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Standards Responses P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264 www.dwrpe.com B. Site Plan Review Standards A. The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan. The project is in the commercial intensive district and is consistent with the policies of the Town’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. The project complies with the zoning for the parcel and Town’s policies regarding the requirements listed above. 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. Because the project is a storage facility on an inset parcel of land distant from any public right of way, and considering there are no sidewalks along Everts Avenue, it is not practical to install walking paths or sidewalks. D. The site plan must conform to Chapter 136, Sewage and Sewage Disposal, Chapter 147, Stormwater Management, and other applicable local laws. The site plan conforms to the Town’s ordinances and in particular the stormwater management regulations. No sewage facilities are proposed. 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 will follow the approval of the proposed use. Self-storage facilities are a permitted use in the commercial intensive district. The location of the development is adjacent to an intensely developed commercial area inclusive of large and moderately sized retail stores, convenient stores, banks, restaurants, vehicle report shops, gas stations, and professional offices. The area of the project consists of substantial infrastructure including municipal water, municipal sewer, gas and electric utilities, and also has significant transportation facilities to support the heavy traffic in the local area and along arterial Quaker Road. Self-storage facilities are passive in nature and do not generate significant levels of traffic, noise, odors, or regular activity. The parcel is located adjacent to intense commercial uses along Quaker Road and more recent commercial development along Evert Avenue. While there are two single family dwellings nearby further south along Everts Avenue the zoning of the parcel promotes intense commercial development. Considering the proximity of the project to the nearby two dwellings and also considering the intense commercial area of Quaker Road, a passive commercial use such as self-storage provides a reasonable and P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264 www.dwrpe.com desirable transition use to mitigate impacts on the nearby residences from more intense commercial alternatives. 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. The project will produce periodic random light traffic, however is supported by a substantial public transportation network of local collector roads and arterial highways. Safe access to the facility is provided from the road entrance off Everts Avenue. G. Off-street parking and loading facilities will 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. The Town’s parking ordinance requires substantial parking for self-storage uses at a rate of 1 space per 5 units. This results in approximately 38 spaces required. The project includes 8 designated parking spaces for convenience. A parking schematic had previously been provided showing how the code required parking could be achieved and that adequate space has been provided to meet the standard. Most users of the facility would park at or near their storage unit, therefore parking throughout the facility would be available including adjacent to, in between, and at the perimeter of the proposed storage buildings. 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. The project does not have an undue adverse impact upon any cultural, natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space resources within the Town. 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. P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264 www.dwrpe.com Because the project is a storage facility on an inset parcel of land distant from any public right of way, and considering there are no sidewalks along Everts Avenue, it is not practical to install walking connections or sidewalks for pedestrian use on the parcel. J. Stormwater drainage facilities will prevent an increase of post-development drainage flows as compared to predevelopment drainage flows. Drainage of the site shall recharge groundwater 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. The proposed stormwater management designed and included in the project development plans meet the requirements listed above. 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. There are no onsite water or sewage services required or planned for the project. 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 diseased plants. The project proposes to preserve existing natural vegetation and buffers along adjoining parcels and at the periphery of the site which provide substantial screening of the facility from public spaces and adjacent properties. M. Fire lanes, emergency zones and fire hydrants will be adequate and meet the needs and requirements of emergency service providers. The Fire Marshal has reviewed the project and indicated the design to be satisfactory. 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. The design complies with the requirements listed above. O. The site plan conforms to the design standards, landscaping standards and performance standards of this chapter. The design complies with the requirements listed above with exception of any waivers granted.