during the 2013- including building/property owners, business owners,
2016 draft plan preparation process. A second Steering developers, and local and regional government officials.
Committee was established to guide the updates to the draft Individual phone interviews were conducted with the
plan in 2019 (the “Committee”). The Committee consisted following stakeholders:
of the following elected officials and Village residents,
landowners, and business owners: NASSAR AWAWDEH, property owner/developer
SONNY BONACCIO, developer
JOHN BARTON, Mayor JOSEPH BRILLING, Washington County Sewer District
BOB COOKE, Village Board of Trustees
DEB BREEYAR, Village Planning Board MIKE FIORIOLO, DPW Superintendent
PETER HOFFMAN, property owner/developer
ANDY COLLINS, resident JENNIFER HOWARD, Stewart’s
JONATHAN NEWELL, Strand Theater/
JAMES GALLAGHER, Village Board of Trustees Hudson River Music Hall
BILL NIKAS, property owner
DAN HOGAN, Village Board of Trustees LAURA OSWALD, Washington County Director of
Economic Development
JOE MELUCCI, Glens Falls National MARGE RANDLES, Argyle Cheese Farm
SHARON REYNOLDS, Homefront Development
TOM VANAERNEM, VanAernem Realty CHRISTINA RICHARDS, Forged restaurant
TONY TRELLO, property owner
The Committee served in an advisory capacity to contribute, SCOTT VARLEY, realtor
review, and provide comments on documents prepared in ROGER & PAM WHITING, property owners
association with the Plan. Committee meetings were held
throughout the Downtown Revitalization planning process. Summaries of the interviews are provided in Appendix A.
Analyses of the BOA study area, development of the Vision
Statement and project goals, review of strategic brownfield
and underutilized sites, and plan recommendations were
reviewed and discussed at each of the meetings. The
Committee was the primary group guiding the preparation
of all planning documents. Committee meeting summaries
are provided in Appendix A.

16 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

2.3 marketing and branding strategy, is a key recommendation
SURVEYS of this plan.

The Committee utilized written and electronic surveys to 2.5
gather information and insight. This included a building VILLAGE WEBSITE/
utilization survey that was circulated to Main Street SOCIAL MEDIA
building owners in April 2020 to verify existing building
uses, garner additional information on building condition, The general public was kept abreast of the status of the
and determine vacancy status, particularly for upper-floor planning process and provided with opportunity to provide
spaces. Eight Main Street property owners responded to their input through project update video presentations and
the survey. Six of the eight respondents had one or more written summaries that were posted on the Village’s website
space in their building that was currently vacant, and all and Facebook page at key milestones throughout the
survey respondents indicated that they would be interested process. These outreach efforts resulted in multiple property
in grant funding for building improvements. Necessary owners reaching out with questions and feedback that was
upgrades noted by the respondents included window vital in this plan’s development.
replacement/weatherization, roof replacements, interior
restoration, making upper floors habitable, off-street parking 2.6
formalization, and façade improvements. PUBLIC MEETINGS

A public visioning and branding survey was conducted Building on the initial public outreach events held for the
in spring/summer 2020. The survey was posted on the Pre-Nomination, a number of public meetings were held
Village’s website and Facebook page, and a paper copy was over the 7-year Nomination planning period. These included
also distributed to downtown businesses. The visioning and an initial kick-off meeting to garner initial public comments
branding survey results are included in Appendix A. on the process, a public meeting to prioritize areas of
focus, a public meeting to discuss the findings of the
2.4 preliminary economic and market trends analysis, and public
MARKETING presentations on the draft Nomination study. Updates on
COMMITTEE the progress of the Downtown Revitalization Plan were also
regularly provided during Town Board public meetings.
A Marketing Committee was formed to advise on the vision
for the Hudson Falls “brand.” Members of the committee 2.7
included the following stakeholders: COMMUNITY CONTACT LIST

MIKE MORAN, resident The Village and its consultants maintained a comprehensive
contact list that included names and contact information
JONATHAN NEWELL, Strand Theater/ for all stakeholders and survey respondents. The contact
Hudson River Music Hall was used to ensure direct communication with program
participants at key milestones of the Downtown
JOELLE TIMMS, Phoenix Rising Revitalization planning process.

TOM VanAERNEM, VanAernem Realty 2.8
PRESS RELEASES & FLYERS
The Marketing Committee provided their input on the
marketing and branding work conducted by Sidekick As draft documents were prepared and posted on the
Creative, including participating in virtual committee Village’s website for public input, the project team published
meetings and reviewing draft marketing and branding press releases in the local newspaper, posted flyers around
material. This outreach began with an initial goals the Village, and included information in the Village’s 2020
identification process for the branding exercise. The water bill mailing, which was sent to all Village households.
Marketing Committee identified the following goals:
updating the Village’s image, visualizing the community,
attracting attention, bringing people together, and
differentiating the Village. The Marketing Committee
worked with Sidekick Creative to identify the target market
for the Village’s rebrand and worked collaboratively to
develop a new logo for the Village, which, along with the

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 17

2.9 KEY INSIGHTS

The public input received throughout the planning process was invaluable to the Committee in the
identification of project goals and strategies. Key insights and recommendations are summarized below.

• The study and recommendations should be focused on • Given housing demand and the desire to maintain
the downtown core, where they would have the biggest the Village’s quaint character, there was a general
impact on the greater area. preference for smaller-scale or rehabilitation housing
projects over new larger-scale developments.
• The Village has many assets, including its hometown
atmosphere, the arts, history, and parks, that should • With lower rental rates in the Village, private
be highlighted to enhance and improve public investment and building improvements will require
perceptions and the Village’s overall brand. financial incentives.

• There is a lack of shared efforts between businesses. • The Village has a charming and historic downtown that
Improved business coordination would be beneficial. should continue to be improved through streetscape
and beautification efforts and façade improvements.
• Increasing the number and diversity of businesses
downtown would attract investment and residents • Ensuring multimodal (pedestrian, cyclist) safety is key
interested in downtown living. as the Village looks to the future.

• There are opportunities to build off the growing arts • The Village’s network of parks should be expanded
community and build up the agritourism market. upon with additional parks and recreational amenities

• Residents want to maintain the Village’s scenic, small • Means to improve visual and/or physical access to the
town, and historic qualities. Hudson River waterfront should be explored.

• There is a regional need for affordable and senior • The Village should continue to communicate with the
housing that should be considered. general public about grant opportunities and ongoing
projects.

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SECTION

3

Inventory
& Analysis

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 19

3.1 Community & Regional Setting

The Village of Hudson Falls is a important community asset, providing the continued expansion of Global
traditional blue collar/working class recreational opportunities, waterfront Foundries to the south, in the
community located in Washington access, and a link to the historic past Town of Malta, provides additional
County in the Town of Kingsbury. of the community. Other major opportunities for economic growth in
The Village has served for many assets include historic architecture, the Village and region through spinoff
years as an economic, cultural, and a traditional downtown form, good companies and businesses. These
commercial hub within the County schools, and access to important regional developments and trends
and region and remains the largest recreational and historic features. may translate to increased economic
village in the County. The Village of growth for the Village. This conclusion is
Fort Edward, the Washington County The Village has a pattern of supported by recent local investments,
seat, borders the Village of Hudson development shaped by its proximity such as Bank Commons and the Strand
Falls to the south. A regional Amtrak to the Hudson River. Early industry Theater, as described above previously.
train station is also located in Fort took advantage of cheap power
Edward and is served by Amtrak’s from the falls and included paper It should be emphasized that since
daily “Adirondack” and “Ethan mills, iron works, lumber yards, the completion of the BOA Pre-
Allen Express” trains. The Town of a gristmill, carriage factory, and Nomination Study in 2009, a cultural/
Queensbury in neighboring Warren furniture shop. By the mid-20th entertainment movement has been
County runs along the western border Century, the Village was a bustling taking shape in the Village, particularly
of the Village; the City of Glens Falls, industrial community with a thriving around the efforts of the HRMH. The
located just over one mile west of local economy. Like many cities of HRMH has been critical to bringing
Hudson Falls, is the nearest downtown that era, increasing suburbanization, local, regional, and national talent to
destination/job center. Saratoga decreasing manufacturing jobs, the Strand Theater for inexpensive,
County is located across the Hudson and decreased investment in the professional performances. This
River from the Village of Hudson urban core left the downtown and organization has been responsible for
Falls; Saratoga Springs, a significant adjacent neighborhoods in a state initiating a cleanout and construction
tourist destination, is located less than of slow deterioration. No site better of a performance area at Grace Park,
20 miles southwest of the Village. captures this decline than GE, an open space immediately adjacent
whose Hudson Falls plant alone once to downtown. There is also a growing
The Village is bisected by U.S. employed 10,000 people. The GE agritourism market in the region,
Route 4, a heavily traveled corridor plant closed in 1995. The Village now which is beginning to be seen in
running from East Greenbush, struggles with little or no industrial Hudson Falls with the recent opening
New York, to Vermont and beyond. base and loss of tax revenue. of the Argyle Cheese Farm market
The Feeder Canal (and the more on Burgoyne Avenue. The Village
recent adjacent linear park), once The nearby City of Glens Falls has benefits from these developments
used for transportation and to experienced a sustained downtown and must be prepared to nurture
transmit water from the Hudson renaissance with new public and this movement and the potential for
River to the Champlain Canal, is an private investment. In addition, stability and new growth that it brings.

20 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

3.2 Demographic and Economic Profile

KEY POPULATION newer, suburban developments. The
TAKEAWAYS The Village of Hudson Falls had a Village’s population subsequently
peak population of 7,917 in 1970. decreased (by approximately two
• The Village’s population Like many former industrial cities percent) between 2010 and 2018,
is lower than its historic in the northeast, in the intervening to 7,133, but remains above its 2000
1970 high, but remains years the Village of Hudson Falls population levels. This 2010-2018
relatively stable experienced population loss to the population decline was similar to
growing rural municipalities on the that experienced by the County
• The BOA study area urban fringe, where new residential and by neighboring communities
population is projected subdivisions and cheap commercial over this same eight-year period.
to decline over the next construction prevailed. This population Looking at population projections,
5 years loss occurred alongside the continuous the population of the BOA study
layoffs and final exit of large local and area (which, similar to the greater
• The Village has a higher regional employers, such as GE. Village, declined between 2010 and
proportion of residents 2018) is expected to continue to
between the ages of Looking at population trends since decline over the next five years, while
25 and 34 than the 2000 (Graph 1), the Village of the greater Town and County are
surrounding area, and Hudson Falls, similar to the Town projected to experience population
a corresponding lower of Kingsbury, Washington County, increases over this same time period.1
median households and neighboring communities,
income and lower owner experienced a population increase AGE AND RACE
occupancy rate between 2000 and 2010. However, The Village of Hudson Falls, like
the rate of population growth in the the greater Town and County, is
Town of Kingsbury was significantly predominantly white (95%). The
higher over that ten-year period, median age of Hudson Falls residents
potentially reflecting a greater
demand for the greater Town’s 1  ESRI Business Analyst, 2020

GRAPH 1: LOCAL & REGIONAL POPULATION TRENDS

70,000 61,042
63,216
61,197

52,500

35,000 6,922
7,281
17,500 7,133

11,171
12,691
12,346
5,892
6,371
6,117

14,345
14,700
14,348

25,441
27,901
27,471

0

HUDSON FALLS KINGSBURY WASHINGTON FORT EDWARD GLENS FALLS QUEENSBURY
COUNTY

2000 2010 2018

Source:H20U0D0 aSnOd 2N010FCAeLnsLuSs; 2D01O8 FWiveN-YTeaOr AWCSN R E V I TA L I Z AT I O N P L A N • 2 0 2 0 21

has remained relatively stable since professionals just starting their careers, rate of the greater County (11%).
2010, with a 2018 median age of typically are not high wage earners,
37.1. This is lower than the median and are more likely to be renters. The purpose of the economic and
age of the Town of Kingsbury (37.7) market analysis it to provide market-
and Washington County (44), as well INCOME based recommendations on potential
as the nearby communities of Fort Consistent with the age bracket economic drivers and future land
Edward, Glens Falls, and Queensbury. information, the Village’s median uses within the BOA study area.
Most notably, over 18 percent of household income ($45,632) and The analysis, in conjunction with
Village residents are between the ages percentage of owner-occupied the analysis of the local and regional
of 25 and 34, which is a substantially housing units (approximately 50 context, sets realistic assumptions,
greater portion of the population than percent) are both lower than in the identifies the area’s redevelopment
in these other geographies. This age surrounding area. Approximately 20% potential, and helps establish
bracket is typically associated with of Hudson Falls residents are below which sites should be targeted for
more transient families and young the poverty line, almost double the redevelopment and the appropriate
timing for redevelopment.

3.3 Existing Land Use and Zoning

KEY 3.3.1 well as National Grid, Village-owned
TAKEAWAYS LAND USE properties, and rail properties along
the Hudson River. All other uses
• While the BOA study The majority of the BOA study represent less than ten percent of
area is predominantly area is comprised of residential uses the study area parcels and acreage.
residential, the zoning (including apartments); residential uses
ranges from residential to occupy 78 percent of the study area 3.3.2
industrial, resulting in many parcels and 46 percent of the study ZONING
nonconforming uses area acreage. As shown in Figure 4,
residential uses are found throughout All properties included in the BOA
• Commercial uses are the study area, but most prevalent on study area fall within one of seven
concentrated along Main the blocks between Main Street and zoning districts. The Village Zoning
Street, with many buildings the Feeder Canal. Other uses in the Ordinance is a legal document that
having vacant upper stories study area include commercial (12 establishes allowed uses and design
percent of parcels and ten percent standards for different areas of the
• The Village Center Overlay of acreage), vacant properties (seven Village. The Village Zoning Map differs
District establishes design percent of parcels and 11 percent of from actual land uses, as multiple uses
guidelines to encourage acreage), and public services (one may coexist within a zoning district;
development that is percent of parcels and 14 percent the relationship between zoning
consistent with the historic of acreage). Commercial uses are and actual land use is an important
character, but are not generally concentrated along Main consideration moving forward in the
required for development Street and are primarily high turnover development of potential sites.
within the district retail businesses. Many commercial
properties have upper story residential For each zoning district, the Village
or office space that are vacant or Code describes what level of review
underutilized. Public service parcels needs to be observed for each potential
are almost entirely located along use. Principally permitted uses do not
the study area’s two waterfronts, require Planning Board approval. Site
including the Feeder Canal itself, as

22 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

FIGURE 4:

Existing Land Use Map

75

FERRY ST WESTON AVE FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST
MELBOURNE ST
4
GLENS FALL FEEDER C
MARTINDASLWEAANVSET

WALL ST MAIN ST
RIVER ST NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST A N A L JUCKETT DR 196
LOCUST S T MAPLE AVE MAPLE ST
254 UNION ST

PARK PL SCHOOL ST
RIVER ST
COURT ST ST 196 LINDEN DR
HUDSON RIVER MAPLE JAMES ST
CHERRY ST ROGERS ST PEARL ST
OAK ST

DEPOT ST PEARL ST LEGEND
HUDSON PL

4

SUMPTER ST BRIDGE ST DERBY ST MAIN ST ELM ST Brownfield
ST WILLOW ST Opportunity Area
MOSHER HILL BEECH ST
JOHN ST Residential
JOHN ST Vacant
BAKER ST Apartments
Commercial
4 Recreation & Entertainment
Community Services
N Industrial
Public Services
0 0.25 0.5 Parks & Conservation
Miles

plan review and special use permits needs of the community, while lots represent approximately five
provide another level of review to recognizing that there are a limited percent of the BOA study area lots
ensure that proposed projects take into range of compatible non-residential and approximately four percent
consideration surrounding development uses that may complement the needs of the BOA study area lot area.
and mitigate problems associated with of the district. Single-family dwellings
certain uses; for both levels of review, it are the only permitted principal use MIXED-USE DISTRICT
is necessary to consult with the Village in R-B districts, with professional The purpose of the Mixed-Use district
Planning Board, which is authorized offices incidental and subordinate is to recognize the importance of the
to administer the regulations outlined to single-family dwellings and home diverse marketplace of the Village
in the Village Code and approve occupations permitted as accessory Centre and encourage increased
the action or require more strict uses. Boardinghouses, community occupancy of second and third
design standards. Several interviewed facilities, and health-related facilities are story units to serve the needs of the
stakeholders felt that the existing permitted only under site plan review. Village and surrounding residential
zoning is hard to navigate, making it neighborhoods. Duplex (or two-
difficult to get projects approved. Approximately 20 percent of the family) residential buildings are the
BOA study area lots are zoned R-B, only permitted principal use in R-U
Figure 5 illustrates the zoning districts in representing less than ten percent districts. The following additional
the BOA study area, with descriptions of the BOA study area lot area. uses are permitted only under site
of each zoning district/overlay The R-B districts in the BOA study plan review: single- and multi-
provided in the following sections. area are generally mapped to serve family dwellings; home occupations;
as buffers between the R-A and offices; retail businesses; bed and
RESIDENTIAL DISTRICT MU zoning districts. One section breakfasts and hotels; community and
CLASS A (R-A) of Main Street is mapped R-B health-related facilities; senior living
The purpose of the R-A district is (between Maple and Pearl Streets). facilities; and telecommunication.
to preserve the Village’s residential
housing stock while allowing limited RESIDENTIAL DISTRICT The Zoning Code prohibits the
accessory uses, such as professional CLASS C (R-C) conversion of ground floor commercial
offices, that complement the The purpose of the R-C district or nonresidential uses to residential
residential character of the Village. is to preserve the longstanding uses in the MU district, unless the
Single-family dwellings are the residential neighborhoods, while structure was originally designed
only permitted principal use in allowing for the placement of bed and intended for residential use.
R-A districts, with professional & breakfast, community facilities, This requirement may need to be
offices incidental and subordinate and professional offices consistent reevaluated to ensure that, with the
to single-family dwellings and home with the residential character of the decreasing demand for retail, it is
occupations permitted as accessory community. Single-family dwellings not resulting in increased ground
uses. Community facilities and are the only permitted principal use floor vacancies. Multiuse structures
health-related facilities are permitted in R-C districts, with professional with multi-family dwellings or
only under site plan review. offices incidental and subordinate apartment units on any floor other
Approximately half of the BOA study to single-family dwellings and home than the first or ground floor in the
area lots are zoned R-A, representing occupations permitted as accessory MU district are also subject to an
approximately 40 percent of the BOA uses. Bed and breakfast facilities, application for a special use permit.
study area lot area. The R-A zoned lots community facilities, health-related This additional requirement may be
are generally located in the northern facilities, and professional offices are inhibiting the conversion of currently
and northwestern section of the permitted only under site plan review. vacant upper floors along Main
BOA study area; lots fronting Street into residential apartments.
Main Street between Forest/ The R-C district mapped in the BOA
Locust Streets and Walnut/Clark study area comprises lots fronting Within the BOA study area, MU
Streets are also zoned R-A. Main Street between Clark/Walnut districts are mapped along most of
Streets to the south and Martindale/ Main Street between Washington
RESIDENTIAL DISTRICT Tidmarsh Streets to the north, as Street (to the south) and Forest/
CLASS B (R-B) well as four adjacent lots that have Locust Streets (to the north), in
The purpose of the R-B district is to frontage on Clark and North Oak addition to a cluster of MU-zoned lots
provide for a more diverse category Street, and two adjacent parcels near the intersection of the Feeder
of housing styles to serve the growing on the west side of Main Street, Canal and Main Street and the west
south of John Street. In total, these side of Wall Street between Park

24 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

FIGURE 5:

Existing Zoning Map

FERRY ST WESTON AVE FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST
MELBOURNE ST

MARTINDASLWEAANVSET GLENS FALLS FEEDER CA

WALL ST MAIN ST
RIVER ST NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST N A L JUCKETT DR
PARK PL LOCUST S T MAPLE AVE MAPLE ST
RIVER ST UNION ST

HUDSON RIVER SCHOOL ST

COURT ST ST LINDEN DR
MAPLE JAMES ST
CHERRY ST ROGERS ST PEARL ST
OAK ST

DEPOT ST PEARL ST
HUDSON PL

SUMPTER ST BRIDGE ST DERBY ST MAIN ST ELM ST
ST WILLOW ST
MOSHER HILL BEECH ST LEGEND

JOHN ST JOHN ST Brownfield
Opportunity Area
BAKER ST

Commercial

Industrial

Mixed Use

N RA: Residence District Class A

0 0.25 0.5 RB: Residence District Class B

Miles RC: Residence District Class C

Place and Forest Street. In total, just residential buildings with ground used by communities to place
under one-quarter of the BOA study floor retail. further restrictions on areas of
area lots and lot area is zoned MU. the municipality where additional
INDUSTRIAL DISTRICT review or more stringent standards
COMMERCIAL DISTRICT The purpose of the Industrial district is are needed to guide development
The purpose of the Commercial to provide adequate areas for the siting toward a specific goal. As shown in
district is to provide for mixed and reinvigoration of exiting industrial the Village Zoning Map, properties
commercial and low-impact industrial facilities. All uses in the Industrial along U.S. Route 4, from Clark Street
uses in areas that are in transition district require either site plan review or to the north to John Street to the
between the Village Centre and older special use permits. The following uses south, are within the Village Centre
industrial uses in a manner consistent require site plan review: community Overlay District. The purpose of the
with adjoining residential areas. All and health-related facilities; fast food Overlay District is to identify the
uses in the Commercial district require restaurants; nursery/garden centers; Village’s “downtown” marketplace
either site plan review or special use senior living facilities; equipment and encourage the retention and
permits. The following uses require site storage, sales, or service and self- attraction of retail vendors, services,
plan review: bed and breakfasts and storage facilities; light manufacturing and facilities that are complementary
hotels; community and health-related and heavy industrial uses, including to the historic Main Street
facilities; offices; retail businesses, lumberyards, concrete batching marketplace. The design guidelines for
including fast food restaurants and plants, and junkyards/scrapyards; this district are not legal requirements;
nursery/garden centers; senior and telecommunication. Mobile the district’s design regulations focus
living facilities; equipment storage, home parks, kennels/animal day care, on maintaining architectural integrity
sales, and services; lumberyards; automobile sales/services, and gasoline and preserving the “Main Street” feel
and telecommunication. Duplexes, stations require special permits. of downtown. The regulations include
automobile sales/service, and gasoline a focus on building height, sidewalk
stations all require special permits. Within the BOA study area, the appearance and width, shop entrances,
Industrial (I) district is mapped along landscaping features, roof design,
Similar to the MU district, the Zoning the waterfront and adjacent upland window structure, and signage. These
Code prohibits the conversion lots. While less than five percent of guidelines are intended to encourage
of ground floor commercial or the BOA study area lots are zoned I, a certain standard of development in
nonresidential uses to residential uses these lots comprise over 20 percent the center of the Village; however,
in the C district, unless the structure of the BOA study area lot area. Over they are not required for development
was originally designed and intended one quarter of the I-zoned lots in within the district. This distinction,
for residential use. This requirement the study area are occupied by one- while intended to allow property
may need to be reevaluated to and two-family residential buildings, owners flexibility and the Planning
ensure that, with the decreasing which are not a permitted use; all of Board discretion, may be undermining
demand for retail, it is not resulting these residential buildings were built the underlying goals of the Overlay
in increased ground floor vacancies. between the mid-nineteenth and mid- District by allowing development that
Just under two percent of the BOA twentieth century and are, therefore, does not complement the downtown
study area lots and lot area is zoned C; grandfathered nonconforming uses. historic character. It should also be
these include lots along the west side There are multiple vacant lots and noted that the district does not extend
of Main Street between Park Place underutilized/vacant properties in the I south of John Street and, therefore,
and Forrest Street, most lots along the zoning district, including several along does not include the two large vacant
east side of River Street between Park Main Street. These factors indicate parcels that are located on the
Place and Spring Street, and a single that the Industrial zoning may not be southwest corner of the intersection.
lot at the northwest corner of Court the most appropriate zoning for all
and Center Streets. While envisioned the parcels on which it is mapped. BULK AND AREA
for commercial uses, all but two (87%)
of the C-zoned lots in the BOA study VILLAGE CENTRE REQUIREMENTS
area are occupied by single-, two-, or OVERLAY DISTRICT All zoning districts in the Village have
multi-family residential buildings or An overlay is a land use tool a minimum lot area of 5,000 SF;
in the R-A, R-B, and R-C districts,

26 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

the 5,000 SF minimum is calculated 159 lots within the BOA study area district; and a 16-foot front yard and
per dwelling unit or principal use. The have less than 50 feet of street eight-foot rear and side yards are
lots within the BOA study area have frontage and, therefore, do not meet required in all other zoning districts.
an average lot area of approximately the minimum lot width requirement.
18,000 SF, with 239 lots exceeding Lastly, the R-A, R-B, and R-C
10,000 SF and, therefore, of While the Village’s downtown is districts have a maximum building
sufficient size to be subdivided. generally characterized by attached height of 35 feet and lot coverage
Minimum lot widths vary by zoning and semi-detached mixed-use restrictions. Buildings up to 50 feet
district. The MU and C districts have buildings built to the lot line, all of the in height with 90% lot coverage
the lowest minimum lot width (50 zoning districts have minimum front, are permitted in the C district, and
feet), followed by the R-A, R-B, side, and rear setback requirements: a buildings up to 60 feet in height with
and R-C district (75 feet), and the 50-foot front yard and 25-foot rear 90% lot coverage are permitted in the
I district (200 feet). Approximately and side yards are required in the I MU and I districts.

3.4 Brownfield, Abandoned,
and Vacant Sites

KEY One of the primary objectives of augmented with field reconnaissance,
TAKEAWAYS the BOA program is to address stakeholder discussions, and
blighted properties that are or have building owner survey data. These
• Vacant, abandoned, and been impacted by the presence sites were divided as follows:
underutilized sites are of brownfields. Brownfields are
concentrated on Main properties whose redevelopment VACANT:
Street - a high visibility and may be complicated by the real or Any property that is vacant, has
heavily trafficked roadway perceived presence of contamination. no apparent current use, and
A brownfield site may have an active does not contain structures.
• Several previously commercial or industrial operation,
underutilized sites in the or may be a vacant or abandoned ABANDONED:
study area have been property. Vacant, abandoned, and Any property that is vacant, has no
reactivated in the past 10 underutilized site offer strategic, near- apparent use, and contains structures.
years term opportunities for redevelopment.
UNDERUTILIZED:
• Brownfield sites are 3.4.1 Any property that is currently used,
predominantly located VACANT, but the use is considered to be less
along the Hudson River and ABANDONED, than the property’s highest potential
Feeder Canal, inhibiting AND based upon the underlying zoning.
visual and physical access UNDERUTILIZED For example, a vehicle storage lot
SITES situated along an active retail corridor
• Twelve brownfield sites are and a multi-story mixed-use building
likely eligible for Phase 2 Sites that are identified as vacant, with vacant upper floors are both
site assessment funding abandoned, or underutilized were considered to be underutilized. This
selected using the Village’s property designation is subjective and is based
class codes in the existing Geographic primarily upon field reconnaissance,
Information System (GIS) database, the building utilization survey, and
input from the Committee.

In total, the BOA study area
currently contains over 46 acres of

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 27

Bank Commons

vacant, abandoned, or underutilized steel structure occupied the • 74-78 Main Street (Former
sites. These sites present significant property. That structure is now Rite Aid): This formerly vacant
opportunities for redevelopment and finished and is being used by the structure has been reoccupied
are comprised of 41 vacant properties, owner for commercial purposes. by an O’Reilly Auto Parts store
four abandoned properties, and 17 and is back in productive use.
underutilized properties. A map • 5 Martindale (A-1 Auto Body):
of all the vacant, abandoned, and Initially identified as a possible • 264-268 Main Street (Napa
underutilized sites is provided in Figure underutilized property, the Building): The Pre-Nomination
6 and site profiles for strategic sites are business is now active, and all land Study recommended the
included in Appendix B. As shown in is utilized for used auto sales. redevelopment of this building
the figure, most of the identified sites into a mixed-use property. This
(24) are located along Main Street, • First National Bank Building: site was successfully renovated
the most heavily trafficked roadway A key recommendation in the and is back in productive use
in the Village; their high visibility Pre-Nomination Study was to as an apartment complex.
locations are hard to avoid and may be assist with the redevelopment
contributing to a negative perception of this critical downtown site. A • 214 Main Street (Masonic
of conditions within the greater Village. local developer undertook that Temple): This formerly vacant
project, and it is now a mixed- building is currently been
It should be noted that several use site (Bank Commons). renovated into the Sandy Hill
underutilized sites that were previously Arts Center.
identified as strategic sites in the • 136-140 Main Street: At the
Pre-Nomination Study have been time of the Pre-Nomination, • 30 Main Street (Former
removed to reflect their subsequent this downtown property was Pizza Hut): The former Pizza
reactivation. These include: vacant. It has since been Hut building was successfully
improved with a surface renovated and is back in
• Martindale (adjacent to Feeder accessory parking lot to support productive use as a pizza-
Canal): At the time of the Pre- the adjacent Bank Commons. based Italian restaurant.
Nomination, a partially finished

28 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

FIGURE 6: 75

Brownfield, Vacant, Abandoned, and FIRST ST
MCDOWELL ST
Underutilized Sites Location Map FEEDER ST

FERRY ST 264-268 Main St.

SPRING ST 250 Main St. 4 5 Martindale Ave.

MARTINDSAWLAENASVT E
WALL ST MAIN ST GLENS FALL FEEDER C
RIVER ST NORTH OAK ST

SCHOOL ST

WALNUT ST Main CLARK ST CLARK ST A N A L JUCKETT DR 196
MAPLE AVE MAPLE ST
209-217 St. UNION ST
254 LOCUST ST SCHOOL ST
RIVER S T
PARK PL
HUDSON RIVER
COURT ST ST 196 ROGERS ST LINDEN DR
MAPLE JAMES ST
173-165 Main St. 10 Maple St.CHERRY STOAK ST PEARL ST

161-165 Main St. DEPOT ST PEARL ST
5 Depot St.
HUDSON PL

4

BRIDGE ST DERBY ST MAIN ST ELM ST

40 Derby St. 70-72 Main St.
28 Derby St.
SUMPTER ST WILLOW ST LEGEND
LL S
MOSHER HI BEECH ST Brownfield
JOHN ST T Opportunity Area
JOHN ST Brownfield
BAKER ST
23 Main St.

4 Abandoned

Underutilized

Vacant

N Brownfield/Abandoned

Brownfield/Underutilized

0 0.25 0.5 Brownfield/Vacant

Miles

Bridge Street Railroad Crossing Vacant John Street Lots Vacant Former Stewart’s Lot

3.4.2 It should be noted that seven of the identified brownfield sites
BROWNFIELD SITES are also considered vacant, abandoned, and/or underutilized; in
such instances, these parcels are denoted as both in Figure 6.
New York State Environmental Conservation Law defines a
brownfield site as “…any real property, the redevelopment The identified brownfield sites were evaluated for their
or reuse of which may be complicated by the presence potential to be eligible for BOA Phase 2 site assessment
or potential presence of a contaminant.” The Village is a funding. This included evaluating property ownership and
historically industry-based community, with large industrial whether the site is on the Federal National Priority List, a
employers typically developing along the waterfront and permitted RCRA, subject to an order for cleanup, or subject
taking advantage of water and rail access. GE (a Federal to an enforcement action under a State or Federal remedial
National Priority List site) was a major employer for the program, among other factors. Table 1 lists those sites that
community until its closing in 1995. Industrial uses continue were identified as potentially eligible for BOA Phase 2 site
today, including petroleum storage and distribution facilities assessment funding; these sites are also highlighted with call-
and contracting and lumber companies, among others. Other outs in Figure 6.
former industrial properties have been abandoned, with
minimal to no investigation into the properties to identify and TABLE 1: POTENTIAL CANDIDATES
address potential contamination. Residential properties in the FOR SITE ASSESSMENT FUNDING
study area also have on-site heating oil tanks, some of which
have documented spills.

Brownfield sites in the study area were identified using SITE NAME ADDRESS
existing brownfield inventories, property class codes, State 10 Maple Street 10 Maple Street
and Federal records, and field reconnaissance. In total, there Former Stewart’s 173 Main Street
are 45 brownfield sites within the BOA study area, which, All American Auto Repair 250 Main Street
combined, represent over 101 acres. These include: 40 Derby Street
GA Bove 70 Main Street
• Fifteen bulk storage, spill, and environmental Cumberland Farms 5 Martindale Avenue
remediation sites identified in the NYSDEC database; 28 Derby Street
A1 Autobody 209 Main Street
• Five sites identified in the U.S. Environmental 28 Derby Street 165 Main Street
Protection Agency’s (EPA’s) Resource Conservation 23 Main Street
and Recovery Act (RCRA) Info database; Domino’s 264 Main Street
165 Main Street 5 Depot Street
• Three sites that are listed on both databases; and Former Getty Gas Station
Former A1 Autobody
• 22 suspected brownfield sites based on current and/ Castle Power Solutions

or historic land uses (e.g., industrial, gas stations, auto
repair).

The brownfield sites are shown in Figure 6 and site profiles for
strategic sites are included in Appendix B. As shown in the
figure, most of the brownfield sites are located along the Hudson
River and the Feeder Canal, potentially inhibiting access to and
development along these significant water resources.

30 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

3.5 Land
Ownership Pattern

KEY TAKEAWAYS Vacant/Underutilized Properties on Main Street

• Most of the study area properties are
privately owned

• While representing less than 4% of the
parcels, the publicly owned properties include
several brownfield, vacant, and underutilized
properties, as well as large waterfront parcels

Figure 7 presents the land ownership pattern within the Feeder Canal at Maple Street
BOA study area. Land ownership is an important criterion Grace Park
when evaluating revitalization opportunities. When land is in
public ownership, it simplifies matters for the municipality
to implement its vision for the property. Of the BOA study
area’s 677 parcels, less than four percent (representing a
combined 32.4 acres) are held in public ownership. Public
landowners include the Village of Hudson Falls, Glens Falls
Housing Authority, Hudson Falls Central School, New
York State Department of Canals (Canal Corps.), the U.S.
Government, the Warren/Washington County IDA, and
Washington County. While representing less than four
percent of the BOA study area parcels, it should be noted
that these publicly owned properties include four brownfield
sites (on Main, Maple, Depot, and Bridge Streets), five vacant
sites (on Ferry, Derby, Locust, and Center Streets), and one
underutilized site (Grace Park).

With over 96 percent of the BOA study area parcels
privately-owned, private property owners will need to play a
substantial role in any revitalization effort. Several landowners
within the study area have been involved in the BOA planning
process as key stakeholders and have been interviewed to
identify their concerns and desires. They have also attended
Committee meetings and public meetings, contributing
important input to the process.

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 31

FIGURE 7: 75

Land Ownership Map

FERRY ST WESTON AVE FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST
MELBOURNE ST
4
GLENS FALL FEEDER C
MARTINDASLWEAANVSET

WALL ST MAIN ST
RIVER ST NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST A N A L JUCKETT DR 196
LOCUST S T MAPLE AVE MAPLE ST
254 UNION ST

PARK PL SCHOOL ST
RIVER ST
COURT ST ST 196 LINDEN DR
HUDSON RIVER MAPLE JAMES ST
CHERRY ST ROGERS ST PEARL ST
OAK ST

DEPOT ST PEARL ST
HUDSON PL
SUMPTER ST BRIDGE ST DERBY ST MAIN ST
ST 4
MOSHER HILL
ELM ST
WILLOW ST
BEECH ST

JOHN ST JOHN ST

BAKER ST

4

LEGEND

Brownfield
N Opportunity Area

Public | 32.4 Acres

0 0.25 0.5 Private | 248.3 Acres

Miles

3.6 Parks and Open Space

KEY TAKEAWAYS counties. The Feeder Canal provides a crushed stone multi-
use path from the Feeder Dam/Hudson River in Queensbury
• The Feeder Canal is a popular bike and to the Five Combines in Hudson Falls. To the west, this trail
walking trail for residents and visitors alike provides connections to the Warren County Bike Path in
Glens Falls, linking to Lake George. To the south, the trail
• The Village has been actively making provides connections to the Champlain Canal Trail in Fort
improvements to its open spaces in recent Edward; the 60-mile Champlain Canal runs from Waterford
years to Whitehall. The use and improvement of the Feeder Canal
and the adjacent linear park is supported by the work of
• Grace Park, the largest park in the the the Feeder Canal Alliance, with the assistance of the New
BOA study area, is underutilized despite its York Canal Corporation. Recent improvements include the
proximity to downtown renovation and restoration of the Coal Silos, located on
the canal next to Pearl Street. This was one of the primary
The Village of Hudson Falls is known for its many parks and recommendations of the Pre-Nomination and helps to
open space resources, which are shown in Figure 8. These support the use and historical value of the Feeder Canal. The
include a well-used bike trail, several passively programmed Feeder Canal Towpath Trail is recognized by the National
parks, and a community garden. Park Service and the Department of Interior as a National
Recreational Trail.
FEEDER CANAL TOWPATH TRAIL
Feeder Canal Towpath Trail is a cultural, economic, scenic, PARIS PARK
and recreational asset in Saratoga, Warren, and Washington The Village is continuing to make significant improvements
to its park facilities, facilitated by a series of successful
grant awards. Within the BOA study area, these include
recently completed improvements to Paris Park, funded
through the NYS Environmental Facilities Corporation
(EFC) Green Infrastructure Grant Program (GIGP). Paris

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 33

FIGURE 8: 75

Parks & Open Space Map

FERRY ST WESTON AVE FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST
MELBOURNE ST
4
GLENS FALL FEEDER C
MARTINDASLWEAANVSET

WALL ST MAIN ST
RIVER ST NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST A N A L JUCKETT DR 196
LOCUST S T MAPLE AVE MAPLE ST
254 UNION ST

PARK PL SCHOOL ST
RIVER ST
COURT ST ST 196 LINDEN DR
HUDSON RIVER MAPLE JAMES ST
CHERRY ST ROGERS ST PEARL ST
OAK ST

DEPOT ST PEARL ST
HUDSON PL
SUMPTER ST BRIDGE ST DERBY ST MAIN ST
ST 4
MOSHER HILL
ELM ST
WILLOW ST
BEECH ST

JOHN ST JOHN ST

BAKER ST

4

LEGEND

N Brownfield
Nomination Area

0 0.25 0.5 Parks & Open Space
Miles

Park is a 2.1-acre park located between the Village Hall, JUCKETT PARK
Fire Department, and Public Library (to the west) and Juckett Park is located in the center of downtown and
Margaret Murphy Kindergarten (to the east), and fronts forms the “Village Green.” The 0.8-acre park features a
on Clark and Locust Streets. The recent improvements central fountain, a gazebo, benches, picnic tables, a Civil
included restoring the lawn for use for recreation and War monument, and plantings and is maintained through
community events, the redevelopment and conversion of the efforts of the Sandy Hill Foundation. The Village
the existing parking lot to accommodate an additional 28 recently replaced all interior sidewalks, added period
vehicles, and the use of green infrastructure techniques, lighting, and refurbished the historic cannon in the park.
including porous pavement and bioretention filters. The The park (along with Paris Park) is the site of the annual
project also involved improvements to the Margaret Murphy “Sandy Hill Days” and also hosts concerts in the summer
Kindergarten bus drop-off area and a more formalized, months. The park was also the location of the former
safer connection between the school and the park. Sandy Hill Farmers Market, which operated on Thursday
evenings for three years, before closing indefinitely.
GRACE PARK
Grace Park is the largest park in the BOA study area, FEEDER CANAL POCKET PARKS
comprising a total of 8.4 acres, and is located on Wall Street Murray Park is located at the Feeder Canal’s intersection
between Walnut and Spring Streets. West of Wall Street, with Main Street and was developed by the Feeder
Grace Park was improved by the Village, in partnership with Canal Alliance as one of five parks along the canal. The
HRMH, and with the assistance of community members land of Murray Park was purchased by the Open Space
and the Village DPW. Improvements included regrading Conservancy, the land acquisition affiliate of the Open
and the construction of an informal outdoor performance Space Institute. The park features benches and picnic tables,
area. The outdoor performance area is not currently as well as the old canal “keepers cabin.” A second Feeder
used for events. On the east side of Wall Street sits Wall Canal pocket park in the BOA study area is located at the
Street Pond, which is formed from runoff from the Village canal’s intersection with Martindale Avenue and features
reservoir to the north, and, for many years, was used for benches and picnic tables, a dock, plantings, and parking.
ice skating in the winter months. Since the Village began
getting its water supplied from the neighboring Town of L.E.A.P. COMMUNITY GARDEN
Queensbury, the higher volume of runoff from the reservoir Lastly, the L.E.A.P Community Garden is located at
has made skating on the pond dangerous. Skating and 49 Main Street. The community garden was started in
walking on Wall Street Pond when it is frozen has been 2017 by L.E.A.P. – Learning, Employment, Assistance,
prohibited since the Village passed a series of local laws Partnership, a non-profit organization. Residents
regulating usage of its parks in 2013. The Village has sought of Hudson Falls, Kingsbury, and Fort Edward are
(unsuccessfully) funding to improve Grace Park with a formal eligible to sign up for a community garden plot.
performance space, small parking area, and trail system.

H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0 35

3.7 Historic or Archaeologically
Significant Areas

KEY TAKEAWAYS encompassed within the historic district “reflect the relative
prosperity which characterized this important community
• The Hudson Falls Historic District is of the upper Hudson Valley throughout much of its
generally consistent with the area that history.” Several key buildings within the historic district
has been the focus of renewed public and were recently restored and revitalized, including the Old
private investment, including streetscape County Courthouse, the Strand, the Masonic Temple, Bank
improvements and building renovations Commons, and the former HRMH. The Route 4/Main
Street streetscape improvements discussed in Section 3.8
• There are several eligible historic buildings are also generally within the bounds of the historic district.

located in the southern section of Main FEEDER CANAL
Street Running along the eastern edge of the study area, the
Feeder Canal was listed on the National Register of
• Historic building restoration is eligible for Historic Places in 1985. The contributing historic features
additional grant funding and tax incentives, include the canal right-of-way, the canal towpath, and the
but can also face challenges of additional stone navigation locks. The Feeder Canal was originally
permitting and review constructed in 1824-1829 and is significant for its
contribution to the economic development of Glens Falls
Hudson Falls has functioned as a commercial, industrial, and the upper Hudson-Southern Adirondack region.
and cultural center for well over 200 years, leaving a
rich historic legacy of structures, sites, and landmarks. ELIGIBLE HISTORIC BUILDINGS
The Village was first settled in 1768 and was fiercely In addition to these two designated historic districts,
contested during the Revolutionary War era as a vital there are several individual buildings within the BOA
north-south travel route. It continued to build on that study area that are eligible for S/NR listing. These
legacy in the following decades, transforming itself into include several structures along Main Street northeast
a center for commercial and industrial interests. of Sarver Street and south of Elm Street, and the
Coal Silos on Pearl Street (refer to Figure 9).
HUDSON FALLS HISTORIC DISTRICT
Today, the Village retains much of its historic character. The It should be noted that permitting and review of historic
Hudson Falls Historic District was listed on the State and or archaeologically sensitive areas can result in a longer
National Registers of Historic Places (S/NR) in 1983. This time schedule for redevelopment. If public funds are
district encompasses the historical center of the Village and used, the New York State Office of Parks, Recreation,
is generally within the boundaries of the BOA study area and Historic Preservation (OPRHP) must be consulted
(refer to Figure 9). Most structures in the district were built prior to project development for their review and
between 1875 and 1900, with earlier buildings interspersed. consideration. However, additional funding opportunities
In total, the district encompasses 161 buildings; at the time also exist at the State and Federal level for S/NR-listed
of the district’s designation, only 12 of the buildings did not properties, in the form of grants, tax credits, and technical
contribute to the significance of the historic district due to assistance. One notable requirement to be eligible for
their modern construction or extensive alterations. The S/ the Federal tax credit is that the final building use be
NR designation report notes that the significant structures consistent with the original use of the building; this
requirement was identified as a limitation of its use by
developers during the stakeholder outreach process.

36 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

FIGURE 9: 75

Historically Significant Areas Map

FERRY ST 271 Main St. FIRST ST
MCDOWELL ST
265 Main St. FEEDER ST
259 Main St. 4 262 Main St.
SPRING ST 257 Main St.
MARTINDASLWEAANVSET
GLENS FALL FEEDER C
RIVER ST WALL ST MAIN ST
NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST A N A L JUCKETT DR 196
MAPLE AVEMAPLE ST
HUDSON RIVER 254 LOCUST ST 99 Oak St. UNION ST

PARK PL

39-41 Maple St. 196 LINDEN DR
JAMES ST
MAPLE ST CHERRY ST OAK ST ROGERS ST PEARL ST
RIVER ST
69-71 Pearl St.

153-157 Main St. PEARL ST
HUDSON PL
DEPOT ST
4

BRIDGE ST ELM ST

SUMPTER ST DERBY ST MAIN ST 68 Main St.

ST WILLOW ST
MOSHER HILL
JOHN ST 62 Main St.

24 Main St. BEECH ST

50 Main St.

34-36 Main St.

15-17 Main St.

4 18 Main St. LEGEND

Brownfield
Opportunity Area

N State & National
Historic Eligible Sites

0 0.25 0.5 State & National
Miles Historic Listed Sites

3.8 Transportation Systems

KEY 3.8.1 north of Park Place, Bridge Street,
TAKEAWAYS ROADS AND and John Street west of Main Street.
BRIDGES These roadways therefore represent
• Main Street is the heavily the portions of the Village that are the
trafficked roadway and, ROADWAY NETWORK most frequented, and the streetscape
therefore, the section of the There are just under six miles of roads along these roadways should be
Village that is seen by the and rights-of-way within the BOA prioritized to attract additional visitors
most residents, visitors, and study area. There are five primary and investment.
passersby vehicular entryways to the BOA
study area from the surrounding The Village is responsible for
• Depot Street is a key area: River Street, which connects maintaining most of the roadways
connection between Hudson Falls to the City of Glens Falls within the BOA study area. Main
downtown and the Hudson and Northway Exit 18; Main Street Street (U.S. Route 4) is maintained
River that is limited by its (US Route 4), which connects the by the Federal DOT and River Street
one-way traffic and steep Village to Fort Edward (to the south) (NYS Route 254) and Maple Street
grade change and Kingsbury (to the north): Maple (NYS Route 196) are maintained by
Street, which runs east to the Town NYS DOT.
• The recently improved of Hartford and, eventually, Vermont;
northern section of Main and Bridge Street, which connects BRIDGES
Street is charming and the Village to the Town of Moreau in There are four bridges in the Village,
pedestrian friendly, but Saratoga County. including one Hudson River crossing
these improvements have and three Feeder Canal crossings. The
not been made in other The vehicle roundabout that circles Hudson River crossing at Bridge Street
sections of the Village Juckett Park in the center of the is the Village’s only functioning crossing
Village is a defining feature of the over the Hudson. The bridge runs to
• US Route 4 is a designated roadway network. Another notable the north of the Old Fenimore Bridge,
bike route but lacks bicycle element of the roadway network which closed in 1989. The three Feeder
infrastructure is Depot Street. The roadway is a Canal bridge crossings also serve as
primary connector between Main connections from downtown to the
• Overall parking supply is Street and the west side of the Feeder Canal Towpath Trail, which,
sufficient, but there are Hudson, but only serves one-way south of Main Street, runs along the
opportunities to improve traffic and is also challenged by its east side of the canal.
efficiency of off-street lots steep grade change.
3.8.2
• GGFT bus service runs daily The BOA study area roadway system PEDESTRIAN
through the Village consists primarily of local roads; the AND BICYCLE
NYS Department of Transportation FACILITIES
• An active freight rail line (NYS DOT) classifies Main Street
runs along the Village’s as a principal arterial; River, Maple, The BOA study area is generally a
waterfront parcels Bridge, John, Feeder, and Sumpter very pedestrian-friendly walkable
Streets as minor arterials; and Pearl, community, with sidewalks lining
Oak, Allen, and Locust Streets and most roadways. 2015 infrastructure
Martindale Avenue as major collectors. improvements to the U.S. Route 4
As shown in Figure 10, Main Street corridor beginning just north of Pearl
south of Park Place and River Street and Depot Streets. The enhanced
experience the highest traffic volumes pedestrian space includes decorative
(averaging upwards of 11,000 vehicles brick pavers, historic light fixtures,
per day), followed by Main Street

38 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

FIGURE 10: 75

Transportation Systems Map

FERRY ST FIRST ST
SPRING ST MCDOWELL ST
FEEDER ST

4 GLENS FALL FEEDER C

MARTINDASLWEAANVSET

WALL ST MAIN ST
NORTH OAK ST

SCHOOL ST

WALNUT ST CLARK ST CLARK ST A N A L JUCKET
LOCUST ST
254 MAPLE AVE T DR 196
UNION ST
HUDSON RIVER PARK PL MAPLE ST

196

PEARL ST
RIVER ST MAPLE ST CHERRY ST OAK ST LINDEN DR
JAMES ST
ROGERS ST

DEPOT ST PEARL ST
HUDSON PL
SUMPTER ST BRIDGE ST DERBY ST MAIN ST LEGEND
ST 4
MOSHER HILL Brownfield
ELM ST Opportunity Area
WILLOW ST Parking Areas
BEECH ST

JOHN ST GGFT Bus Stop

Rail Lines

4

ANNUAL AVERAGE
DAILY TRAFFIC

< 1,000

N < 5,000
< 10,000

0 0.25 0.5 < 20,000
< 25,000
Miles

and brick medians, all adding to the 3.8.3 weekday and Saturday. Weekday
charming, walkable feel of this section PARKING turnover for on-street parking is also
of the Village. good, with very few spaces occupied
During the public engagement by the same vehicle during the
However, outside of this recently process, building and business owners observation period. This indicates
improved section of the Route had conflicting thoughts on the that the Village’s time limitations are
4 corridor, sidewalks are lacking, adequacy of parking; some thought generally observed by users. Turnover
intermittent, or in deteriorating that there was sufficient parking, rates were slightly lower on Saturday
conditions along some key roadway while others thought that the parking when parking regulations are less
segments, including portions of Wall was lacking. A parking study was stringent; approximately one-quarter
Street, leading to Grace Park. In other completed in May 2016 to quantify of observed vehicles remained in the
locations, such as River Street and the existing supply and demand. The same location for over two hours.
southern portions of Main Street, study focused on Main Street from
large curb cuts, the lack of a verge, John Street north to Martindale Public and private off-street parking
and narrow sidewalks create uninviting Avenue and side streets within one lots are located throughout the
(and potentially unsafe) conditions block east and west of Main Street. downtown area. For purposes of the
for pedestrian. Survey of on-street parking spaces, parking study, counts were conducted
off-street parking lots, and baseline at seven public and private lots located
The most significant recreational parking counts were conducted during within a ten-minute walk of Juckett
bicycle and walking trail in the BOA key time frames. Park. On average, less than 40% of
study area is the Feeder Canal A total of 586 parking spaces are the surveyed off-street parking lots
Towpath Trail, discussed in greater located in the parking study area, are being utilized during the weekday
detail in Section 3.6, above. U.S. including public on-street and public/ and Saturday periods; demand for
Route 4 (Main Street) is part of private off-street parking lots. off-street parking was slightly higher
State Bicycle Route 9, a designated Table 2 presents the existing parking on weekdays than on Saturdays.
on-street bike route. Apart from its supply for the study area and further
designation, however, there are no identifies parking supply available Looking at the combined 586
roadway markings to distinguish Main within a ¼-mile of the Village’s on- and off-street parking spaces
Street as a bike route. The absence downtown center (Juckett Park), within the parking study area, an
of sharrows or designated bike lanes and ADA-designated spaces. average of 182 (31%) are occupied
along the route potentially discourage and 404 (69%) are available during
the bicycle tourists who use the On average, under 25% of the Village’s the peak demand times, indicating
Towpath Trail from entering downtown, on-street parking supply is utilized that there is more than adequate
despite the trail’s intersection with during both weekday and weekend parking supply to meet the Village’s
Main Street. periods, with little variation between existing and near-term needs. In

TABLE 2: SUMMARY OF PARKING SUPPLY

LOCATION TOTAL SPACES SPACES WITHIN A 1/4- ADA DESIGNATED
On-Street 209 MILE OF JUCKETT PARK SPACES
Side Street 97 6
Parking Lots 280 134 N/A
TOTALS 586 69 10
280 16
483

40 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

addition, as discussed in Section 3.6, and northern Saratoga Counties. in the evening hours, preventing its use
as part of the improvements to Paris GGFT’s Route 4 provides regular bus to travel to/from downtown Hudson
Park, a net 28 spaces were created. transportation between Hudson Falls, Falls restaurants or arts venues.
Fort Edward, and Glens Falls on weekdays
While overall parking capacity within the and Saturdays. Major destinations along 3.8.5
study area appears sufficient, there are the route include the Warren County
several deficiencies in the existing system. municipal buildings, the Fort Edward RAIL
Notably, there are several off-street Amtrak station, and the downtown Glens
parking lots that are deteriorating and Falls commercial center. There are two As shown in Figure 10, the Delaware
poorly organized, reducing their potential bus stops in the Village of Hudson Falls, and Hudson Railway line runs along
capacity. On the east side of Main Street one of which is located in the BOA study the western border of the BOA study
between Court and Locust Streets, area on Main Street at Village Park (refer area. The freight rail line is operated by
the rear parking lot is encumbered to Figure 10). GGFT Route 4 buses stop Canadian Pacific (CP) Rail and operates
by its multiple owners and multiple at the downtown bus stop generally every three days per week, transporting
large vehicles that are parked there. 30 minutes on weekdays and hourly on materials to and from two industrial
Saturdays. The A/GFTC’s 2009 “Transit businesses located in Glens Falls, where
3.8.4 Development Plan: Greater Glens Falls the rail line has its northern terminus.
Transit” found that the GGFT’s Route Bridge Street crosses over the rail line.
PUBLIC 4 is the most productive service among North of Bridge Street the rail line runs
TRANSPORTATION the GGFT regular fixed routes, with most along a large, underutilized Village-owned
rider comprising habitual transit riders property. Further north, the rail line runs
Greater Glens Falls Transit (GGFT) and ridership highest midday between between waterfront parcels and River
operates buses and trolleys throughout 10 AM and 4 PM. It should be noted Street and is visible from the roadway.
southern Warren, western Washington, that the GGFT Route 4 does not run

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3.9 Infrastructure

KEY area and all but a half dozen or so has been systematically replacing
TAKEAWAYS households in the greater Village. The deteriorating, tuberculated cast iron
Village contracts the purchase of up water distribution lines with eight-inch
• The study area is served to one million gallons of water per day plastic mains. Within the BOA study
by public water and sewer (gpd) from the Town of Queensbury. area, water main replacements have
systems The Village currently uses approximately been completed along portions of
800,000 gpd, with peak events in Hudson Place, Maple Avenue, and
• The Village has been the summer occasionally going over Mechanic, Cherry, Oak, Maple, John,
replacing old water mains the million gpd reservation. The Village Elizabeth, Poplar, School, Clark, N. Oak,
with new plastic mains in resells an average of 200,000 gpd to Union, and Pearl Streets. Water (and
recent years to address the Town of Fort Edward. The Town sewer) pipes along U.S. Route 4/Main
water pressure issues of Queensbury has, in addition to Street were replaced in conjunction with
the water sales already committed, the NYS Department of Transportation
• Much of the Village’s another million gpd of reserve water. (NYSDOT) project to renovate this
storm sewers are stretch of roadway. The water main
combined with the sewer Once the water has been received, the replacements have increased water flow
system, raising CSO Village directs it to its own treatment and pressure; the areas where new mains
concerns plant, where it is fluoridated and have been installed could theoretically
re-chlorinated. The water then flows handle increased water demand.
The capability of the Village’s through pipes that have been in the
infrastructure, such as utilities, sewer, ground for 50 to 100 years. Only a Generally, there are still sections of
and water system, to accommodate small percentage of pipes have been the Village with very old cast iron
both current and future development is replaced in the last decade with PVC. water mains that are most likely
a critical consideration when discussing The 50-year-old pipes were made tuberculated and negatively affecting
the revitalization of the BOA study with transite, a material that includes water flow and rate. The 2012 Water
area. Overall, the Village is serviced by asbestos. These older pipes suffer Main Replacement Master Plan for the
municipal water and sewer. Much of from corrosion, with many of the older Village of Hudson Falls identified the
this infrastructure has been restored, pipes having only 1.5 inches for water following additional water main sections
repaired, and replaced in recent years. passage, which clogs the pipes and within the BOA study area as being
Sanitary sewers and stormwater interferes with water pressure. This is four-inch cast iron pipe dating from the
sewers effectively separate sewage and particularly a problem for the Village’s period of 1890-1920: Willow Street
contaminated runoff from streets and Fire Department. Some of the Village’s and Derby Street/Mosher Hill Street.
parking lots before the water runs into fire hydrants are so impacted that
the Hudson River. Refer to Figure 11. there is not sufficient water pressure to 3.9.2
provide firefighting water. The Village’s SANITARY
3.9.1 fire hydrants were painted either red or SEWERS
WATER white depending on the type of pressure
available to the hydrant: fire hydrants The vast majority of Village residents
Hudson Falls has a public water system, that receive water from the newer pipes are connected to the public sewer
which serves the entirety of the study were painted red, and fire hydrants system (refer to Figure 11). Washington
serviced by the older pipes were painted County owns and maintains the
white. The DPW maintains a map of the public sewer system, which is very old
fire hydrants and water pipe conditions and in need of repair. Older sanitary
and shares this information on a regular sewer systems are notorious for
basis with the Fire Department. inflow and infiltration (I & I) issues.
Inflow includes direct discharges from
Through a series of CDBG Public inadequately functioning infrastructure
Infrastructure Grants, the Village

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FIGURE 11: 75

Infrastructure & Utilities Map

FERRY ST FIRST ST
SPRING ST MCDOWELL ST

FEEDER ST
4

MARTINDALE AVE

WALNUT ST WALL ST MAIN ST GLENS FALLS FEEDER CAN
NORTH OAK ST
254
SCHOOL ST

CLARK ST CLARK ST AL
LOCUST ST
UNION ST MAPLE AVE LINDEN DR 196

HUDSON RIVER MAPLE ST

RIVER ST MAPLE ST CHERRY ST OAK ST196 ROGERS ST JAMES ST
PEARL ST
HUDSON PEARL ST

DEPOT ST 4

SUMPTER ST BRIDGE ST ELM ST
MOSHER HI LL S WILLOW ST
BEECH ST
T DERBY ST
MAIN ST
JOHN ST

4

1 in. = 1,000 ft. N LEGEND
0 0.25
0.5 Brownfield
Miles Opporunity Area
Hudson Falls Sewer System
Hudson Falls Water System

(i.e. broken sanitary manhole cover Edward. Approximately 90 percent system. During peak storm events,
allowing direct stormwater inflow), of the sewage from Hudson Falls is the overflow is discharged into the
and infiltration includes leaking sewer household waste. Future capacity Hudson River or the Feeder Canal. The
main pipes that allow groundwater to depends greatly on the Village’s Village has begun to address existing
enter the system. I & I issues can cause ability to separate stormwater I & I problems. When Route 4 was
combined sewer overflows (CSOs) from the sanitary sewer system. improved a closed drainage system for
and allow stormwater or groundwater stormwater was installed in conjunction
to enter the sanitary sewer system 3.9.3 with a NYSDOT project. When
that does not need to be treated. STORM SEWER separating combined sewer systems,
new connections or discharges must
The Village currently produces Within the Village of Hudson Falls, be established for the separated storm
approximately one million gpd of there are approximately eight miles sewer system. Existing downstream
sewage that is processed at the of stormwater sewers, two-thirds of capacity for separated storm pipes can
Washington County sewer treatment which is combined with the sewer be difficult to establish due to existing
plant on Cortland Street in Fort grades, infrastructure, and buildings.

3.10 Natural Resources
and Environmental Features

KEY 3.10.1 is bounded by the Hudson River to the
TAKEAWAYS TOPOGRAPHY west, the Feeder Canal to the east,
and a stream that runs between the
• While much of the study The Village of Hudson Falls is located Village reservoir and the Hudson River
area is relatively flat, there on a flat plateau adjacent to the to the north. The Feeder Canal has
is a steep grade change Hudson River, at an elevation of 200 two tributaries, and the Hudson River
west of Main Street, to 300 feet above sea level. The has one tributary within the Village.
making waterfront access Village is mostly flat except for the
difficult. bluff overlooking the Hudson River. HUDSON RIVER
At the River’s edge, the elevation is Approximately one mile of the Hudson
• The Hudson River is an approximately 140 feet above sea River runs along the western boundary
important water resource level, and in the Village the elevation of the BOA study area. There are no
but is only recommended is generally 280 feet above sea level, public River access points within the
for non-contact activities with a high of 300 feet at Main Street BOA study area. This portion of the
in the section that from Maple to Clark Streets and Hudson River is identified as a Class C
runs along the Village. at Martindale and Second Streets. water body, the second lowest water
Therefore, it is important This significant grade change west classification. Class C waterways
that visual connectivity of Main Street makes waterfront are typically considered suitable for
to the waterfront be access difficult. These slopes need to non-contact activities and water
considered. be considered during redevelopment supporting fisheries. However, due to
activities but should not preclude them. concern over PCB levels generated
by the former GE plant, the NYS
3.10.2 Department of Health (NYSDOH)
WATER recommends against eating fish
RESOURCES caught in the Hudson River between
the South Glens Falls Dam (to the
The Village of Hudson Falls is rich in north) and the Federal Dam in Troy
water resources. The BOA study area (to the south). Physical access to the

44 H U D S O N F A L L S D O W N T O W N R E V I TA L I Z AT I O N P L A N • 2 0 2 0

Hudson River within the study area Village reservoir (located just north of surface runoff. These soils are suitable
is also limited by the presence of the the BOA study area boundary) and for residential development. The high
Fenimore Dam and associated falls and the Hudson River. As noted earlier, sand content of the OaB soils makes
rapids, which make the river unsafe for runoff from the reservoir pools in them less suitable for recreation;
recreational uses. Steep slopes along Grace Park, creating “Wall Street however, this can be addressed
the riverbank, the presence of historic Pond.” The Village now obtains its through the addition of topsoil.
and active industrial uses, and prior water supply from the neighboring Other soils found in the study area
site contamination further prevent a Town of Queensbury. include Oakville loamy fine sand
physical connection to the waterfront. with 5 to 15 percent slopes (OaC)
As shown in Figure 12, there are (along portions of the Hudson River
FEEDER CANAL no DEC-regulated wetlands or waterfront and east of the Feeder
Approximately 0.7 miles of the Feeder floodplains within the study area. Canal, north of Martindale Avenue);
Canal flows along the western edge Claverack loamy find sand with 0 to
of the BOA study area. The Feeder 3.10.3 2 percent slopes (CIA) (east of the
Canal connects to the 60-mile SOILS Feeder Canal and along the study
Champlain Canal, which runs from area’s northern boundary); Nassau-
Waterford to Whitehall. Most of the study area soil is Oakville Rock outcrop association, steep and
loamy fine sand with 0 to 5 percent very steep (NBF) (west of Main
OTHER WATER RESOURCES slopes (OaB; refer to Figure 12). OaB Street); and Nassau shaly silt loam,
An unnamed Class C stream runs soils have high permeability, low to undulating through hilly (NAC) (along
through Grace Park between the moderate water capacity, and slow the stream that connects the Hudson
River and Village reservoir).

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FIGURE 12:

Natural Resources and

Environmental Features Map

NAC OKE CIA
NBF
GLENS FALLS
FEEDER CANAL

OaB

HUDSON RIVER

OaC

LEGEND

Brownfield
Opportunity Area

NYS DEC Streams
N

USFWS NWI Wetlands

0 0.25 0.5 Soils
Miles

3.11 Economic and Market Analysis

RESIDENTIAL The purpose of the economic and This trend is partially reflective of the
MARKET market analysis it to provide market- prevalence of multi-unit housing in the
KEY based recommendations on potential Village center.
TAKEAWAYS economic drivers and future land
uses within the BOA study area. The vacancy rate in the BOA study
• Higher vacancy rates The analysis, in conjunction with area has increased over the past
indicated limited need for the analysis of the local and regional decade from 8.1 percent in 2010 to
new housing development context, sets realistic assumptions, 14.1 percent in 2019.4 This compares
in the aggregate, but there identifies the area’s redevelopment to vacancy rates of 12.7 percent and
is high need for additional potential, and helps establish 12.0 percent in the greater Village of
supportive housing and which sites should be targeted for Hudson Falls and Town of Kingsbury,
senior housing in the redevelopment and the appropriate respectively.5 Typically, a healthy
greater County timing for redevelopment. market has a vacancy rate around ten
percent. With vacancy rates exceeding
• The Village has the 3.11.1 this threshold in both the study area
opportunity to capitalize RESIDENTIAL and the greater Village and Town,
on regional and national MARKET this indicates that demand for new
trends toward downtown housing, in the aggregate, is limited.
rental and condominium EXISTING HOUSING STOCK However, as discussed more below,
living The housing stock in the study area there is high demand for housing from
can be characterized by a high rate certain subsects, indicating that the
• Bringing in higher income of vacant units and rental units, lower available housing supply does not meet
residents to the downtown than average housing values, and older the needs of those looking for housing.
would help support housing construction.
additional retail Owner-occupied housing in the
Over 60 percent of the occupied study area had a median 2019 value
housing units in the study area are of $123,018, with approximately
renter occupied.2 This compares to half valued between $100,000
approximately 50 percent, 46 percent, and $149,999.6 Rental units are
and 27 percent in the greater Village similarly at lower price points than
of Hudson Falls, Town of Kingsbury, neighboring communities, with a
and Washington County, respectively.3 median contract rent of $707 within
the Village, compared to $753 in
2  ESRI Business Analyst, 2020
4  ESRI Business Analyst, 2020
3  2018 Five-Year ACS
5  2018 Five-Year ACS

6  ESRI Business Analyst, 2020

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the Town of Kingsbury, $727 in the • Senior housing for those looking attracting outside investment may
City of Glens Falls, and $878 in the for amenities tailored to the prove difficult; several stakeholders
Town of Queensbury.7 There are two needs of retirees; indicated that a demonstrated
affordable housing developments in unmet demand for housing is a key
the BOA study area: the 75-unit Earl • 20- and 30-year-olds consideration in their decision to
Towers and the 220-unit Hudson Falls rediscovering the benefits of invest in a community.
Village Apartments. While housing is living in a downtown setting close
comparatively less expensive in the to amenities; While the age of the BOA study
Village, compared to these neighboring area housing stock contributes to the
communities, the Village still has • Families displaced by foreclosure Village’s local history and community
a large rent-burdened population: looking for an alternative to character, older homes also have
approximately 37 percent of Village homeownership; and their challenges. Older homes tend
households are rent-burdened.8 to be costlier to maintain and have
• Young people just starting out more structural and environmental
The age of an area’s housing stock their careers and professionals concerns. With lower price points
is important because it can provide looking for upscale housing in Hudson Falls, compared to other
a high-level indicator of the quality options. neighboring communities, building
of the housing stock. The Village owners are potentially less likely
has a higher concentration of older Together, these trends are driving a to improve their buildings, fearing
residences than the Town, County, and substantial change in the attitudes, they will not see a return on their
State: just under half of the housing tastes, and market choices of investment. Several interviewed
units in the Village were built before individuals. This trend is being seen stakeholders indicated a need for
1939, compared to approximately in neighboring communities, such financial incentives to encourage
one-third in the Town, County, and as Glens Falls and Saratoga Springs, building improvements.
State.9 which have both experienced multi-
family housing construction and The development of new housing in
Anecdotally, some stakeholders rehabilitation in their downtowns. This the BOA study area must take into
indicated that the Village housing has not yet occurred in Hudson Falls. consideration local demographic and
market is improving as a result of Potential reasons include the limited income characteristics. Notably,
increased code enforcement. This has number of high-paying jobs locally; based on information in Washington
included an increase in housing rehab the relatively soft economy, with County’s 2019 Housing Transitions:
projects, such as painting, new siding, no major growth industries; and the Needs Assessment and Supportive
and porch improvements, which, in absence of upscale amenities typically Housing Action Plan, there is currently
combination with the low inventory found in communities with large a waiting list at the Hudson Falls Village
of houses for sale in the Village, has numbers of affluent residents. Several Apartments, indicating an unmet
increased housing values. stakeholders also noted that building regional demand for affordable housing.
deterioration and absentee landlords
HOUSING MARKET TRENDS have been detrimental to the Village’s It should also be noted that housing
AND OPPORTUNITIES housing market. demand can be induced by improving
Throughout the United States, there quality of place and ensuring that the
is a growing trend of people moving With a compact, historic, walkable Village has the right kind of housing
back to walkable downtowns, which center, the Village has an opportunity for the demographic composition
is changing the housing market to capitalize on the opportunities or targeting specific populations.
landscape. The trend has moved away provided by these national and Apartments that offer maintenance-
from single-family owner-occupied regional trends. However, without free living to empty nesters and
houses to an array of other projects. proactive private and public sector perhaps young professionals priced out
Trends driving this transition include: intervention, these opportunities will of nearby housing markets represents
be missed. Under “business as usual,” an opportunity area. These housing
• Empty Nesters looking to it is projected that the vacancy rate units could be in the downtown.
downsize into less maintenance- in the BOA study area will continue Having “more feet on the street” from
intensive properties; to increase, reaching 18.5% by downtown residents with discretionary
2024.10 With such high vacancy rates, income has the additional benefit
7  2018 Five-Year ACS of increasing or inciting demand
10  ESRI Business Analyst, 2020 for commercial development.
8 Ibid. Stakeholders also indicated the

9 Ibid.

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