Special Use Permit Lake George Campsites LLC 2017_05_17v2 Lake George Campsites LLC, Special Use Permit Application May 17, 2017
1. Describe how the proposed activity is in harmony with Comprehensive Plan. The proposed use shall
be in harmony with and promote the general purposes and intent of the Comprehensive Plan, and
Chapter 179 Zoning and the health, welfare and safety of the Town and its residents.
The proposed project furthers and is consistent with the policies of the Town's Comprehensive Plan.
The Town of Queensbury Comprehensive Plan (2007) indicates that the residents of Queensbury
value their scenic and environmental assets and would like to maintain their quality of life while
enhancing the local economy and protecting the environment. The proposed display will be located
in a section of the Town that has historically been a destination for generations of visiting families.
Tourism is a large economic driver in the town and the region.
The proposed display will be located in a developed area that already contains multiple
commercial uses, it is not proposed for an environmentally sensitive or residential area of town.The
placement of this display along the Route 9 corridor will encourage the concentration of destination
themed businesses in the area.
Consistency with Vision Statement: The vision in the Comprehensive plan sees the town as a
beautiful community with... "a thriving business base [and] welcomes visitors who come to
recreate."
The proposed project will reinforce existing commercial centers that contribute to the local and
regional economy and serve to welcome visitors to the area.
Goal, Page 6: Develop an economic program that reflects the community's land use goals while
keeping up its tax base and job opportunities.
The land use goals illustrated in the "Plan Recommendations Map" show the project area as
"Commercial Mixed Use (Heavy)." This "Heavy Commercial Mixed Use" area generally consists of
the Route 9 corridor. The parcel's zoning designation of "Commercial Intensive" also reflects the
community vision as articulated in the Comprehensive Plan.
Goal Page 7: Promote pedestrian and bicycle friendly residential and commercial design for new and
redevelopment projects. Rebalance design, in general, to concentrate on people and walking rather
than cars and parking lots.
By locating the proposed display in an active commercial area it will contribute to the walkability
of the area as a whole, since it will be co-located next to complementary uses. A walkway
connecting the Lake George Camping parcel to the Route 9 sidewalk will be installed. Visitors to the
campground who may want to walk to other destinations in the corridor will no longer need to walk
in Hidden Farm Road to access the sidewalk along Route 9. The proposed display will add to the
visual interest along the route 9 corridor, making walking between places like Davidson Brothers
Brewery and Pirates Cove Miniature Golf more attractive.
The proposed display is also located along the Trolley Line. This public transportation service is
popular with visiting tourists who wish to avoid driving and parking. The placement of the display
along the Trolley line could serve to encourage ridership.
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Lake George Campsites LLC, Special Use Permit Application May 17, 2017
2. Explain how your proposed project is compatible to the area. 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.
The proposed project is compatible with the existing character of the NYS Rt. 9 corridor. Currently the
corridor serves as a hub for regional tourism, offering a variety of family friendly amusements and
entertainment destinations. Miniature golf, go karts, amusement rides, water-parks and a drive in movie
theatre surround the proposed project location. (See Figures X&Y in Site Plan Application)
3. Describe all activities relation to traffic including 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.
The proposed project will be accessed by pedestrians from the sidewalk along NYS Rt. 9 or by vehicle via
Hidden Farm Road. The proposed project will not require any new curb cuts along NYS. Rt. 9 and will
utilize the existing interior roadways already in place around the Lake George Campsites LLC office/store
which were designed to accommodate large recreational vehicles and travel trailers. The site line
distance of approximately 1,000 feet in either direction from the intersection of Hidden Farm Road and
NYS Rt. 9 far exceeds the recommended site line distance for an intersection located along a roadway
with a speed limit of 40 miles per hour.
The proposed project will add 4 striped parking spaces to an existing parking lot, one of which will be
ADA compliant.
§179-4-090 "Parking and Loading Regulations" indicates that Amusement Centers should provide a
minimum of 1 parking space per 200 square feet of gross floor area or 1 for every 4 expected patrons,
whichever is greater. Since the proposed display does not contain floor area of any sort the latter
requirement of 1 space for every 4 expected patrons could be applicable. Since the proposed display
does not charge admission, offer any sort of enclosed facilities or require any additional staff, the term
'patron' is not accurate. However, if the proposed display attracts as many as 16 visitors at any given
time, the 4 provided parking spaces will be adequate.
The proposed project directly enhances the walkability of the NYS Rt. 9 corridor. It has been a
longstanding goal of the Town of Queensbury to enhance pedestrian connections throughout the
community. The project will include the installation of a 5 foot wide walkway between the newly
stripped parking spaces in the Lake George Campsites LLC parking lot and the sidewalk along the
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Lake George Campsites LLC, Special Use Permit Application May 17, 2017
western side of NYS Rt 9. This will serve the dual purposes of allowing guests at Lake George Campsites
to safely connect with the regional pedestrian infrastructure network and to allow other pedestrians
along the corridor to access a viewing area for the proposed dinosaur display.
4. Describe the Infrastructure and services on site that are to be used for the project. 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.
Lake George Campsites LLC maintains the area surrounding the office building located adjacent to the
proposed project site including restrooms and outdoor garbage disposal units.The office is staffed
during regular business hours approximately from Sam to 10pm.The staff at the office will be
responsible for ensuring that the parking area and walkway are maintained appropriately.
Existing Office/Shop adjacent to dinosaur display area,note trash receptacle.
There proposed display will require connection to the electrical utility to power movement and audio
sound controls.This will be done by connecting to the existing electrical infrastructure for the site or a
direct connection to electrical transmission lines along NYS Rt. 9. Based on initial electrical loading
requirements the dinosaur display will not require a ground mounted transfer pad.
The proposed display will be surrounded by a 6 foot tall fence and landscaping to control pedestrian
access.The landscaping will serve to both display the dinosaur in a naturalistic setting and to deter
unwanted access.
The motions of the dinosaur, frequency of motions, and levels of associated sounds will be controlled by
a fully programmable computer unit. Generally the proposed display will be in operation from 9 am to 8
pm, or in keeping with the regular hours of visitor activity to the area.The applicant, Lake George
Camping LLC has a vested interest in maintaining the quality of life for surrounding campers.Any loud
and obnoxious disturbances on the property of Lake George Campsites LLC will negatively impact the
primary use as a campground. (See Site Plan 1 & 2)
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Lake George Campsites LLC, Special Use Permit Application May 17, 2017
5. Describe your current and proposed site conditions as they relate to the Environment and natural
features of the property. 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.
The proposed display will be located on a section of previously disturbed land between the Lake George
Campsites LLC office and NYS Rt 9. Currently there are two mature trees on the site that will be
maintained. All landscaping associated with the proposed display has been selected from the approved
list of suggested landscaping elements as outlined by the Town of Queensbury.
Throughout the installation of the display piece sediment control measures will be maintained.The
landscaping of the display area will be designed to capture any rainwater in shallow swales that will
allow for natural infiltration.
The proposed display will be installed by licensed contractors. Electric service installation will be
performed by NYS licensed electrician in accordance with NYS electric code.
6. Describe all anticipated long-term effects associated with the project. 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.
The proposed dinosaur display will serve to complement the existing surrounding uses and to bolster
the corridors reputation as a family-friendly tourist destination.The proposed display's location in a
Commercial Intensive district that has specifically been called out for infill development in the
Comprehensive Plan is the most suitable location in the Town of Queensbury.
From a tourism standpoint the dinosaur display will provide an educational element that is lacking in
many of the existing attractions within the corridor.The proposed display is a representation of an
actual creature, a Spinosaurus, the largest predatory dinosaur to walk the planet. Children have a
seemingly innate passion for dinosaurs that cuts across income, nationality and creed.This display will
connect viewers with natural history and have educational merit that most tourist attractions to not
offer.
Tourism is the number one export from Upstate NY.The proposed display will serve to enhance this
recognized industry cluster that has been vital to the Town of Queensbury's economic fortunes. The
proposed display will only enhance Queensbury's image as a wholesome family vacation destination.
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Lake George Campsites LLC, Special Use Permit Application May 17, 2017
The projects proposed walkway connection to the existing sidewalk is a small but significant step
towards allowing Queensbury to become a more walkable community.
§ 179-10-070 Specific standards.
[Amended 1-28-2011 by L.L. No. 2-2011]
B.Amusement centers.
(1) Each amusement center shall clearly indicate intended seasonal operating durations if not an annual
operation.
The proposed dinosaur display will be functional and operated from Memorial Day through Halloween,
7 days a week. In the remaining months the display will be stationary.
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