Staff Notes
Department of
Community Development
Queensbury Planning Board
Staff Notes
January 17, 2012
APPLICATION: Site Plan 2-2012 / Area Variance 2-2012
APPLICANT: William Threw
Recommendation to the Zoning Board of Appeals concerning the
REQUESTED ACTION:
relief requested in the variance application as well as the potential
impacts of this project on the neighborhood and surrounding
community
LOCATION: 369 Big Bay Road
EXISTING ZONING: CLI-Commercial Light Industrial
SEQRA STATUS: Unlisted
WARREN CO. PLANNING: 1/11/2012
ENGINEERING REVIEW: 1/13/2012
PARCEL HISTORY: AV 1-12: Setback relief and lot size Pending
AV 2-12: Permeability relief Pending
SP 1-12: Pending
NOA 3-10: Threw for Jerry Hunt-Appellant is appealing the Zoning
Administrator's determination regarding "junkyard use" on the parcel
Resolution date 5/16/2010
BP 10-360: Hunt's Towing-CO only-Personal Occupancy only.
SP 80-90: Inside storage of equipment Approved 12/27/90
SP 67-89: 40 x 64 addition to existing storage building Approved
10/24/89
BP 07-753: Adirondack Truck Repair Approved 1/25/08
BP 07-246: 16 sq. ft. freestanding Sign-Morehouse Truck &
Equipment Repair Issued 9/21/07
BP 07-229: C/O Morehouse Truck/Equip. Repair Issued 6/4/07
BP 00-631: 9600 sq. ft. commercial bldg.
BP 96-720: 1408 sq. ft. commercial addition (office) Issued 3/31/97
BP 89-410: Storage shed
PROJECT DESCRIPTION: Site Plan:Proposalcalls fora boundary line adjustment between the northern
and southern lot to promote site compliance and separate ownership; resulting south lot size to be 1.91
acres. Further, applicant proposes to relocate existing 4,500 sq. ft. Quonset Hut to northern parcel and
construct a 6,000 sq. ft. vehicle repair facility. Variances: Relief requested from permeability requirements
of the CLI zone. Planning Board shall provide a written recommendation to the Zoning Board of Appeals.
STAFF COMMENTS: The existing uses on the property include Heavy Equipment Repair, Tow Business
and associated junkyard use which includes the dismantling and sale of auto parts; please see attached
letter from Town Council. As a condition of approval, the Planning Board may wish to consider restricting
the applicant to one unlicensed/unregistered vehicle at any one time on the parcel.
Nature of Area Variance:
Parcel will require area variances as follows:
1.Permeability – Request for 9.5% or an additional 7,912 square feet of impermeable surfacing
relief from the required 70% impermeability allowed as per §179-3-040.
Soils: The majority of soils are Oakville loamy fine sand, 0-3 percent slopes (OaA). According to the Soil
Survey of Warren County, these soils
are well drained and have a low potential for runoff. Seasonal high water
table is in excess of 6 feet.
Site PlanReview
Page S-1
1.No immediate issues
Page S-2
1.Shared driveways, cross-access driveways, and interconnected parking constructed to provide
access to the property shall be recorded as an easement and shall constitute a covenant running with
the land. Operating and maintenance agreements for these facilities shall be recorded with the deed.
The Planning Board, as a condition of approval, direct the applicant to provide deed language per
above and have language reviewed and approved by Town Counsel.
2.Landscaping requirements apply to project as per §179-8-010.
Page S-3, S-4, D1 and D2
1.No immediate issues
Page A-1 and A-2
1.Elevation drawings depict a structure without lighting. Any associated lighting proposed must have
cut-sheets and photometrics submitted.
Additional Comments:
1.Letter from Town Counsel dated January 5, 2012 concerning the Junkyard use associated with the
parcel attached.
2.Fire Marshal comments attached.
3.As a condition of approval, the Planning Board may wish to consider restricting the applicant to one
unlicensed/unregistered vehicle at any one time on the parcel.
Application Protocol
1/17/12 PB recommendation to ZBA
1/18/12 ZBA review
1/24/12 PB review
L:\Keith Oborne\2012 Staff Notes\Planning\January 17\SP 02-12 Threw_PBR_AV 2-12.doc
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