1984-09-05
/C¡J
QUEENSBUR Y PLANNING BOARD
Wednesday, September 5, 1984
Present:
K. Sorlin, Acting Chairman
H. Mann
S. Levandowski
J. Dybas
V. Macri
Absent: R. Roberts
R.Noll
..,J
The Minutes of the July meeting were approved as written.
SUBDIVISIONS:
Country Club Manor - Dan Valente
Mr. Valente is building his own home on 4 acre lot. He wanted to put a pond
on his lot and while walking the property with Marilyn Cassidy (Soil Conservation)
they noticed a culvert 300 feet up from original culvert in road. The problem
is that newly approved subdivision (Old Orchard) drains into Mr. Valente's backyard.
This culvert had not been detected by any of the engineers - it is covered with
brush and was probably there when the old railroad was there. Mr. Valente said
the problem is (1) he can't put in a pond and (2) he has a flooded backyard. They
have an appointment with Roger Gebo (County) to see if it can be rectified.
Mr. Valente wanted to make the Planning Board aware of the problem and would
like it resolved before winter sets in. He believes there is a solution and requested
someone from the Town to be at meeting with Mr. Gebo. Mr. Sorlin said they
would take it under advisement and look into the situation. Mr. Valente said
it will have to be ditched all the way to the road, blocking it is not the answer.
The culvert is under the bikeway on County land.
OLD BUSINESS:
Site Plan Review #14 - 84 Queensbury Factory Outlet
Robert Stewart, Esq., Victoria Birnbaum, owner. Public hearing held open from
previous meeting. Application had been tabled until specific questions of traffic,
parking and beautification could be addressed. Warren County Planning Board
has recommended disapproval so it will be necessary to have a majority plus
one vote for approval. Mr. Stewart presented a traffic study report prepared
by a traffic expert from New Jersey. The southerly entrance by the old Sears
store will be closed off. The main entrance will be curbed back to widen the
opening with two lanes going in and out with a divider. To alleviate stacking
on the main highway there will be a stacking lane inside the entrance. There
was lengthy discussion of the traffic problems. Applicant has contacted DOT,
however, they feel it is an internal problem. Mr. Stewart said if the State will
authorize a traffic light in that area they will pay their share of the cost for
the traffic light. Grand Union has made the same offer. Mr. Sorlin noted that
traffic is a common problem with every developer on Route 9. They discussed
signage to direct people out back way to Lafayette Street where there is already
a signal. With regard to drainage, Mr. Stewart said the whole area has been
paved for many years, water ducts carryall water down into ground and connects
into pre-existing subterranean water disposal surface. Mr. Rosen, consulting
engineer for project, said system is designed to handle five year storms, etc.
Mrs. Mann questioned the necessity for more septic systems. Mrs. Birnbaum
said present system has more than enough capacity, in addition they must have
Health Dept. approval.
',-"
¡CfG¡
Page Two
September 5, 1984
Mr. Sorlin read letter from Bob Eddy (Beautification Committee). Mr. Eddy
said that they were informed that a nurseryman (Harry Troelstra) had been engaged
to remove subsoil from islands and replace with good topsoil before new plants
are installed. To insure completion of work the committee recommends that
a bond be posted in the amount of $5,000. Mr. Stewart said that would be no
problem. Mrs. Birnbaum said they were hoping to have the work completed this
fall. Mr. Sorlin asked for a motion. Mr. Macri said he would abstain because
of conflict of interest. Mr. Dybas offered motion for approval, seconded by
Mrs Levandowski. All in favor with the exception of Mr. Macri who abstained.
RESOLVED: Site Plan #14-84 be approved with the stipulation that
their traffic plan is also approved by the County Planning Board and that the
Beautification Committee's recommendations including a $5,000. bond be included.
The applicant has satisfied this Board's questions on the parking, run-off and
building spacing. We also feel the applicant has demonstrated a professional
approach to the traffic problem.
NEW BUSINESS:
Site Plan Review #16-84 Wendy's Old Fashioned Hamburgers
To construct a Wendy's restaurant in Plaza Commercial 1 Acre Zone on the property
situated at Upper Glen Street (former Carswell parking lot).
Mr. Henry Sherowski, owner & developer. Applicant looking for approval for
use. One of the issues raised by Zoning Board was moving a couple spaces in
the front to preclude the problem of people trying to back out too close to the
street, blocking traffic and the distance between their property line and existing
Carswell building. Mr. Sherow ski submitted a revised proposal that involves
the purchase of a section of the Woodbury property next door permitting them
to gain additional space around the building and move the parking spaces from
the front and giving an additional 20 feet between their line and the abandoned
Carswell building. Mr. Sherowski said that the area in back set aside for septic
is not large enough so he will be trying to acquire additional property in the back
to satisfy the Health Dept. Warren County Planning Board and Beautification
committee recommend approval. Motion for approval offered by Mr. Macri,
seconded by Mr. Dybas. Motion carried unanimously.
RESOLVED: Recommend approval of Site Plan #16-84, properly prepared
and presented and makes sense for the area. Site will be curbed and traffic flow
looks excellent.
Site Plan Review #17-84 Joseph Gavita/Frederick Howard (Northway Floors)
To place addition for carpet storage to existing retail flooring business in Highway
Commercial 15 Zone on the property situated at 85 Quaker Road.
Mr. Robert Stewart, Esq. Mr. Stewart explained that carpet is bulky, small expansion
on rear of building to store carpet. Mr. Sorlin said it was approved by the Zoning
Board as area variance and approved by the Warren County Plannning Board.
Mr. Bob Rudolph, representing Mallinkrodt, questioned the type of construction.
Mr. Sorlin stated that we do not have architectural review in this Town. Mr.
Stewart said he would contact the designer, Paul Cushing Associates, and get
back to Mr. Rudolph. Mr. Rudolph said the rear portion of the building was unsightly
from their view. Mr. Dybas offered motion for approval, seconded by Mr. Macri.
Motion carried unanimously.
;(OÒ
Page Three
September 5, 1984
RESOLVED: Planning Board recommend approval of Site Plan Review
#17-84 based on the following: 1. Appears to have no detrimental effect on
'--, traffic. 2. Ample parking. 3. Reasonable expansion of a conforming use.
Site Plan Review #18-84 Mrs. Marion Cannistraro
To operate a business and occupy a two bedroom apartment in an existing building
in Highway Commercial 15 Zone on the property situated at the east side of
Route 9 north of Route 149 (former Craft Shop).
Mr. Canistraro present. Mr. Canistraro said this building has two bedrooms, bathroom
and kitchen. They assumed they could make a house out of it now they have
learned that it is zoned commercial. The owner who sold them the property
also put in contract of sale that they would make a residence and a small business.
Mr. Canistraro does not know what type of business his wife intends to operate.
They will fix it up, partition it off and have a little store. Mr. Sorlin said that
Mr. Canistraro should identify the type of business, the home should be incidental
to the business. Mr. Sorlin explained that the business must be in operation within
one year or Site Plan would be void. Mr. Fred Hathaway, owner of adjacent
property, has a problem with the parking. People patronizing the businesses
along that strip presently park on State owned land. There is about 10 feet of
space for private parking in front of Mr. Canistraro's property. Mr. Hathaway
said they have never stopped people from parking along strip because they are
in business. Mr. Hathaway said Mrs. Canistraro had complained about people
parking on state property in front of Mr. Canistraro's property. Mr. Sorlin said
they could control the parking on their own property but the State property is
"up for grabs". Mrs. Hathaway stated that Mrs. Canistraro had told her she would
have to blockade the parking area so that Hathaway's customers could not park
in front of their place. Mr. Macri offered a resolution to table this application,
seconded by Mrs. Mann. Motion carried unanimously.
RESOLVED: Site Plan #18-84 tabled until Board is presented with
a Site Plan which addresses the parking situation and receipt of legal advice
regarding approval of Site Plans when business has not been named.
Site Plan Review #19-84 William and Victoria Rivett, Fox Farm Road
To construct a single family dwelling in an Urban Residential 5 Zone on the property
situated at Fox Farm Road off Aviation Road.
Mr. and Mrs. Rivett present. Mr. Sorlin said this is one of the areas where one
side of the street is SR-30 and other side is UR-5. Mrs. Levandowski offered
motion for approval, seconded by Mr. Dybas. Motion carried unanimously.
RESOLVED: Planning Board recommend approval of Site Plan #19-84
It will not be detrimental, will be in harmony with adjacent property and meets
all the requirements of Site Plan Review, Article 5.
'-
J {]/
Page Four
September 5, 1984
Discussion with Homer Avenue residents. Residents peti tioned to re-zone Homer
Avenue. Town Board has the authority to re-zone but asked the Planning Board
for recommendation. The Planning Board reviewed the request and recommended
to the Town Board that they did not think it proper or necessary to re-zone Homer
Avenue. The Town Board accepted recommendation and refused to re-zone.
Residents stated that they realize now that the application they submitted was
not very specific.
Mrs. Mann explained why they are in a Light Industrial zone. They are bounded
on the north by Quaker Road and a commercial zone. The commercial zone
goes across the northern boundary. Down the east and west of their street and
both ends is an industry/commercial combination. Behind is a large industrial
park. This small residential portion of the street is surrounded by commercial
and industrial. As planners they are obligated to look at the way the area can
go. To zone it residential would be spot zoning and that would not be legal.
Residents have complaints against specific businesses. Granger's business has
been operating from 6 a.m. to 10:30 p.m. using compressors so that you can't
watch television or listen to radio. In summertime you cannot leave windows
open because he burns tar, sand, dirt and dust. They do welding outside.
Mr. Dean said that EnCon and Fire Marshal Bodenweiser had been down at
Granger's.
Mr. Sorlin said that if Light Industrial use is being violated it would be a matter
for the Town Board. Planning Board members suggested that they take their
concerns about Granger back to Town Board.
~ø~·
RIchard Roberts, ChaIrman
'-