ApplicationSite Plan Review Revised June 2009
General Information
Tax Parcel ID: 302.9-1-1 & 3
Zoning District: NR
Current Use: Plumbing & Heating Shop or Similar Uses
Proposed Use: Conversion of existing building to Medical Office and one Apartment
Location of project: 310 Dixon Road, Queensbury, New York
Applicant Name
Paul Schuerlein
Teri Schuerlein
Address:
162 Palisades Road
Brant Lake New York 12815
Home Phone
Cell:
(518) 365-8994
Work Phone
Fax
E-Mail:
tchuerlein@nbtbank.com
Agent's Name:
Michael J. O'Connor
Address:
19 W. Notre Dame St, PO Box 898
Glens Falls New York 12801
Home Phone
Cell:
(518) 796-8822
Work Phone
(518) 792-8728
Fax
(518) 792-6972
E-mail
mjoconnor@littleoconnor.com
ADDITIONAL AGENTS:
G. Thomas Hutchins, P.E.
Paul L. Dowen CPA
Owner's Name:
SAME AS APPLICANT
Address
Home Phone
Cell
Work Phone
Fax
E-mail
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 • 518-761-8220 2
Site Plan Review Revised Tune 2009
Site Development Data
Area / Type
FAsting sq. ft.
Proposed
Total sq. ft.
Add0h s .»
A. Building footprint
Z�Z i
V"1Z1
B. Detached Garage
1
g3
TOD
C. Accessory Structure(s)
D. Paved, gravel or other hard surfaced area
197
I U 5/
7953
E. Porches / Decks
6Z z
—622
D
F. Other
G. Total Non -Permeable [Add A-F]
[
H. Parcel Area 143,560 sq. ft. / acre]
25161
U
25161
I. Percentage of Impermeable Area of Site [I=GM]
27.6 %
16.0 °To
Setback Reauirements
Area
Required
Existing
Prgoposed
Front [1 ]
t
2 1. y
Front [2]
Shoreline
Side Yard [1]
r
to
�9.3
f
G9.3
Side Yard [2]
Rear Yard [1]
JCf
ZR �f
Rear Yard [2]
Travel Corridor
Height [max]
qo r
I
3f1 t
Permeability
35%
Z� L/ 70
. y47o
No. of parking spaces
o
81
3
Town of Queensbury • Zoning Office • 742 Bay Road • Queensbury, NY 12804.518-761-8238
Site Plan Review Revised June 2009
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): Use Variance 77-1997
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
No
4. Estimated project duration: Start Date 1/30/2014 End Date 3/31/2014
5. Estimated total cost of project: $407,360.00
6. Total area of land disturbance for project: $13,167.00
Floor Area Ratio Worksheet N/A
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 District
Symbol
Floor Area Ratio [FAR]
Waterfront Residential
WR
0.22
Commercial Moderate
CM
0.3
Commercial Intensive
CI
0.3
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.
Parcel Area
sq. ft.
Existing Floor Area
s . ft. see above definition
Proposed Additional Floor Area
s . ft.
Proposed Total Floor Area
s . ft.
Total Allowable Floor Area
Area x see above table
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 • 518-761-8220 4
Site Plan Review Revised June 2009
§ 179-9-060 Reauirements for Site Plan Approval. The Planning Board shall not approve a Site Plan unless it
first determines that such site plan meets the following Standards. Please prepare responses to each of the following
topics.
STANDARDS
A.
The proposed project furthers or is consistent with the policies of the Tom's Comprehensive Plan.
B.
The proposed project complies with all other requirements of this Chapter, including the site plan review standards as set forth in Paragraph F
of this section, the dimensional, bulk, and density regulations of the zoning district in which it Is proposed to be located (Article 3 and Table 1).
the applicable requirements of all other Articles that apply.
C.
The site plan encourages pedestrian activity internally and, if practicable, to and from the site with pedestrian paths or sidewalks connected to
adjacent areas.
D.
The site plan must conform to Chapter 136 Sewage and Sewage Disposal, Chapter 147 Stormwater Management Local Law, and other
applicable local laws.
E.
the proposed use shall be in harmony with the general purpose or intent of this Chapter, specifically taking into account the location, character
and size of the proposed use and the description and purpose of the district in which such use is proposed, the nature and intensity of the
activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase In the burden on
supporting public services and facilities which vrill follow the approval of the proposed use.
F.
The establishment, maintenance and operation of the proposed use will not create public hazards from traffic, traffic congestion or the parking
of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of persons residing or working in the
neighborhood or to the general welfare of the town. Traffic access and circulation, road Intersections, road and driveway widths, and traffic
controls will be adequate.
G.
Off-street parking and loading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated by
the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers the
Town's goal of reducing curb cuts and reducing congestion. A twenty -foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage, then a future connection must be Identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordinating linkages with adjacent properties.
H.
The project shall not have an undue adverse impact upon the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space
resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by the
project, taking into account the commercial, industrial, residential, recreational or other benefits that might be derived from the project. In
making the determination hereunder, the Planning Board shall consider those factors pertinent to the project contained in the development
considerations set forth herein under § 179-9-080 of this chapter, and in so doing, the Planning Board shall make a net overall evaluation of
the project in relation to the development objectives and general guidelines set forth in § 179-9-080 of this Article.
I.
The provision for and arrangement of pedestrian traffic access and circulation, walkway structures, control of intersections with vehicular traffic
and overall pedestrian convenience shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent sites
shall be provided to encourage pedestrian use.
J.
Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre -development drainage flows.
Drainage of the site shall recharge ground water to the extent practical. Surface waters flowing off -site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in conformance with the drainage standards of Chapter
147 of the Town Code and the Town of Queensbury Subdivision Regulations where applicable.
K.
The water supply and sewage disposal facilities will be adequate and will meet all applicable and current requirements set forth by Department
of Health regulations and Chapter 136 of the Town Code.
L.
The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping and screening shall effectively provide a
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.
M.
Fire lanes, emergency zones, and fire hydrants vdil be adequate and meet the needs and requirements of emergency service providers.
N.
The design of structures, roadways and landscaping in areas susceptible to ponding, flooding and/or erosion will minimize or avoid such
impacts to the maximum extent practicable.
O.
The site plan conforms to the design standards, landscaping standards and performance standards of this chapter.
Town of Queensbury Planning Office- 742 Bay Road - Queensbury, NY 12804 • 518-761-8220 5
Site Plan Review Revised June 2009
§ 179-9-050 Application for Site Plan Review
Application for site plan approval shall be made to the Planning Board using forms supplied by the Board. Appl ication materials and the
site plan shall include sufficient information for the Board to make its findings under § 179-9-070 and 179-9-080 below. In determining
the content of the site plan and supporting documentation, the Planning Board may waive certain requirements if the Planning Board
deems such requirements or information unnecessary for the type of project proposed. Any such waiver shall be made in writing, and
shall contain statements of the reasons why the waived information requirements are not necessary for an informed review under the
circumstances. The Planning Board may grant such waivers on its own initiative or at the written request of an applicant Such request
shall set forth the specific requirements that are requested to be waived and the reasons for the requested waiver. Absent any waiver
or waivers, an application for Site Plan Review shall include the following:
Shown
REQUIREMENTS
on Sheet
A
A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect or serve it,
such as roads, shopping areas, schools, etc. The map shall also show all properties, identify owners, subdivisions, streets, and
S-2
easements within 500 feet of the property. Such a sketch may be superimposed on a United States Geological Survey map of the
area.
B
The site plan shall be drawn at a scale of forty feet to the inch (1" = 40 feet) or such other scale as the Planning Board may deem
appropriate, on standard 24" x 36" sheets, with continuation on 8%2" x 11" sheets as necessary for written information. The
S-2
Information listed below shall be shown on the site plan and continuation sheets.
C
Name of the project, boundaries, date, north an=, and scale of the plan.
S-1
D
Name and address of the owner of record, developer, and seal of the engineer, architect, or landscape architect. If the applicant is
not the record owner, a letter of authorization shall be required from the owner
ALL
E
The location and use of all existing and proposed structures within the property, Including all dimensions of height and floor area, all
exterior entrances, and all anticipated future additions and alterations.
ALL
F
The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas,
sidewalks, ramps, curbs, paths, landscaping, walls, and fences. Location, type, and screening details for all waste disposal
S-1
containers shall also be shown.
G
The location, height, intensity, and bulb type (sodium, incandescent, etc.) of all external lighting fixtures. The direction of illumination
and methods to eliminate glare onto adjoining properties must also be shown in compliance with §179-6-020.
WAIVER
H
The location, height, size, materials, and design of all proposed signs.
S-2
The location of all present and proposed utility systems including:
1. Sewage or septic system;
2. Water supply system;
S-2
3. Telephone, cable, and electrical systems; and
S-3
4. Storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls, hydrants,
manholes, and drainage swales.
J
Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff, and
flooding of other properties, as applicable. A Stomnwater Pollution Prevention Plan (SWPPP) for all land development activities
(excluding agricultural activities) on the site that results In land disturbance of 1-acre or more. A SWPPP shall comply with the
N/A
requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury Code. It shall be at the
discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be required for a site plan review project
land disturbance of less than 1-acre.
K
Existing and proposed topography at two -foot contour intervals, or such other contour interval as the Planning Board shall allow. All
WAIVER
elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel is within the 100.
year floodplain, the area will be shown, and base flood elevations given. Areas shall be indicated within the proposed site and within
S-2
50 feet of the proposed site where soil removal or filling is required, showing the approximate volume in cubic yards.
L
A landscape plan showing all existing natural land features that may influence the design of the proposed use such as rock outcrops,
stands of trees, single trees eight or more Inches in diameter, forest cover, and water sources, and all proposed changes to these
WAIVER
features including sizes and types of plants. Water sources include ponds, lakes, wetlands and watercourses, aquifers, floodplairs,
and drainage retention areas.
M
Land Use District boundaries within 500 feet of the site's perimeter shall be dram and identified on the site plan, as well as any
S-2
Overlay Districts that apply to the property.
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 • 518-761-8220 6
Site Plan Review Revised June 2009
N
Traffic flow patterns within the site, entrances and exits, and loading and unloading areas, as well as curb cuts on the site and within
100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or for those in
heavy traffic areas, which shall include:
1. The projected number of motor vehicle trips to enter or leave the site, estimated for weekly and annual peak hour traffic
levels;
S-2
2. The projected traffic flow pattern including vehicular movements at all major intersections likely to be affected by the
proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected intersections. Existing and proposed
weekly and annual peak hour traffic levels and road capacity levels shall also be given.
O
For new construction or alterations to any structure, a table containing the following information shall be included:
1. Estimated area of structure to be used for particular purposes such as retail operation, office, storage, etc.;
2. Estimated maximum number of employees;
S-2
3. Maximum seating capacity, where applicable; and
4. Number of parking spaces existing and required for the intended use.
P
1. Floor Plans.
2. Elevations at a scale of one -quarter inch equals one foot (114" = i foot) for all exterior facades of the proposed structure(s) and/or
A-1
alterations to or expansions of existing facades, showing design features and indicating the type and color of materials to be used.
Q
Soil logs, water supply well and percolation test results, and storm runoff calculations, as needed to determine and mitigate project
N/A
impacts.
R
Plans for disposal of construction and demolition waste, either on -site or at an approved disposal facility. Approved
by DEC
S
Plans for snow removal, including location(s) of on -site snow storage.
S-2
T
An Environmental Assessment Form ("EAF"), as required by the SEQRA regulations, with Part 1 completed by the Applicant shall be
submitted as part of the application. if the proposed project requires a special use permit and an EAF has been submitted in
X
conjunction with a special use permit application, a duplicate EAF is not required for the site plan application..
l)
If an application is for a parcel or parcels on which more than one use is proposed, the applicant may submit a single application for
all such uses provided the proposed uses are accurately delineated on a site plan dram pursuant to the requirements set forth
above. The Planning Board may grant the application with respect to some proposed uses and not others. For purposes of
X
reviewing an application (and for SEQRA compliance) all proposed uses on a single parcel or on contiguous parcels shall be
considered together.
V
A brief narrative statement on how the project proposed for review furthers or is consistent with the vision, goals and policies in the
X
Tom's Comprehensive Plan.
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 • 518-761-8220 7
Site Plan Review Revised June 2009
Pre -Submission Conference Form r179-4-0401
1. Tax Map ID 302.9-1-1 & 3
2. Zoning Classification NR
3. Code Reference for Review: Site Plan
4. Ordinance Reference #:
5. Pre -Submission Meeting Notes; Outstanding Items To Be Addressed Include:
Deed
_ Yes
No
General Information complete
Yes
_
No
Site Development Data Complete
_
_ Yes
_
Setback Requirements Complete
_ Yes
—No
Additional Project Information Complete
_ Yes
—No
No
'Coverage under DEC SWPPP Program
_ Yes
_
FAR Worksheet complete
_ Yes
—No
Standards addressed
_ Yes
—No
Checklist items addressed
_ Yes
—No
Environmental Form completed
_ Yes
—No
Signature Page completed
_ Yes
—No
—No
'Applicant must Provide office with Notice of Intent (NOI)7 SWPPP Acceptance Form DEC letter issuing permit number
Notice of Termination (NOT)
Staff Representative:
Applicant / Agent:
Date:
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 - 518-761-8220 8
Site Plan Review Revised June 2009
Signature Page
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:
Designates:
As agent regarding: —Variance — Site Plan_ Subdivision
For Tax Map No.: _ Section _ Block _ Lot
Deed Reference: _ Book _ Page Date
SIGNATURE: DATE:
APPLICANT'S AGENT FORM:
Complete the following If the APP41Ql� T is n e e m tin or wishes to be represented by another party:
Owner: ��
Designates: Mrci)ael S. O'Conrna-,-
As agent regarding: Variance �X Sfte Plan _ Subdivision
For Tax Map No.: 3 Section f � Block 1-3 Lot 1 Iy 515cr7 ; IZI,I I22-'7
Deed Referpep Book Page Date
OWNER SIGNATURE: '/, -- DATE: Z 15 13
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic design,
stone 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.
3.1 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.) 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.
6.) 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 DOCUMENTATION 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 I/we may be required to provide an as -built survey by
a licensed land surveyor of all newly constructed facilities prior to issuance of a cerfificate of occupancy
I L e read a s ree to the
Signature [Applicant
Signature [Agent]
Tev-; A Sji ev1eAr,
Print Name [Applicant]
Print Name [Agent]
[ 2 13 /
Date sighed
Date signed
Town of Queensbury Planning Office- 742 Bay Road • Queensbury, NY 12804 • 518-761-8220 11
NARRATIVE STATEMENT
Applicant has owned premises since 1998/2001 and obtained a use variance for operation of a
Plumbing and Heating Business in 1997. The property has consistently been used for commercial
purposes over the last 50 years.
We believe that the builder of the structure was Warren Clark who cleaned and sold rugs. The
tower was used for drying rugs.
The present owners have attempted to market the property over the last 8 to 10 years without
success. The property has been listed with Mark Levack (Levack Real Estate) and Charlotte Potvin
(Front Gate Real Estate). The property was reasonably priced. Mark Levack called every service
business and no offers were ever made.
The cost basis for the land and building is $72,835.00. If you add to that the cost of total
demolition, you are probably talking $90,000.00.
A vacant lot in this neighborhood would not bring $90,000.00. The neighborhood values are
influenced by the busy tree service operation to the north of Dixon Road.
Of the permitted uses, the closest to the proposed use would be a duplex, but the projected
residential rent does not justify the investment with a 3.76% return.
The conversion to medical offices with an apartment creates a projected rental stream that
works even though it falls short of the ideal return of 15%.
This will be an improvement to the neighborhood without any negative impact.
It also suits the desires of the Applicant, who has a son graduating as a Chiropractor and who
wants to establish an office with his own apartment in the same building.
Balancing impact over benefit, the variance and site plan should be approved.
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 21, 2014
Application: Site Plan 5-2014 SEORA Unlisted
Applicant: Paul & Terri Schuerlein Public Hearing: 1-28-2014
Location: 350 Dixon Road Variance / Other: Use Variance 1-2014
Zoning: NR-Neighborhood Residential Waiver Requests: Lighting, 2 ft. contours,
landscaping
REOUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
PROJECT DESCRIPTION: Applicant proposes to convert existing 2,421 +/- sq. ft. plumbing office
and warehouse to a medical office and an apartment. An addition to
garage of 483 sq. ft. for a total of 900 sq. ft. garage. Office area 1,657 sq.
ft. (one floor); Residential area 1,274 +/- sq. ft. (both floors). Site Plan:
Office in a NR zone requires Planning Board review and approval. Use
Variance: Office is not an allowed use in the NR zone. Planning Board
shall make a recommendation to the Zoning Board of Appeals.
PARCEL HISTORY: Use Variance 77-97: Change the relief and provide for the use of the
building by two businesses; Schuerlein Plumbing & Heating and
Kellwood Cabinetry. 8-20-03
NOA 2-03: Appealing Zoning Administrator's determination regarding
the addition of a commercial business to an Urban Residential property.
6-25-03
MATERIAL REVIEW:
Cover letter, narrative, Application, short EAF, deeds
11 x 17 drawings: proposed I' & 2nd floor plans
Maps S-1 (survey); Map S-2 (overall site plan); Map S-3 (overall site plan -septic)
STAFF COMMENTS:
The applicant proposes to alter and reuse an existing building for a medical office and a one bedroom apartment
Modifications to the site are also proposed where an existing garage is to be removed and a 900 sq. ft. garage is
to be constructed and additional hard surfacing of 4,156 sq. ft. for a total of 7,653 sq. ft. to accommodate the
parking and site access. The office area is to be 1, 657 sq. ft. and the apartment is to be 1,274 sq. ft. total for
both floors. The plans show the location of the parking on the site for office and the apartment, the location of
the new garage and floor plans for both uses. The applicant has requested waivers from G-lighting, K-two foot
contours, L-landscaping. The plans do not include stormwater controls for the site modifications. The plans
also show location of an existing sign that is located less than 15 ft. from the property line. The applicant has
explained that the previous uses of plumbing and heating and a cabinetry business received a use variance in
1997.
NATURE OF AREA VARIANCE
The applicant proposes to utilize the building for medical office and an apartment where office is not a
permitted use in the Neighborhood Residential zone. The file records indicate the building was built in 1955.
The NR Zone allows through site plan Bed and Breakfast, Cemetery, Condominium Development or unit,
Library, Multifamily dwelling, Outdoor recreation, Place of worship, Playground, Private school, Produce stand
greater than 100 sq. ft., Public/semipublic building, Town House the Special Use Permits may be applied for
that includes, Personal Service, and permitted uses include Duplex, Mobile home, Produce stand less than 100
ft. and a Single family dwelling. The applicant proposes a medical office that is non -compliant commercial use
where the zone does allow for compliant money -making uses. The NR zone is intended to protect and enhance
traditional, high -density neighborhood character while providing the opportunity for infill and high -density
housing.
SUMMARY
The applicant proposes a medical office that is a non -compliant commercial use where there are uses listed in
the NR zone that are compliant and suitable. The Planning Board is to provide a recommendation to the Zoning
Board in regards to the variance relief request.
APPLICATION PROTOCOL:
1-21-2014 PB recommendation to ZBA
1-22-2014 ZBA review
1-28-2014 PB review
-2-
FIRE MARSHAL'S OFFICE
Toum of Queensbury
742 Bay Road, Queensbury, NY 12804
"Howie of Natural Beauty... A Good Place to Live"
PLAN REVIEW
330 Dixon Road
SP 5 - 2014
12/23/2013
The following comments are based on drawings submitted: SITE
• FM has no site issues at this time
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fi r e M a r s h a l' s Off i c e • P h o n e: 518-761-8206 • F a x: 518-745-4437
firemarshal@ueensbunJ.net zuzvro.cqueensbun/.net
TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY. 12804-5902
Town of Queensbury Planning Board
PLANNING BOARD RECOMMENDATION TO ZONING BOARD OF APPEALS
USE VARIANCE 1-2014 PAUL & TERRI SCHUERLEIN
Tax Map ID 302.9-1-1, 3
The applicant has submitted an application for the following: Applicant proposes to convert existing
2,421 +/- sq. ft. plumbing office and warehouse to a medical office and an apartment. An addition
to garage of 483 sq. ft. for a total of 900 sq. ft. garage. Office area 1,657 sq. ft. (one floor);
Residential area 1,274 +/- sq. ft. (both floors). Site Plan: Office in a NR zone requires Planning
Board review and approval. Use Variance: Office is not an allowed use in the NR zone. Planning
Board shall make a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning
Board to provide a written recommendation to the Zoning Board of Appeals for projects that require
both Zoning Board of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the
variance application as well as the potential impacts of this project on the neighborhood and
surrounding community, and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING
BOARD TO THE ZONING BOARD OF APPEALS FOR USE VARIANCE NO. 1-2014
PAUL & TERRI SCHUERLEIN: Introduced by Mr. Krebs who moved its adoption, seconded by
Mr. Traver; and
a) The Planning Board, based on a limited review, has not identified any significant adverse
impacts that cannot be mitigated with the current project proposal.
Duly adopted this 21 st day of January 2014 by the following vote:
AYES: Mr. Traver, Mr. Krebs, Mr. Magowan, Mr. Ford, Mr. Schonewolf, Mr. Deeb, Mr.
Hunsinger
NOES: None
Cc: Michael J. O'Connor
61 Z20
Appendix B
Short Environmental Assessment Form
Instructions for Completing
Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding, are subject to public review, and may be subject to further verification.
Complete Part I based on information currently available. If additional research or investigation would be needed to fully
respond to any item, please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency; attach additional pages as necessary to supplement any item.
Part 1 - Project and Sponsor Information
Paul & Teri Schuerlein
Name of Action or Project:
Dixon Road Use Variance & Site Plan
Project Location (describe, and attach a location map):
310 Dixon Road
Brief Description of Proposed Action:
Conversion of Plumbing & Heating Shop to Medical Office & Apartment
Name of Applicant or Sponsor:
Telephone: (518) 494-3084
Paul & Teri Schuerlein
E-Mail:
Address:
162 Palisades Road
City/PO:
State:
Zip Code:
Brant Lake
NY
12815
1. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
NO
YES
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
X
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
2. Does the proposed action require a permit, approval or funding from any other governmental Agency?
NO
YES
If Yes, list agency(s) name and permit or approval: Both Queensbury Zoning Board of Appeals
X
and Planning Board
3.a. Total acreage of the site of the proposed action? 0.63 acres
b. Total acreage to be physically disturbed? 0.30 acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? 0.93 acres
4. Check all land uses that occur on, adjoining and near the proposed action.
❑ Urban ❑ Rural (non -agriculture) ❑ Industrial lH Commercial X Residential (suburban)
❑ Forest ❑ Agriculture ❑ Aquatic Id Other (specify): Glens Falls Reservoir
o Parkland
Page 1 of 4
5. Is the proposed action,
a. A permitted use under the zoning regulations?
b. Consistent with the adopted comprehensive plan?
NO
YES
N/A
X
6. Is the proposed action consistent with the predominant character of the existing built or natural
landscape?
NO
YES
X
7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify:
NO
YES
X
8. a. Will the proposed action result in a substantial increase in traffic above present levels?
b. Are public transportation service(s) available at or near the site of the proposed action?
c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action?
NO
YES
X
X
X
9. Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
NO
YES
X
10. Will the proposed action connect to an existing public/private water supply?
If Yes, does the existing system have capacity to provide service? ❑ NO ® YES
If No, describe method for providing potable water:
NO
YES
X
11. Will the proposed action connect to existing wastewater utilities?
If Yes, does the existing system have capacity to provide service? ❑ NO O YES
If No, describe method for providing wastewater treatment:
NO
YES
X
12. a. Does the site contain a structure that is listed on either the State or National Register of Historic
Places?
b. Is the proposed action located in an archeological sensitive area?
NO
YES
g
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency?
b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres:
NO
YES
X
14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
❑ Shoreline ❑ Forest ❑ Agriculturallgrasslands ❑ Early mid -successional
❑ Wetland ❑ Urban ® Suburban
15. Does the site of the proposed action contain any species of animal, or associated habitats, listed
by the State or Federal government as threatened or endangered?
NO
YES
X
16. Is the project site located in the 100 year flood plain?
NO
YES
X
17. Will the proposed action create storm water discharge, either from point or non -point sources?
If Yes,
a. Will storm water discharges flow to adjacent properties? ❑ NO O YES
b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?
If Yes, briefly describe: ❑ NO O YES
NO
YES
X
Page 2 of 4
18. Does the proposed action include construction or other activities that result in the impoundment of
water or other liquids (e.g. retention pond, waste lagoon, dam)?
If Yes, explain purpose and size:
NO
YES
19. Has the site of the proposed action or an adjoining property been the location of an active or closed
solid waste management facility?
If Yes, describe:
NO
YES
20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe:
NO
YES
I AFFIRM THAT THE INFORMATION PROVIDED AB IS RUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE 2
Applicant/sponsor narh • / r ./i L'- Date: 12/ 1 5 /13
Signature: T2✓t �1 ,^xl uy1e t✓a ---
Part 2 - Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following
questions in Part 2 using the information contained in Part I and other materials submitted by the project sponsor or
otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept "Have my
responses been reasonable considering the scale and context of the proposed action?'
No, or
Moderate
small
to large
impact
impact
may
may
occur
occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2. Will the proposed action result in a change in the use or intensity of use of land?
3. Will the proposed action impair the character or quality of the existing community?
4. Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area (CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit, biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
available energy conservation or renewable energy opportunities?
—reasonably
7. Will the proposed action impact existing:
a. public / private water supplies?
b. public / private wastewater treatment utilities?
8. Will the proposed action impair the character or quality of important historic, archaeological,
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands,
waterbodies, groundwater, air quality, floor and fauna)?
Page 3 of 4
No, or
Moderate
small
to large
impact
impact
may
may
occur
occur
10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
Part 3 - Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every
question in Part 2 that was answered "moderate to large impact may occur", or if there is a need to explain why a particular
element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3.
Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by
the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact
may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring,
duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-term, long-term and
cumulative impacts.
❑ Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
❑ Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
Name of Lead Agency
Print or Type Name of Responsible Officer in Lead Agency
Signature of Responsible Officer in Lead Agency
Date
Title of Responsible Officer
Signature of Preparer (if different from Responsible Officer)
Page 4 of 4
T{ VIN OF UFFF,P:aSE>tJPY
Town of Queensbury Planning Board
SEQR RESOLUTION — APPROVE NEGATIVE DECLARATION
SITE PLAN 5-2014 / PAUL & TERI SCHUERLEIN
TAX MAP ID 302.9-1-1, 3 / Property Address: 310 Dixon Road
The applicant proposes to convert existing 2,421 +/- sq. ft. plumbing office and warehouse to a medical
office and an apartment. An addition to garage of 483 sq. ft. for a total of 900 sq. ft. garage. Office area
1,657 sq. ft. (one floor); Residential area 1,274 +/- sq. ft. (both floors). Site Plan: Office in a NR zone
requires Planning Board review and approval. Use Variance: Office is not an allowed use in the NR
zone. Planning Board shall make a recommendation to the Zoning Board of Appeals.
The Planning Board has determined that the proposed project and Planning Board action is subject to
review under the State Environmental Quality Review Act;
The proposed action considered by this Board is Unlisted in the Department of Environmental
Conservation Regulations implementing the State Environmental Quality Review Act and the
regulations of the Town of Queensbury;
No Federal or other agencies are involved;
Part 1 of the Short EAF has been completed by the applicant;
Part 2 of the Short EAF has been reviewed by the Planning Board;
Upon review of the information recorded on this EAF, as noted, it is the conclusion of the Town of
Queensbury Planning Board as lead agency that this project will result in no significant adverse impacts
on the environment, and, therefore, an environmental statement need not be prepared. Accordingly, this
negative declaration is issued.
MOTION TO APPROVE A NEGATIVE DECLARATION FOR SITE PLAN 5-2014 / PAUL &
TERI SCHUERLEIN, Introduced by Mr. Magowan who moved for its adoption, seconded by Mr.
Traver;
As per the resolution prepared by staff.
Duly adopted this 28th day of January 2014 by the following vote:
AYES: Mr. Ferrone, Mr. Ford, Mr. Shonewolf, Mr. Deeb, Mr. Magowan, Mr. Traver, Mr. Hunsinger
NOES: None
Cc: Michael J. O'Connor
1' ),)VN OF Q1 EENSB+CRY
11Y.
Town of Queensbury Planning Board
RESOLUTION TO APPROVE SITE PLAN 5-2014
PAUL & TERRI SCHUERLEIN
Tax Map ID 302.9-1-1, 3 / Property Address: 310 Dixon Road
A site plan application has been made to the Queensbury Planning Board for the following:
Applicant proposes to convert existing 2,421 +/- sq. ft. plumbing office and warehouse to a medical
office and an apartment. An addition to garage of 483 sq. ft. for a total of 900 sq. ft. garage. Office
area 1,657 sq. ft. (one floor); Residential area 1,274 +/- sq. ft. (both floors). Site Plan: Office in a
NR zone requires Planning Board review and approval. Use Variance: Office is not an allowed use
in the NR zone. Planning Board shall make a recommendation to the Zoning Board of Appeals.
PB provided a recommendation to the ZBA on 1-21-14; the ZBA approved the variance requests on
1-22-14;
A public hearing was advertised and held on 1-28-2014;
This application is supported with all documentation, public comment, and application material in the
file of record;
MOTION TO APPROVE SITE PLAN 5-2014 PAUL & TERRI SCHUERLEIN, Introduced by
Mr. Magowan who moved for its adoption, seconded by Mr. Traver:
1) Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the
Planning Board has determined that this proposal satisfies the requirements as stated in the
Zoning Code;
2) The requirements of the State Environmental Quality Review Act have been considered and the
Planning Board has adopted a SEQRA Negative Declaration;
3) Waiver requests granted: G, K, & L from checklist;
4) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel.
Page 1 of 2
i
CONTINUED PLANNING BOARD RESOLUTION 1.28.2014
SITE PLAN 5-2014
PAUL & TERRI SCHUERLEIN
Tax Map ID 302.9-1-1, 3 / Property Address: 310 Dixon Road
5) The applicant must meet with Staff after approval and prior to issuance of Building Permit and/or
the beginning of any site work.
6) Subsequent issuance of further permits, including building permits is dependent on compliance
with this and all other conditions of this resolution
7) As -built plans to certify that the site plan is developed according to the approved plans to be
provided prior to issuance of the certificate of occupancy.
Duly adopted this 28th day of January 2014 by the following vote:
AYES: Mr. Deeb, Mr. Shonewolf, Mr. Ford, Mr. Traver, Mr. Ferrone, Mr. Magowan, Mr. Hunsinger
NOES: None
cc: Michael J. O'Connor
Page 2 of 2