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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; __________________________________________________________________________________________ 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 - 2 -  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. st Meeting History: 1 meeting - 3 -