Narrative and Site Plan Application JARRETT Engineers, PLLC Civil&Environmental Engineering
December 12, 2016
Mr. Chris Hunsinger, Chairman and Planning Board Members
Town of Queensbury Planning Board
742 Bay Road
Queensbury, New York 12804
Re: Proposed `Alpine Freefalls' Water Slides Expansion `Bonzai Pipelines'
Application for Site Plan Review
By Great Escape Theme Park, LLC
Dear Chairman Hunsinger & Board Members,
In conjunction with its parent company, Six Flags, Inc., Great Escape Theme Park, LLC ("Great
Escape" or the "Applicant")hereby seeks site plan review for the construction of two new water
slides (`Bonzai Pipelines' as an expansion to the existing `Alpine Freefalls' waterslide complex
(Qby SP#76-2011)within Park Area `A' of Great Escape Theme Park(the "Park"). Great
Escape seeks this approval in order to provide an improved ride/attraction to entertain guests and
visitors to the Park.
Enclosed please find an original and 14 copies of a Site Plan Application for members of the
Planning Board (the"Board"), which includes the following project description or narrative.
Also enclosed please find a check in the amount of$100.00, representing the fee for the site plan
application.
L General Project Description
The Great Escape wishes to expand the water park experience for all Park guests and visitors by
offering new fiun and excitement by expanding the `Alpine Freefalls' water slide complex (two
new slides — `Bonzai Pipelines') (the "Attraction"). The Attraction is to be located between the
existing `Alpine freefalls' structure and the"Lumberjack Splash"wave pool, near the
"Northwoods Picnic Grove." The expanded Attraction will consist of(2)new water slides (body
slides). The two new slides will originate from the existing start tower. A new deck expansion,
approximately 35' in height, will be added to the existing start tower. Access to the two new
slides, will be via the existing `Alpine Freefalls' queue line. The new slides will operate on the
same daily schedule as the entire Water Park, which is open only during daylight hours.
The Applicant anticipates a nominal increase in impervious ground cover(750± sf) as a result of
the construction of the Attraction.
IL SEQR/Site Plan Review Requirements
On July 11, 2001, the Town of Queensbury Planning Board, as lead agency, adopted a Final
General Environmental Impact Statement("FGEIS") and Findings Statement(the "2001
Queensbury Planning Board December 15, 2016
Re: Great Escape & Splashwater Kingdom— `Alpine Freefalls' Water Slides
Findings"), that considered the general direction of fiiture development at the Great Escape
Theme Park(the "Park"). The FGEIS and 2001 Findings were then fiirther supplemented and
amended by a Supplemental Generic Environmental Impact Statement and Supplemental
Findings Statement (the "2004 Findings").
As identified in the FGEIS, Park Area A is a 237.6 acre portion of lands owned by Great Escape
east of U.S. Route 9, which has traditionally been utilized for amusements and attractions, and
has been a theme park since 1954. This area is presently zoned RC (Recreation Commercial).
Significant acreage within Area A is "developable" or ideal for siting amusement park rides,
attractions, facilities and support facilities such as the two proposed `Bonzai Pipelines' water
slides. The DGEIS anticipated that, in the fiiture, Great Escape might add new attractions and
facilities in order to remain competitive with other amusement/theme parks. See pp. 1-2, 2-17
and 2-18 of the DGEIS.
The 2001 Findings (as supplemented by the 2004 Findings) adopted developmental impact
thresholds for various significant environmental factors. As long as these thresholds are not
exceeded by proposed new development, the 2001 Findings held that a State Environmental
Quality Review Act or"SEQRA" review is not required. Instead, the Board must approve new
rides, attractions and facilities within Park Area A on the basis of site plan review and area
variance approval, if required,provided that they are consistent with the impact assessment and
thresholds generically adopted in the 2001 Findings.
A. Traffic
The 2001 Findings refer to a traffic study detailed in the DGEIS which states that "traffic
impacts will occur as traffic associated with the growth in the Park's attendance increases." See
p. 9 of the 2001 Findings. The DGEIS sets forth "Improvement" measures designed to handle
increased traffic, measures which are tied to attendance level thresholds. See pp.4-18 and 4-19.
In other words, when attendance at the Park reaches specific levels, various mitigation measures
could be required. However, the 2004 Findings ultimately dictated that traffic counts, as
opposed to Park attendance, would be the trigger for traffic-related mitigation measures. Traffic
counts, as identified in biennial (SP# 63-2015) traffic reports performed by Creighton Manning
Engineering, LLP ("CME"), would determine whether the Park must implement mitigation
measures; conversely the construction of rides, attractions and facilities would not directly
dictate mitigation measures. As set forth by CME in its August 2015 report, "Phase 3
improvements are required when the combined volume of traffic in the southbound through lane
and the eastbound right-turn lane at either [the US Route 9/I-87 Exit 20 Northbound Ramp or US
Route 9/Gurney Lane (County Road 23)] intersections reaches the traffic threshold listed in the
... Findings Statement."'
'According to the 2004 Findings(p.8), the relevant threshold for Phase 3 mitigation measures is"[w]hen combined traffic volumes reach 1,320
or 1,368 during weekday AM peak hour and 1,454 or 1,404 at the Saturday AM peak hour,respectively at the US Route 9/Exit 20 and US Route
9/Gurney Lane intersections." Per Creighton Manning,existing 2015 volumes are 748 and 880 for weekday AM peak hour at US Route 9/Exit
20 and US Route 9/Gurney Lane intersections respectively,and 819 and 885 for Saturday AM peak hour for Route 9/Exit 20 and Route 9/Gurney
Lane respectively. Phase 3 measures include,but are not limited to,widening the eastbound approach of the I-87 Exit 20 northbound off-ramp,
widening the west side of US Route 9 in order to create a second southbound through lane from Exit 20 to Gurney Lane,and constructing a four-
leg intersection at Round Pond Road and US Route 9 by constructing the southern piece of the new ring road. See 2004 Findings Section D(2)at
p.7 for a complete discussion of the timing of mitigation measures,and description of those measures.
Page 2 of 6
Queensbury Planning Board December 15, 2016
Re: Great Escape & Splashwater Kingdom— `Alpine Freefalls' Water Slides
Because existing 2015 traffic volumes fell below the Phase 3 threshold for both weekday and
weekend peak hours, Great Escape has not yet crossed the threshold wherein the FGEIS called
for the implementation of the next phase of mitigation measures.
Great Escape has always been proactive in implementing measures designed to effectively
manage and direct traffic. When and if additional mitigation measures are dictated, Great Escape
will certainly see them through to completion. There should be minimal, if any, additional
vehicular traffic generated by the addition of the Attraction. Therefore, no additional mitigation
measures will be required, and currently existing parking lots will be well suited to handle
parking needs.
B. Sound
The 2001 Findings state that"[w]hen a new ride or attraction is proposed within the Park, the
Planning Board shall review its sound characteristics. Any ride or attraction that will result in an
increase of the L90 by 5 DBA or more above baseline at one of the three [residential receptor]
monitoring locations shall be subject to additional environmental review." See Section 5(g)(7).
The 2016 sound study performed by O'Brien and Gere indicated that generally, sound level
ranges were similar to those measured in 2014 & 2015 at the required community locations; the
Study revealed only slight elevations during Park operations —attributable to noise originating
from the Park(i.e.: roller coaster noises, rider screams and voices)in two (1) of the three (3)
residential receptor locations.2
The Attraction is not expected to generate any additional noise, of significance, over and above
the existing `Alpine Freefalls'. The Attraction is a water ride, and therefore will not generate the
noise level typically associated with roller coasters and other such attractions. As a result, the
addition of the Attraction will not violate the permitted sound thresholds. Due to the
configuration and shape of the proposed Attraction, any patron noise generated while on the ride
will be nominal since the slides are largely enclosed. Any motorized components, e.g.pumps,
will be located underground or within existing buildings, existing facilities or fenced barriers.
Therefore, we can be reasonably certain that the Attraction will not result in a material deviation
from the sound levels indicated in the 2016 sound study.
The Great Escape will continue to comply with Section 5(g)(6) of the 2001 Findings which
requires that annual noise monitoring be conducted at the three residential receptor locations
detailed therein.
C. Stormwater
2 For example,background L90 sound levels as a result of sound at the Park were within the range of sound levels measured in 2014&2015 at
Courthouse Estates,at Glen Lake Shore,and Twicwood Estates. Weekend nighttime(while the park is closed)L90 measurements were found to
be up to 5dBa higher than average levels measured in 2014&2015. The increase in noise level while the park was closed was largely due to
insect noise —September 13,2016 O'Brien&Gere Annual Community Sound Survey-2016.
Page 3 of 6
Queensbury Planning Board December 15, 2016
Re: Great Escape & Splashwater Kingdom— `Alpine Freefalls' Water Slides
Section 5(c)(4) of the 2001 Findings refer to, and summarize, Great Escape's proposed
implementation of a stormwater management system. In the Findings, the Planning Board
expresses its concern with the protection of the Glen Lake Fen's water quality, and goes on to set
forth certain mitigation measures to ensure the protection of the environment and water quality.
The Applicant anticipates a 750± square foot increase of impervious cover in the project area as
part of the development associated with the Attraction. The Park has long since exceeded the
one (1) acre of disturbance threshold requiring compliance with the New York State Department
of Environmental Conservation's State Pollutant Discharge Elimination System (SPDES) -
Phase II stormwater regulations and Town of Queensbury local stormwater regulations. Given
the location of the proposed project area, any increase in stormwater runoff is wholly contained
on the Great Escape property. All newly generated stormwater would drain to the existing wave
pool (localized low point) and cannot flow offsite. As a result of no stormwater flowing offsite
from the proposed project area the Applicant is requesting a waiver from `Stormwater
Requirements' and the preparation of an amended Stormwater Pollution Prevention Plan.
This 750± square foot increase represents to a nominal increase in impervious area to the Park's
entire 237.6 acre parcel area.3
D. Wastewater
No restrooms, locker rooms or food service stands and associated sanitary wastewater discharges
are proposed in conjunction with the Attraction. All filtered backwash water generated by the
proposed slides will be directed to the existing, NYSDOH approved, "Lumberjack Splash" wave
pool filtration building, holding/de-chlorination tank and on-site infiltration system. All on-ride
treated feature water will be captured by a NYSDOH compliant, water collection, filtration, and
treatment system for continued reuse on the slides.
Please note that stormwater runoff from a considerable amount of impervious area(run out trays
and adjacent concrete splash deck areas)proposed as part of the Attraction will be captured,
collected and treated by a NYSDOH compliant feature water treatment system, and will not run
off into the proposed stormwater treatment system proposed in the SWPPP. Typically, water
treatment as part of the slide feature water treatment system provides greater treatment to the
slide feature water, as well as any collected rainwater than a typical stormwater treatment device/
practice can practically provide.
E. Soils, Geolo2y and Topo2raphy; Ecology
3 Per Response 59(p.2-65)in the June 2001 Final Generic Environmental Impact Statement,Park Area A as a whole includes"47.2 acres of
pervious area,34.5 acres of impervious area and 155.9 acres of wetland." These numbers pre-date the development of the Looney Tunes
National Park which represents another 0.14±acres of impervious,development of the Tornado which added 0.18±acres of impervious,the
Mega Wedgie,which decreased impervious acreage by.0056±acres,Wiggles World,which added 0.4±acres of impervious,the`Sasquatch
Ride'which added 0.11±acres of impervious cover,the warehouse facility which added 0.26±acres of impervious cover,and the"Alpine
Freefalls'Water Slides which reduced impervious cover by 0.011 acres,the`Screamin'Eagles Ride which increased impervious cover by 0.09
acres,the`Extreme Supernova'Ride increased impervious cover by 0.02±acres(mitigated by use of permeable pavers),the`Greezd Lightn'
Ride increased impervious cover by 0.05±acres in Park Area A would therefore be as follows:45.97 acres pervious,35.73 acres impervious,and
155.9 acres of wetland(for a total acreage of 237.6).
Page 4 of 6
Queensbury Planning Board December 15, 2016
Re: Great Escape & Splashwater Kingdom— `Alpine Freefalls' Water Slides
Because the land where the Attraction is proposed has been previously developed, the proposed
redevelopment will not disturb any existing woodlands. Only limited areas of existing
landscaping will be impacted, with similar proposed landscaping to augment any lost vegetation
will be provided. No disruption of any animal or plant species is expected, nor will there be any
impact to open space, agricultural, forest or mineral resources.
In accordance with 2001 Findings Section 5(b)(3), Great Escape will provide the Planning Board
with a detailed landscape planting plan during site plan review.
III. Waiver Requests -Exterior Lighting
No on-ride or exterior lighting is proposed as part of this application. To the contrary, the
existing exterior lighting fixtures located within the proposed project area are scheduled to be
removed as they are no longer needed. This exterior lighting serves only to provide illumination
along the existing access way, in which the proposed Attraction will be located. Since the Water
Park at the Great Escape only operates during daylight hours, there is no need for exterior
lighting in the proposed project area.
IV. Waiver Request—Stormwater Control
No new offsite runoff from increased stormwater runoff will occur due to all of the new
proposed impervious cover will drain to the existing wave pool (localized low point) and cannot
flow offsite. As a result of no stormwater flowing offsite from the proposed project area the
Applicant is requesting a waiver from `Stormwater Requirements' and the preparation of an
amended Stormwater Pollution Prevention Plan.
V. Required Approvals and Attachments
Great Escape anticipates that governmental approval required for the Attraction will be Site Plan
and a Building Permit from the Town of Queensbury.
To assist in your review, the following are inclusive of this submission:
1. Cover Letter
2. Application Fee
3. Site Plan Application w/ questions/answers
4. (3) Full size and (12) 11x17 drawings entitled ""Alpine Freefalls" The Great Escape
& Splashwater Kingdom"
Coversheet
Existing Conditions — Cl
Demolition Plan—C2
Proposed Development— C3
Page 5 of 6
Queensbury Planning Board December 15, 2016
Re: Great Escape & Splashwater Kingdom— `Alpine Freefalls' Water Slides
"Permeability" Coverage Plan—C4
Landscaping Plan— C5
Elevation & Similar Ride Photos —D 1
Site Details —D2
Erosion & Sediment Details —EC
All drawings revision A dated 12/15/2016
5. Deed
Please feel free to contact us at(518) 792-2907 if you have any questions or comments regarding
the above or attached. Thank you for your consideration of this application.
Sincerely,
JARRETT Engineers, PLLC
2016.12.15
13:21:41 -05'00'
Robert U. Holmes II, P.E.
Project Manager
Ecopies: Eric Gilbert—Great Escape
Ray Schroeder— Great Escape
Page 6 of 6
General Information
Tax Parcel ID: 288.20-1-20
Zoning District: RC
Lot size: 237.6 acres
Current Use: Theme Park
Proposed Use: Project is to add 2 water slides to the existing 'Alpine Freefalls'water slide complex.
The 2 new slides will be attached to the existing water slide start tower. The proposed 2 slides are co=limentary o the existing
water park and will expan t e guest experience.
Project Location: The proposed project area is to expand upon the prior redevelopment of the space between the Comet
Roller Coaster and the Wave Pool
Applicant Name Address: PO Box 511
Great Escape Theme Park,LLC Lake George,NY 12845
Home Phone Cell:
Work Phone 518-792-3500 Fax 518-792-3404
E-Mail:
eGilbert@sftp.com rschroeder@sftp.com
Agent's Name: JARRETT Engineers, PLL Address: 12 East Washington St
g Glens Falls,NY 12801
Home Phone Cell: 518-796-7381
Work Phone 518-792-2907 Fax
E-mail bholmes@j arrettengineers.com
Owner's Name: Address
Same as Above
Home Phone Cell
Work Phone Fax
E-mail
Site Plan Review Revised October 2016
Town of Queensbury Planning Office 742 Bay Road Queensbury, NY 12804-518-761-8220
2
Site Development Data
Area /Type Existing sq. ft. Proposed Total sq. ft.
Addition sq. ft.
A. Building footprint N/A N/A N/A
B. Detached Garage
N/A N/A N/A
C. Accessory Structure(s) N/A N/A N/A
D. Paved, gravel or other hard surfaced area
(Project Area) 2790±sf 750 sf 3540±sf
E. Porches / Decks N/A N/A N/A
F. Other N/A
N/A N/A
G. Total Non-Permeable Parcel Area [Add A-F] ±s s ±sf-
Project Area 790±sf 750 sf 3,540±sf
H. Parcel Area [43,560 sq. ft. /acre] 237.6 acres 0 acres 237.6 acres
Project Area 7,100±sf 0 sf 7,100±sf
I. Percentage of ImpermeablepArea o Site [I=G/H] 14.831% _ 14.831%
arcel ►rea
Project Area 139.3% 10.6% 49.9%
Setback Reauirements
Area Required Existing Proposed
Front[1]
30ft 1000'± Round Pond 985'± Round Pond Rd
Front[2] 30ft 1350'± Route 9 1340'± Route 9
Shoreline 75ft N/A N/A
Side Yard [1] 20ft 555'± 555'±
Side Yard [2] 20ft N/A N/A
RearYard [1] 20ft 315'± 315'±
Rear Yard [2]
20ft N/A N/A
Travel Corridor N/A N/A N/A
Height[max] 35'Building
175± structure (FGEIS) 68'± Slide Structure 35'± New Slides
Permeability Parcel 30% 85.17% 85.17%
Project 60.7% 50.1%
No. of parking spaces N/A N/A N/A
Site Plan Review Revised October 2016
Town of Queensbury Planning Office 742 Bay Road Queensbury, NY 12804-518-761-8220
3
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? No
2. If the parcel has previous approvals, list application number(s):SP 76-2011(Alpine Freefalls)
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System
(SPDES) Permit Program? No
4. Estimated project duration: Start Date 2/2017 End Date 5/2017
5. Estimated total cost of project: $750,000±
6. Total area of land disturbance for project: 7,100± sf
Floor Area Ratio Worksheet ZONE RC n/a
FLOOR AREA RATIO (FAR) --The relationship of building size to lot size, derived by dividing the total building
floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol Floor Area Ratio[FAR]
Waterfront Residential WR 0.22
Commercial Moderate/Commercial Intensive CM / Cl 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property, including
all floors of the structures, garages, basements and attics with more than five (5) feet of ceiling height and
covered porches. Building square footage does not include: Open deck, docks and that portion of covered docks
extending over water and one storage shed of one hundred twenty (120) square feet or less. Any additional
sheds will be included. (See"FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a
building or structure, and when applicable, the sum total of all floor areas of the principal and accessory buildings or
structures on the project site.
A. Parcel Area sq.ft.
B. Existing Floor Area sq.ft. (see definition above)
C. Proposed Additional Floor Area sq.ft.
D. Proposed Total Floor Area sq.ft.
E. Total Allowable Floor Area (Area x ) (see above table)
* if D is larger than E, a variance or revisions to your plan may be needed. Please
consult w/Staff.
Site Plan Review Revised October 2016
Town of Queensbury Planning Office 742 Bay Road Queensbury, NY 12804-518-761-8220
4
§ 179-9-080 Requirements for Site Plan Approval., The Planning Board shall not approve a Site Plan unless it
first determines that such site plan meets the following Standards. Please prepare responses to each of the following
topics.
STANDARDS
A. The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan.
B. The proposed project complies with all other requirements of this Chapter,including the site plan review standards as set forth in Paragraph F
of this section,the dimensional, bulk,and density regulations of the zoning district in which it is proposed to be located(Article 3 and Table 1),
the applicable requirements of all other Articlesthat apply.
C. The site plan encourages pedestrian activity internally and, if practicable, to and from the site with pedestrian paths or sidewalks connected to
adjacent areas.
D. The site plan must conform to Chapter 136 Sewage and Sewage Disposal, Chapter 147 Stormwater Management Local Law, and other
applicable local laws.
E. the proposed useshall be in harmonywith the general purpose or intentofthis Chapter,specifically taking into accountthe location,character
and size of the proposed use and the description and purpose of the district in which such use is proposed,the nature and intensity of
the activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase in the burden
on supporting public services.and facilities which will follow the approval of the proposed use.
F. The establishment,maintenance and operation of the proposed use will not create public hazards from traffic,traffic congestion or the parking
of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of persons residing or working in the
neighborhood or to the general welfare of the town.Traffic access and circulation, road intersections, road and driveway widths, and traffic
controlswill beadequate.
G. Off-street parking and loading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated by
the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers the
Town's goal of reducing curb cuts and reducing congestion.A twenty-foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage, then a future connection must be identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordi nating linkages with adjacent properties.
H. The project shall not have an undue adverse impact upon the natural,scenic,aesthetic,ecological,wildlife,historic,recreational or open space
resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by the
project,taking into account the commercial,industrial,residential,recreational or other benefits that might be derived from the project In
making the determination hereunder,the Planning Board shall consider those factors pertinent to the project contained in the development
considerations set forth herein under§179-9-080 of this chapter,and in so doing,the Planning Board shall make a net overall evaluation of
the project in relation to the development objectives and general guidelines set forth in§179-9-080 of this Article.
I. The provision for and arrangement of pedestrian traffic access and circulation,walkway structures,control of intersections with vehicular traffic
and overall pedestrian convenience shall be safe and adequate for pedestrian movement Pedestrian connections between adjacent sites
shall be provided to encourage pedestrian use.
J. Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre-development drainage flows.
Drainage of the site shall recharge groundwater to the extent practical. Surface waters flowing off-site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be inconformance with the drainage standards of Chapter
147ofthe Town Code and the Town of Queensbury Subdivision Regulations where applicable.
K. The water supply and sewage disposal facilities will be adequate and will meet all applicable and current requirements set forth by Department
of Health regulations and Chapter 136 of the Town Code.
L The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping and screening shall effectively provide a
visual and/or noise buffer between the applicants and adjoining lands, including the maximum retention of existing vegetation and
maintenance, including replacement of dead or deceased plants.
M. Fire lanes,emergency zones,and fire hydrants will be adequate and meetthe needs and requirements of emergency service providers.
N. The design of structures, roadways and landscaping in areas susceptible to ponding, flooding and/or erosion will minimize or avoid such
impacts to the maximum extent practicable.
O.The site plan conforms to the design standards,landscaping standards and performance standards ofthischapter.
Site Plan Review Revised October 2016
Town ofQueensbury Planning Office-742 Bay Road Queensbury, NY 12804.518-761-8220
5
Chris Hunsinger, Chairman and Planning Board Members December 15, 2016
Re: Great Escape—Alpine Freefalls Water Slides
§ 179-9-080 Requirements for Site Plan Approval. The Planning Board shall not approve a Site Plan
unless it first determines that such site plan meets the following Standards. Please prepare responses to
each of the following topics.
Standards
A. The proposed project furthers or is consistent with the policies of the Town's Comprehensive
Plan.
The Great Escape & Splashwater Kingdom ("Great Escape') has been in existence for
decades, and is located within the Route 9 North Commercial Corridor. The Great Escape
property is presently zoned Recreational Commercial. Fitting in with a significant goal
identified in the Town of Queensbury's Comprehensive Land Use Plan (the desire for
pedestrian friendly development), and the 2001 Great Escape Generic Environmental
Impact Statement(GEIS), the Great Escape is very pedestrian friendly. Access throughout
the park is predominantly via walking.
The proposed expansion of the Alpine Freefalls water slides (`Bonzai Pipelines', two
proposed slides) is being added as part of the existing Splashwater Kingdom water park thus
providing a newly expanded and exciting attraction for guests and visitors to the Great
Escape. Please see the enclosed narrative(the "Narrative')for additional details.
B. The proposed project complies with all other requirements of this Chapter, including the site
plan review standards as set forth in Paragraph F of this section, the dimensional, bulk, and
density regulations of the zoning district in which it is proposed to be located (Article 3 and
Table 1), the applicable requirements of all other Articles that apply.
The existing location of the `Alpine Freefalls'water slides is between the Wave Pool and the
Comet Roller Coaster, and complies with the dimensional, bulk, and density regulations for
the Recreational Commercial zone. The two slide expansion of the `Alpine Freefalls'will be
located to the wave pool side of the `Alpine Freefalls' structure. This expansion will also
comply with the dimensional, bulk, and density regulations for the Recreational
Commercial zone.
C. The site plan encourages pedestrian activity internally and, if practicable, to and from the site
with pedestrian paths or sidewalks connected to adjacent areas.
As noted above, access throughout the Great Escape is via walking.
D. The site plan must conform to Chapter 136 Sewer and Sewage Disposal, Chapter 147
Stormwater Management Local Lay, and other applicable local laws.
The means of water supply and sanitary wastewater disposal is via connection to Town-
owned municipal systems. Waterslide (ride) backwash water is disposed of from the slide
complex via an existing subsurface infiltration system. Backwash water is only disposed of
Page 1 of 4
Chris Hunsinger, Chairman and Planning Board Members December 15, 2016
Re: Great Escape—Alpine Freefalls Water Slides
from the existing backwash water detention tank after residual chlorine has dissipated and
`off gassed'.
E. The proposed use shall be in harmony with the general purpose or intent of this Chapter,
specifically taking into account the location, character and size of the proposed use and the
description and purpose of the district in which such use is proposed, the nature and intensity
of the activities to be involved in or conducted in connection with the proposed use and the
nature and rate of any increase in the burden on supporting public services and facilities which
will follow the approval of the proposed use.
The size, character, color and location of the proposed `Alpine Freefalls' expansion
complies with the existing GEIS and the July 11, 2001 Findings Statement (the "2001
Findings'). Please see the Narrative for additional details.
F. The establishment, maintenance and operation of the proposed use will not create public
hazards from traffic, traffic congestion or the parking of vehicles and/or equipment or be
otherwise detrimental to the health, safety or general welfare of persons residing or working in
the neighborhood or to the general welfare of the town. Traffic access and circulation, road
intersections,road and driveway widths, and traffic controls will be adequate.
Per the GEIS, the 2001 Findings, and the 2004 Findings, the mitigation of traffic
constraints and congestion is tied to `traffic count' levels. The results of the 2015 traffic
count study fall below the `threshold' necessary for the implementation of Phase 3
improvements. Hence, the construction of the water slide expansion does not directly
dictate the implementation of mitigation measures.
G. Off-street parking and loading facilities will be appropriately located and arranged and
sufficient to meet traffic anticipated to be generated by the new use. The establishment of
vehicle links between parking areas of adjacent properties are provided where feasible. This
furthers the Town's goal of reducing curb cuts and reducing congestion. A twenty-foot wide
connection is required. If adjacent properties area either undeveloped or previously developed
without having made provision for future linking, then a future connection must be identified
and provided for in the site plan under review for such future linking when the time arises.
The Planning Board may require proof that the applicant has made contact with adjacent
property owners for purposes of coordinating linkages with adjacent properties.
No changes in traffic, curb cuts, off-street parking, andlor loading facilities will be required
as part of this proposed project. Per the GEIS and the 2001 Findings, and the 2004
Findings, the implementation of mitigation measures for the expansion of Great Escape
vehicle parking (parking lots) is dictated by the `overall'park attendance. Please see the
Narrative for additional information in relation to traffic.
H. The project shall not have an undue adverse impact upon the natural, scenic, aesthetic,
ecological, wildlife, historic, recreational or open space resources of the town or the
Adirondack Park or upon the adequate provision of supporting facilities and service made
Page 2 of 4
Chris Hunsinger, Chairman and Planning Board Members December 15, 2016
Re: Great Escape—Alpine Freefalls Water Slides
necessary by the project, taking into account the commercial, industrial, residential,
recreational or other benefits that might be derived from the project. In making the
determination hereunder, the Planning Board shall consider those factors pertinent to the
project contained in the development considerations set forth herein under § 179-9-080 of this
chapter, and in so doing, the Planning Board shall made a net overall evaluation of the project
in relation to the development objectives and general guidelines set forth in § 179-9-080 of
this Article.
Per the GEIS and the 2001 Findings, no threatened or endangered species were found to be
located within the Parr Additionally, there are no historic or archeological sites located in
Park Area A (as defined in the GEIS and 2001 Findings) where the water slide expansion is
proposed for construction. Please see the Narrative for additional details. Also,please note
the proposed project area is located in an area prior disturbance and development.
L The provisions for and arrangement of pedestrian traffic access and circulation, walkway
structures, control of intersections with vehicular traffic and overall pedestrian convenience
shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent
sites shall be provided to encourage pedestrian use.
Access throughout the Great Escape is via walking.
J. Stormwater drainage facilities will prevent an increase of post development drainage flows as
compared to pre-development drainage flows. Drainage of the site shall recharge ground
water to the extent practical. Surface waters flowing off-site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in
conformance with the drainage standards of Chapter 147 of the Town Code and the Town of
Queensbury Subdivision Regulations where applicable.
The expansion of the `Alpine Freefalls'water slide will contribute no additional stormwater
runoff. The development area for the expanded `Alpine Freefalls'predominantly drains
towards the wave pool (low point with no off site outlet). Stormwater from all new
impervious cover will drain to either the `Alpine Freefalls'or wave pool filtrationitreatment
systems where it is then treated and discharged to existing infiltration systems. As a result of
stormwater runoff from the new impervious area not being able to run offsite we are
requesting a `Stormwater Waiver' from having to prepare a an amended stormwater
pollution prevention plan.
K. The water supply and sewage disposal facilities will be adequate and will meet all applicable
and current requirements set forth by Department of Health Regulations and Chapter 136 of
the Town Code.
As noted, water supply and wastewater disposal are by connection to Town owned municipal
systems. Waterslide (ride) backwash water is disposed of from the slide complex via an
existing subsurface infiltration system. Backwash water is only disposed of from the
Page 3 of 4
Chris Hunsinger, Chairman and Planning Board Members December 15, 2016
Re: Great Escape—Alpine Freefalls Water Slides
existing backwash water detention tank after residual chlorine has dissipated and `off
gassed'.
L. The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping
and screening shall effectively provide a visual and/or noise buffer between the applicants and
adjoining lands, including the maximum retention of existing vegetation and maintenance,
including replacement of dead or deceased plants.
A landscape plan has been provided as part of this application. Some existing landscaped
green space is to be impacted by this project. It is the applicant's intent to similarly
match/compliment existing impacted landscaping in newly landscaped areas within the
disturbance limits.
M. Fire lanes, emergency zones and fire hydrants will be adequate and meet the needs and
requirements of emergency service providers.
The proposed water slide expansion is to be constructed within the area between the wave
pool and the existing `Alpine Freefalls' waterslides. Existing fire lanes, emergency zones
and fire hydrants will not be impacted as part of this project.
N. The design of structures, roadways and landscaping in areas susceptible to ponding, flooding
and/or erosion will minimize or avoid such impacts to the maximum extent practicable.
Soil and site conditions in the vicinity of the proposed `Alpine Freefalls' expansion is
typically not susceptible to ponding, flooding and/or erosion do to the presence of highly
permeable under lying sandy soils.
O. The site plan conforms to the design standards, landscaping standards and performance
standards in this chapter.
The Great Escape wishes to seek waivers from the design standards for:
• Exterior lighting as existing lighting in the area of development will remain
unchanged. Please see the Narrative for additional information.
• Stormwater Controls as noted above all stormwater runoff is wholly contained on-
site with no offsite discharge. All runoff will be collected and treated by existing
filtration systems for the wave pool and the `Alpine Freefalls then discharged to
existing subsurface infiltration systems.
Page 4 of 4
§ 179-9-050 Application for Site Pian Review Application materials and the site plan shall include sufficient
information for the Board to review and provide a decision. The applicant is to provide a site plan drawing and all
attachments that address items A-V. The applicant can request a waiver from A-V and is to provide reasons for
waiver(s)requested. Please label information to be submitted.
REQUIREMENTS Sheet#
A A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect or serve it,
such as roads, shopping areas, schools, etc. The map shall also show all properties, identify owners, subdivisions, streets, and
easements within 500 feet of the property. Such a sketch may be superimposed on a United States Geological Survey map of the Cover
area.
B The site plan shall be drawn at a scale of forty feet to the inch (1"=40 feet) or such other scale as the Planning Board may deem
appropriate,on standard 24"x 36'sheets,with continuation on 8)12"x 11"sheets as necessary for written information. The C3
information listed below shall be shown on the site plan and continuation sheets.
C Name of the project,boundaries,date, north arrow,and scale of the plan. C3
D Name and address of the owner of record,developer,and seal of the engineer, architect,or landscape architect. If the applicant is not
the record owner,a letter of authorization shall be requiredfrom the owner ALL
E The location and use of all existing and proposed structures within the property, including all dimensions of height and floor area, all
exterior entrances, and all anticipated future additions and alterations. C1/C3
F The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas, cover
sidewalks,ramps,curbs,paths,landscaping,walls,and fences. Location,type,and screening details for all waste disposal containers 1/c3
shall also be shown.
G The location, height, intensity,and bulb type.(sodium, incandescent, etc.)of all external lighting fixtures. The direction of illumination
and methods to eliminate glare onto adjoining properties must also be shown in compliance with §179-6-020. N/A
H The location,height,size,materials,and design of all proposed signs N/A
I The location of all present and proposed utility systems including:
1. Sewage or septic system;
2. Water supply system; N/A
3. Telephone,cable,and electrical systems; and
4. Storm drainage system including existing and proposed drain lines,culverts,catch basins,headwalls, endwalls, hydrants,
manholes,and drainage swales.
J Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff, and
flooding of other properties, as applicable. A Stormwater Pollution Prevention Plan (SWPPP) for all land development activities
(excluding agricultural activities) on the site that results in land disturbance of 1-acre or more. A SWPPP shall comply with the
requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury Code. It shall be at the N/A
discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be required for a site plan review project
land disturbance of lessthan 1-acre.
K Existing and proposed topography at two-foot contour Intervals,or such other contour interval as the Planning Board shall allow. All
elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel is within the 100- C1/C3
year floodplain,the area w!II be shown,and base flood elevations given.Areas shall be indicated within the proposed site and within
50 feet of the proposed site where soil removal or filling Is required,showing the approximate volume in cubic yards.
L A landscape plan showing all existing natural land features that may influence the design of the proposed use such as rock outcrops,
stands of trees, single trees eight or more inches In diameter, forest cover, and water sources, and all proposed changes to these C7/C5
features including sizes and types of plants.Water sources include ponds, lakes,wetlands and watercourses,aquifers,floodplains,
and drainage retention areas.
M Land Use District boundaries within 500 feet of the site's perimeter shall be drawn and identified on the site plan,as well as any N/A
Overlay Districts that apply to the property.
Site Plan Review Revised October 2016
Town of Queensbury Planning Office-742 Bay Road Queensbury, NY 12804.518-761-8220
6
REQUIREMENTS CONTINUED Sheet#
N Traffic flow patterns within the site,entrances and exits,and loading and unloading areas, as well as curb cuts on the site and within
100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or for those in
heavy traffic areas,which shall include:
1. The projected number of motor vehicle trips to enter or leave the site,estimated for weekly and annual peak hour traffic
levels; N/A
2. The projected traffic flow pattern including vehicular movements at all major intersections likely to be affected by the
proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected intersections. Existing and proposed
weekly and annual peak hour traffic levels and road capacity levels shall also be given.
O For new construction or alterations to any structure,a table containing the following information shall be included:
1. Estimated area of structure to be used for particular purposes such as retail operation, office, storage, etc.;
2. Estimated maximum number of employees; N/A
3. Maximum seating capacity,where applicable;and
4. Number of parking spaces existing and required for the intended use.
P 1. Floor Plans.
2. Elevations at a scale of one-quarter inch equals one foot (1/4"=1 foot)for all exterior facades of the proposed structure(s) and/or N/A
alterations to or expansions of existing facades, showing design features and indicating the type and color of materials to be used.
Q Soil logs,water supply well and percolation test results,and storm runoff calculations, as needed to determine and mitigate project
impacts. C+1
R Plans for disposal of construction.and demolition waste, either on-site or at an approved disposal facility. C2
S Plans for snow removal,including location(s)of on-site snow storage. N/A
T An Environmental Assessment Form("EAF"),as required by the SEQRA regulations,with Part 1 completed by the Applicant shall be
submitted as part of the application. If the proposed project requires a special use permit and an EAF has been submitted in Attached
conjunction with a special use permit application,a duplicate EAF is not required for the site plan application..
U If an application is for a parcel or parcels on which more than one use is proposed, the applicant may submit a single application for
all such uses provided the proposed uses are accurately delineated on a site plan drawn pursuant to the requirements set forth
above. The Planning Board may grant the application with respect to some proposed uses and not others. For purposes of reviewing N/A
an application (and for SEQRA compliance) all proposed uses on a single parcel or on contiguous parcels shall be considered
together.
V A brief narrative statement on how the project proposed for review furthers or is consistent with the vision,goals and policies inthe �See Attached
Town's Comprehensive Plan. Cover Letter
Site Plan Review Revised October 2016
Town ofQueensbury Planning Office-742 Bay Road Queensbury, NY 12804.518-761-8220
7
Pre-SVbr0iSsiOh (,o[fBPeMDe F0rai [179-4-040]
/. Tax Map |D 28820-1-20
2. Zoning Classification RC
T |
� �b|eofAUovved Uses /u�L�) / T\ qlL�� SubjeuttuE3iteP|anRevie�vv
4. Ordinance Section 179-9
-�L
i Pre-Submission Meeting Notes; e� u�+fan��
DeedNo
Ie
General Information complete No
Site Development Data Complete No
Setback Requirements Complete No
Additional Project Information Comp|ete (`t No
�
*Coveraqe under DEC: PIP Yea No
FAR Worksheet complete No
Standards addressed No
Checklist kemaaddressed No
A
Environmental Form completed No
Signature Page completed No
Signature Page
This page includes the I)Authorization to Act as Agent Forrn:2) Engineering Fee (disclosure; 3.)Authorization for Site
Visits; 4.) Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.)Agreement to provide documentation
required.
OWNERS A(3EN'V FORK
Complete the following if the OWNER of the property is not the same as the applicant
Owner: Great 11_3c�lmc Th offle_[,ark, LLC;
Designates:
As agent regarding Vi50ance X Site Plan Subdivision
ForTa\ Map No.: Section 288.20 Block I Lot 2il
Deed Reference �" ',,nook j021_Page 273 Date 5/1/1997
OWNER SIGNATURE: DATE: i
APPLICANT'S AGENT"r`CRM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party
Owner: Great Escmc icmc Park,LLC
Designates: JARRF'TT Enninccrs PLLC
As agent regarding: Variate X Site Plan Subdivision
Far"fax Map iS�ETi� n)2 8.2)0 5Block I Lot 20
Deed Reference: B ok 021 Page 273 Date 5/111997
APPLICANT SIGNATURE: DATE: A
—a�ioo nn s n
2.) ENGINEERING FEE DISCLOSURE: Aoa�iicdt)ay be referred to the Town consulting engineer for review of septic design,
in
storm drainage,—etc as �`Jtermined by the Zoning r Planning Department. Fees for engineering review services will be charged
. re
directly to the applicant. Fees for engineerirg review ill not exceed$ 1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached herein, the Owner,
Applicant, and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of reviewing the application submitted.
4.)QltjER PERMIT RESPONSIBILITIES: Other permits may be required for construction or alteration activity subsequent to approval
bythea Zoning BoardorillannIng Board. [fisLhe applicant's responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: Itisthe practice of the Community Development Departmentto have adesignated
stenographer tape record the proceedings of meetings resulfirgfrorn application,and minutes irarscirbedfrom those tapes constitutes
the official record of all procaedIngs.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I,the undersigned, have thoroughly read and understand the
instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be comnlenced
prior to issuance of a valid permit. r certify that the application, plans and supporting materials are a true and complete
statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the facilities proposed, I or my
agents, will obtain a certificate of occupancy as necessary. I 21SO Understand that l/we may be required to provide an as-built survey by
a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
I have,)ead anrr�agree to the above
Eric Gilbert
Siga trrW P'Pli aPrint Name [Applicant] Date signdo"
Robert 1-1.lfolfncs 11
Signature [Agent] Print Name [Agent] D4 e si ned
Site Plan Review Revised April 2016
Town of Queensbury Planning Office- 712 Bay Road Queensbury, NY 12804 518-761-8220