Cover Letter_12.15.2016 Martino &Anthony
V/ engineering and Vandiscape
architecture,D.P.C.
December 15, 2016
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Attn: Craig Brown,Zoning Administrator and Code Compliance Officer
Re: Halliday Capital, LLC - Commercial Boat Sales/Service/Storage Facility
c/o Harold Halliday
2599 Ridge Road,Town of Queensbury,New York 12804
Tax Map No.: 204.5-1-32
To Whom It May Concern:
As discussed during our preapplication conference,the Applicant has property located on
Ridge Road,and is proposing to construct a commercial boat sales/service/storage facility
at the above referenced site.The building that is proposed currently sits on a property
located in Fort Ann,New York,and due to an ongoing Adirondack Park Agency(APA)
violation case,the applicant is forced to find a new location for the structure. Photos of the
structure are included with this application.
We have been retained by the Owner to complete the design and assist in obtaining permits
for the proposed project.At this time,we are submitting the enclosed Site Plan Review
application to the Planning Board for their consideration to obtain the required Special Use
Permit for a commercial boat storage/sales/service facility use for the project. Please note,
however,there is no intent to conduct sales or service at this facility,and the building will
be used for boat storage only. Enclosed please find the following information to support this
application:
• One (1) original and fourteen(14) copies - Site Plan Review Application
• One (1) original and fourteen(14) copies - Short EAF
• Fifteen (15) Copies-Project Drawings (C-1 to C-3) Dated 12/15/2016
• Fifteen (15) Copies-Architectural Drawings (Page 1-5) Dated 10/25/2016
• Fifteen (15) Copies-Building Photos
• Fifteen (15) Copies-Halliday Capital, LLC DBA filing
• One (1) Copy-Property Deed
• Three (3) Copies - Stormwater Management Report.
• Three (3) Copies -APA Jurisdictional Determination J2016-0653
• Three (3) Copies - Onsite Wetland Report
The property is a 1.62-acre parcel located in the Waterfront Residential (WR) Zoning
District. The property is currently developed with a two-family residential home and
several sheds.The two-family home is to remain,while one of the sheds will be removed
from the property. This shed is in the same location as the proposed building. The applicant
is proposing constructing an indoor boat sales/service/storage building,which is a
permitted use in the WR Zoning District, subject to Special Use Permit review by the
Planning Board in accordance with 179-3-040,Article A(5)(a) of the Town Code. However,
there is not intent to conduct sales or service at this facility. Only boat storage is proposed.
The owner is proposing to relocate and re-construct a timber framed 2,400 square-foot
single story, slab on grade building as shown on the proposed drawings and photos.The
building also includes a 1,200 square-foot overhang area that will provide additional
covered outdoor storage,for miscellaneous items only,there is not proposed outdoor boat
storage.The new facility would be used solely for storage, no boat repair, sales,washing or
boat maintenance work would be performed in or around the new building. There will be
no rack system used in the proposed building. Depending on the actual size of the vessels
stored it is anticipated that a maximum of five (5)boats will be stored.
The proposed building will have a footprint of 60'x60' (which includes a 20'overhang) and
a maximum height of+/-25'-9". One wall of the building will have 3 garage doors for moving
equipment and boats in and out of the building,while the remaining 3 sides will have man
doors only. Electrical service will be proposed for minimal lighting within the building to
accommodate nighttime access if needed,however,this is not anticipated. The building will
be uninsulated and no heat will be provided,along with no restrooms or plumbing. Exterior
lighting will be provided using motion detecting, downcast lighting to provide safe access at
night.
The project will result in a disturbance of approximately 11,000 square-feet and does not
meet the requirements listed in 147-11 for a Major Stormwater Permit Therefore,this
project has been designed in accordance with the requirements outlined in 147-11 for a
Minor Project The project is anticipating the removal of an approximately a+/-467 square
foot garage,so the 3,600 square-foot storage building will create a proposed net increase of
impervious area of 3,133 square-feet
In regards to section 170-10-040 of the Town Code for obtaining a Special Use Permit,we
offer the following comments specific to the criteria outlined in this section:
A. Harmony with Comprehensive Plan.The proposed use shall be in harmony with and
promote the general purposes and intent of the Comprehensive Plan, and this
chapter and the health,welfare and safety of the Town and its residents.
Response: The project is consistent with the Town's Comprehensive Plan. The Town
Code allows for commercial boat sales/service/storage as a use by special use permit
in the Waterfront Residential zoning district. Please note, however, there is no intent
to conduct service or sales.. The project does not present a threat to the health,welfare
and safety of the Town and its residents In addition, this parcel was historically used
for commercial uses. Prior to purchase by the current owner, the parcel
accommodated a laundromat, liquor store, and restaurant, until they were destroyed
in afire.
B. Compatibility.The proposed use shall be compatible with the character of
neighborhood,the area,the zoning district and the community surrounding the
location of the proposed use and will not unduly prohibit or discourage future
planned growth in the area.
Response: The existing neighborhood includes a mixture of residential and commercial
uses, including several existing facilities in the approximate vicinity that offer similar
services As stated above, the use is consistent with the allowed uses in the Waterfront
Residential zoning district.
C. Access, circulation and parking. The proposed use shall have safe and efficient
access for pedestrians and vehicles,and shall provide for appropriate off-road
parking and loading areas.The interior circulation system must be adequate to
provide safe accessibility to all parking spaces and ensure that adequate and safe
integration of pedestrian and vehicular movement is provided.
Response:An existing driveway entrance is off Ridge Road, and has been used as such
without creating any unsafe conditions Public access to the site will not be permitted,
therefore,parking or an additional new connection to the roadway is not required.
One parking space for the owner/operator has been designated as it currently exists.
D. Infrastructure and services. There shall be sufficient infrastructure and services,
including utilities,public facilities,and services, available for the proposed use or
the project shall extend or provide infrastructure and services for the area where
the proposed use is located.There shall also be facilities and services implemented
by the applicant to appropriately control any potential nuisances from the operation
of the use,such as control of litter or trash,loitering and crime prevention,and any
other features or aspects of the operation of the proposed use that may affect the
public safety,health and general welfare.
Response: The project does not include any water supply to the building or any
restrooms that would generate sewage. Electrical demand will be limited to service
similar to that of a residential home, and currently exists onsite. No repair or
maintenance work will be performed on the boats that will be stored, therefore, the
generation of trash or waste will not occur.
E. Environment and natural features.The proposed use shall be compatible with and
appropriately protect environmental and natural resources, including the
environmental and physical suitability of the site for development,and the general
landscaping, screening and buffering shall be in character with the surrounding
areas, and the risk of fire,flood or erosion and impacts such as emissions of
electrical charges, dust,light,vibration or noise detrimental to the public health,
safety and welfare shall be minimized to the maximum extent practicable.
Response: The proposed project will not have any negative effects on the environment
or natural features of the site. The plan proposes to mitigate all stormwater runoff,
and will only remove trees that are necessary for the buildings construction. The
project is set back off Ridge Road far enough, and with significant screening,such that
it will not be detrimental to the visual character of the neighborhood and therefore,
shouldn't require additional screening.
F. Long-term effects.The proposed use shall provide positive or beneficial effects on
the long-term economic stability,environmental integrity and community character
of the Town and surrounding properties,districts and uses.
Response: The applicant is proposing the project in an attempt to accommodate an
increase in demand for boat storage in the area. This will allow boat owners to better
protect their investments,without long distance transport from the lake.All boats will
be stored indoors and not be a visual element of the landscape.
At this time,we are respectfully requesting to meet with the Planning Board at their
regularly scheduled January, 2017 meeting to review the enclosed application. Please call
the undersigned at any time should you required additional information,
Thank you for your consideration,
(iWO--fiin
Corinna Martino, PE
Principal Civil Engineer
Martino &Anthony Engineering and Landscape Architecture, D.P.C.
cc: Thomas Ulasewicz; Harold Halliday,dba Halliday Capital, LLC