Staff Notes for 10/26/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 26, 2021
Site Plan 63-2021 JP GROSS PROPERTIES LLC/1 Main Street,/Zone MS
SEQR Type II
Material Review: site plan application, survey map, site plans
Parcel History:SP 3-2014 new porch, SP 40-2015 parking reno, DISC-36085 2 story add, AV 5-2014
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Requested Action
Planning Board review and approval for a 389 sq ft addition including a new office space area and new 24 sq.
ft. entry porch on the building.
Resolutions
1. PB decision
Project Description
Applicant proposes a 389 sq ft addition including a new office space area and new 24 sq. ft. entry porch on the
building. The project includes 138 sq ft new hard surfacing. The existing building is 824 sq ft with a 104 sq ft
porch entry and mechanical lift system. The site has an existing parking area of 3,764 sq ft with access to
Western Ave. The project involves additional hard surfacing of 164 sq ft. Pursuant to Chapter 179-3-040-MS
and 179-9-020 of the Zoning Ordinance, site plan review for modification to an approved site plan shall be
subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 1 Main Street. The parcel is 0.34 acres and is in the Main Street zone.
Arrangement- The site has an existing one story building with associate parking.
Site Design- The parcel has frontage on Main Street with sidewalk access, Western Avenue with parking lot
access and Luzerne Avenue with no access just lawn area.
Building – The existing building is a 1 ½ story per real property records. The project includes a building
expansion of 389 sq ft and a porch addition of 24 sq ft. The total building size with the porches would be
1,341 sq ft.
Traffic- There are an existing six spaces shown on the site. The proposal will add additional parking to the
site for a total of 8 spaces. One space per 300 sq ft where 5 spaces would be required.
Site layout and utility plan-There are no changes to the municipal connections for sewer or water.
Grading and drainage plan, Sediment and erosion control-The plans show a depression area to the north side
of the property adjacent to the new parking area. The applicant has indicated the drainage from the parking
area is pitched to this depression. The applicant has also indicated eave trenches will be added to the new
building area and will match the existing drip lines around the building.
Landscape plan-The applicant has indicated the existing landscape will remain and some additional
plantings will be installed along the façade where the new porch area is.
Site lighting plan-The applicant has indicated there are only eave and porch lights and no parking lights
proposed.
Signage-no signs are proposed for the site.
Elevations-The plans show the views of the building with the addition. The addition is to be consistent with
the existing building – white in color.
Floor plans-The plans show the floor plan with open office area, small office area, kitchenette, and
bathroom area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, j.
stormwater, k. topography, q. soil logs, s. snow removal.
The waivers requested–Staff finds it reasonable to request a waiver of these items as the addition is
being installed on the existing parking area and the improvements on the site are minor. The applicant
has provided information on. g. site lighting l. landscaping, n traffic, o. commercial alterations/
construction details, p floor plans, r. construction/demolition disposal.
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.
Summary
The applicant has completed a site plan application for the addition to an existing office building and for site
work for parking and landscaping.
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Meeting History: 1 Meeting
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