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Special Use Permit Criteria Structural Civil Municipal DANIEL W. RYAN P.E. Licensed Professional Engineer P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264 www.dwrpe.com May 12, 2022 Town of Queensbury 742 Bay Road Queensbury, NY 12804 Attn: Laura Moore, Town Planner RE: Everts Avenue Self Storage 106 Everts Avenue, Queensbury, NY 12804 Proposed/As-Built Modifications to an Approved Site Plan A. Special Use Permit Criteria 179-10-060: Before issuing any special use permit, the Planning Board shall consider the public health, safety and general welfare as well as potential environmental impacts. A special use permit shall not be granted until the Planning Board finds that the following criteria have been met: A. Harmony with Comprehensive Plan. The proposed use shall be in harmony with and promote the general purposes and intent of the Comprehensive Plan, and this chapter and the health, welfare and safety of the Town and its residents. - 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. B. Compatibility. The proposed use shall be compatible with the character of neighborhood, the area, the zoning district and the community surrounding the location of the proposed use and will not unduly prohibit or discourage future planned growth in the area. - 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 desirable transition use to mitigate impacts on the nearby residences from more intense commercial alternatives. C. Access, circulation and parking. The proposed use shall have safe and efficient access for pedestrians and vehicles, and shall provide for appropriate off-road parking and loading areas. The interior circulation system must be adequate to provide safe accessibility to all parking spaces and ensure that adequate and safe integration of pedestrian and vehicular movement is provided. - The self-storage project as designed provides proper and adequate access, vehicular circulation and maneuvering, and off-street parking. P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264 www.dwrpe.com D. Infrastructure and services. There shall be sufficient infrastructure and services, including utilities, public facilities and services, available for the proposed use or the project shall extend or provide infrastructure and services for the area where the proposed use is located. There shall also be facilities and services implemented by the applicant to appropriately control any potential nuisances from the operation of the use, such as control of litter or trash, loitering and crime prevention, and any other features or aspects of the operation of the proposed use that may affect the public safety, health and general welfare. - The self-storage project as designed provides sufficient operational needs, amenities, and security to ensure minimal impact on the area. Public services and utilities demanded by the proposed project are minimal and sufficient capacity exists to support the project without mitigation. E. Environment and natural features. The proposed use shall be compatible with and appropriately protect environmental and natural resources, including the environmental and physical suitability of the site for development, and the general landscaping, screening and buffering shall be in character with the surrounding areas, and the risk of fire, flood or erosion and impacts such as emissions of electrical charges, dust, light, vibration or noise detrimental to the public health, safety and welfare shall be minimized to the maximum extent practicable. - The self-storage project as designed provides for adequate mitigation of impacts on surrounding natural resources and neighboring properties. Measures to preserve natural buffering to adjoining properties are incorporated into the design and project modifications have been implemented to minimize impacts on and to protect nearby wetlands. The passive nature of storage facilities provides for lesser impact or hazards as would be realized with alternative intense commercial uses allows in the district. F. Long-term effects. The proposed use shall provide positive or beneficial effects on the long- term economic stability, environmental integrity and community character of the Town and surrounding properties, districts and uses - The proposed self-storage project demands minimal infrastructure, minimal public services, minimal utility services, and the passive nature of the use creates minimal impact on the surrounding community. The development will allow expansion of the commercial district without causing any detriment to the character of the Town. The project is well suited to the location making use of commercial vacant land and the proposed use provides a reasonable transitional business use between an intense commercial zone to nearby residential dwellings, all while furthering economic growth within the Town. 179-10-070-X: Self-storage. All lots used for self-storage facilities must have fencing along any property line visible from nearby public streets. - The project as designed provides chain link fencing with a portion of the fence utilizing screening inserts along the west property line nearest Everts Avenue. Visibility of the storage facility is limited from any roadway since most of the parcel is concealed and inset behind existing uses, vegetation and forest or wetland areas, and is positioned behind parcels with road frontage. The nearest storage building to Everts Avenue is more than 255 feet from the road and is also buffered by existing vegetation to remain.