Staff Notes DISC 4-2018 Columbia_9 18 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 18, 2018
Discussion Item 4-2018 COLUMBIA DEVELOPMENT
124 Main Street / CI -18 Commercial Intensive – Exit 18 / Ward 4
SEQR Unlisted
Material Review: sketch site plan and elevation drawing.
Parcel History: AV 11-1990, SP 18-1990; several BP’s
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Requested Action
Planning Board discussion of proposed construction of a new 17,000 sq. ft. medical office building.
Resolutions
N/A for discussion
Project Description
Applicant proposes construction of a new 17,000 sq. ft. medical office building. Site work includes demolition
of existing building, environmental remediation, stormwater management and other assorted items. Pursuant to
Chapter 179-9-040 of the Zoning Ordinance, discussion with the Planning Board may be requested by the
applicant.
Staff Comments
The applicant has provided a site drawing for the redevelopment of 124 Main Street. The project involves the
demolition of an existing restaurant structure, updating the parking area, and site work at the corner of Main
Street and Big Boom Rd. The project is to construct a 17,000 sq ft medical office building with two floors. The
project involves working with the Town and County in regards to the right-of-way land that is at the corner of
Main Street and Big Boom Rd. The existing access to the site on Big Boom Rd would be adjusted to the south.
Code Section references
Article 3 Zoning Districts
(8) Commercial Intensive Exit 18 (CI-18).
The CI-18 District comprises that area of Queensbury that already has intense commercial development
proximate to the Exit 18 Interchange with US Interstate 87 (Adirondack Northway). The purpose of this district
is to provide for flexible development opportunities on key sites, creating economic development while
encouraging the overall improvement and appearance of these areas, including attractive building designs and
enhanced pedestrian access.
\[Added 4-18-2016 by L.L. No. 3-2016\]
(a) Uses allowed. A complete list of uses allowed in the CI-18 District is set forth on Table 3 of this chapter.
Uses not listed in Table 3 are not allowed.
(b) All uses in this district must comply with the requirements of Table 1 of this chapter and as follows (note
that all are minimum requirements except building height which is the maximum restriction):
\[1\] Minimum lot size: one acre.
\[2\] Minimum front yard setback: 50 feet as measured from the road centerline. See related building height
below. See also Subsection B(8)(b)\[9\] below relating to front setbacks and building height limits.
\[3\] Side yard setback: 20 feet minimum, with a minimum total of 50 feet both sides. However, parcels adjacent
to residential uses shall require a minimum fifty-foot side setback which shall include at least a twenty-five-foot
vegetated buffer.
\[4\] Rear yard setback: 25 feet. However, parcels adjacent to residential uses shall require a minimum fifty-foot
rear yard setback which shall include at least a twenty-five-foot vegetated buffer.
\[5\] Shoreline/stream/wetland: 75 feet.
\[6\] Lot width: 150 feet.
\[7\] Lot depth: 200 feet.
\[8\] Road frontage: 50 feet.
\[9\] Building height: Building heights shall be a maximum of 40 feet with the build-to setback of 50 feet to 75
feet as measured from the road centerline. Building heights may increase to a maximum of 55 feet with a build-
to setback of 75 feet to 100 feet as measured from the road centerline and a maximum of 70 feet with a build-to
setback of 100 feet or greater as measured from the road centerline.
\[10\] Percent permeable: 30%.
\[11\] Percent landscaped: 30%.
Code Section references
Article 7 Design Standards
(5) Commercial Intensive Exit 18 District.
Properties proximate to the US Interstate 87 (Adirondack Northway) Exit 18 Interchange. This area includes
several key vacant and redevelopment sites that have excellent access to Corinth Road and the Adirondack
Northway. Future development of this district is intended to maximize economic development opportunities.
Multiuse, large- and small-scale office, and hotels, with supporting retail developments are preferred. To help
offset any potential traffic issues, new entrances shall align with existing intersections. For buildings situated
along roadways, parking along the side of the building and/or internal to the site is preferred as well. Strong
pedestrian access shall be incorporated into all site design and provide connectivity the Main Street District.
(3) Commercial Intensive Exit 18.
(a) As illustrated by Figure 1, multiple principal buildings and/or infill development is encouraged on individual
sites.
(b) Traditional and/or varied rooflines should be used to add interest to and reduce the massive scale of large
buildings. This may include flat roofs, steeply pitched, gabled, and/or dormered roofs with appropriately scaled
overhangs and/or cornice details.
(c) Design features shall be used to conceal rooftop equipment from public view at the street level (note that this
does not include views from Interstate 87).
(d) Buildings shall incorporate design elements such as wall offsets, material, and colors to reduce their
perceived mass and maintain a pedestrian scale. Buildings shall incorporate appropriately scaled features that
express architectural or structural elements (cornices, lintels, columns, frieze, etc.). These features may be
incorporated into doorways, windows, and along rooflines. Large blank walls along primary and secondary
streets, pedestrian spaces, or internal parking areas are prohibited. Figure 1 provides several preferred design
examples.
(e) Facades should incorporate a regular pattern of windows on the ground and upper floors. Street level
windows should allow views into the ground story. For retail uses along roadways a majority of the ground
floor (as measured by a percentage of the overall wall area) shall be transparent.
(f) Each principal building on a site shall have clearly defined, highly visible entrance(s). In order to fulfill this
requirement entrances may include the following design features:
\[1\] Canopies or porticos.
\[2\] Overhangs.
\[3\] Recesses/projections.
\[4\] Arcades.
\[5\] Raised corniced parapets over the door.
\[6\] Peaked roof forms.
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\[7\] Arches.
\[8\] Outdoor patios.
\[9\] Display windows.
\[10\] Architectural details such as tile work and moldings which are integrated into the building structure and
design.
\[11\] Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
(g) Buildings should have multiple entrances that are thoughtfully spaced and pedestrian-oriented. All sides of a
principal building that directly face an abutting public or private right-of-way shall feature at least one customer
entrance. Where a principal building directly faces more than two abutting public or private rights-of-way, this
requirement shall apply only to two sides of the building, including the side of the building facing the primary
street, and another side of the building facing a secondary street.
(h) The location of building entrances should reduce walking distances from cars, facilitate pedestrian and
bicycle access from public sidewalks, and provide convenience where certain entrances offer access to
individual stores, or identified departments in a store. Multiple entrances also mitigate the effect of the
unbroken walls and neglected areas that often characterize building facades that face bordering land uses.
(i) The number of entrances for the principal building shall be addressed at site plan review. Where additional
stores will be located in the principal building, each such store shall have at least one exterior customer
entrance, which shall be in accordance with Subsections F through H above.
(j) The use of high-quality, traditional building materials (or faux composites) is encouraged (masonry, wood,
metals, etc.).
(k) Building materials.
\[1\] Predominant exterior building materials as well as accents shall not include the following:
\[a\] Smooth-faced concrete block.
\[b\] Concrete panels.
\[c\] Prefabricated steel panels.
\[2\] The Planning Board may consider the use of these materials in areas that will not be viewed by the public
(e.g., service and delivery entrances, etc.).
(l) Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash
compaction, and other service functions shall be incorporated into the overall design of the building and the
landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from
adjacent properties and public streets, and no attention is attracted to the functions by the use of screening
materials that are different from or inferior to the principal materials of the building and landscape.
Project items for site plan and variance
1) Variance may be needed for setback to the centerline of the road if less than 50
2) Variance may be needed for setback to the northway if less than 100 ft.
3) Site Plan/Variance –details for right-of-way property to be provided
4) Site Plan –bus access for public transportation –pick up drop off areas to be included as part of plan
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.
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Meeting History: 1 meeting
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