Staff Notes for 1/28/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 28, 2020
Site Plan 4-2020 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
Seek Lead Agency Status- The Town Board adopted a resolution to submit the Petition for zone Change and
Site Plan application to the Planning Board requesting the Planning Board seek Lead agency Status.
Resolutions
1.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)
[[148,1266,496,1323][12][,I,][Times New Roman]]Possible January [[496,1266,522,1323][12][,I,][Times New Roman]]
[[188,1323,225,1380][12][,I,][Arial]]
[[150,1324,187,1381][12][,I,][Times New Roman]]2. [[223,1324,911,1381][12][,I,][Times New Roman]]PB conducts and completes SEQR [[911,1324,937,1381][12][,I,][Times New Roman]]
[[188,1380,225,1437][12][,I,][Arial]]
[[150,1381,187,1438][12][,I,][Times New Roman]]3. [[223,1381,1246,1438][12][,I,][Times New Roman]]PB provides a recommendation to the Town Board [[1243,1381,1269,1438][12][,I,][Times
New Roman]]
[[148,1439,592,1496][12][,I,][Times New Roman]]Possible for February [[592,1439,618,1496][12][,I,][Times New Roman]]
[[188,1495,225,1552][12][,I,][Arial]]
[[150,1496,187,1553][12][,I,][Times New Roman]]4. [[223,1496,616,1553][12][,I,][Times New Roman]]PB reviews and pr [[616,1496,1310,1553][12][,I,][Times New Roman]]ovides decision on
site plan and [[1310,1496,1332,1553][12][,I,][Times New Roman]]( [[1326,1496,1704,1553][12][,I,][Times New Roman]]special use permit [[1703,1496,1720,1553][12][,I,][Times New Roman]]-
[[1720,1496,1831,1553][12][,I,][Times New Roman]]TBD) [[1831,1496,1851,1553][12][,I,][Times New Roman]] [[1844,1496,2412,1553][12][,I,][Times New Roman]]pending Town Board code
[[225,1554,361,1611][12][,I,][Times New Roman]]update [[361,1554,387,1611][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.
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.
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)-
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.
Grading and drainage plan and Sediment and erosion control-The applicant has indicated there are 4
stormwater management areas and the 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.
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.
Utility details – there are no changes to the existing sewer and water connections.
Elevations – The plan set did not include a front elevation for the entry areas to the interior self storage, the
retail space or the rental space.
Floor plans- The site plan shows the arrangement of the interior storage space of the portion to be used of
the building.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects.
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.
[[148,2372,1816,2429][12][,I,][Times New Roman]]Noting the Town Board may consider including the language of interior self storag [[1814,2372,2347,2429][12][,I,][Times New Roman]]e as
an allowed use under
[[150,2430,943,2487][12][,I,][Times New Roman]]site plan review and special use permit [[942,2430,968,2487][12][,I,][Times New Roman]]– [[968,2430,981,2487][12][,I,][Times New Roman]]
[[981,2430,2377,2487][12][,I,][Times New Roman]]the applicant has completed both the site plan and special use permit
[[150,2487,426,2544][12][,I,][Times New Roman]]requirements. [[426,2487,452,2544][12][,I,][Times New Roman]]
[[150,2545,176,2602][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.[[223,2832,1746,2889][12][,I,][Times New Roman]]Interior Storage Facilities parking and loading requirements of Section 179 [[1746,2832,1763,2889][12][,I,][Times New Roman]]- [[1763,2832,1788,2889]
[12][,I,][Times New Roman]]4 [[1788,2832,1805,2889][12][,I,][Times New Roman]]- [[1805,2832,1904,2889][12][,I,][Times New Roman]]090. [[1904,2832,2191,2889][12][,,][Times New Roman]]The
applicant [[2191,2832,2269,2889][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[[1232,2947,1245,3004][12][,I,][Times New Roman]] [[1245,2947,1268,3004][12][,,][Times New Roman]]
2.[[223,3005,1314,3062][12][,I,][Times New Roman]]Interior Storage Facilities shall be entirely enclosed: [[1314,3005,2218,3062][12][,,][Times New Roman]]The applicant is proposing
to use an existing [[2218,3005,2369,3062][12][,,][Times New Roman]]65,580
sq ft space of the existing 170,130 sq ft building for 641 interior units
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3.[[223,207,745,264][12][,I,][Times New Roman]]Installation and/or use of [[745,207,1084,264][12][,I,][Times New Roman]]overhead “roller [[1084,207,1101,264][12][,I,][Times New Roman]]-
[[1101,207,2345,264][12][,I,][Times New Roman]]type” security doors or overhead “garage” type doors in any
[[225,265,1392,322][12][,I,][Times New Roman]]exterior wall of an Interior Storage Facility is prohibited. [[1392,265,1868,322][12][,,][Times New Roman]]The applicant proposes [[1868,265,2396,322][
12][,,][Times New Roman]]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.
4.[[223,437,2263,494][12][,I,][Times New Roman]]Interior Storage Facility ingress and egress points shall conform to the New York State Uniform Fire
[[223,495,860,552][12][,I,][Times New Roman]]Prevention and Building Code. [[860,495,2205,552][12][,,][Times New Roman]]The applicant has indicated the building access will meet NYS
Fire [[2205,495,2218,552][12][,,][Times New Roman]]
Prevention and Building Code.
5.[[222,610,2211,667][12][,I,][Times New Roman]]Any interior alterations of the existing structure shall conform to the New York State Uniform Fire
[[223,667,873,724][12][,I,][Times New Roman]]Prevention and Building Code. [[873,667,2389,724][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.[[222,782,2384,839][12][,I,][Times New Roman]]All separate interior storage rooms or areas shall be accessible only via interior hallways leading from the
[[225,840,1084,897][12][,I,][Times New Roman]]common means of entry into the structure. [[1084,840,2296,897][12][,,][Times New Roman]]The applicant has provided a floor plan showing
the interior
hallways and is to label the main access entryway area.
7.[[223,955,1559,1012][12][,I,][Times New Roman]]No expansion of the existing structure footprint shall be permitted. [[1559,955,1584,1012][12][,,][Times New Roman]] [[1584,955,2354,1012][12][,,][T
imes 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.[[223,1127,1869,1184][12][,I,][Times New Roman]]If an Interior Storage Facility is destroyed by wind, flood, fire or similar casualty. [[1869,1127,1894,1184][12][,,][Times New Roman]]
[[1894,1127,2270,1184][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.[[225,1357,665,1414][12][,I,][Times New Roman]]Only an existing struc [[665,1357,2346,1414][12][,I,][Times New Roman]]ture which has received Site Plan approval from the Town of Queensbury
Planning
[[223,1415,2261,1472][12][,I,][Times New Roman]]Board shall be eligible for use as an Interior Storage Facility. In addition, use as an Interior Storage
[[223,1472,1674,1529][12][,I,][Times New Roman]]Facility shall require approval from the Planning Board of a Special Us [[1674,1472,2124,1529][12][,I,][Times New Roman]]e Permit for
such use. [[2124,1472,2410,1529][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.
General Criteria:
[[148,1760,944,1817][12][,I,][Times New Roman]]Harmony with the Comprehensive Plan [[944,1760,961,1817][12][,,][Times New Roman]]- [[961,1760,975,1817][12][,,][Times New Roman]] [[975,1760,1549,1817
][12][,,][Times New Roman]]The project is located in the [[1549,1760,1629,1817][12][,,][Times New Roman]]CLI [[1629,1760,1643,1817][12][,,][Times New Roman]] [[1643,1760,2412,1817][12][,,][Times
New Roman]]zone where interior self 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.
[[150,1990,451,2047][12][,I,][Times New Roman]]Compatibility [[451,1990,476,2047][12][,,][Times New Roman]]– [[476,1990,2208,2047][12][,,][Times New Roman]]The proposed use may be considered
compatible with the surrounding uses that [[2208,1990,2234,2047][12][,,][Times New Roman]] [[2234,1990,2414,2047][12][,,][Times New Roman]]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.
[[147,2220,536,2277][12][,I,][Times New Roman]]Access, circulation [[536,2220,555,2277][12][,I,][Times New Roman]] [[555,2220,806,2277][12][,I,][Times New Roman]]and parking [[804,2220,821,2277][12]
[,,][Times New Roman]]- [[821,2220,839,2277][12][,,][Times New Roman]] [[839,2220,2113,2277][12][,,][Times New Roman]]The site is preexisting and parking area is shown on the plan [[2113,2220,2412,2
277][12][,,][Times New Roman]]. There is no
changes to the traffic flow on the site or to access the site as curbcuts are pre-existing.
[[148,2335,690,2392][12][,I,][Times New Roman]]Infrastructure and services [[690,2335,703,2392][12][,,][Times New Roman]] [[703,2335,728,2392][12][,,][Times New Roman]]– [[728,2335,1616,2392][12][,,
][Times New Roman]]The site is preexisting and no new infrastruc [[1616,2335,2227,2392][12][,,][Times New Roman]]ture or services are anticipated [[2227,2335,2250,2392][12][,,][Times
New Roman]]
[[148,2392,875,2449][12][,I,][Times New Roman]]Environment and natural features [[875,2392,903,2449][12][,,][Times New Roman]] [[903,2392,928,2449][12][,,][Times New Roman]]– [[928,2392,1525,2449][1
2][,,][Times New Roman]]the site is preexisting and [[1525,2392,1849,2449][12][,,][Times New Roman]]minimal/upkeep [[1849,2392,1877,2449][12][,,][Times New Roman]] [[1877,2392,2414,2449][12][,,][Ti
mes New Roman]]to the site conditions is
anticipated
[[148,2507,255,2564][12][,I,][Times New Roman]]Long [[253,2507,270,2564][12][,I,][Times New Roman]]- [[270,2507,514,2564][12][,I,][Times New Roman]]term effects [[514,2507,539,2564][12][,,][Times
New Roman]] [[539,2507,564,2564][12][,,][Times New Roman]]– [[563,2507,2234,2564][12][,,][Times New Roman]]The applicant has indicated the indoor storage will be beneficial to the
area [[2234,2507,2413,2564][12][,,][Times New Roman]]that has
commercial uses.
Summary
The Planning Board may consider Seeking Lead Agency, Accepting Lead Agency, 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 lighting –pole height, building elevations of the 10 additional exterior buildings, façade and front elevations
of the building, roller type door location on exterior building elevation should be noted and include note roller
doors do not access interior self storage units. and size of free standing sign.
[[544,3078,567,3116][8][,I,][Times New Roman]]st
[[146,3082,493,3139][12][,I,][Times New Roman]]Meeting History: [[493,3082,519,3139][12][,I,][Times New Roman]] [[519,3082,544,3139][12][,I,][Times New Roman]]1 [[566,3082,579,3139][12][,I,][Times
New Roman]] [[577,3082,832,3139][12][,I,][Times New Roman]]PB Meeting; [[832,3082,900,3139][12][,I,][Times New Roman]] [[900,3082,1050,3139][12][,I,][Times New Roman]] [[1050,3082,1076,3139][12][
,I,][Times New Roman]]
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