Staff Notes.10.20.99 .r Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 87-1999
Project Applicant: Northway Plaza Associates, LLC
Project Location: Corner Route 9 and Quaker Road
Meeting Date: October 20, 1999 tabled Sept. 22, 1999
Description of Proposed Project:
Applicant proposes reconfiguration of parking areas and seeks relief from
the Off Street Parking and Loading Regulations.
Relief Required:
Applicant requests 0.5 feet of relief from the 9 foot minimum parking
space width and 2 feet of relief from the 20 minimum length required by
the Off Street Parking and Loading regulations, §179-66, B.
Criteria for considering an Area Variance according to Chapter 267
of Town Law:
1 . Benefit to the applicant:
Applicant would be permitted to increase the number of available
parking spaces.
2. Feasible alternatives:
Acquisition of a significant portion of the Stone property may allow for an
adequate number of compliant spaces.
3. Is this relief substantial relative to the ordinance?:
0.5 feet of relief from the 9 foot requirement and 2 feet of relief from the
20 foot requirement may be interpreted as moderate.
4. Effects on the neighborhood or community:
Moderate effects on the neighborhood may be anticipated as a result of
this action.
Applicant Northway Plaza
Date OctoberX 7999
Page-2-
5. Is this difficulty self-created?
The difficulty may be interpreted as self created.
Parcel History (construction/site plan/variance, etc.r:
Site Plan Review pending 10/26/99
Staff comments:
Moderate impacts may be anticipated as a result of this action. Attention
may be given to the adequacy of an 8.5 foot wide space to
accommodate all vehicle sizes and still allow sufficient access in and out
of vehicles. Based on the current parking requirements of §179-66 it
appears as though this site does not presently comply. This proposed
downsizing of the spaces coupled with the acquisition of additional lands
would bring the site closer to compliance. Consideration may be given
to perhaps a larger parcel from Stone, which may allow for the increase
of compliant spaces.
SEAR Status:
Type II
MOTION FOR AGAINST TABLE BY SECOND
VOTE:
THOMAS MCNALLY
STONE STEC
MCNULTY HAYES
L:\Craig\1999 ZBA notes\102099zba\Northway Plaza.doc
Zoning Board of Appeals
Community Development Department Staff Notes
r
Northwa Plaza
Parking calculations
Parking required per T o Q 179-66:
Office space requires 1 space per 150 sf of floor area
Commercial/Shopping requires 1 space per 200 sf of floor area
Per application;
Total Square footage of Plaza ...... .................................279,967 sq.ft.
Travelers consumes 113,000 sf of office space... 113000/150 =.....................753
Assume th remaining area is used as office space...83483/150 =....................556
Assume 1/2 remaining area is used as Comm/Shop...83483/200 =... ...... ..........417
Total per T o Q Off Street Parking and Loading= ........1726
Hagan Architects 6/26/99 plot plan depicts proposed conditions:
Proposed on site 8.5 wide spaces...... .............................. ............ ........1347
Proposed additional 8.5 wide spaces on T o Q conveyance...... .................. ....73
Proposed additional 8.5 wide spaces w/ regrading near Potenza...... ......... ........27
Proposed 8.5 wide spaces on Stone property......... ..................... ...............71
Total proposed 8.5 wide spaces...............................1518
Approximate number of 9.0 wide spaces available on site ( inc. T o Q prop.)...........+/-1360
L:\Craig\Projects\NorthwayPlaz"gan 10699.doc