Application900 Route 146 Clifton Park, NY 12065
(P) 518.371.7621 (F) 518.371.9540 edpllp.com
PROJECT NARRATIVE
Columbia Development
Medical Office Building at Town of Queensbury
DATE: February 6, 2019
APPLICANT: Columbia Development
302 Washington Avenue Extension
Albany, NY 12303
Columbia Development is proposing the construction of a new 17,700 SF medical office building at
the intersection of Main Street and Big Boom Road in the Town of Queensbury, NY. The site area
is 1.14 acres and will include approximately .10 acres of land to be purchased from the Town of
Queensbury. The existing property is a fully developed vacant site that was last used as a
restaurant and includes mainly impervious surfaces with very little green space. The property is
zoned CI-18 Commercial Intensive Exit 18 which permits medical facilities as an allowable use.
The site is also in close proximity to the Main Street zoning district and is a unique corner lot.
The site has approximately 150 feet of frontage on Main Street and approximately 460 feet of
frontage on Big Boom Road. Access to the proposed medical building will only be on Big Boom
Road using two full access driveways. The full access driveways will connect to a proposed
parking area and one of the driveways will provide immediate access to the medical building using
a covered drop-off canopy. The site will have approximately 76 parking spaces and a small
truck/delivery access area on the west side of the building.
The existing vacant, abandoned building will be demolished and have all environmental issues
remediated. The proposed two-story building will consist of approximately 17,700 square feet of
floor area. The building will be leased out to medical tenants. Once approved, Columbia
Development will market the facility for lease. The structure will be steel on conventional spread
footings. The façade will be cement siding, cultured stone, and glass. The project will create
construction jobs as well as new jobs to the Town of Queensbury.
The proposed medical office building will connect to municipal water and sanitary sewer utilities
available within the Main Street right-of-way. Stormwater runoff from the site will be managed on
site with approved water quality practices and conveyed to an existing stormwater basin located
on the east side of Big Boom Road. The current site plan layout will require several area
variances due to the configuration of the parcel and the restrictive nature of the CI-18 zoning
district along Main Street.
PARKING REQUIREMENTS | Typical and Existing Medical Office 2/11/19
\\opus\Server\ADM\Administrative\rar\Parking Requirements per City.docx
Albany
Office, Medical and Dental 1 per 200 sf of floor area (5/1000)
Troy
Office, General 3 spaces per 1,000 sf gross floor area
Service Businesses 3.5 spaces per 1,000 sf (3.5/1000)
Bethlehem
Medical Office 1 for each 200 sf of gross floor area (5/1000)
Colonie
Office, Medical 1 space per 175 sf of useable floor area (5.7/1000)
Columbia developed medical facilities with 5/1,000 parking ratio:
Albany
- 400 Patroon Creek Blvd
- 455 Patroon Creek Blvd
Troy
- 258 Hoosick Street
Bethlehem
- VISTA Medical | 15 Vista Blvd, 5 Vista Blvd
Colonie
- Capital Region Health Park
- AMC Latham Route 9
North Greenbush
- CCP at the RPI Tech Park
- CCP Schodack
Saratoga
- Malta Emergent Care – Saratoga/AMC (over 5/1,000)
Clifton Park
- Ellis Emergent Care (over 6/1000)
- CCP Route 9 (5/1,000)
- 989 Route 146 (5/1,000)
Note:
When you apply the Facility Guideline Institute (guidelines used to meet DOH requirements) guidelines for
parking, 6 parking spaces per 1,000 would be required for an outpatient medical office space.
Sign Variance [ZBA approved September 21 20161
General Information
309.14-1-5
Tax Parcel ID Number:
Cl Commercial Intensive Exit 18
Zoning District:
Detailed Description of Project [include current&proposed use]:
Diner/Restaurant
Current Use:
Medical Offices
Proposed Use:
124 Main Street
Location of Project:
Applicant Name: Columbia Development Mailing Address 302 Washington Avenue Extension
Home Phone Richard Rosen City, State,Zip Albany, NY 12203
Work Phone 518-862-9133 Cell Phone
E-Mail: rrosen@columbiadev.com FAX No. 518-862-9443
Agent's Name: Environmental Design Partner Mailing Address 900 Rte 146
Home Phone Gavin Vuillaume City, State,Zip Clifton Park NY 12065
Work Phone 518-371-7793 Cell Phone
E-mail gvuillaume@depllp.com FAX No. 518-371-6540
Owner's Name Saratoga Hospital Mailing Address 211 Church Street
Home Phone Kevin Ronayne City, State,Zip Saratoga Springs NY 12866
Work Phone 518-587-3222 Cell Phone
E-mail kronayne@satatogacare.org FAX No.
Page 1
Sign Variance[ZBA approved September 21 2016]
Site Development Data
Area/Type Existing sq. ft. Proposed Total sq.ft.
Additions .ft.
A. Building footprint 5,200(removed) 8,800+/- 8,800+/-
B. Detached Garage 0 0 0
C. Accessory Structure(s) 0 0 0
D. Paved,gravel or other hard surfaced area 35,800 (removed) 31,000+/- 31,000+/-
E. Porches/Decks 0 0 0
F. Other 0 0 0
G. Total Non-Permeable [Add A-F] 41,000+/- 39,800+/- 39,800+/-
(removed)
H. Parcel Area [43,560 sq. ft./acre] 45,500 sf/1.04 ac. 4,300 sf/.10 ac. 49,650 sf/1.14 ac.
I. Percentage of Impermeable Area of Site [I=G/H] 90% N/A 80%
Setback Requirements
Area Required Existing Proposed
Front Yard[1] 50' 81' (Main Street) 55' (Main Street)
Front Yard[2] 50' 56' (Big Boom) 39' (Big Boom)
Shoreline 75' 0 0
Side Yard [1] 20' (50' Both) 21 2'
Side Yard [2] 20' (50' Both) N/A N/A
Rear Yard [1] 25' 267' 265'
Rear Yard [2] 25' N/A N/A
Travel Corridor N/A N/A N/A
Height [maximum] 40'-70' 20'+/- 32+/-
Permeability 30% 10% 20%
Number of parking spaces 59 60+/- 76
Page 2
Sign Variance[ZBA approved September 21 2016]
Compliance with Chapter 147 Sign Ordinance
1. A scaled drawing of the entire sign(s) and site plan drawing showing the location is to be included in the
submission packet ie on building and on site. Please note a survey is required unless a waiver is granted.
2. This application is for a change in the (check all that apply):
Number of Signs: from(currently): to (proposed):
X
Setback for Sign
X
Size of Sign
Height of Sign
Other(specify)
3. Sign Dimension(s)
Sign Type Existing Proposed Length Width Total Height
(Check) (Check) (ft) (ft) (Sq Ft) (ft)
Wall to be X 1 T-10" 4'-0" 60 SF 23'-8"
removed
Wall to be X 17'-10" 4'-0" 60 SF 24'-0"
removed
Freestanding to be I X 7'-8" I 9'-0" 70 SF I 16'-0"
removed
Freestanding
Other ie panel
Projecting
Awning
Illuminated X Type:
All Internally Illuminated
2 FT.
4. Property Line Setbacks Front/Rear Side
5. Sign Wording: MEDICAL CENTER AT QUEENSBURY
6. Additional information if applicable
Page 3
Sign Variance[ZBA approved September 21 2016]
The following questions reflect the criteria for granting this type of variance. Please complete them; use additional
sheets if needed.
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby
property will be created by the granting of this sign variance?
There are numerous building and freestanding signs along Main Street that are similar in size and location as
the signs that are proposed.
2. Whether the benefit sought by the applicant can be achieved by some method,feasible for the applicant to pursue,
other than a sign variance?
The alternative sign sizes and locations will not provide adequate visibility for visitors traveling to the site for the
first time.
3. Whether the requested sign variance is substantial?
The building sign sizes requested may not be considered substantial due to the fact that the front and back of
the building face the Northway Interchange. The freestanding sign location is more substantial due to the
proposed buildings presence on Main Street and underground utilities near the Big Boom Road intersection.
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in
the neighborhood or district?
There are numerous building and freestanding signs along Main Street that are similar in size and location as
the signs that are proposed. The proposed signs will not impact existing utilities or emergency services.
5. Whether the alleged difficulty was self-created?
The sign variances may be considered self-created because they are part of a re-development project.
Additional Project Information
1. If the parcel has previous approvals,list application number(s): Unknown 0
2. Does this project require coverage under the New York State Pollutant Discharge Elimination System(SPDES)Permit
Program? X Yes/_No
3. Estimated project duration: Start Date 7/1/2019 0 End Date 7/1/2020 0
4. Estimated total cost of project: 4.5 Million 0
Page 4
Sign Variance[ZBA approved September 21 2016]
Section 179-14-030
Application materials and site plan drawing is to include sufficient information for the Board to review and provide a decision. The
applicant is to provide a site plan drawing(s)—a survey showing existing conditions,a proposed conditions map(see page 00 for
specific criteria)and include any other attachments that address A-D as applicable to the proposed project.
A. General Shown on Sheet#
1 Title,Name,Address of applicant&person responsible for preparation of drawing q
2 Deed Attqchpd
3 North arrow,Tax Map ID, date prepared and scale minimum: 1 inch=40 feet
4 Boundaries of the property plotted to scale,zoning boundary
5 Principal structures, accessory structures with exterior dimensions
6 Site improvements incl. outdoor storage areas, driveways,parking areas, etc.: existing& 2 & 3
proposed
7 Setbacks for all structures and improvements: existing&proposed
8 Elevations and floor plans of all proposed and affected structures
B. Water& Sewer Shown on Sheet#
1 Project sewage disposal facilities,design details, construction details, flow rates, and number of 4
bedrooms proposed
2 Water supply [i.e. well] &septic on adjoining lots with separation distances to existing or 4
proposed on-site water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies
4 Existing public or private water supply[well,lake, etc.]. Method of securing public or private 4
water, location,design and construction of water supply including daily water usage
5 Percolation test location and results
C. Parkin /Permeable Areas Shown on Sheet#
1 Number of spaces required for project including calculations and justification: existing& g
proposed
2 No. of existing parking spaces,number to be removed,number to maintain and type of surfacing 3
material [e.g.,gravel,paved]
3 Provision for pedestrian and handicap access and parking: existing&proposed
4 Design details of ingress, egress, loading areas and cutting: existing&proposed
5 Location and character of green areas [existing and proposed],modification to green area,buffer 3
zone to remain undisturbed
6 1 Lighting, location and design of all existing and proposed outdoor lighting
D. Additional Site Development and Miscellaneous Shown on Sheet#
1 On-site&adjacent watercourses, streams,rivers, lake and wetlands
2 Utility/energy distributions stem as, electric, solar,telephone]: existing& ro osed
3 Location, design and construction details of all existing and proposed site improvements 3 & 4
including: drains, culverts,retaining walls, fences, fire&emergency zones and hydrants, etc.
4 Square footage of bldg. area proposed for office,manufacturing,retail sales or other commercial 2 & 3
activities: existin &proposed
5 Si na e: Location, size,type, design and setback: existing&proposed
6 Waiver Request: provide letter with application requesting any waivers: please reference
specific items
7 Commercial/Industrial Development requires submission of Landscaping, Stormwater 3, 4, 5 & 6
Mana ement, Grading&Lighting Plans
8 Identification of Federal, State or County permits required for the project together with a record
of application for all necessary permits
Page 5
Sign Variance[ZBA approved September 21 2016]
Pre-Submission Conference Form/Section 179-9-040
1. Applicant Name: Columbia Develonment 0
2. Tax Map ID 309.14 - 1 - 5 0 Location: 124 Main Street
3. Zoning Classification CI-18 Commercial Intensive Exit 10
4. Reason for Review: Pronosed SionVariances
5. Zoning Section#: 140-6
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed
General Information complete
Site Development Data Complete
Setback Requirements Complete
Additional Project Information Complete
FAR addressed
Compliance with Zoning Ordinance
Checklist items addressed
Environmental Form completed
Signature Page completed
Staff Representative:
Applicant/ Agent: Gavin Vuillaume (Aaent) Date: 2/15/19 0
Page 6
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3
i
Sign.Variance[ZBA approved September 2120161 I
i
4
i
This page includes the 1.)Authorization to Act as Agent Form:2.)Engineering Fee Disclosure;3.)Authorization for Site Visits;d.)
Other Permit Responsibilities;5)Official Meeting Disclosure and 6.)Agreement to provide documentation required.
ONjNER'S AGENT FORM: Complete the following if the OWNER of the property is not the sumo as the applicant:
Saratoga Hospital
Owner.
Designates: Columbia I)evelopment as Agent regarding the following:
i
Variance X Site Plan_ Subdivision
309.i4-1- 5SSt3 263 12-29-2017 For Tax Map No.: Deed Reference: Book Page_Da o_
OWNER SIGNATURE.- DATE:
e
AppmcANT's AGENT Foc1M: Complete the following if the APPLICANT is unable to attend the
meeting or wishes to be represented by another party:
Saratoga Hospital
Owner:
Designates: Environmental Design Partnership as Agent regarding the following:
Variance X Sitc Plan_ Subdivision_
3D9.14-�- 56t3$ 263 12-29-2017
For Tax Map No.: Deed Reference: Hoak Page Date
OWNER SIGNATURE: - ]DATE: /
2.1 ENGINEERING FRE DISCLOSURE: .Applications may be referred to the Town consulting engineer for review of septic design,storm
drainage,etc.as determined by the Zoning or Planning Department, Pees for eagineering review services will be charged directly to the applicant,
Fees for engineering review will not exceed$1,000 without notification to the applicant, t
3.1 AEJTHQRI7.AT1ON FOR SITE ISiTS: By signing this page and submitting file application materials attached herein,the Owner,Applicant,
and his/her/their agent(s)hereby authorize the zoning Board or Planning Board and Town Star to enter the subject properties for the purpose of
reviewing the application submitted. I
4.1 OTHER PER1141T RESF0KSMILITIES: Other permits may be required for construction or atleration activity subsequent to approval by the
Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) .OFFICIAL MEETING MINUTES DISCLOSURE: It is the pruotim of the Community Develcprnent Department to have a designated �
stenographer tape record the prooeediugs of meetings resulting from application,and minutes transcribed firm those tapes constitutes the official
record of all proceedings.
6.) AGREENENT TO PROVIDE DOCUMENTATION REQUIRED: 1,the undersigned,have thoroughly read and understand the instructions
for submission and agree to the submission requirements,I acknowledge no construction activities shall be commenced prior to issuance of a valid
permit. 1 certify that the application,plans and supporting materials are a true and complete statement/description of the existing conditions and the
work proposed,and that all work will be perfumed in accordance with the approved plans and in conformance with local zoning regulations. I
acknowledge that prior to occupying the facilities proposed,I or ray agents,will obtain a certificate of owupaaey as necessary. I also understand that
Ilwe may be required to provide an as-built survey by a licensed land surveyor of all newly oonstmoted facilities prior to issuance of a certificate of
occupancy
I have rea a e. F
Richard Rosen
Si atu&[ p c ]'riot Nal no[Applicant] Date Signed
Gavin Vuillaume c
Sigh Agent] Print Nanro[Agent] hate signed Page 7
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q- R¢ason for Review:
s_ Zonmg Sectfnn#: y go_H
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