Town Planning Board.06.27.2002 Town of Queensbur•
Planning Board
Department of Community Development
Staff Notes
Reference: Site Plan Review No. 33-2002
Applicant: Schermerhorn Properties, Inc.
Location: Bay Road
Meeting Date: June 27, 2002
Pro'ect Descri tion:
Applicant proposes construction of a 33,920 sf Medical Office building and associated site work.
Staff review and comments are based on consideration of the criteria for
considering a Site Plan according to Section 179-9-10 of the Town of
Queensbury Zoning Ordinance. The following general standards were
considered durine the staff review of this ro'ect.
The location, arrangement, size, design and general site compatibility of buildings, lighting and
signs.
The proposed site design offers the building and all parking areas to be constructed at least 75
feet from Bay Road. The building elevation has been revised from the original proposal. The
new elevation offers a change in the roofline in the center of the building. The proposed lighting
appears to be consistent with the lighting scheme approved for the Day Care Center immediately
across the subdivision road. The proposed elevation offers the majority of the signage on the
"back"side of the building.
The adequacy and arrangement of vehicular traffic access and circulation, including intersections,
road widths, pavement surfaces, dividers and traffic controls. The location, arrangement,
appearance and sufficiency of off-street narking and loading.
The project plans depict 120 parking spaces. The proposed plan is required to provide 113
spaces. The layout appears to offer segregated parking areas for employees at the ends of the
building and patient parking in the middle, nearer the main entrance. Information regarding
overall traffic impacts on Bay Road has not been identified.
The adequacy and arrangement of pedestrian traffic access and circulation, walkway structures,
control of intersections with vehicular traffic and overall pedestrian convenience.
Sidewalks are proposed immediately adjacent to the building near the center parking areas.
The adequacy of stormwater drainage facilities.
CT Male has reviewed this item,please see comments.
Applicant Schermerhf •
Date June 27, 2002
Page-2-
The adequacy of water supply and sewage disposal facilities.
The project is to be serviced by municipal water. Municipal sewers may be available, if the
proposed sewer district extension is complete.
The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping
and screening constituting a visual and/or noise buffer between the applicants and adjoining
lands, including the maximum retention of existing vegetation and maintenance, including
replacement of dead or deceased plants.
The project plan offers a moderate landscaping plan. Additional plantings in the lawn area to the
west of the proposed building may be considered. The plans call for the three existing Spruce
trees along Bay Road to be maintained. Staff recommends maintenance of as many existing trees
as practical.
The adequacy of fire lanes and other emergency zones and the provision of fire hydrants.
The proposed plan offers two direct entrances to the site and significant access from Bay Road.
The adequacy and impact of structures, roadways and landscaping in areas with susceptibili1y to
ponding, flooding and/or erosion.
Please see CT Male comments.
Conformance with the applicable design guidelines, landscaping standards and performance
standards.
The plan appears to be compliant with the design guidelines, landscaping and performance
standards applicable to this project.
Parcel History (construction/site plan/variance,
None applicable. This project is proposed on three lots within the subdivision.
Staff comments:
The proposed project appears to offer a building, associated parking, grading, landscaping and
lighting that is consistent with the guidelines and performance standards envisioned for this
corridor. The daycare center immediately across the subdivision road from this project offered
similar cut off style lighting for the parking areas. However, the ornamental light fixtures were
installed instead. Staff recommends clarification of the discrepancy. As identified in previous
applications, the sanitary sewer for this development is necessary prior to any further
development. Staff recommends limiting development until sewers are formalized, i.e. sewer
district extension/creation is completed. Further, the subdivision was most recently modified to
relocate the Phase 1/Phase H line. The applicant will need to either modify the subdivision
phasing again or complete construction of the subdivision road and infrastructure as part of this
project.
Planning Board
Community Development Department Staff Notes
Applicant Schermerho• •
Date June 27, 2002
Page-3-
SEAR Status:
Type Unlisted
Planning Board
Community Development Department Staff Notes