Planning & Zoning

Click here to scroll to the Zoning Amendments.

                                                                                                            Dan Barusch

Dan Barusch

Dan Barusch, Director of Planning and Zoning

Adele Behrmann, Planning and Zoning Clerk

Doug Frost, Code Enforcement Officer

Phone: (518) 668-5131 ext. 5
Office Email:
Director’s Email:

20 Old Post Road
Lake George, NY 12845

Hours: 8:30 a.m. to 4:30 p.m. Monday through Friday



The Planning and Zoning Office administers the Zoning Code, Stormwater Regulations and Subdivision Regulations of the Town of Lake George, among other things. Additional duties of the Planning and Zoning Office include:

  • Septic Initiative Program (SIP) administration and Septic Permitting
  • Hazard Mitigation Planning
  • Climate Resiliency and Energy Efficiency Planning
  • Historic Preservation Planning
  • Parks, Trails and Recreation Planning
  • Economic Development
  • Stormwater Management and MS4 Program Administration
  • Capital Improvement Planning
  • Assistance with Caldwell Sewer District
  • Geographic Information Systems (GIS)
  • Floodplain Management
  • Grant writing, administration, and management

The Planning and Zoning Office also works with the Planning Board, Zoning Board of Appeals, and the Consolidated Board of Health in regulating development throughout the Town. Meetings of the Boards are held monthly, the second Tuesday for the Planning Board, the first Wednesday for the Zoning Board of Appeals, and the third Tuesday for the Consolidated Board of Health. Other meetings are held when necessary. In order to be included on an agenda for a specific date, applications and paper work must be submitted to the Office prior to the deadline for review. Included on this page (Planning Board Meeting Schedule and Application Deadlines, Zoning Board Meeting Schedule and Application Deadlines) are the dates for Planning Board and Zoning Board Meetings along with the deadline dates for applications.

It is through this office that those involved in any building or development would obtain a Zoning Certificate of Compliance, a document necessary in order to obtain a Building Permit from the County. Additionally, the Planning and Zoning Office does provide property owners and lending institutions with Zoning Letters of Compliance as requested.

Copies of the Zoning Ordinance and Subdivision Regulations can be found in the Lake George Town Code. Click to view the Town Code.

Applications for Site Plan Review, Zoning Variances, Land Use Permits, or Septic Permits can be downloaded from this page.

The Planning and Zoning Office also handles stormwater issues and complaints.

Septic Initiative Program

Click here to view the Septic Initiative Program information details and related documents

Hazard Mitigation

2016 Warren County Hazard Mitigation Plan

2016 Warren County Hazard Mitigation Plan

The Town of Lake George attempts to mitigate harmful effects of natural hazards using the direction from the Warren County Hazard Mitigation Plan.  Click on the link for the Plan, or see below for other Hazard Mitigation resources.

Building Community Resilience with Hazard Mitigation
Risk Map Discovery Flyer
Risk Map Flood Risk Products
Warren County NY Haz Mitigation Resources

Historic Preservation Planning

“Analysis of Military Campaigns Associated with Fort George and Environs”
ABPP Report

Historic Preservation 1st Workshop Presentation
Historic Preservation 3rd Workshop Presentation

In July 2016, the American Battlefield Protection Program (ABPP) awarded the Town of Lake George a $50,000 grant to compile a major report including an inventory and analysis of sites and features associated with the Battles at Fort George. This project was accomplished between 2016 and 2018, using period maps and primary documentary sources coupled with non-invasive archaeological field reconnaissance and GIS technology. ABPP funds projects conducted by federal, state, local and tribal governments, nonprofit organizations and educational institutions with the goal of safeguarding and preserving significant American battlefield lands as symbols of individual sacrifice and national heritage.

The creation of this report and associated GIS mapping will allow the Town and partner organizations (the Department of Environmental Conservation and the Fort George Alliance) to effectively identify historically relevant properties throughout the Town and determine the level of importance each site may have played during important American wars. It will serve to educate landowners and land preservation groups about the lack of protection that most sites associated with Fort George currently experience.

The Town worked with Hartgen Archeological Associates to complete this planning research project, which was finished in fall 2018. Throughout the course of the project, numerous public meetings were held to allow for the citizens of Lake George to come learn about the project and to tell us their own stories about the history of Lake George. The project report, as well as presentations from the public meetings, can be downloaded above or viewed at Town Hall in the Planning and Zoning Office.  Over the next several years, the Planning and Zoning Office will follow the reports guidance on implementation of actions to promote heritage tourism and historic preservation.

Other Resources

Lake George Colonial Walking Tour Brochure – Walking Tour Brochure

Lake George Historical Association & Museum – Website
Warren County Historical Society – Website

Economic Development

Lake George Draft Economic Development Plan

2018 Lake George Economic Development Plan
Lake George First Public Meeting May 2016
Lake George Second Public Meeting_6.27.17

The Town and Village of Lake George, in coordination with the Adirondack Park Agency’s Hamlet Economic Planning and Assistance initiative, developed an economic development plan for the Hamlet areas of Lake George.  The plan seeks to leverage improvements from the Gateway Project, which turned Route 9 from Exit 21 to the Village line into a boulevard with sidewalks, new lighting, a median, and bike lanes, to generate new growth in the community.   In order to determine components of the plan, input from the community was sought through a survey.

Other Resources

APA Economic Services Unit – Website

Warren County EDC- Website

Storm Water Management

For any concerns or report of violations regarding stormwater runoff and pollution, please call 518-668-5131 (x311) to talk to the Stormwater Management Officer.

Municipal Separate Storm Sewer System (MS4)

2020 MS4 Annual Report, Final
2018 Lake George Storm Water Management Program Plan

To prevent harmful pollutants from being washed or dumped into MS4s, certain operators (including municipalities) are required by New York State to obtain NPDES permits and develop stormwater management programs (SWMPs). The SWMP describes the stormwater control practices that will be implemented consistent with permit requirements to minimize the discharge of pollutants from the sewer system. The Town of Lake George is a registered MS4 in the state of NY and the Town’s SWMP can be located above and other resources can be found below.

Other Resources

Printable copy of the MS4 Stormwater Pollution survey – MS4 public survey
A homeowner’s guide to septic tanks
House Hazardous Waste information
Green up Lawns, not lakes and rivers
Don’t P on your lawn
Oil and Water don’t mix
Urban Runoff and its relationship to water quality
After The Storm: A guide to understanding stormwater
Construction Poster 1
Construction Poster 2

Grant Awards and Projects

    • Text: The Planning and Zoning Office spearheads all grant applications for the Town of Lake George and administers and manages any successfully awarded projects, bringing in hundreds of thousands in state and federal funds for planning and capital projects for the community and local government.
    • Grant Awards to date:
      • $75,000 (DEC) – Adirondack Smart Growth Grant – McPhillips Preserve @ French Mountain Park Plan/Design (2019)
      • $50,000 (EFC) – Caldwell Sewer Inflow and Infiltration study (EPG) (2019)
      • $30,000 (DEC) – Beatty/Cedar Green Infrastructure Feasibility Study (WQIP SWP) (2019)
      • $343,000 (EFC) – Caldwell Sewer District Phase 2 Improvements (2018)
      • $657,000 (DEC) – Pumps Station Rebuild (WQIP WWT)(2018)
      • $25k (DOS) – Village DPW/Town Highway Consolidation and Joint Motorpool Study (LGEP)(2017)
      •  $100,000 (EFC) – Caldwell Sewer Engineers Report (EPG)(2017)
      • $125,000 (DEC) – Lakeview Circle Stormwater Projects (WQIP NPS)(2017)
      • $120,000 (DEC) – Caldwell Sewer District Phase 1 Improvements (WQIP WWT)(2017)
      • $104,000 (DEC) – Septic Initiative Program (WQIP NPS)(2016)
      • $50,000 (NPS) – Fort George Battlefield Park Study (ABPP)(2016)
      •  $25,000 (DEC) – Climate Action Plan w/ Village (CSC)(2016)
      • $16,000 (DEC) – Electric Vehicle Charging Station (ZEV)(2016)
      • $7,000,000 (FHWA/DOT/EFC) – Route 9 Gateway Project with NYSDOT (TEP/STP/NHPP)(2015)
      • $60,000 (DEC) – MS4 program (MS4)(2015)
  • Under Permits, at the very bottom, please upload the “Residential Rental Renewal Application”
  • Under Plans and Reports, at the very top, please upload the “2020 MS4 Annual Report”

Zoning Amendments

Short Term Rentals

Pursuant to new Town of Lake George regulations on short-term rentals, residential property owners are no longer allowed to host short-term rentals in the Town of Lake George’s residential-only zoning districts. The Town of Lake George Zoning Code Section §175-52(B) “Use of Residences for short-term rentals” ordinance was passed by the Lake George Town Board on November 19, 2018 as part of Local Law 3-2018.

Pursuant to this new ordinance, short term rentals (a rental of a residential dwelling/premise for period of 30 days or less) have been deemed illegal in the Town’s residential-only districts. Those districts where short-term residential rentals are now illegal include all Land Conservation (LC) districts, all Residential Rural (RR) districts, and the Residential Medium-density districts (RM-1 and RM-2). Any rentals longer than 30 days at a time are allowed in these and all other zoning districts without permitting or approvals from the Town. The remaining zoning districts in the Town will allow for short-term residential rentals via an approval and permitting process through the Planning and Zoning Office. The Short-Term Residential Rental permit is available below and at Town Hall.

Given the growth in popularity of short term rentals in New York State, the Town has hired the third-party company “Host Compliance” to assist the Planning and Zoning office with compliance of these rentals. Finally, a 24/7 short-term rental complaint Hotline has been established for the Town of Lake George, that number is (518) 500 – 4080. An online complaint system can be accessed at Questions can be directed to Doug Frost at the Town of Lake George Planning and Zoning Office at (518) 668 – 5131.

Zoning Amendments

The Planning and Zoning Office assists the Town Board with drafting Town Code revisions, and in particular zoning amendments, and assists the Board in the legislative process. Below are Zoning Code and similar amendments made to the code over recent years.

2020 Amendments

Local Law 6-2020

Ch. 175-37 and 52B_amendments_track changes version
Ch. 175-37 and 52B_amendments_final  format version

Local Law 5-2020

Zoning Map Amendments_final format version
Zoning Map Amendments_Diamond Point Road
Zoning Map Amendments_Luzurne Road
Zoning Map Amendments_Michelli.Mockingbird

Local Law 4-2020

Ch. 175-47 and 48_Local Law 4-2020- Track changes
Ch. 175-47 and 48_Local Law 4-2020-_Format_final-1
Proposed vs. existing densities for 175-47 change

Local Law 3-2020

175-89 Zoning Amendment – Local Law draft
 Zoning Amendment Ch. 175-89_local Law 3-2020
175.89 Zoning Amendment – Track change draft
Ch. 175-89_local Law 3-2020 track changes

Local Law 2-2020

Smith Street Zoning Map Amendment – Local Law draft
 Smith Zoning Map Amendment
Smith Street Zoning Map Amendment – Map change draft
Zoning Map Amendment

Local Law 1-2020

Chapter 175 amendments (Local Law 1) Local Law Format
Ch. 175 AMENDMENTS_local Law 1-2020_format_final

Consolidated 2019 amendments_final draft 1.6.20

2018 Amendments

Chapter 175 – Zoning Amendments -ADOPTION_10.24.18, Track Changes
Chapter 175 – Zoning Amendments -ADOPTION_10.24.18_Clean Copy
Chapter 150 – Subdivision of Land – ADOPTION_10.24.2018, Track Changes
Chapter 150 – Subdivision of Land – ADOPTION_10.24.2018_Clean Copy
Schedule I- Lake George Amendments_ADOPTION_10.24.18
Schedule II- Lake George Zoning Amendments_ADOPTION_10.24.2018

2016 Amendments

Local Law 2, Chapters 147 and 148, Final



Land use and development application
Site Plan Application February 2020v3
Sign Permit
Sign Variance application
Subdivision application 2020
Use Variance Application, 2020
Area Variance application (ZBA), 2020
Lot Line Adjustment Application
Festival Event Permit Application
Flood Plain Permit and COC in Flood Plain
Consolidated Board of Health Application
Septic Permit Application
Charging Equipment Installation Permit for EVSE
Unified Residential Solar PV Permitting Application
Boarding House Permit Application
Residential Rental Permit Application


Short Environmental Assessment Form Part 1
Short Environmental Assessment Form Part 2 & 3
Full Environmental Assessment Form Part 1
Full Environmental Assessment Form Part 2
Full Environmental Assessment Form Part 3

Deadlines and Fee Schedules

2020 Planning Board Meeting Schedule and Application Deadlines 
2019, Planning and Zoning Fee Schedule

Plans and Reports

2019 MS4 Annual Report, Final
2018 Lake George Economic Development Plan
2018 Lake George Storm Water Management Program Plan
2018 Final MS4-Annual Report
2017 Final MS4 Annual Report
2016 MS4 Annual Report
2015 Town of Lake George Comprehensive Plan
2015 Town of Lake George Comprehensive Plan – Appendices
2015 Stormwater Management Program Plan
2015-MS4-Annual-Report-Revised 9.22
2015 Fate of the Lake
2015 State of the Lake Chief Concerns
2015 Warren County Comprehensive Emergency Management Plan
2014 Adirondack Park State Land Master Plan
2014 Advantage Adirondacks – Economic Opportunities  Plan
2014 The State of the Lake
2013 Lake George Aquatic Invasive Species Prevention Plan
2013 A-GFTC Long Range Plan 2035
2012 Lake Champlain Watershed Erosion Assessment and Inventory
2012 Lake George Trails Master Plan Draft_2013-04-23_Final
2011 Warren County Hazard Miti
2010 Lake George Gateway Corridor Pla
2009 Lake George Watershed Stream Assessment Report
2007 Emerging Rule Concepts for Stream Corridor Protection
2005 Lake George Recreation Study Plan
2002 Comprehensive Plan
2001 Lake George-Plan for the Future


Town Code
The entire Town Code is accessible on this link. However it has been discovered that certain firewall programs make using the link impossible, therefore it might be necessary to disable the computer’s firewall program temporarily to view the code.

NYS Department of Environmental Conservation (
NYS Department of State (
NYS Department of Transportation (
NYS Department of Health (
NYS Environmental Facilities Corporation (
Adirondack Park Agency (
Adirondack – Glens Falls Transportation Council (
Lake Champlain – Lake George Regional Planning Board (
Warren County Fire Prevention and Building Codes (
Warren County Soil and Water Conservation District (
Lake George Association (
Lake George Park Commission (
Fund for Lake George (
Lake George Watershed Coalition (
Lake George Land Conservancy (
Lake George Region Chamber of Commerce (
Village of Lake George (


Web design by Advokate

Updates by James P. Mathis

Background photo by Luke Dow