DISC-7 Bielecki_6 27 17 Staff Notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 27, 2017
Discussion Item 7-2017 BOGUSLAW & ANNA BIELECKI
120 Luzerne Road/ CLI—Commercial Light Intensive/Ward 4
SEQR Unlisted
Material Review: site plan drawings.
Parcel History: SP 1999
Requested Action
Discussion regarding a proposal for two 3-story buildings 40'x80', two 2-story buildings 40'x80' and two
60'x200' high bay warehouse buildings.
Resolutions
n/a for discussions
Prosect Description
Applicant proposes two 3-story buildings 40'x80', two 2-story buildings 40'x80' and two 60'x200' high bay
warehouse buildings. Building arrangement is one 3-story connected to one warehouse then connected to one
2-story building — same arrangement on east and west sides of property. Project includes land clearing of 5
acres, lighting, landscaping and parking set up for office, warehouse and light industry construction company.
Pursuant to Chapter 179-9-040 of the Zoning Ordinance, discussion with the Planning Board may be requested
by the applicant.
Site Plan Items --The highlights for the code sections for review are noted below.
179-3-040 Commercial-Light Industrial.
The purpose of the Commercial-Light Industrial (CLI) District is to provide for mixed commercial and light
industrial uses in order to maximize utilization of this area of the Town that will enhance the Town's tax base
and provide quality jobs,particularly those areas that are in transition between older industrial uses and newer
commercial warehousing and retail uses. This area of the Town is described in the "Industrial
Corridors/Economic Development" section of the Comprehensive Plan, adopted on August 6, 2007, and merges
the former Cl-lA and LI Districts provided under the 2002 Zoning Law.
(a) Uses allowed. This district allows light industrial uses which are its main focus, as well as warehousing,
storage, and truck depot uses. In addition, commercial uses such as retail and services areas are allowed with
certain restrictions as to size and location. These restrictions are provided to ensure that the district's purpose
remains light industry and that the nonindustrial uses do not predominate but serve as compatible infill to serve
the area. All allowed uses require site plan review.
Article 7. Design Standards § 179-7-080. All industrial zones.
A. Site organization.
(1) Building placement and front yard setback.
(a) Buildings must present their main facade and entrance toward a public or interior,private street. Buildings
should be oriented parallel or perpendicular to public sidewalks and allow for parking in the rear or side of the
proposed structure.
(b) In industrial zones where commercial uses are permitted, the entire footprint of the building containing the
commercial use shall be within 400 feet of a public road and a maximum of 40,000 square feet.
(c) In industrial zones where commercial uses are permitted, a commercial use need not be contained with 400
feet of a major public road if it is directly related to and either connected to or adjacent to an industrial use in
the same zone (e.g., selling products made at the factory).
(2) Off-street parking.
(a) Location. Placement of parking areas shall be at the rear or on the side of the building.
(b) If parking is located along the side of a building, a minimum five-foot landscape buffer between the parking
area and the edge of sidewalk is required.
(c) [1]Peak-period (spillover)parking areas shall utilize alternate pervious paving materials such as grass pavers
and gravel surfaces.[1] Editor's Note: Former Subsection A(2)(c), which prohibited off-street parking in front of
buildings, was repealed 1-28-2011 by L.L. No. 2-2011. This local law also provided for the redesignation of
former Subsection A(2)(d) and (e) as Subsection A(2)(c) and (d), respectively.
(d)Parking garages should be constructed if feasible to satisfy off-street parking requirements. The sidewalk-
level facades of garages shall be designed to encourage active uses and obscure the view of parked cars.
(3)Parking area landscaping.
(a) Landscape materials shall include: trees, hedges, shrubs or low walls of brick, wood, wrought iron, or an
acceptable substitute. Chain-link fencing is prohibited.
(b) For parking areas greater than 20 stalls, a minimum of 10% of the interior area shall be planted.
(c) No parking space shall be more than 50 feet from a large deciduous tree.
(d) All plant materials shall be of salt-tolerant varieties.
(e) The following are minimum size requirements for parking area landscaping plants:
[1] Canopy/Deciduous trees: three-inch caliper.
[2] Small flowering trees: two-inch caliper.
[3] Large shrubs: thirty-inch height.
(f) Trees shall be planted so that the trunk is a minimum of 2 1/2 feet from curb edge.
(4) Green space.
(a) A minimum of 35% of properties shall be set aside as green space.
(b) Green space shall be organized in a meaningful and useful manner as one or more parks, squares or
community greens.
B. Site design.
(1) Screening and buffers.
(a) Landscape screening and buffers shall be installed on projects that border other zoning uses.
[Amended 1-28-2011 by L.L. No. 2-2011]
(b) Zoning district buffers shall be native vegetation, such as coniferous trees and shrubs.
(c) Zoning district buffers shall be a minimum 50 feet wide, and shall include a minimum of five trees per 100
linear feet of buffer. Trees shall have a minimum height of 10 feet.
(d) When appropriate, the Planning Board may require a visual screen or buffer between properties within the
same district.
(e) Parking, services, and loading/maneuvering areas should be reasonably landscaped and screened from view
of adjacent properties and from within the project site.
(2) Site lighting.
(a) All lighting fixtures shall comply with those standards set forth in Article 6 of this chapter.
(b) Cobra and highway-style lighting fixtures are prohibited.
(c) Pedestrian-scale light fixtures shall be installed and shall be of a style that complements the buildings. If
there is a predominant style of lighting in the immediate area, the style of lighting should be continued,
provided that it meets the requirements of Article 6 of this chapter.
(3) Sidewalks.
(a) Material. Sidewalks shall be constructed of concrete, brick, or pavers made of concrete or stone. Asphalt is
not allowed.
(b) Width and location.
[1] Sidewalks shall be "paved pathways" for walking and biking, rather than typical sidewalks due to low
volume of pedestrian traffic.
[2] Sidewalks shall be a minimum four feet wide, and ADA-compliant.
[3] Connecting to residential streets, sidewalks shall be a minimum of five feet wide, accompanied by a
minimum four-foot planting strip between the curb and the sidewalk.
(c) Sidewalk landscaping.
[1] One large deciduous tree for each 35 feet of linear road frontage(minimum). The street trees should
generally be evenly spaced to create or maintain a rhythm/pattern.
[2] A combination of trees should be used, and should be tolerant of urban conditions, especially salt and sand
deposited with snow removal. Tree species may include:
[a] Red Maple.
[b] Ginkgo.
[c] Zelkova.
[d] Green Ash.
[e] Chinese Elm.
[f] Thornless Honey Locust.
[g] Little Leaf Linden.
[h] Oak.
(4) Waterfront access. Public waterfront access is a major priority along the Hudson River. Public easements
should be provided by property owners to ensure public access.
(5)Utilities.
(a) All utilities should be buried wherever possible.
(b) At a minimum, utilities shall be organized in a manner that produces little visual clutter.
C. Architectural design.
(1) Building height/proportion.
(a) Multiple-story buildings are strongly encouraged.
(b) Building height shall have a maximum of five stories.
(c) First story height shall be a minimum of 12 feet measured floor to floor.
2 Roof.
(a) Prohibited: gambrel or mansard roofs.
(b) Allowed:
[1] Flat, hip roofs.
[a] All permitted roofs shall incorporate a parapet with cornice details along facades facing public streets.
[b] Plain parapets not allowed.
[2] Pitched roofs:
[a] Should complement the overall style of the building.
[b] Materials should not be reflective.
[c] Colors should complement the overall character of the building.
[d] Should incorporate measures to prevent snow and ice from falling onto the sidewalk.
(3) Facade treatment and fenestration. The architectural treatment of the building facade should be continued in
its major features, around all visible sides from the primary street.
(4) Specialty equipment.
(a) Rooftop mechanical equipment, satellite dishes, antennas, and all other rooftop equipment shall be screened
so as to not be visible from public view. Screening shall consist of architecturally compatible materials,
parapets, sloped roof form or walls that are at least as high as the equipment being screened.
(b) Ground-level equipment, such as dumpsters and loading docks, shall be screened so as to not be visible from
public view. Screening shall consist of landscaping, natural material walls, fencing, or other design treatments
compatible with the finish of the principal building.
Staff comments.—The project will require stormwater pollution prevention plan as disturbance is proposed for
4.6 ac of the 12.92 ac parcel. The plans shows a complex of buildings in two rows that contain multiple office
areas, warehouse areas and light manufacture areas. The project includes on-site septic and connection to
municipal water. The project site located on Luzerne Road will utilize the traffic route to Media Drive then
Route I87–the board may consider requesting traffic analysis. The traffic route is within the CHA Exit 18
Rezone study with the intersection of Media Dr. and Main St.
Summary
Pursuant to Chapter 179-9-040 of the Zoning Ordinance, applicant may present a sketch to receive comments
and feedback from the Planning Board.
Meeting_ History: First meeting–discussion only