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Staff Notes Town of Queensbury FILE Planning Board Department of Community Development Staff Notes Reference: SP 27-2001 MODIFICATION Applicant: J & J Management Associates Location: Rte 149 & Walkup Cutoff Road Meeting Date: April 16, 2002 Proiect,DescriDtlOL:l Applicant proposes modification of a previously approved site plan. Applicant proposes to add a Boat Engine Repair facility to the exiting approved uses on the property. Criteria for considmg a Site Plan accordingm-3+W= 179-38 of the Town of 1. Does the proposed project comply with the requirements of the Zoning Ordinance? Boat sales and service are allowable uses in the Highway Commercial,HC-lA zone. 2. Will the proposed use be in harmony with the intent of the ordinance, specificailv, could the location, character and size of the proposed use increase the burden on the supporting public services and facilities? It is not anticipated that the proposed use will present an undue increase to the burden on supporting public services. 3. Will the proposed use create public hazards with regards to traffic,traffic congestion or the parking of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of the persons residing or working in the neighborhood or the general welfare of the town? It appears as though the proposed usage of the 3200 sf may present visual and/or audible impacts on the neighborhood. h is uncertain as to the scale of such impacts,at this point. 4. While considerine any benefits that might be derived from the project: Will the project have any undue adverse impact on the natural,scenic, aesthetic, ecological,wildlife, historic, recreational or open space resource of the town or Adirondack Park or upon the ability of the public to provide supporting facilities and services made necessary by the project? It is not anticipated that this project will present significant undue adverse impacts with regards to these concerns. Applicant J&J Management Date Aprtl 16, 2002 Page-2- FiffiRMIN The location, arrangement, size,design and general site compatibility of buildings, lighting and signs. No alterations to the building or site is depicted in this proposal. No new exterior lighting is shown on the plan and no signage is proposed. The adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths.pavement surfaces.dividers and traffic controls. No changes to the internal traffic pattern is anticipated. The location,arrangement,appearance and sufficiency of off-street parking and loading. The existing parking spaces appear to be planned to support this additional use. The adequacy and arrangement of Redestrian traffic access and circulation,walkway structures. control of intersections with vehicular traffic and overall pedestrian convenience. No specific details to address on-site pedestrian traffic have been submitted. The adequacy of stormwater drainage facilities. No additional impermeable areas are to be constructed. The adequacy of water smolly and sewage digRosal facilities. Both systems are existing,the adequacy is unknown at this time. The adequacy,We and arrangement of trees, shrubs and other suitable plantings. landscaping and screening constituting visual and/or noise buffer between the applicants and adjoining lands,including the maximum retention of existing vegetation and maintenance, including replacement of dead or deceased plants. No additional landscaping has been offered. The adequacy of fire lanes and other emergency zones and the provision of fire hydrants. The existing service roads and driveways appear to be adequate in the event of an emergency. The adequacy and impact of structures,roadways and landscaping in areas with susceptibility to ponding, flooding and/or erosion. See previous stormwater comments. Planning Board Community Development Department Staff Notes Applicant J &J Management Date April 16, 2002 Page-3- Parcel Hidory (construction/stie an/vartance, Site Plan 27-2001 Resolved 7/24/01 Boat Sales and Display Petition for Zone Change 4-2001 resolved 5/21/01 RR-3A to HC-lA**** s#df commenh ****The Petition for Change of Zone granted to this property in 2001 was unique in that the Town Board specifically proscribed several of the otherwise allowable HC- 1 A uses. It appears as though the intent of the Town Board,when limiting the allowable uses, was to be consistent with the then envisioned"new zoning"which called for the property to be rezoned to Neighborhood Commercial. Ultimately, on April 1,2002 the property was in fact rezoned to Neighborhood Commercial. As such, Commercial Boat Sales and Service are not allowable uses in this zone. However,this application was presented to the Town prior to the adoption of the new zoning classifications,therefore the project is ultimately subject to the"old zoning." Consideration maybe given to limiting the intensity of the use in light of the new zoning requirements. If the request is for boat engine repair,which is a specific type of repair, additional types of vehicles and or engines could not be serviced at this location. SEAR Status: Type 11 Planning Board Community Development Department Staff Notes