Staff Notes 9/24/19
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 24, 2019
Site Plan 53-2019 APEX CAPITAL, LLC
59, 57 & 43 West Mt. Road / RC/MDR – Residential Commercial & Moderate Density
Residential / Ward 4
SEQR Type II
Material Review: site plan application, rezone application, stormwater report, site drawings for rezone, site
drawings for zipline, site drawings for onsite projects.
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; SP 60-2018; PZ 584-2019 rezoning;
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Requested Action
Planning Board review and approval for expansion of the West Mountain Ski Area parking lot, construction of a
zip line attraction, approval of an existing mountain biking venue and other associated projects. Project also
includes a Town Board referral for a Petition for Zone Change parcels 315.5-1-3.2 and 315.5-1-2 from
Moderate Density to Recreation Commercial
Resolutions
1.SEQR
2.PB referral recommendation
Project Description
(SEQR) Applicant proposes expansion of the West Mountain Ski Area parking lot, construction of a zip line
attraction, approval of an existing mountain biking venue and other associated projects. Project also includes a
Town Board referral for a Petition for Zone Change parcels 315.5-1-3.2 and 315.5-1-2 from Moderate Density to
Recreation Commercial. The parcels are to be used for overflow parking. Pursuant to Chapter 179-15-040
Town Board may refer proposed amendments to the Planning Board for recommendation, and Pursuant to
Chapter 179-3-040 of the Zoning Ordinance, expansion of a recreation center shall be subject to Planning Board
review and approval. Planning Board to review SEQR.
Staff Comments
Location-The project is located at 57, 43 and 59 West Mountain Road. The rezone properties are 57 and 43
West Mountain Road and property at 59 West Mountain Road is the Ski Center.
Arrangement- The applicant proposes rezone two parcels for additional parking for the West Mountain
facility. The applicant had started work on the additional parking area and has since stopped to obtain the
necessary reviews. The activities for the West Mountain facility include installation of a zipline, to continue
existing use of area for mountain bike trails, continue seasonal festival events, maintain operation of winter
trails for skiing, snowboarding, tubing and snowshoeing, maintain restaurant bar at main lodge,maintain
recently approved tree canopy walk.
Site Design- REZONE--The properties to be rezone contain existing residential homes and existing grading
for overflow parking. The rezone parcels will need additional grading, and clearing to place the gravel and
installation of the bio-retention areas. ZIPLINE—The applicant proposes 7 towers for the zipline with
access to the zipline via the chair lift. Each Tower height is shown on Zip Plan Site Plan sheet S1.0
Platform Plans and Tower Elevations ranging from 16 ft plus at the top of the mountain then proceeding
down the mountain 80 ft -77 ft then 59 ft +/-, then the tower at the bottom of the hill is about 100 ft in
height. The tower plans also show the foundation plans.
MOUNTAIN BIKE – The site has an existing mountain bike trail system and was made part of site plan
review as an additional recreation activity at the mountain.
Building – The applicant has indicate there is a mobile trailer that is used for Ski Patrol in the winter at the
bottom the hill and in the summer at the top of the hill. In addition, the plans indicate a mobile warming hut
is placed at the Bunny Hill area during the winter. Previous approved projects are also shown –a new 100 ft
x60 ft maintenance building, main lodge with a compactor, kitchen renovation and new roof drainage. Then
phase three projects for future site plan –retail/school/first aid rental building.
Signage-no new signage is proposed, if new signage is proposed in the future it should be code compliant
Traffic- The applicant has indicated the site currently accommodates 558 vehicles and 150 vehicles is
proposed to be added for overflow parking for the two parcels proposed to be rezoned. The total number of
parking available would be 708 +/- spaces. Ski area parking requirements is 1 space per every two
employee for every 300 sq of building. There 120 employees at peak winter season -2 employees for 60
spaces and there is 15000 sf of building or 300 sq ft equals 50 spaces. The overflow parking area is to be
gravel. There is to be no bus parking in the overflow area –all bus parking is located on the existing parking
typically at the South West of the parking area. The applicant has also detailed in responses the number of
The Parking Code section 179-4-090 at the discretion of the Planning Board identifies for every 24 spaces
there is to be 162 sq ft of landscaping for every eight spaces. The board may have discussion with the
applicant in regards to parking lot landscaping. The applicant has indicated that a 50 ft buffer between the
residential use and the recreation commercial zone.
Grading and drainage plan and Sediment and erosion control – The applicant has completed a SWPPP that
has been forwarded to the Town Engineer for review and comment. The stormwater management indicates
installation of controls for the new overflow parking area. Additional information may be requested for the
disturbance for the mountain bike trail area and the zipline towers. Noting the disturbance for the zipline is
noted in responses but has not been include in the SWPPP.
Landscape plan – The applicant has indicated landscaping information is available on all drawings. I
understand there is to be no new landscaping however existing areas that are forested are to remain as is and
those areas that are not forested but contain vegetation in the trail areas are to remain as is. The two parcels
to be rezoned show a clearing area for the parking and an existing berm. (Note the applicant had begun
clearing for the parking expansion and stopped per the Town’s request to complete the necessary
applications for review)
Site lighting plan- The applicant has indicated there is to be canopy lighting in the Towers to be less than
one foot candle. The light fixtures will need to be provided.
Utility details – The plans show the existing septic areas for the existing residential uses in the new
proposed parking expansion area. Note the residential units are to remain and there are no changes to the
existing homes.
Elevations and Floor plans– The plans show the schematic of each tower to be constructed height and
arrangement.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, i. water and sewer location, o. commercial alterations/ construction details, p floor plans, q. soil
logs, r. construction/demolition disposal s. snow removal.
The waivers requested–Staff would suggest additional discussion occur in regards to the waivers
requested.
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 Planning Board has received a petition of zone change referral from the Town Board and site plan
application for review of the environmental assessment. The board should consider additional discussion in
regards to stormwater management, existing vegetation and forested areas to remain, and parking landscaping.
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Meeting History: 1 meeting;
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