Staff Notes SP 23-2019 Schermerhorn_4 16 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 16, 2019
Site Plan 23-2019 SCHERMERHORN RESIDENTIAL HOLDINGS
SEQR Unlisted
Material Review: site plan application, site drawings, elevations, floor plans
Parcel History: PZ6-2003 zoning change; SP48-2007 office bldg..; SP11-2010 60 units; SP69-2014 35
units phase 2;
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for construction of a three story 16,530 sq. ft. (footprint)
residential structure for 35 units associated with existing multi-unit residential buildings.
Resolutions
1. Recommendation
Project Description
Applicant proposes construction of a three story 16,530 sq. ft. (footprint) residential structure for 35 units
associated with existing multi-unit residential buildings. The new building is to be constructed in the CEA area.
This is Phase 3 of Westbrook and completes the phased construction. Site work including landscaping, and
lighting with project. A waiver for the stormwater requirements is proposed where applicant will provide full
stormwater for May meeting agenda. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, commercial
constructions shall be subject to Planning Board review and approval. Variance: Relief is sought for height.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 1260 West Mountain Road Westbrook Senior Residences on a
portion of the property that is a vacant area.
Arrangement- The new building will be located at the southern portion of the existing property and the
parking area is to connect to the existing 60 unit parking area. The access to the site remains the same from
west mountain road.
Site Design- The plans note the new building is located within an area designated as the critical
environmental area –an area that has exceptional or unique environmental characteristics. The applicant has
explained the rush pond cea is defined as 500 ft from the 430 ft elevation contour that is over 1000 ft from
the Rush Pond wetland boundary.
Building – The building is to have a foot print of 16,530 sq ft and to have 35 units similar to the existing 35
unit complex already on the site. The building is to be 44.9 ft where a 40 ft height maximum is allowed.
The previous 35 Unit complex constructed in 2014 received a height variance relief as well.
Signage-No new signage is required.
Site conditions-The existing site has a 60 unit senior housing building and a 35 unit senior housing building
Traffic- 56 parking spaces are proposed for the new building with the site having 147 plus spaces existing.
Grading and drainage plan and Sediment and erosion control
Landscape plan- The plans show new landscaping around the building and additional planting on site near
the new building.
Site lighting plan –the lighting plan is similar to the other buildings with light poles in the parking area and
building lighting walkway.
Utility details – The building will be tied into the existing municipal sewer and water connections.
Elevations – Elevations show three levels and similar to the existing buildings on site.
Floor plans –The floor plans show a layout of rooms on each floor.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, j. stormwater.
The waivers requested–Staff finds it reasonable to request a waiver as the applicant has requested to
submit information for the May 2019 meeting to be reviewed by engineering.
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.
Nature of Variance
The applicant proposes the new building to be 44.9 ft in height where the maximum allowed is 40 ft.
Summary
The planning board is to provide a recommendation to the Zoning Board in regards to the relief requested for
height relief
st
Meeting History: 1 meeting;
- 2 -