Narrative and Site Plan Standards Revised1533 Crescent Road
Clifton Park, NY 12065
Phone: 518.371.0799
mjelspc@mjels.com
mjels.com
New York, NY • Long Island, NY • Sewell, NJ • Melbourne, FL
August 14, 2020
Project Narrative and Town of Queensbury Planning Standards
Re: Hudson Headwaters Health Network
27 Carey Road (Phase 2)
PROJECT NARRATIVE
INTRODUCTION
The proposed project is located on tax parcel 308.16-2-2.2 sized at 1.70± ac is located at 27 Carey Road in the Town
of Queensbury. Site Plan approval was granted for 27 Carey Road (SP10-2020) in February 2020. Since the approval,
the client wishes to revise the existing garage to accommodate 2 mobile medical units (RVs). Phase 2 Revisions to the
plan include an additional driveway to access the garage, a dump station for the mobile medical units, additional
utility connections and stormwater management.
Zoning
The parcel is zoned CLI (Commercial Light Industrial).
Usage
27 Carey Road will be used for office space and the existing garage for storage, both allowed uses in the CLI zone.
Building
The existing office/warehouse at 27 Carey Road will be renovated to contain (previously approved):
3,107 sf Offices
454 sf Conference Room
310 sf Storage
60 sf Mechanical
118 sf Toilet Rooms
174 sf Break Room
The existing 3 sided garage structure will be converted to have one bay of heated garage, one area of heated storage
and a heated garage for the mobile medical units.
750 sf Heated Storage
3,000 sf Heated Garage
Operations
It is estimated that a maximum of 29 employees will use the office building at 27 Carey Road. The space will be used
by existing HHHN employees. The enclosed storage portion of the garage at 27 Carey Road will be used to store
office and exam room furniture. The smaller heated garage is for maintenance equipment and the larger heated
garage will be used for 2 mobile medical units.
Water
A 4” water service will be connected to the garage for future fire protection.
Sewer
The dump station will be connected to a gravity sanitary sewer line which will connect to the previously approved
grinder pump.
Hudson Headwaters Health Network – Carey Road
August 14, 2020
Page 2 of 3
Stormwater
The runoff from the additional driveway will be directed to Infiltration Basin #1 which will store the runoff until it
infiltrates. The basins have been sized to handle up to a 100 year storm event.
Variances/Setbacks
No variances required.
Parking
Town code requires 1 space per 300 SF of office space (5,000 sf/300 = 16.67 spaces). 27 Carey Road currently has 13
spaces, with the parking lot expansion, 46 spaces are proposed, including 2 ADA spaces. The additional spaces will be
utilized by physicians and employees of the surrounding Hudson Headwaters Health Network buildings.
Hudson Headwaters Health Network – Carey Road
August 14, 2020
Page 3 of 3
Planning Standards:
Standard A: The existing project is consistent with the policies of the Town’s Comprehensive Plan.
Standard B: The project is on a pre-existing conforming parcel and complies with all requirements of the site plan
review standards.
Standard C: The site plan encourages safe pedestrian activity internally but does not encourage pedestrian access to
and from the site as it is not practicable based upon the location of the site and the surrounding uses.
Standard D: The site plan does conform to Chapter 136 and Chapter 147 of the Town Code as well as other
applicable local laws.
Standard E: The intended use is in harmony with the general intent of this Chapter. The use or intensity is minor in
nature and affords a transition zone between the potential industrial uses and the existing residential uses in that
general area.
Standard F: The proposed use will not create hazards of any kind to the public, or residents of the existing
neighborhood. The existing public roadways and on site parking are adequate to handle the proposed use.
Standard G: Off-street parking will be adequate for the intended use with the proposed expansion of 31 spaces. The
proposed site work will link the site with the site to the North and the East with 24’ wide connections.
Standard H: The proposed use has no adverse impact upon any Town resources.
Standard I: The site plan encourages safe pedestrian activity internally but does not encourage pedestrian access to
and from the site as it is not practicable based upon the location of the site and the surrounding uses.
Standard J: The project does not require a NYSDEC SPDES Permit as there is less than 1 acre of disturbance, but the
design intent of the Stormwater Design Manual was used. The stormwater runoff from the additional pavement will
be directed to two proposed infiltration basins, which have been sized for up to a 100 year storm event.
Standard K: An additional 4” waterline will be connected to the garage to allow the building to be sprinklered. The
dump station will be connected to the grinder pump by a gravity line.
Standard L: Existing vegetation will be retained to the greatest extent possible.
Standard M: There are no fire lanes, emergency zone or fire hydrants required for this project. The building will be
sprinklered and have a Siamese fire department connection.
Standard N: The design of the existing structure and roadways do conform to the requirement of Chapter 147 of the
Town Code.
Standard O: The existing site as designed and constructed complies with all design standards and requirements of
this Chapter including all building setback and corridor overlay setbacks.