Staff Notes SP 12-2019 JUST_3 26 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 26, 2019
Site Plan 12-2019 JUST GOODS, INC.
276 Dix Avenue / CLI – Commercial Light Industrial / Ward 2
SEQR Type II
Material Review: application, site plan, interior and exterior drawings, elevations, photo of light fixture
Parcel History: SP17-2000 new use warehouse (SP31-93); SP13-2013 new use maint. bldg..; 2004-767
int. alt.; SP 30-93
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Requested Action
Planning Board review and approval to lease a 52,000 sq. ft. building on an existing site that has two other
buildings.
Resolutions
1. PB decision
Project Description
Applicant proposes to lease a 52,000 sq. ft. building on an existing site that has two other buildings. The two
smaller buildings are leased by other tenants. The applicant will be leasing only a portion of the 52,000 sq. ft.
building at this time. The lease of the remaining space will occur at the end of December 2019. No site work is
proposed as all alterations are interior. Pursuant to Chapter 179-3-040 of the Zoning Ordinance new use of
existing commercial building shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 276 Dix Avenue and involves the lease of one of the three buildings on
site. The building is the 52,000 sq ft building.
Arrangement- The site contains three existing buildings, parking areas, drive aisle access and existing
stormwater.
Site Design- There are no proposed changes to the site –parking areas and drive aisle to remain as is.
Building – The plans indicated a portion of the building is to be arranged with 1,700 sq ft of ware house
space, 3200 sq ft process area, and 800 sq ft of packaging area. Also within the ware house area is an office
area, break room and laboratory area.
Signage-The applicant has indicated only directional signage is proposed. Directional signage is to be under
4 sq ft.
Traffic- The applicant has indicated there are existing businesses located on the site utilizing some of 110
parking spaces. The submission indicates Just will only utilize 19 parking spaces. The drive path for
vehicles on the site is one-way west drive enter and east drive exit.
Site layout and utility plan –There are no changes to the existing utilities to the site.
Grading and drainage plan and Sediment and erosion control –There are no changes to the site conditions.
The applicant has Rozzell Industries complete a visual inspection on 2/14/2019 of the stormwater collection
system they have indicated the system is in good working condition.
Landscape plan –The applicant proposes no changes to the landscaping. The current site maintains the
landscaping as installed in 6/22/94.
Site lighting plan – The applicant has shown on Sheet SP -1 the existing locations of the wall mounted
fixtures there are 7 noted. In addition, the applicant has provided a photo of the fixture. The applicant
proposes to keep the existing fixtures.
Elevations – The applicant has included the elevation drawings as completed for Site Plan 30-93
Floor plans –The applicant has included the interior floor plan identifying warehouse space, manufacture
space, office area and employee area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction details, p
floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–The applicant has provided information about the site from SP30-93 where the
site was built in conformance of the site plan. The applicant does not propose changes to the site and
plans to make interior changes. Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects.
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 Board is to review the waivers and to determine if they are to be
granted.
Summary
The applicant has completed a site plan application for the reuse of an existing light –industrial building to
operate Just Beverages business. The project includes no changes to the site and interior changes to the
building for light manufacturing, warehouse, breakroom, and office.
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Meeting History: 1 meeting;
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