Staff Notes 2/25/20
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 25, 2020
Site Plan 4-2020 and Special Use Permit 1-2020 AREC 34, LLC / UHAUL
308 Dix Avenue / CLI – Commercial Light Industrial / Ward 2
SEQR Unlisted
Material Review: site plan application, petition of zone change, site drawings, signage
Parcel History:SP 33-1993, UV 59-1994, PZ 798-2019 petition for zone change
__________________________________________________________________________________________
Requested Action
Recommendation to the Town Board to convert 65,850 sq. ft. of an existing 170,130 sq. ft. building into climate
controlled self-storage with 641 units and some retail/rental space and to add 10 drive-up self-storage buildings
with a total of 147 units.
Resolutions
1.Completed. PB Seeks Lead Agency and accepts Lead Agency (Noting the only other involved agency is the
Town Board who has consented no other involved agencies were identified)
2.February. PB may conduct and completes SEQR
[[188,1380,225,1437][12][,I,][Arial]]
[[150,1381,187,1438][12][,I,][Times New Roman]]3. [[223,1381,439,1438][12][,I,][Times New Roman]]February. [[437,1381,513,1438][12][,I,][Times New Roman]]PB [[513,1381,609,1438][12][,I,][Times
New Roman]]may [[602,1381,1537,1438][12][,I,][Times New Roman]]provide a recommendation to the Town Board [[1533,1381,1559,1438][12][,I,][Times New Roman]]
[[188,1438,225,1495][12][,I,][Arial]]
[[150,1439,187,1496][12][,I,][Times New Roman]]4. [[221,1439,371,1496][12][,I,][Times New Roman]]March. [[371,1439,387,1496][12][,I,][Times New Roman]] [[385,1439,1441,1496][12][,I,][Times
New Roman]]PB reviews and provides decision on site plan and [[1441,1439,1463,1496][12][,I,][Times New Roman]]( [[1457,1439,1828,1496][12][,I,][Times New Roman]]special use permit
[[1827,1439,1844,1496][12][,I,][Times New Roman]]- [[1844,1439,1956,1496][12][,I,][Times New Roman]]TBD) [[1956,1439,1972,1496][12][,I,][Times New Roman]] [[1965,1439,2412,1496][12][,I,][Times
New Roman]]pending Town Board
[[225,1496,468,1553][12][,I,][Times New Roman]]code update [[468,1496,494,1553][12][,I,][Times New Roman]]
Project Description
SEQR: Applicant proposes to convert 65,850 sq. ft. of an existing 170,130 sq. ft. building into climate
controlled self-storage with 641 units and some retail/rental space and to add 10 drive-up self-storage buildings
with a total of 147 units. Other site modifications include repairs to existing curbing and catch basins and the
removal of brush from existing stormwater management areas. Petition for Zone Change: Project includes a
Town Board referral for zoning language change for allowable uses in the Commercial Light Industrial zone to
include interior self-storage and to be consistent with the Neighborhood Commercial that allows interior self-
storage projects, projects would be subject to site plan and special use permit. Pursuant to Chapter 179-15-040,
the Town Board may refer proposed zoning amendments to the Planning Board for recommendation and
pursuant to Chapter 179-3-040 of the Zoning Ordinance, a new commercial use shall be subject to Planning
Board review and approval.
Staff Comments
Location-The project site is at 308 Dix Avenue the site of the old Kmart a 29 acre parcel.
Arrangement- The project includes converting 65,850 sq ft of interior space of the 170,130 sq ft building to
interior climate controlled self-storage to be 641 units. The project includes converting a portion of the
building for a retail space of 2,360 sq ft and a rented space of 1,545 sq ft. The interior storage proposal is
subject to a petition of zone change to amend the zoning code for the Commercial Light Industrial Zone to
include interior storage as an allowed use subject to site plan and possibly special use permit. The project
also includes installing 10 self-storage buildings from 600 sq ft to 2,250 sq ft for a total of 16,050 sq ft in the
parking area for a total of 147 units.
Site Design- The applicant has indicated the site is being updated curb arrangements, stormwater
management area clean up.
Revised
– the update plans show a new location for some of the self-storage building units. The
o
plans have added an exterior storage area ([[1228,326,1824,383][12][,I,][Times New Roman]]Note at this time the code doe [[1824,326,2296,383][12][,I,][Times New Roman]]s not allow for
exterior
[[375,384,524,441][12][,I,][Times New Roman]]storage [[524,384,541,441][12][,,][Times New Roman]]) [[541,384,1930,441][12][,,][Times New Roman]]. The project also now includes a canopy
area similar to Main Street [[1930,384,1955,441][12][,,][Times New Roman]]– [[1954,384,1967,441][12][,,][Times New Roman]] [[1967,384,2290,441][12][,,][Times New Roman]]plans should
be
updated with dimensions of the canopy.
Building – The project proposes using only a portion of the existing 170,130 sq ft building to operate indoor
self-storage in 65,850 sq ft. The remainder of the building 104,280 sq ft is to remain vacant and would be
subject to further site plan review when a use is proposed. The project also includes installed 10 self-storage
units buildings.(Building A 1350 sq ft- 9 units, Building B 600 sq ft-6 units, Building C 600 sq ft -6 units,
Building D 1,000 sq ft -10 units, Building E 2000 sq ft- 20 units, Building F 2,250 sq ft -18 units, Building
G 2,250 sq ft 18 units, Building H 2,000 sq ft -20 units, Building I 2,000 sq ft -20 units, Building J 2,000 sq
ft -20 units. The 10 buildings will need to include building elevations.
Revised
– the updated plans show a color rendition of the proposed building use the existing green
o
metal roofing with white, blue and orange color –the new façade features should be noted with
dimensions. Also to be updated is the north side of the building with exterior improvements to the U-
Haul store portion of the building existing and proposed.
Signage-The free standing sign proposed is 64.28 sq ft. and the plans indicate the sign is 30 ft setback from
the road side (note 64 sq ft is the maximum sign size allowed at a 25 ft setback- sign to be modified to be
code compliant)-
Revised
– the architectural rendition includes wall signs and site plan notes the existing free
o
standing sign. A sign variance would be required for the free standing sign and possible variance for
the wall sign. (noting SV 53-1994 was for 6 wall signs at 742.83 sq ft total). The plans should be
updated to note the wall sign # and dimensions for each sign, this includes the signs over the doors
Traffic- The applicant has indicated some curbing has been removed at some of the access areas on Dix Ave
and Quaker. The applicant has explained the required parking for interior storage, exterior self -storage and
retail would be 178 parking spaces and the site is to have 1,013 parking spaces.
Revised
Indicating 195 required and 777 spaces provided –includes relocation of self-storage
o
buildings and the area noted as outside storage.
Grading and drainage plan and Sediment and erosion control-The applicant has indicated there are 4
stormwater management areas and has a closed drainage system that conveys the runoff to the designated
areas. The applicant has indicated the systems is working and with no noticeable ponding and inlet pipes,
outlet pipes and spillway are in good condition. The applicant has explained the stormwater areas need
minor maintenance with removal of woody vegetation, removal of sediment and some repairs to the catch
basins.
Landscape plan – No new landscaping is proposed but the existing vegetation and stormwater areas are to
be cleaned up.
Revised
– the plans show areas of some tree removal and new plantings along the Dix Ave Quaker
o
Road side.
Site lighting plan – The lighting plan indicates there new LED lights to be installed 21 double head fixtures
(F2),1 single head (F3), 12 Single head (F4), 11 Single head (F1). Fixtures to be mounted on existing 40 ft
poles. The guidance suggest 20 ft poles, the board may consider discussion on light pole height.
Revised
–the plans show the pole height has dropped from 40 ft to 20 ft - - the site average should
o
be noted on the plans.
Utility details – there are no changes to the existing sewer and water connections.
Revised
Elevations – The plan set includes a front elevation for the entry areas to the interior self-storage,
the retail space
The plans will need to be updated for the north end noting the changes to the building exterior for
o
the UHaul Store.
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Floor plans- The site plan shows the arrangement of the interior storage space of the portion to be sed of the
building. – The plans will need to be updated to include the floor plan for the U Haul Store.
Waivers-Planning staff has reviewed the applicants request for waivers that include items q. soil logs, r.
construction/demolition disposal.
The waivers requested–Staff finds it reasonable to request a waiver of these items due the building and
site being of existing condition where the applicant proposes site cleanup to maintain the stormwater
management, site and building for the proposed uses on the site.
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.
[[148,849,1077,906][12][,I,][Times New Roman]]Noting the Town Board may consider includin [[1075,849,1682,906][12][,I,][Times New Roman]]g the language of interior self [[1674,849,1691,906][12][,I,][
Times New Roman]]- [[1691,849,2351,906][12][,I,][Times New Roman]]storage as an allowed use under
[[150,906,943,963][12][,I,][Times New Roman]]site plan review and special use permit [[942,906,968,963][12][,I,][Times New Roman]]– [[968,906,981,963][12][,I,][Times New Roman]] [[981,906,1750,963]
[12][,I,][Times New Roman]]the applicant has completed both the s [[1750,906,2377,963][12][,I,][Times New Roman]]ite plan and special use permit
[[150,964,426,1021][12][,I,][Times New Roman]]requirements. [[426,964,452,1021][12][,I,][Times New Roman]]
[[150,1021,176,1078][12][,I,][Times New Roman]]
Special Use Permit Criteria:
A special use permit is required as outlined in the Section 179-10-70 Interior Storage.
Specific Requirements:
1.[[223,1309,1596,1366][12][,I,][Times New Roman]]Interior Storage Facilities parking and loading requirements of Sect [[1595,1309,1746,1366][12][,I,][Times New Roman]]ion 179 [[1746,1309,1763,1366][
12][,I,][Times New Roman]]- [[1763,1309,1788,1366][12][,I,][Times New Roman]]4 [[1788,1309,1805,1366][12][,I,][Times New Roman]]- [[1805,1309,1904,1366][12][,I,][Times New Roman]]090.
[[1904,1309,2191,1366][12][,,][Times New Roman]]The applicant [[2191,1309,2269,1366][12][,,][Times New Roman]]has
explained the required parking for interior storage, exterior self-storage and retail would be 178 parking
spaces and the site is to have 1,013 parking spaces[[1232,1424,1245,1481][12][,I,][Times New Roman]] [[1245,1424,1268,1481][12][,,][Times New Roman]]
2.[[223,1481,1314,1538][12][,I,][Times New Roman]]Interior Storage Facilities shall be entirely enclosed: [[1314,1481,1451,1538][12][,,][Times New Roman]]The ap [[1451,1481,2218,1538][12][,,][Times
New Roman]]plicant is proposing to use an existing [[2218,1481,2369,1538][12][,,][Times New Roman]]65,580
sq ft space of the existing 170,130 sq ft building for 641 interior units
3.[[224,1596,491,1653][12][B,I,][Times New Roman]]REVISED… [[490,1596,1368,1653][12][B,I,][Times New Roman]]Installation and/or use of overhead “roller [[1367,1596,1384,1653][12][B,I,][Times
New Roman]]- [[1384,1596,2363,1653][12][B,I,][Times New Roman]]type” security doors or overhead “garage” type
[[225,1654,948,1711][12][B,I,][Times New Roman]]doors in any exterior wall of an Int [[947,1654,1683,1711][12][B,I,][Times New Roman]]erior Storage Facility is prohibited. [[1683,1654,2246,1711][12]
[B,,][Times New Roman]]The applicant proposes to
maintain some existing roller type doors to access the warehouse area of the building. Plans should be
updated to show location of roller type doors. Additional information is needed for the UHaul Store
and relation to the building access for interior storage
4.[[223,1884,2263,1941][12][,I,][Times New Roman]]Interior Storage Facility ingress and egress points shall conform to the New York State Uniform Fire
[[223,1941,860,1998][12][,I,][Times New Roman]]Prevention and Building Code. [[860,1941,1985,1998][12][,,][Times New Roman]]The applicant has indicated the building access will mee
[[1985,1941,2218,1998][12][,,][Times New Roman]]t NYS Fire
Prevention and Building Code.
5.[[222,2056,2211,2113][12][,I,][Times New Roman]]Any interior alterations of the existing structure shall conform to the New York State Uniform Fire
[[223,2114,873,2171][12][,I,][Times New Roman]]Prevention and Building Code. [[873,2114,2389,2171][12][,,][Times New Roman]]The applicant has indicated the interior alterations would
also be compliant
with NYS Fire Prevention and Building and Code requirements
6.[[222,2229,2384,2286][12][,I,][Times New Roman]]All separate interior storage rooms or areas shall be accessible only via interior hallways leading from the
[[225,2286,1084,2343][12][,I,][Times New Roman]]common means of entry into the structure. [[1084,2286,2137,2343][12][,,][Times New Roman]]The applicant has provided a floor plan showing
the [[2137,2286,2296,2343][12][,,][Times New Roman]]interior
hallways and is to label the main access entryway area.
7.[[223,2401,1559,2458][12][,I,][Times New Roman]]No expansion of the existing structure footprint shall be permitted. [[1559,2401,1584,2458][12][,,][Times New Roman]] [[1584,2401,2354,2458][12][,,
][Times New Roman]]The applicant has indicated there is to
be access to the interior storage, retail space and office area from the exterior –plans to be updated to show
the exterior elevation with access/door entry areas- no building footprint expansion is proposed.
8.[[223,2574,1869,2631][12][,I,][Times New Roman]]If an Interior Storage Facility is destroyed by wind, flood, fire or similar casualty. [[1869,2574,1894,2631][12][,,][Times New Roman]]
[[1894,2574,2270,2631][12][,,][Times New Roman]]The applicant will
address this if applicable recognizing that repair or reconstruction of the interior storage use will have to
meet the requirements ie up to 18 mths from date of the building damage to the date of application for
building permit that the operation has not ceased.
9.[[225,2804,475,2861][12][,I,][Times New Roman]]Only an exis [[475,2804,2346,2861][12][,I,][Times New Roman]]ting structure which has received Site Plan approval from the Town of Queensbury
Planning
[[223,2861,2261,2918][12][,I,][Times New Roman]]Board shall be eligible for use as an Interior Storage Facility. In addition, use as an Interior Storage
[[223,2919,1459,2976][12][,I,][Times New Roman]]Facility shall require approval from the Planning Board of a [[1459,2919,2124,2976][12][,I,][Times New Roman]]Special Use Permit for
such use. [[2124,2919,2410,2976][12][,,][Times New Roman]]The applicant
has completed the site plan review application and special use permit criteria – application is pending Town
Board amendment to zoning language to add interior storage to the CLI zone and type of review ie site plan
and special use permit.
- 3 -
General Criteria:
[[148,265,943,322][12][,I,][Times New Roman]]Harmony with the Comprehensive Plan [[943,265,960,322][12][,,][Times New Roman]]- [[960,265,974,322][12][,,][Times New Roman]] [[974,265,1487,322][12][,,
][Times New Roman]]The project is located in t [[1487,265,2119,322][12][,,][Times New Roman]]he CLI zone where interior self [[2114,265,2131,322][12][,,][Times New Roman]]- [[2131,265,2412,322][12][,
,][Times New Roman]]storage is not
a listed use and the applicant has completed a request to amend the zoning language to include interior self-
storage. The project site is located near existing commercial uses and noting the CLI zone allows for exterior
self-storage building through site plan review.
[[150,495,451,552][12][,I,][Times New Roman]]Compatibility [[451,495,476,552][12][,,][Times New Roman]]– [[476,495,1933,552][12][,,][Times New Roman]]The proposed use may be considered
compatible with the surround [[1933,495,2414,552][12][,,][Times New Roman]]ing uses that includes
existing commercial uses. The Town Board added indoor storage usage to the Neighborhood Residential zone
as the usage is compatible with the allowed uses of that zone- this request to add the same use to CLI zone is
similar.
[[147,725,285,782][12][,I,][Times New Roman]]Access [[285,725,806,782][12][,I,][Times New Roman]], circulation and parking [[804,725,821,782][12][,,][Times New Roman]]- [[821,725,839,782][12][,,][Tim
es New Roman]] [[839,725,2412,782][12][,,][Times New Roman]]The site is preexisting and parking area is shown on the plan. There is no
changes to the traffic flow on the site or to access the site as curbcuts are pre-existing.
[[148,840,690,897][12][,I,][Times New Roman]]Infrastructure and services [[690,840,703,897][12][,,][Times New Roman]] [[703,840,728,897][12][,,][Times New Roman]]– [[728,840,1353,897][12][,,][Times
New Roman]]The site is preexisting and no n [[1353,840,2227,897][12][,,][Times New Roman]]ew infrastructure or services are anticipated [[2227,840,2250,897][12][,,][Times New Roman]]
[[148,897,875,954][12][,I,][Times New Roman]]Environment and natural features [[875,897,903,954][12][,,][Times New Roman]] [[903,897,928,954][12][,,][Times New Roman]]– [[928,897,2414,954][12][,,][T
imes New Roman]]the site is preexisting and minimal/upkeep to the site conditions is
anticipated
[[148,1012,255,1069][12][,I,][Times New Roman]]Long [[253,1012,270,1069][12][,I,][Times New Roman]]- [[270,1012,514,1069][12][,I,][Times New Roman]]term effects [[514,1012,539,1069][12][,,][Times
New Roman]] [[539,1012,564,1069][12][,,][Times New Roman]]– [[563,1012,2187,1069][12][,,][Times New Roman]]The applicant has indicated the indoor storage will be beneficial to the
are [[2187,1012,2413,1069][12][,,][Times New Roman]]a that has
commercial uses.
Summary
The Planning Board may consider Conducting SEQR and making recommendation to the Town Board. The
applicant has completed a special use permit and site plan review application for the development of an interior
storage space. The board may consider further discussion on the following items:
1)Free Standing sign –the free standing sign currently is not code compliant and there is no existing
sign variance for the existing size sign – a sign variance would be needed.
2)Wall signs – There is an existing sign variance for 6 wall signs totaling 742.83 sq ft SV53-1994.
The plans will need to be updated to confirm the number of walls signs and the total square footage.
Note the signs that are above the doors will also need to be included and there may be additional
sign variance required.
3)Exterior overhead roller type doors are prohibited per the special use permit specific requirements-
the elevation plans show some type of door features on the north end of the building –the plans to be
updated with removal of the exterior doors.
4)Exterior canopy – this is a new item that has been added to the plans. Elevation and dimensions to be
provided.
5)Façade – plans should note what features are existing and new and the dimensions of the new items.
6)The north end of the building plan will need to be updated with a floor plan and exterior changes for
the Uhaul store
7)The lighting fixtures have been reduced to 20 ft and the plans should note the site average foot
candle.
Meeting History: PB: 1/28/2020;
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