PB Staff Notes SP 60-2018 Apex_9 25 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 25, 2018
Site Plan 60-2018 APEX CAPITAL
43, 57 & 59 West Mt. Road / RC/MDR – Recreational Commercial/Moderate Density
Residential / Ward 4
SEQR Unlisted
Material Review: site plan application, drawings
Parcel History: AV 92-2002 create 2 nonconforming lots, SP 22-2008 additions & deck, SP 34-2011
Alpine Slide & Zip Flyer, SP 61-2011 shed addition;
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Requested Action
Planning Board review and approval for a multi-phase project for upgrades and new projects for West Mt.
facility.
Resolutions
1. SEQR
2. PB Decision
Project Description
Applicant proposes a multi-phase project for upgrades and new projects for West Mt. facility. Phase 1: Project
1 includes a 782 sq. ft. addition to the existing kitchen area with two concrete slabs – 105 sq. ft. for cooler
condensers and 58.5 sq. ft. for delivery entrance area. Project 2 is to be a 60 x 100 (6,000 sq. ft.) addition to an
existing 3,000 sq. ft. metal building towards the south side of the building. Project 3 is to be a canopy walk to
cover 5 acres with 5 canopy pathways in the trees (note Phase 2A). Pursuant to Chapter 179-9-101 of the
Zoning Ordinance, expansion of a recreation center shall be subject to Planning Board review and approval.
Staff Comments
Location-The project site is located at 59 West Mtn Road.
Arrangement- The site is an existing winter sports facility with multiple buildings and exterior equipment
for site operations. The project work as part of Phase 1 and Phase 2a includes 3 projects with two be related
to buildings and the third to be project work at the top of the mountain to the south area occurring within the
trees.
Site Design- Project 1 is an addition to the existing main lodge to the kitchen area –south side of building.
There are no site changes associated with Project 1. Project 2 is an addition to an existing maintenance
building. The project includes a change to the existing gravel drive adding 506 sq ft of drive.
Project 3 is a canopy walk to be installed at the top of the mountain South west area. The plans show three
hub areas covering approximately 5 acres with the main access is from the existing chair lift and an existing
road. There appears to be trail systems off each hub where a person would take one hub trail and potentially
connect with the other hub trails. The canopy trails are a raised wood pathway that is connected to the trees.
The connection system is a friction fit with the base being fitted tightly against the tree. A guide line is
installed above the pathway so patrons are clipped in a safety line when they walk.
o The Canopy walk details should include a description of operations –
Does the walk operate during all seasons, daytime hours?,
Is the walk only accessible from the chair lift?
Will patrons being driven to the walk start or will they be guided to the walk?
What type of tree limbing will occur to install the walk?
The concrete pad of 288 sq ft –where is this to be located and what is it to be used for?
How many patrons can the walk handle? Where is the waiting que –at the top or at the base
lodge?
How high is the walk from the ground?
Describe the safety plan and features?
What is the length of the different trails?
Will the location of the trails ever change –ie if tree is damaged will the walk be moved?
How are patrons guided to stay within the course boundaries and not wander to some other
part of the West Mtn Facility?
Is there a lighting system for the walk?
Is there a sound system for the walk –announcements or music?
Building - The kitchen addition is to be 782 sq ft and also includes exterior work with two concrete slabs for
the condensers and update delivery entrance area. The interior of the kitchen addition is to be used for
storage, freezer, cooler, receiving, office. The maintenance addition is a 6,000 sq ft metal building to an
existing 3,000 sq ft with an overhead door on the south and west side.
Signage-There is no signage change on the freestanding or wall sign proposed.
Site conditions-The facility is a winter sports operation utilizing the topography to create an outdoor
recreational experience for the patron. The applicant’s intent is to offer addition outdoor recreational
opportunities.
Traffic- The parking area is a non striped area and the applicant has not indicated the type of traffic
anticipated for the Canopy walk.
Site layout and utility plan –Project 1 and 2 will connect to existing utilities. Project 3 will need to be
clarified if there are any electric connections needed for operation –lighting, sound system.
Grading and drainage plan –The maintenance building roof drainage to address stormwater includes eave
trenches. The roof drainage from the kitchen addition is not addressed.
Sediment and erosion control –The applicant has not included erosion control items for the projects –the
board may consider requesting information on erosion control for the projects proposed.
Landscape plan – no additional landscaping is proposed
Site lighting plan – no additional lighting is proposed
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Elevations – The plans show elevation drawings for both the kitchen addition and the maintenance building
addition. The kitchen addition is to be about 13 ft +/- and is the same height with the existing kitchen area.
The maintenance building is to be 24.5 +/- ft.. This appears taller than the existing maintenance building
and should be clarified.
Floor plans – The kitchen addition and the interior of the base lodge arrangement is shown.
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, k. topography, l.
landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r.
construction/demolition disposal s. snow removal.
j. stormwater, -Stormwater calculations are provided for the maintenance building addition
Summary
The applicant has completed a site plan application for three projects of a multiphase plan for the West
Mountain Facility. The board may consider requesting additional information for the Canopy Walk operational
details. In addition, confirming lighting, electrical utility connections, stormwater management for the kitchen
addition and erosion control plans.
Note –The Multiphase Plan will require each project or group of projects to be reviewed under a separate site
plan application detailing the specific project proposed. The ZipLine and base lodge work area, other site
projects are subject to the site plan review process –ie pre application, site plan number, and associated fees.
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Meeting History: 1 meeting
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