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1987-10-26 SP ¡99 QUEENSBURY TOWN PLANNING BOARD Special Meeting Held: Monday, October 26, 1987 Present: Richard Roberts, Chairman Joseph Dybas Victor Macri Thomas Martin, Secretary Susan Levandowski Hilda Mann Susan E. Davidsen, Planning and Zoning Department Absent: R. Case Prime, Counsel Frank DeSantis The meeting was called to order at 7:30 p.m. by Chairman Roberts. An (*) represents Old Business. The agenda for this meeting was arranged in a particular order at the discretion of Chairman Roberts. SITE PLAN REVIEW NO. 33-87 Broad Street Car Wash Mr. Roberts read the application for construction of a Quick-lube service along with the prime purpose of the car wash; 12 stall self service car wash, full service automatic car wash on the property situated on Quaker Road in a Plaza Commercial lA and Light Industry lA zones. Gene Choppa, Rist Frost Associates, represented the proposed project. He stated that the car wash will lie on property between Quaker Road and Dix Avenue. Mr. Robert Ginsburg is the co-owner of the car wash. Mrs. Mann asked what happens to the water after a car is washed. She wanted to know if it would be recycled. Mr. Ginsburg said about 85 percent is recycled. Mrs. Mann asked what type of a holding tank it would be. Mr. Ginsburg said it would be concrete. Mr. Choppa said that he has a verbal agreement to deposit their sewage and waste into their system; City of Glens Falls. They tie into the City right of way into Dix Avenue. Mrs. Mann asked if their would be a problem in getting that agreement in writing from the City. Mr. Choppa said he could comply. Public Hearing Opened: no comment Public Hearing Closed. Mr. Macri asked what the height of the building would be. Mr. Choppa said it's a "-" '1 cJ,W two story building, 35 ft. by 80 ft. (the entire building). The second story is 19 ft. high; above the first finished floor. The rest of the building is the tunnel wash (full service car wash portion); they are single story. Mr. Roberts asked what the results of the meeting were when they had appeared before the Zoning Board of Appeals in September. Mr. Choppa read the findings. He said that the Zoning Board wanted the Planning Board to review the Quick-lube portion of the proposal only. Mr. Roberts said they would have to review it because of the gas station orientation of a public garage. Mrs. Mann asked what the anticipated gallons they will be using per day. Mr. Choppa said that they anticipate the tunnel car wash to use 12 gallons of water per car. This includes rinsing the car. The self service car wash will use 15 gallons per car. The tunnel can handle 120 cars per hour during peak hours. To use the machine at its maximum capacity it can handle 240 cars per hour. Mr. Choppa said that he had come to this meeting tonight prepared to talk about the Quick-lube service portion only. He didn't expect to talk about drainage, water, etc. Mr. Choppa said that the tunnel car wash will use 1,200 gallons of water per hour. The self service car wash will use 720 gallons of water per hour at maximum capacity. Board members talked about where the discharge would be going. Mrs. Mann said about 15 percent would be going down tubes somewhere. Mr. Choppa said it would be discharged into the sewer. He said that the water would be filtered before it went down into the sewer. Mrs. Mann felt that there should be some engineering done on the project. Mr. Roberts felt the Board should look at the entire parcel. He said that stormwater drainage needs to be addressed. Mr. Macri expressed concern about having some king of safety valve on Quaker Road so that cars are not stacked up on Quaker Road. Site Plan Review No. 33-87, Broad Street Car Wash, Quaker Road, was TABLED by consensus of the Board for further information. An engineer needs to be hired. SUBDMSION NO. 15-86, Final Approval , /~1 Lehland Park, Phase I );þ'\D \0 Mr. Roberts read the application for final approval of 46 single family lots north of Bonner Drive on the east side of West Mountain Road in a Suburban Residential 20 zone. Mark Bombard represented the project. He said that the plans are stamped from the Department of Health; he hasn't gotten a letter from them yet. Board members reviewed the past history in regards to the growth of the project. Mr. Roberts said there is a variance from DEC to allow onsite septic systems for 50 lots. Mr. Roberts said that they will have to bring roads up to the new specs. '- 2 )ot Mr. Martin read a letter dated May 12, 1987 from the Water Department. Mr. Martin read a letter from Morse Engineering which gave his approval for Phase I. Mr. Roberts said that a letter from the fire company has been received. Mrs. Levandowski MOVED FINAL APPROVAL of Subdivision No. 15-86, Lehland Park, Phase I as it meets all new standards of highway and water as set by the Town departments. Second by Mrs. Mann. Passed Unanimously. SITE PLAN REVIEW NO. 29-87 Lake George R V Sales Mr. Roberts read the application for construction of a garage on the property situated on Route 9, at intersection of Hidden Farm Road in a Highway Commercial 15 zone. Edward Gardner, owner, represented the project. He said the building will be of fire proof protection. It will be added to the west side of the building. Mr. Roberts said that they are not dealing with any setback problems. Warren County Planning Board approved. The Beautification Committee approved. Comments were made by the Beautification Committee. They were as follows: "Edward T. Gardner, applicant has submitted plans for construction of a garage addition to his existing store building. The addition, as shown in the enclosed letter, will match the Board and Batting siding of the existing building and will be set back in the existing trees. The rustic appearance will be retained so there appears no need for screening and no chance of plantings or landscaping. II Public Hearing Opened: no comment Public Hearing Closed. Mrs. Mann MOVED APPROVAL of Site Plan Review No. 29-87, Lake George RV Sales. The applicant has meet with the Beautification Committee. This seems to be in keeping with what is allowed; appears to not be detrimental to the character of the neighborhood. Second by Mr. Macri. Passed Unanimously. SUBDIVISION NO. 11-87, Final Approval ID.. ólftJ-87 Brookfield Estates, Phase I '- 3 JÔ?- Mr. Roberts read the application for 9 lots at the south side of Sunnyside Road, 3,000 ft. east of Ridge Road in Suburban Residential 30 zone. Nick Sciartelli represented the project. Charles Scudder, P.E. was hired by the Town to review the project. Mr. Sciartelli said that this phase consists of 9 single family lots on 23.27 acres. Each lot is 2.6 acres. There will be 1,250 ft. of new road and has discussed this with Paul Naylor. The cul-de-sac will be located in Phase II. He said the roadway drainage is directed towards a swale which goes toward Halfway Brook. There is no onsite retention and there will be 10 year stormwater management. Mr. Sciartelli said that Phase II is a continuation of Phase I; 35 acres in a SR-30 zone and 2.35 acres per lot. The second phase is similar to the first phase. There will be a 50 ft. right of way between lots 15 and 17. Public Hearing Opened: Attorney Bruce Carr spoke on behalf of Mr. Webster who owns property adjacent to the proposal. He was concerned about getting himself land locked. He would like to establish a paper road. Mr. Roberts said this issue was addressed several months ago. Mr. Macri said that his land is not land locked. Mrs. Mann said she was sure the developer would have no objections for him getting to his land to cut his hay but not to get to the land to have a development there. Mr. Carr said that they were in opposition to the project. He is concerned with drainage; aggravated run off into Halfway Brook. Paul Naylor, Highway Department, said he had a problem with the open ditch. There would the potential to dump pine needles and leaves in the hole. Public Hearing Closed. Mr. Martin read the engineer report from Charles Scudder. It stated that a review of the preliminary and final plans has been made and that the plans meet the requirements of the Town. He recommended approval. Mr. Roberts said that the Board of Health stamp has not been received yet. Mr. Roberts said he will sign the mylar contingent upon Board of Health stamp and payment of the Recreation Fee. Mr. Dybas MOVED FINAL APPROVAL of Subdivision No. 11-87, Brookfield Estates, Phase I, 9 lots as having meet the requirements of the Board. This approval is contingent upon Health Department approval and Town Highway Superintendent approval in the Spring of 1988 (to check road in the spring). Second by Mrs. Mann. Passed Unanimously. SUBDMSlON NO. 11-87, Preliminary Approval '- Brookfield Estates, Phase II 4 :JO) Mr. Roberts read the application for 15 lots at the south side of Sunnyside Road, 3,000 ft. east of Ridge Road in a Suburban Residential 30 zone. Mr. Martin read the engineer report from Charles Scudder, P.E. dated October 26, 1987. It read as follows: "We have reviewed the plans for Phase II of Brookfield Estates in this office. We find the plans are generally in accord with the requirements of the Town of Queensbury. We do reserve the right, however, to ask for such additional details as we feel may be necessary before we recommend final approval of Phase II." Mr. Scudder said there needs to be more work on stormwater drainage and road design. Mr. Roberts said that maybe they are not ready for preliminary approval. Mr. Roberts asked Mr. Denison if timing was a big factor for Phase II. Mr. Denison said no. Subdivision No. 11-87, Brookfield Estates, Phase II for 15 lots was TABLED by consensus of the Board for more information on stormwater management. SITE PLAN REVIEW NO. 26-87 JD-::J..I., -91 French Mountain Commons Mr. Roberts read the application. The applicant is asking for an entrance change from the proposed to installation of two entrances and exits, one at each end (north and south), each to have one entrance lane and an exit lane. The property is located on Route 9 in a Highway Commercial 15 zone. Mr. Roberts stated that he would recommend denial of this proposal because of the problem with snow in the winter. Mr. Martin read the findings made by the Warren County Planning Board. Warren County disapproved. The Board felt that two access points onto Route 9 would create additional traffic problems. Mr. Martin read comments from the Beautification Committee. "Plantings approved on original submission. We do not know how much change is contemplated due to additional curb cut. If change in planting plans is not substantial, the Committee is not concerned, but we are opposed to additional curb cuts in this area. Mrs. Mann suggested the possibility of using the second entrance for service and emergency vehicles only. Mr. Martin said that "it's a nightmare" up there, walking and even driving. Mr. Roberts asked Paul Naylor, Highway Superintendent, for his opinion. Mr. Naylor said that no matter if the entrance is reserved for service or emergency vehicle people will use it regardless. Mr. Macri said that he didn't like the project from the beginning. The property is not designed for tractor trailers. Mrs. Mann expressed concern on tractor trailers turning , '- 5 ;bi around where there are people shopping. Mrs. Mann MOVED * APPROVAL WITH STIPULATIONS of Site Plan Review No. 26-87, French Mountain Commons. The second road cut will be used for service and emergency use only. This is based on concerns expressed by the Fire Marshall. There will be a sign designating such restrictions. Second by Mr. Levandowski. * Disapproved by meaDS of vote: 4 yes (Roberts, Maun, Dybas, Levandowski), 2 no (Martin, Macri), Warrea County P1anning Board disapproved. Mr. DeSantis absent. Mr. Roberts said that the Board would discuss a pedestrian walkway for the businesses located on the east side of Route 9, Dunhams, Lake George Outlet Mall, Hi-Way Host Motel. Nick Sciartelli said he had some concerns. There should be a signal light and a cross walk on the corner of Routes 9 and 149. Board members went on to discuss the individual proposals located on Route 9 and the proposed sidewalk to connect all the businesses. SITE PLAN REVIEW NO. 25-87 Dunham Brothers Mr. Roberts read the application to construct an addition onto the existing building on the property situated on the corner of Route 9 and 149 in a Highway Commercial 15 zone. Parking was discussed and was a concern. Mr. Sciartelli said that all parking spots will be 10ft. wide. There will be 2 handicapped spaces each 12 ft. wide. There will be parking for buses (3 spaces, each 12 ft. wide and 44 ft. long). Motorhomes could easily fit in there too. In talking about the sidewalk, the minimum width would be 5 ft. Warren County Planning Board disapproved as it would create a hazardous traffic situation. Charles Scudder, P.E. said he had discussed the sidewalk situation with Nick Sciartelli. Reports are appended to the minutes as there were mixed issues discussed; addition to Dunhams and the pedestrian walkway. See the next following pages. Paul Naylor, Highway Superintendent, asked if the sidewalk would be private. And would the Town of Queensbury have to maintain it. Mr. Macri said that legal documents should be made regarding liability. Someday the ownership of the businesses will change. Mr. Roberts said that the Beautification Committee disapproved the site plan review application for Dunham Brothers. Mr. Sciartelli said that he had talk to Mr. Eddy of the ',-- 6 ;).. 05 - October 20, 1987 M/E 1187-5800 MEMORANDUM iþ)i©iäir~fID ~ OCT 2.198~ TO: ~Roberts, Chairman Queensbury Planning Board Members Richard Morse 'W iWam Gagnon, Dunham Brothers Charles scu~ Nick SCiarte¡? Dunham's Factory Outlet Addition Southeast Corner of Routes 9 and 149 Intersection PLANNING" ZONING C~P~~TMENT FROM: RE: Jan Mulheide from the New York State Department of Transportation, Region 1, Traffic Department, returned my telephone call regarding the installation of a pedestrian crosswalk and signal phase at the Routes 9 a'nd 149 intersection. Jan stated the following: 1. There shouldn't be any problem with the installation of the crosswalk and signal equipment. 2. N.Y.S.D.O.T. will maintain signal equipment. 3. Work can be covered by one permit. l¡.. Work to be performed by a qualified contractor. 5. N.Y.S.D.O.T. will inspect and approve work. 6. Handicapped ramps have to be provided for crosswalk. Sidewalks along east side of Route 9: ' 1. Town will have to accept responsibility and maintenance if sidewalk is installed within Route 9 right-of-way. 2. . Location of sidewalk critical for snow removal. 3. Minimum sidewalk width - 5 feet. l¡.. Would prefer sidewalk be installed behind highway right-of-way. Jan Mulheide will have the N.Y.5.D.O.T. personnel inspect the existing traffic controller - to determine what additional signal equipment is required. J~m will telephone to relate the equipment needed. . . NDS:lag JcÞ CHARLES H. SCUDDER CONSULTING ENGINEER BOX 792 GLENS FALLS. NEW YORK 12801 (518) 793-1475 October 26, 1987 Richard W. Roberts, Chairman Queensbury Planning Board Town Office Building Bay Road at Haviland Queensbury, New York 12801 SPR 15-87 Dunham Brothers Dear Mr. Roberts: We refer at the outset to the decision of the Warren County Planning Board under date of June 10,1987 to dis- approve the Site Plan for Dunham Brothers on the grounds that a hazardous traffic situation obtains at the corner of Route 9 and Route 146. We believe the access/egress arrangement can be altered to largely mitigate the con- dition identified by the county planning board. The best solution will probably require some cooperation with the proprietors of the Log Jam property and NYS DOT, and perhaps Warren County Highway Department. Apart from the traffic issue, we are of the opinion that the parking on the easterly side (rear) of the building could be achieved without bituminous paving to increase the area of porous ground surface since this is likely to be seldom used customer parking anyway. All of the surface water from the roof and pavement is directed to the SE corner of the site, as is the wastewater. A paved driveway with a green area between it and the building would be a better way to handle this aspect of the plan in our opinion. The idea of a pedestrian way across several properties on the easterly side of Route 9 (with or without a driveway) suggests the need for a Right-of-Way and neighborhood coop- eration. This is a problem common to all properties in the immediate vicinity. The NYSDOT has expressed the view that a sidewalk and Route 9 crossing are indeed feasible. This should be pursued to a conclusion and, again, it is a matter for the neighborhood to consider jointly. '- Scudder, P.E. Engineer ( ol rf\ Beautification Committee as will set up a date to meet with him. Mr. Roberts said that there are too many loose ends in regards to the addition of Dunhams and the pedestrian walkway. Site Plan Review No. 25-87, Dunham Brothers was TABLED by consensus of the Board. Need more information from the Department of Transportation. Liability and safety concerns need to be addressed. SITE PLAN NO. Z5-86A Lake George Outlet Mall Mr. Roberts read the application to reconstruct existing building and operate outlet stores. At present the stores are vacant on the property situated on Route 9 in a Highway Commercial 15 zone. Frank Hardick. P.E., represent the project. He showed the Board what the original plans were. Mr. Martin read comments made by the Warren County Planning Board. They modified their proposal with conditions: "Recommend setback along south property line be 30 ft. and that an access road be developed along the front of the property and connected to adjoining properties to allow through traffic. Sidewalk to be continued along Route 9." Mr. Martin read the engineer report from Charles Scudder, P.E., dated October 26, 1987. The report is appended to the minutes. See the next following pages. Mrs. Mann MOVED TO TABLE Site Plan Review No. 25-86A, Lake George Outlet Mall. More information is needed and need to address the issues in the engineer report. Second by Mr. Martin. Passed Unanimously. SITE PLAN REVIEW NO. 31-87 Hi- W ay Host Motel Mr. Roberts read the application for construction of an additional 98 units onto the existing motel on the property situated on Route 9 in a Highway Commercial 15 zone. Board members felt this should be tabled also. Mr. Macri MOVED TO TABLE Site Plan Review No. 31-87, Hi-Way Host Motel for more engineering review. Second by Mr. Dybas. -- Passed Unanimously. 7 d-- 0 <t CHARLES H. SCUDDER CONSULTING ENGINEER BOX 792 GLENS FALLS, NEW YORK 12801 (518) 793-1475 October 26, 1987 Richard W. Roberts, Chairman Queensbury Planning Board Town Office Building Bay Road at Haviland Queensbury, New York 12801 SPR 25-86A Lake George Outlet Mall Dear Mr. Roberts: We have reviewed all of the papers in the files of B&Z and the plans prepared by Hardick Associates and earlier by others. We note the following: (a) There is a distance of only 19.2 feet between the nearest point along the south side of the existing building and the property line. (b) The Right-of-Way along the south side of the site now evidently contains a fence, water main, gas lateral and an overhead primary electric line with two transformer poles (only one! of which is indicated on the plan). (c) There are no grades shown on the plan and no vertical or horizontal control indicated. (d) Details of the sewage disposal system are missing. (e) Some 177 spaces for parked cars are shown in the rear of the complex (east side) but, evidently, the customers must find there way to the front side of the building to enter. There is no pedestrian way indicated. (f) There is no lighting shown in the "outback" and there are no criteria for the lighting design indicated. - (g) There are embankments on both north and south sides of the site but no indication of how the differences in elevation will be handled either for drainage, stabilization erosion control or landscaping. Details are needed, and the sidewalk and drive must be addressed in common with neighbors. We note the decision of Jö9 October 26, 1987 Richard W. Roberts the Warren County Planning Board dated October 14, 1987 in this regard. There is indicated on the plan a storm sewer which drains the state road (Route 9) across the northerly part of the site. No easement or R.O.W. is known to exist; who owns and takes responsibility for this drain which the Mall owner also plans to utilize? We believe many important details either have not been addressed or have been considered but not shown among the papers or on the drawing. Finally, there is a strong relationship between the site development on this property and those adjoining. The Hi-Way Host is also under consideration tonight. Charles H. Scudder, P.E. Consulting Engineer -2- ',,- J\Ò IO-~ - 21 PLANNED UNIT DEVELOPMENT, Site Plan Review No. 1-87, Masters Common North PLANNED UNIT DEVELOPMENT, Site Plan Review No. 2-87, Masters Common South PLANNED UNIT DEVELOPMENT, Site Plan Review No. 3-87, Fairway Court Mr. Roberts stated that these projects were discussed at last week regular meeting of the Planning Board, October 21, 1987. Board members went over the engineer's report submitted by Kestner Engineers. There didn't seem to be a problem with any of these projects and there was little discussion in regards to them as all reports seemed to be in order. Board members went through the check lists for the individual projects. Recreation fees are not a factor since land will be given to the Town in lie of the recreation fees. Mr. Martin MOVED PRELIMINARY APPROVAL of PUD Site Plan Review No. 1-87, Masters Common North. Second by Mr. Macri. Passed 5 yes, 1 abstain (Roberts) Mr. Dybas MOVED FINAL APPROVAL of PUD Site Plan Review No. 1-87, Masters Common North. Second by Mr. Macri. Passed 5 yes, 1 abstain (Roberts) Mr. Macri MOVED PRELIMINARY APPROVAL of PUD Site Plan Review No. 2-87, Masters Common South. Second by Mr. Martin. Passed 5 yes, 1 abstain (Roberts) Mrs. Levandowski MOVED FINAL APPROVAL of PUD Site Plan Review No. 2-87, Masters Common South. Second by Mr. Dybas. Passed 5 yes, 1 abstain (Roberts) -- Mrs. Mann MOVED PRELIMINARY APPROVAL of PUD Site Plan Review No. 3-87, Fairway Court. 8 ).l \ Second by Mr. Dybas Passed 5 yes, 1 abstain (Roberts) Mr. Macri MOVED FINAL APPROVAL of PUD Site Plan Review No. 3-87, Fairway Court. Second by Mrs. Mann Passed 5 yes, 1 abstain (Roberts) The meeting was adjourned at 12 midnight. ~~~ Richard Roberts, Chairman '- -- 9