Staff Notes for 6/20/2024
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 20, 2024
Site Plan 33-2024 & NICK CHIARAVALLE
Special Use Permit 3-2024 Stone Quarry Road / Commercial Light Industrial / Ward 2
SEQR Unlisted
Material Review: Site Plan Review application, Special Use Permit Guidance, SEQRA EAF, site
drawings, floor plans, elevations, stormwater
Parcel History: Vacant
Referrals: Warren County (Sent 5/28/24), Town of Kingsbury (Sent: 5/29/24)
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Requested Action
Planning Board site plan review and special use permit approvals for construction of a 30,084 commercial
nursery, agricultural services and distribution building.
The applicant anticipates obtaining the required NYS licenses and permits for cannabis cultivation (Commercial
Nursery), processing (Agricultural Service Use) and distribution (Distribution Center). Commercial Nursery
and Agricultural Service uses require Special Use Permit approval. Distribution Centers require only Site Plan
Review approval.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes to construct a 30,084 sq ft single story commercial building to be used for cannabis
growing, processing and distribution. Project work includes construction of a parking lot and loading dock,
stormwater management, landscaping, lighting, and will be connected to municipal sewer and water. Pursuant
to chapters 179-2-010, 179-3-040 & 179-10-040, site plan and for new construction and special use permit for
commercial nursery and agricultural services in a CLI zone shall be subject to Planning Board review and
approval.
Staff Comments
Site Plan Review
• Location: The project is located adjacent to the Army National Guard on Stone Quarry Road on a +9.05
acre vacant parcel in the Commercial Light Industrial zoning district.
• Arrangement: A 30,084 sq. ft. building compliant with setback requirements with associate amenities for
parking, landscaping, lighting and stormwater is proposed.
• Site Design: The building will be accessed from the south side of the Stone Quarry Road cul-de-sac via a
driveway providing access to parking and all sides of the proposed building.
• Building: The exterior of the building will have metal siding. Brick façade work on the north and west
sides of the building will face the road.
• Site conditions: The lot slopes from north to south, with a total elevation change of +15 feet between the
northwest and southeast corners of the lot. Wetlands delineations provided with the application show none
on the site, with some on the National Grid property to the southwest.
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• Traffic: 32 parking spaces are proposed on the west side of the building. No retail sales are proposed.
• Grading and drainage plan: A total of +2.72 acres of disturbance is proposed for the project. Stormwater
collection via catch basins, swales and culvers will be directed to the south of building into retention basins.
Post-development runoff discharge will be directed via an outlet pipe toward the southeast portion of the
property.
• Landscape plan: The planting plan appears to comply with the requirements of Article 8 of the Zoning
Code.
• Site lighting plan: Light fixtures all appear to be dark sky compliant. The average foot candles for the 4 of
the 5 lighting areas shown on the tables on the lighting plan sheet are below the required horizontal
illuminance standards of §179-6-020. Note that §179-6-020(C) states that The Planning Board may vary
these standards, making them more or less restrictive, where it finds it to be in the interests of this chapter
and the Town to do so. In particular, the Planning Board may vary the standards with reference to the
brightness and uses of the surrounding environment. The Board may wish to consider whether the proposed
lighting is adequate to address safety and security concerns at the project site.
• Utility details: The project is proposed to be served by municipal water and sewer service via connections to
the existing lines in the public right of way. Heating and generators will be supplied by National Grid
natural gas service from the existing line in the road. Electric, telephone, and cable service lines on site will
also be underground.
• Signage: The freestanding sign at the property entrance is setback at +20.84 feet from the property line and
has a proposed surface area of 45 square feet. No lettering, color or logo details have been provided for this
sign. The North Architectural Building elevation shows a wall sign adjacent to the entrance. No details
were provided about the wall sign; the Board should require that any wall signs comply with the size and
design requirements of §140-6(2)(b).
• Elevations: Provided
• Floor plans: Provided
• SEQR: The Short EAF is attached to these staff comments. The requested combined SPR & SUP
approvals are an Unlisted Action.
• Waivers: No waivers from the requirements of §179-9-050 have been requested.
Special Use Permit
• The special use permit application is for Agricultural Service Use, as defined in the Zoning Code.
• The applicant has completed the Special Use Permit Guidance Form and has requested a Permanent SUP
approval. A SUP approval would be subject to revocation under the terms of §179-10-070(2&3).
• Odor Control/Air Quality, Comprehensive Security and Community Relations/Nuisance Abatement plans
were submitted with the application.
• Staff recommend that §179-10-070(FF)(1-3) should be included as a condition of any SPR/SUP approval
granted for this project.
Summary
The applicant has submitted site plan review and special use permit application for the proposed business. The
board may request the time frame and operation times.
Meeting History: 1st Meeting