SP 2-2017 & SUP 1-2017 Halliday Staff Notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 17, 2016
Site Plan 2-2017 HALLIDAY CAPITAL, LLC
Special Use Permit 1-2017 2599 Ridge Road/WR—Waterfront Residential/Ward 1
SEQR Unlisted
Material Review: application, narrative, special use permit, stormwater report, site plan drawings,
elevation.
Parcel History: AV 29-1996
THE APPLICANT HAS REQUESTED TO BE TABLE TO THE JANUARY 24, 2017 meeting public hear to
be opened and remain open.
Requested Action
Planning Board review and approval to construct a 3,600 sq. ft. commercial boat storage building.
Resolutions
1. SEQR
2. Planning Board decision
Prosect Description
Applicant proposes to construct a 3,600 sq. ft. commercial boat storage building. Project is subject to special
use permit—where applicant needs to confirm screening per 179-10-070. Potential storage for five boats which
requires a special use permit. Pursuant to Chapter 179-3-040 & 179-10-070 of the Zoning Ordinance,
commercial boat storage shall be subject to Planning Board review and approval.
Staff Comments
Location-The project site is at 2599 Ridge Road of an existing residential parcel.
Arrangement- The 3,600 sq ft building is to be located to the rear of the property behind the existing dwelling.
Site Design- The site has an existing 2-family dwelling, 3 existing sheds with one to be removed, and a
driveway that has two access points on 9L.
Building—The applicant has explained the 3,600 sq ft building is an existing building located on the owners
parcel in Washington County. The owner is working with the Adirondack Park Agency to resolve violations
and has proposed to relocate the building to the Queensbury parcel. The building is 60ft x36.6 ft with a carport
60 ft x 20 ft. The main building is 25.75 ft in +/-in height and to have 3 overhead garage doors. The carport
will be an open car port as the drawings show post locations and open ends.
Site conditions-The location of the new building is a elevation 360 to 361 so minimal grading is anticipated.
The existing driveway is to remain and the building will be accessed by an existing dirt driveway. The
applicant has indicated the only area to be disturbed is the 11,000 sq ft for the placement of the building and
stormwater management.
Traffic- The building is to be utilized for commercial boat storage where the applicant has indicated a potential
for five boats for storage. The applicant has indicated there will be no boat sales and no boat service at this site.
There is one parking space designated for the owner operator.
Site layout and utility plan- The applicant has indicated electric will be installed from the main road as an
underground line to the building. There are no changes to the existing septic and water that will remain as is.
Grading and drainage plan and sediment and erosion control-The applicant has provided a stormwater report
for a minor project. The plans show stone trench areas around the building for stormwater management.
Landscape plan—the site conditions planting are to remain as is.
Site lighting plan- the plans indicated a wall mounted light on the east side of the building.
Elevations —the plans include elevations and photos of the building
Floor plans—The floor plan is open with no divisions.
No waivers have been requested —applicant has provided responses to items listed in requirements detailing if
information is provided or status of item.
Review will follow the Criteria for a Special Use Permit listed below:
1. Harmony with the Comprehensive Plan: Commercial Boat Storage is an allowed use in the Waterfront
Zone through a special use permit. The applicant has indicated the building is used only for boat storage
and no service or sales of boats is to occur.
2. Compatibility: The Boat Storage facility site is nearby to Lake George and is located amongst single
family dwellings, vacant land, and a commercial property. The parcel is located in the APA, in the Lake
George Park Commission review area and is within the Critical Environmental Area.
3. Access, circulation and parking: The Boat Storage Facility is accessible by the owner operator and is to
not have access to the site by the general public. Only five boats are proposed
4. Infrastructure and Services: The owner has indicated trash and other nuisances would not be occurring
on the site.
5. Environment and natural features: The building site had a 467 sq ft garage and the total area disturbance
is 11,000 sqft. The site design has addressed stormwater management and boat storage locations. The
applicant has also indicated it is over 150 ft from the road and existing vegetation screens the location.
6. Long-term effects: The Boat Storage Facility provides a place for those who need to store a boat at a site
near the lake. Storing boats is a relevant service to the area to safely store boats in a location of
sufficient size.
7. Specific criteria for Commercial Boat storage facilities.
A. Boat storage facilities must be screened: The applicant has indicated the view from 91 is
screened by existing vegetation that is not to be removed.
SUMMARY
This applicant has completed a site plan application and special use permit for the placement of a 3,600 sq ft
commercial boat storage building on an existing residential lot. The application reviewed under the
requirements of a Special Use Permit and can require one of the following terms of validity: Permanent,
Temporary, or Renewable. Staff would suggest a permanent permit for boat storage only on the site and any
new activity such as boat repair or sales would require a special use permit review.