SP 46-2017 & SUP 9-2017 LG Campsites_6 27 17 Staff Notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 27, 2017
Site Plan 46-2017 LAKE GEORGE CAMPSITES, LLC
Special Use Permit 9-2017 1053 State Route 9 /Cl—Commercial Intensive/Ward 2
SEQR Unlisted
Material Review: narrative, application, site drawings of display and specific site, overall site
drawing, elevation and lighting information for display
Parcel History: 1995 3 car garage & septic; 1998 wall sign; SP 13-2008 expansion of operations
Requested Action
Planning Board review and approval to install a 40 ft. long, 24 ft. high dinosaur display piece at the entrance to
Lake George Campsites.
Resolutions
1. SEQR
2. PB decision
Prosect Description
Applicant proposes to install a 40 ft. long, 24 ft. high dinosaur display piece at the entrance to Lake George
Campsites. Project area is < 5,000 sq. ft. and will contain display of dinosaur, boulders, landscaping, lighting
and temporary signage. Pursuant to Chapter 179-3-040 & 179-10 (special use permit) of the Zoning Ordinance,
amusement centers shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project site is at 1053 State Route 9 at the corner of Hidden Valley Rd and State Route 9
• Arrangement- The plans show an area of about 5,000 sq ft to be utilized for the dinosaur display and the
scenery used for the display area.
• Site Design- The dinosaur is to be in the center of the 5,000 sq ft area with the scenery then a fence
surrounding the display area.
• Signage-The applicant has indicated temporary sign permit will be applied and to be compliant with code
requirements.
• Site conditions-The applicant has explained the site is an existing 38 +/- acre campground with 234 camp
sites and 9 buildings. One of the buildings is the campground office and located at the front of the property
near to the dinosaur display site. The office parking area will be improved with four additional spaces.
There are no changes to the campground operations.
• Traffic- The applicant has indicated the campground office building area would require 9 spaces and 486 for
the campsites and associated buildings currently provided. The project includes creating 4 spaces for an
amusement attraction per code, one to be a handicap space. The project includes construction of a 5 ft wide
sidewalk path (permeable surface) from the parking area to connect with the Route 9 sidewalk. The
applicant has included an initial review of the traffic specific to the display piece and has indicated no
changes in traffic arrangement is needed.
• Site utility details —the display area will be utilize electric connection for the animatronics of the display and
lighting. The electric connection will be from the existing building—campground office.
• Grading and drainage plan—stormwater will be managed for the display with bioswales.
• Landscape plan—The applicant has indicated rain gardens are to be installed with a mix of plantings. In
addition the plans indicated four cedars are to be installed.
• Site lighting plan—The plans show two light poles with three fixtures on each pole. The poles are to be 22 ft
and the fixtures are pointed downward. The applicant has provided additional details about projection of the
lighting and proximity to Route 9. The board may have further discussion about anti-glare options and
Route 9 traffic to minimize lighting interference. Also for discussion are the proposed palm trees and if they
will contain lighting.
• Elevations and Floor plans —the submission includes details of the dinosaur appearance on the site and the
area where the dinosaur will be installed. The dinosaur will be placed on a on a four foot platform with a 6 ft
fence surrounding the display area.
Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written
request of an applicant. The application form identified as "Requirements" outlines the items to appear on the
site plan or included as attachments. At the time of application the applicant has requested a waiver for the type
of lighting provided for the site-g. site lighting
Special Use Permit Criteria:
A special use permit is required as outlined in General Criteria Section 179-10-070. and Specific Criterial79-10-
070 B. Amusement centers.(])Each amusement center shall clearly indicate intended seasonal operating
durations if not an annual operation.(2)Preservation of existing vegetation and grading is strongly
encouraged.
Harmony with the Comprehensive Plan-The project may be considered to be consistent with the
Comprehensive Plan as the area is zoned Commercial Intensive recognizing additional businesses from retail to
amusement would be situated in this particular area of the community.
Compatibility —The proposed project is compatible with the existing uses in the area as there is a focus of
entertainment and amusement uses nearby including Great Escape Theme Park and the Glen Drive In theater.
Access, circulation and parking —The applicant has had Creighton Manning evaluate traffic in the area and
generation of traffic specific to the Dinosaur display. The applicant does not anticipate the display to generate
traffic to stop and park but rather to drive-by similar to other ride/amusement rides at the Great Escape.
Infrastructure and services —The project will utilize electric service to operate the dinosaur and the light
fixtures. The project includes installation of a sidewalk path from the parking area to the Route 9 sidewalk.
Environment and natural features —The initial project involves about 5,000 sq of a 38 +/- ac parcel and was a
previous lawn area of the entrance area to the camp ground. The applicant understands the moveable camping
units are not allowed in the area currently and will need to be relocated to the interior of the campground.
Long-term effects —The applicant has indicated the addition of the display will be consistent with the area as a
tourist corridor from eateries, retail, to entertainment.
Specific Criteria—The applicant has indicated the display piece is intended for a larger project as part of an
outdoor museum upon further reviews and at this time does not have specific operating hours potentially
weather protected for winter. In addition, the project area is an existing lawn area and the applicant proposes to
install some landscaping features to enhance the display.
Summary
The applicant has completed a site plan review application and special use permit for the installation of a 40 ft
in length and 24 ft tall dinosaur display for an amusement center use.
Meeting History: First meeting