PB Staff Notes SP 19-2019 Columbia_4 23 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 23, 2019
Site Plan 19-2019 COLUMBIA DEVELOPMENT
124 Main Street / CI-18 – Commercial Intensive Exit 18 / Ward 4
SEQR Unlisted
Material Review: site plan application, site drawings, stormwater management, Town authorization,
elevations, floor plans.
Parcel History: AV 11-1990, SP 18-1990; DISC 4-2018 several BP’s
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Requested Action
Recommendation to the Zoning Board of Appeals to develop a 1.04 acre parcel and 0.106 ROW area by
demolishing the existing restaurant to construct a two story 17,700 sq. ft. (FAR) medical office building and
associated site work.
Resolutions
1. Recommendation
Project Description
Applicant proposes to develop a 1.04 acre parcel and 0.106 ROW area by demolishing the existing restaurant to
construct a two story 17,700 sq. ft. (FAR) medical office building and associated site work. The new building
is 8,800 sq. ft. (footprint) with the main entrance on Big Boom Road and associated parking. Pursuant to
Chapter 179-3-040 & 179-7-050 of the Zoning Ordinance, new commercial construction shall be subject to
Planning Board review and approval. Variance: Relief is sought for setbacks and signage. Planning Board
shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located at 124 Main St. with a new and only access from Big Boom Road
Arrangement- The applicant proposes to remove the Carl R’s Restaurant building to construct the 8,800 sq
ft medical building. The new building is proposed to face Main Street with all patient access to the building
from Big Boom Road –there is no patient access to the building from Main Street
Site Design- The building orientation will have the main entrance from Big Boom Road. The parking and
traffic flow is also from Big Boom Road. The site will contain lighting and landscaping.
Building – The building is to be 8,800 sq ft footprint and is to be two story with a floor area of 17,700 sq ft.
The building is to be 32 ft in height. The main entry area is to have a canopy are for vehicles to drop off or
pick up patients. The canopy should be at 12 ft or higher so buses (Glens Falls Transit) can access the
canopy for patients. –Staff spoke with Glens Falls Transit and noted the site may be accessed by the “Dial a
ride” transit and would use the canopy for patients.
Signage-The applicant is proposing 70 sq ft free standing sign to be internally lit – a variance is required for
the size and setback of the sign. The applicant also proposes two wall signs that are to be 60 sq ft each and
to be internally lit –a variance is also required for the size of the signs.
Site conditions-The site was previously a restaurant with much of the developed area of the parcel was
along Main Street. The applicant proposes development of the entire site between building, parking area
and landscaping. The applicant is also purchasing the adjoining right of way from the town described as a
0.106 acre area. The Town and applicant area reviewing the agreement for purchase. Provision in the
agreement include maintenance of the sidewalk as well as snow removal on Big Boom Road. The applicant
has also proposed two ornamental light poles consistent with Main Street to be installed in the Town’s right
of way area closer to Main Street but on Big Boom Road –note at this time the 2 new lights have not been
determined to be necessary by the Building and Grounds Department that oversees the lighting on Main
Street.
Traffic- The applicant has indicated the building would require 59 spaces and proposes 76 spaces. The
applicant’s information submitted indicates similar medical buildings use 6 spaces per 1000 sq ft. Town
code for small office 1 space per 300 —59 spaces and then health related is 1 space per 500–36 spaces.
Grading and drainage plan, Sediment and erosion control – The applicant has provided a stormwater
pollution prevention plan that is being reviewed by the Town designated engineer –disturbance on the site is
greater than 1 acre
Landscape plan- the plans show a landscaping plan for the entire site. The applicant was notified the
landscaping will need to be relocated out of the Town’s right of way.
Site lighting plan- The applicant has provided the foot candle lighting for the parking lot with 11 new pole
fixtures and the parking light to be at 2.4 ft average foot candle. The wall light fixture has been included but
the building foot candle will need to be provided.
Utility details – The applicant has indicated during discussions with the Water and Wastewater Department
the existing water line is to be capped at the road and rerouted to connect to the new building.
Elevations – The applicant has supplied a color rendition of the building views. Staff would recommend a
building elevation plan with dimension for height, entry features and windows.
Floor plans – The applicant has included color plans that show the majority of the rooms are exam rooms on
the first and second floor.
Waivers-The applicant has not requested any waivers from the site plan review.
Nature of Variance
The applicant proposes an 8,600 sq ft (footprint) to be located on a parcel with frontage on Main St, Big Boom
Rd, and the Northway. The building is to be located 2 ft from the property line along the Northway where 100
ft is required. The building is to be located 39 ft from Big Boom Rd where a 50 ft setback is required from the
road centerline. Relief is also requested for permeable of 20% where 30% is required.
The applicant requests relief from maximum sign size and minimum setback requirements for the freestanding
sign. Also, relief requested for the two wall signs exceeding the maximum allowable sign size of 30 sq. ft.
Summary
The planning board is to provide a recommendation to the ZBA in regards to the relief requested for signage,
setbacks and permeability.
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Meeting History: 1 meeting (DISC. 4-2018 9/18/18);
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