01-Great Escape Variance App Signed 2021.12.16 Area Variance [ZBA approved: November 15,2019]
lotTown of Queensbury Area Variance Application
REVIEW PROCESS:
1) Required Pre-Submission meeting with staff to determine general completeness of application materials to be held no later
than 1 week prior to deadline day. Call(518)761-8238 or(518)761-8265 for an appointment.
2) Determination of application completeness.All necessary information must be provided and appropriate fee(s)paid for
consideration for placement on an agenda.
3) Incomplete applications will not be considered for placement on any agenda until all missing information has been supplied.
4) Submittal to the Warren County Planning Board,if applicable.
5) Zoning Board meetings,generally the third and fourth Wednesday of each month. You will be advised in writing as to which
meeting to attend.
6) Following the meeting,you will be provided with a copy of the resolution stating the Board's decision on your application.
If your application was approved,the next likely step is a Building Permit.Final plans/drawings must be provided for the
next phase of review. If your application was denied your project cannot proceed as submitted.
DOCUMENTS TO BE SUBMITTED:(HARD COPY&ELECTRONIC)
1 original and 14 copies of the completed application package to include:
Completed Application: pages 1-9 completed,signed&dated
Pre-Submission Meeting Notes: signed by staff
Denial Letter: from the Zoning Administrator
Survey:
Current Survey: survey map depicting current conditions—sign,stamped,date by surveyor
Proposed Conditions Map: The proposed conditions map must be based on a current survey and may by prepared
by Surveyor,Professional Engineer(Civil)or a Registered Architect.
Area/Sign Applications: must provide a final as-built survey depicting all site conditions and
improvements
Survey Waiver: Applicant may request a waiver from the survey pre and post requirements.
Copy of Deed
Fee: $50 residential;$100 commercial
ZONING STAFF&CONTACT INFORMATION:
Craig Brown,Zoning Administrator craigb&queensbury.net
Laura Moore,Land Use Planner lmoorekqueensbury.net
Karen Dwyre,Office Specialist karendgqueensbury.net (518)761-8238
Visit our website at www.queensbury.net for further information and forms.
Page 00
Area Variance [ZBA approved: November 15,2019]
General Information
288.20-1-20
Tax Parcel ID Number:
RC&LC42
Zoning District:
Detailed Description of Project [include current&proposed use]:
ENTRANCE IMPROVEMENTS INCLUDING CONSTRUCTION OF A NEW 2,750f SF METAL DETECTION
BUILDING AND 1,150±SF TICKET BUILDING,AND REMOVAL OF AN EXISTING BUILDING SPACE.
Location of Project: 1172 ROUTE 9-SIX FLAGS GREAT ESCAPE THEME PARK
Applicant Name: GREAT ESCAPE THEME Mailing Address PO BOX 511
PARK,LLC LAKE GEORGE NY 12845
Home Phone City, State,Zip
Work Phone 518-792-3500 Cell Phone
ATTN: DUNCAN MULARZ
E-Mail: dMularz@SFTP.COM FAX No. 518-793-7237
Agent's Name: FRANCIS G. PALUMBO,RLA Mailing Address
Home Phone City, State,Zip
Work Phone 518-786-7658 Cell Phone
E-mail F.PALUMBO@CTMALE.COM FAX No. 518-786-7299
Owner's Name SAME AS APPLICANT Mailing Address
Home Phone City, State,Zip
Work Phone Cell Phone
E-mail FAX No.
Page ]
Area Variance [ZBA approved: November 15,2019]
Site Development Data
Area/Type Existing sq.ft. Proposed Total sq.ft.
Additions .ft.
A. Building footprint 785f sf 1,965f sf 2,750f sf
B. Detached Garage N/A N/A N/A
C. Accessory Structure(s) N/A N/A N/A
D. Paved,gravel or other hard surfaced area 33,058f sf -8,904f sf 24,154f sf
E. Porches/Decks N/A N/A N/A
F. Other - Ticket Building 660f sf 490f sf 1150f sf
G. Total Non-Permeable [Add A-F] 34,503f sf -6,449f sf 28,054f sf
H. Parcel Area [43,560 sq. ft./acre] 43,OOOf sf* o sf 43,OOOf sf*
I. Percentage of Impermeable Area of Site [I=G/H] 80.2%* - 15.0% 65.2%
* denotes project work area of 43,000± sf.
Setback Requirements
Area Required Existing Proposed
Front Yard[1] 30' 67.5' 60.4'
Front Yard[2] 30' 0 71.1'
Shoreline 75' 87.3'(Metal) 89.0'(Tickets) 84.2'(Metal) 135.7'(Tickets)
Side Yard [1] 25' N/A >25'
Side Yard [2]
Rear Yard [1] 25' N/A >25'
Rear Yard [2]
Travel Corridor 75' 0' 58.4
Height [maximum] 35'* <35' <35'
Permeability 30% 19.8% 34.8
Number of parking spaces N/A N/A N/A
* Maximum Height 175-185' per Parkwide GEIS.
Page 2
Area Variance [ZBA approved:November 15,2019]
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? NO
2. If the parcel has previous approvals,list application number(s): Site Plan 3-2020
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System(SPDES)Permit
Program? _Yes/ X No
4. Estimated project duration: Start Date: JAN 2022 End Date: MAY 2020
5. Estimated total cost of project: TBD
6. Total area of land disturbance for project: 40,000 sf
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total building floor
area by the lot size in square feet,yielding a percentage.
Zoning Symbol Floor Area Ratio F
Waterfront Residential 0.22
Commercial Moderate/Commerc' CI
Intensive
A. The combined area of all square footage, as measure from exterior walls of all structures on the property, including all
floors of the structures, garages, basements and attics with more than five (5) feet of ceiling height and covered
porches. Building square footage does not include: Open deck, docks and that portion of covered docks extending
over water and one storage shed of one hundred twenty (120) square feet or less. Any additional sheds will be
included. (See"FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a building
or structure, and when applicable,the sum total of all floor areas of the principal and accessory buildings or structures
on the project site.
Pare ea sq. ft.
Existing Floor Area s . ee above definition
Proposed Additional Floor Area s . ft.
Proposed Total Floor Area ft.
Total Allowa oor Area (Area x bove table]
Page 3
Area Variance [ZBA approved: November 15,2019]
Compliance with Zoning Ordinance
Requesting relief from SECTION: & 179-4-030 C
Need relief from the requirement(s)listed below which can not be met by the project as proposed.
[Check all that apply] /Setback ❑ Buffer Zone ❑ Lot Width ❑ Other
The following questions reflect the criteria for granting this type of variance. Please complete them; use additional sheets if
needed.
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to
nearby property will be created by the granting of this area variance?
The variance is the result of the front property line that does not follow the current edge/established right of way of State
Route 9. The granting of the variance will be consistent with the intent of the Travel Corridor Overlay District with the
proposed building being more than 75'back from typical right of way.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant
to pursue, other than an area variance?
The unique configuration of the front property line limits the area that would allow a building to be constructed and meet the
minimum 75'setback requirement and allow for emergency access and efficient entry/exit for the quests/visitors to the Great
Escape.
3. Whether the requested area variance is substantial?
The requested variance is a reduction of the front setback from 75'to 58.4'or a 16.6'reduction and is not substantial.
Additionally,if the front property line followed the current configuration of Route 9 the proposed building setback would
exceed the minimum 75'setback requirement.
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
The proposed building will be constructed in a area that is currently occupied by a smaller building and asphalt pavement. The proposed
building will meet the required 75'shoreline setback to the adjacent stream. Additionally,the project will increase green space in the work
area. The project will not have any adverse impacts on the physical or environmental conditions.
5. Whether the alleged difficulty was self-created?
The variance is the result of the front property line that does not follow the current edge/established right of way of State
Route 9 and was not self-created.
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Area Variance [ZBA approved: November 15,2019]
Section 179-14-030
Application materials and site plan drawing is to include sufficient information for the Board to review and provide a decision. The
applicant is to provide a site plan drawing(s)—a survey showing existing conditions,a proposed conditions map(see page 00 for
specific criteria)and include any other attachments that address A-D as applicable to the proposed project.
A. General Shown on Sheet#
1 Title,Name,Address of applicant&person responsible for preparation of drawing (all sheets)
2 Deed attached
3 North arrow, Tax Map ID, date prepared and scale [minimum: 1 inch=40 feet] (all sheets)
4 Boundaries of the property plotted to scale, zoning boundary
5 Principal structures,accessory structures with exterior dimensions
6 Site improvements incl. outdoor storage areas, driveways,parking areas, etc.: existing& C-101
proposed
7 Setbacks for all structures and improvements: existing&proposed
8 Elevations and floor plans of all proposed and affected structures TBD
B. Water& Sewer Shown on Sheet#
1 Project sewage disposal facilities,design details, construction details, flow rates, and number of C103
bedrooms proposed
2 Water supply [i.e.well] & septic on adjoining lots with separation distances to existing or C103
proposed on-site water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies
4 Existing public or private water supply [well,lake, etc.]. Method of securing public or private C103
water, location, design and construction of water supply including daily water usage
5 Percolation test location and results
C. Parkin /Permeable Areas Shown on Sheet#
1 Number of spaces required for project including calculations and justification: existing & N/A
proposed
2 No. of existing parking spaces,number to be removed,number to maintain and type of surfacing N/A
material [e.g.,gravel,paved]
3 Provision for pedestrian and handicap access and parking: existing&proposed
4 Design details of ingress,egress, loading areas and cutting: existing&proposed
5 Location and character of green areas [existing and proposed],modification to green area,buffer C-101
zone to remain undisturbed
6 Lighting,location and design of all existing and proposed outdoor lighting
D. Additional Site Development and Miscellaneous Shown on Sheet#
1 On-site&adjacent watercourses, streams,rivers,lake and wetlands
2 Utility/energy distribution system [gas, electric, solar,telephone]: existing&proposed
3 Location, design and construction details of all existing and proposed site improvements C-101
including: drains, culverts,retaining walls, fences, fire&emergency zones and hydrants, etc.
4 Square footage of bldg. area proposed for office,manufacturing,retail sales or other commercial C-101
activities: existing&proposed
5 Si na e: Location, size,type, design and setback: existing&proposed
6 Waiver Request: provide letter with application requesting any waivers: please reference N/A
specific items
7 Commercial/Industrial Development requires submission of Landscaping, Stormwater TBD
Management, Grading&Lighting Plans
8 Identification of Federal, State or County permits required for the project together with a record TBD
of application for all necessary permits
Page 5
Area Variance Pre-Submission Conference Form/Section 179-9-040
1. Applicant Name: Great Escape Them park LLC
2. Tax Map ID 288.20-1-20 Location: 1172 State Route 9
3. Zoning Classification RC-split zone LC42A
4. Reason for Review: update to entrance check-in buildings and arrangement on site
5. Zoning Section#• 179-3-040 dimensional
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed missing
General Information complete missing zoning,description and street address
Site Development Data Complete break out both buildings;building(s)to be removed negative or()
Setback Requirements Complete break out both buildings similar to plan sheets
Additional Project Information Complete missing attachment or identify the last 2 site plans or area variance
FAR addressed NA
Compliance with Zoning Ordinance X
Checklist items addressed missing information on lighting,landscaping,stormwater,elevations
Environmental Form completed NA project appears to be less than 4,000 sq ft of building
Signature Page completed X
The applicant proposes to remove the existing ticket entrance structure and alter the access area. The project includes
construction of a 1,131 sq ft ticket building and a 2,769 entrance staging building. The project improves the green space
in the project area to 34.8 %. There are no changes to the park rides or parking area as part of this project. Site Plan
review for new development/structures and area in the Recreation Commercial zone and hard surfacing within 50 ft of a
shoreline.Freshwater wetlands permit for work within 100 ft of a shoreline.Area Variance for the location of the buildings
where the ticket building is to be 7 1.1 ft from the front setback and the metal/access area building to be 60.4 ft.where a 75
ft setback is required.
Items reviewed applications for site plan and area variance,site drawing.
Items to be updated or provided
1)deed
2)survey(county will need to update the parcel
3)project zoning-project work is RC parcel is split zone with LC42 and RC
4)project street address needs to be added
5)project description include square footage of each building
6)page 2 site data-break out buildings separately-use'other" space.removal of buildings or area note as a negative
value
7)page 2 setback information-adjust so text lines are separate for shoreline information
8)page 3 additional information-either include attachment of past information,or type in the last two either site plan or
area variance.
9)page 5 checklist information-need information on lighting,landscaping,stormwater,floor plan and elevations.
11)page 7 signatures needed
An updated pdf should be provided for an additional review prior to copies being provided.
Staff Representative: Laura Moore via email 12/09/2021
Applicant/Agent: Date:
Page 6
Area Variance [ZBA approved: November 15,2019]
This page includes the 1.) Authorization to Act as Agent Form: 2.) Engineering Fee Disclosure; 3.)Authorization for Site Visits; 4.)
Other Permit Responsibilities; 5.)Official Meeting Disclosure and 6.)Agreement to provide documentation required.
OWNER'S AGENT FORM' Complete the following if the OWNER of the property is not the same as the applicant:
Owner: GREAT ESCAPE THEME PARK, LLC
Designates- C.T. MALE as Agent regarding the following:
Variance X Site Plan X Subdivision_
For Tax Map No.: 288.20-1-20 Deed Reference: Book1021Page 283 Date 5/1/9T
OWNER SIGNATURE: DATE.
APPLICANT'S AGENT FORM: Complete the following if the APPLICANT is unable to attend the
meeting or wishes to be represented by another party:
Owner.
Designates: as Agent regarding the following:
Variance_ Site Plan Subdivision
For Tax Map No.: Deed Reference: Book Page Date
OWNER SIGNATURE:
DATE: 2i` � 'Z_ -
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic
design, storm drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be
charged directly to the applicant. Fees for engineering review will not exceed$ 1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS• By signing this page and submitting the application materials attached herein, the
Owner,Applicant,and his/her/their agent(s)hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of reviewing the application submitted.
4.1 OTHER PERMIT RESPONSIBILITIES• Other permits may be required for construction or alteration activity subsequent to
approval by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a
designated stenographer tape record the proceedings of meetings resulting from application, and minutes transcribed from those tapes
constitutes the official record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCtiMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand
the instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be
commenced prior to issuance of a valid permit. I certify that the application,plans and supporting materials are a true and complete
statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the facilities proposed, I or
my agents, will obtain a certificate of occupancy as necessary. I also understand that Uwe may be required to provide an as-built
survey by a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
I have read and agree to the above. Q / 2
( ADO
Signature pplicant] Print Name[Applicant] Date signed
Signature[Agent] Print Name[Agent] Date signed
Page 7