PB Staff Notes SP 20-2018 Miner_3 13 18 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 13, 2018
Site Plan 20-2018 WILLIAM MINER
2 Glendale Drive/ Cl—Commercial Intensive/Ward 2
SEQR Unlisted
Material Review: application, narrative, site drawings, use variance information
Parcel History: 2003-372 Sign; Demo 498-2017 interior only; PC 500-2017 res. construction; UV 1-
2018;
Requested Action
Recommendation to the Zoning Board of Appeals for relief requested for apartments in a Cl zone.
Resolutions
1. Planning Board recommendation
Project Description
Applicant proposes to maintain two existing apartments and create two new apartments on the first floor and
two new apartments on the second floor. Project located in Commercial Intensive zone does not allow
apartments. Applicant is applying for a use variance—project will be subject to site plan if use variance is
granted. Pursuant to Chapter 179-13-010 of the Zoning Ordinance, expansion of a non-conforming use or
structure shall be subject to Planning Board review and approval. Variance: Relief is requested for apartments
in a Cl zone. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The existing building is located at 2 Glendale Drive off of Route 9.
• Arrangement- The site currently has a 4,398 sq ft building that contains 2 apartments. The floor area of the
building is 8,796 sq ft. The zoning is Commercial Intensive where 30% of the site or a maximum building
allowed on the site would be 4,312 sq ft floor area.
• Site Design- The plans indicate site changes to occur are for access to the building and parking
arrangements. The applicant has not provided a survey of the site indicating the lot arrangement, size, or
building locations.
• Building—The submission shows different building details for the existing and proposed. The first floor
was previously the floor shop and has additional storage area. The first floor is to be converted to 2
apartments, lawn equipment storage area, utility rooms, a foyer for apartment I (downstairs) and 2B
(upstairs). The front of the building shows entry doors for existing apartments 2A and 2B (upstairs). The
applicant proposes to convert existing storage spaces into two additional apartment upstairs noted as 2C and
2D with the new entry stairway on the east side of the building (parking area side)
• Signage-No signage is proposed
• Traffic- The applicant has shown the existing gravel drive aisle and parking spaces for tenants (12 spaces).
The applicant has shown visitor parking (5 spaces) on the side of the building along Glendale Dr. The
applicant has not included a survey and it is unclear if the visitors parking is located on the road or on the
applicant's property.
• Site layout and utility plan- The applicant has indicated the building is to be code compliant -note the
building with apartments will need to be updated with a sprinkler system per building and codes.
• Grading and drainage plan Sediment and erosion control —There are no changes proposed to the site.
• Landscape plan—There are no changes proposed to the site
• Site lighting plan—the applicant has not included any additional information on lighting
• Elevations and Floor plans —the applicant has provided site drawings showing the existing and proposed
conditions.
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 either requested waivers,
indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow
items listed under Requirements of the applicant's application: g. site lighting, h. signage, j. stormwater, k.
topography, 1. landscaping, n traffic, o. commercial alterations/ construction details,p floor plans, q. soil logs, r.
construction/demolition disposal s. snow removal.
Nature of Use and Area Variance
The applicant proposes to expand an existing non-conforming use of a commercial building that has two
existing apartments to add four additional apartments. Apartment usage is not an allowed use in the Commercial
Intensive zone. Relief is requested to expand a nonconforming use of 2 apartments to 6 apartments in the
Commercial intensive zone.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the request for a use variance for
adding four additional apartments where residential use are not allowed.
MeetingHistory: I" meeting;