Staff Notes for 5/18/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 18, 2021
Site Plan 33-2021 333 CLEVERDALE, LLC / SAN SOUCI
SUP 2-2021 333 & 337 Cleverdale Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: applications 333 and337, site plans, special use permit
Parcel History:SUP 45-2009, SUP 9-2012, AV 28-2012, AV 28-2021, AV 32-2021
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Requested Action
Recommendation to the Zoning Board of Appeals for request for approval of outdoor seating area to include
existing four 6 person picnic tables and one table for 4 persons on the restaurant parcel and the five top tables
for 4 persons each on the adjoining parcel.
Resolutions
1. Recommendation
Project Description
Applicant requests approval of outdoor seating area to include existing four 6 person picnic tables and one table
for 4 persons on the restaurant parcel and the five top tables for 4 persons each on the adjoining parcel. The
project includes already constructed improvements including a garage and deck expansion. Pursuant to Chapter
179-3-040 & 179-4-090 of the Zoning Ordinance, food service in a WR zone shall be subject to Planning Board
Variance:
review and approval. Relief is sought for floor area, density, permeability and parking. Planning
Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project looks at 333 and 337 Cleverdale Rd. The project includes utilizing two properties for
the outdoor seating for the existing restaurant. The residential house on the lot will remain as a residential
use.
Arrangement- The 333 Cleverdale parcel has an existing restaurant and the 337 Cleverdale parcel has an
existing residence on it.
Site Design- The applicant has utilized both parcels for outdoor seating over the past year due to covid. The
new outdoor sitting on the restaurant parcel shows the location of the 4 picnic tables and the one top table.
The residential parcel shows the location of the 5 top tables.
Building – The 337 Cleverdale parcel has had improvements to the property that hasn’t received approvals.
The existing house has a new deck of 180 sq ft. The site has an existing 176.5 sq ft garage.
Site conditions-The areas for the outdoor eating are pre existing and there are no changes to these sites. The
residential parcel is also an existing condition where the deck expansion and garage where completed
between 2012 and 2021. The garage is used for storage and is considered a garage due to the door size.
Traffic- The number of spaces provided for the site is 17 parking spaces. The site requires 44 spaces for
153 seats.
Site plan overall-The site has been reviewed by code compliance and is compliant with previous approvals
Grading and drainage plan, Sediment and erosion control- There are no plans for site disturbance.
Landscape plan-There are no additional plans for landscaping.
Site lighting plan-Lighting information for the site has not been provided. The board may request
clarification on outdoor lighting and to request code compliant lighting.
Utility details-The restaurant parcel has an onsite septic and draws water from the lake. The residential
parcel also has on site septic and draws water from the lake.
Elevations, Floor plans - The plans show the location of the outdoor seating areas. In addition the
residential parcel with a deck and garage.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, 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 not proposed to be
altered. The existing site conditions are to remain the same as such the waivers requested for 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 may be considered by
the board. The board may request additional information on lightning. g. site lighting
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.
Special Use Permit
A special use permit is required as outlined in Section 179-10-070.
Harmony with the Comprehensive Plan—The Restaurant use on both properties is consistent with the
comprehensive plans as it is an allowed use in the waterfront residential zone.
Compatibility - The restaurant use is compatible with the neighborhood as the residential use and
commercial uses are listed uses in the waterfront residential zone.
Access, circulation and parking- The applicant is requesting an area variance for parking as the site does
not allow for enough parking for the number of seats proposed numerically. The applicant has indicated the
parking is not an issue due to hours of operation and the patrons willing to arrange parking during
operations.
Infrastructure and services – The parcels have on site septic and draws water from the lake. There are no
changes to the existing utilities on the site.
Environment and natural features- The outdoor eating proposal does not alter the existing site conditions.
Long-term effects- The allowance of outdoor eating areas during COVID pandemic has assisted the food
service industry maintain operations.
Noting the board will need to review the term – permanent - indefinitely, temporary- ends on a specific
date, renewable –has to be reviewed by the planning board prior to the specified end date
Nature of Area Variance
Variance for property at 333 Cleverdale is for parking where 44 spaces is required and 17 spaces is provided.
Permeability is 22.7% and 75% is required.
Variance for property at 337 Cleverdale:: Floor area –existing 1,397 and maximum allowed is 1,607 sqft;
permeability- 51.3 % is existing where 75% is required; Deck front setback is 18.4 ft, rear setback is 28.4 ft
where 30 ft is required; Garage rear setback is 3.1 ft , rear setback is 17.1 ft where 30 ft is required; density per
special use permit 5 ac required and 0.15 acres is existing.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
permeability, density, floor area and parking. The board may request clarification on the site lighting, garage
storage, and parking.
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Meeting History: 1 Meeting
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