TOQ Staff Notes.07.25.2000Project Applicant:
Application No.:
Project Location:
Zone:
SEQR Status:
Meeting Date:
Project Description
Town of Queensbury Planning Board
Community Development Department Staff Notes
GARDEN TIME / BARRETT AUTO SALES
Site Plan 51-2000
Quaker Road
Highway Commercial -One Acre
Unlisted
July 25, 2000
The applicant proposes to utilize a 6.54-acre parcel for the display of Camper/R.Ws, gazebos,
sheds, and play structures. Barrett Auto Sales and Carden Time propose to share the parking, and
access area for delivery and customer convenience.
Project Analysis (Section 179-38)
The proposed use as reviewed by staff was found to be compliant with Sections 179-38 A, B, C, D
and E of the Town Code. The proposed use of a display area is an allowed use within the zone.
The existing site is currently vacant and not utilized for commercial uses. A portion of the site that
has frontage on Quaker Road is open meadow and the other portion is a paved driveway that has
access onto Dix Avenue. Both businesses utilize outdoor display of items to sell the described
merchandise. The applicant has also applied for an area variance for setback relief (resolution
attached).
Site Overview
The drawing indicates interconnections to Garden Time and Barrett Auto Sales for customer
access. The customer parking area separates the display areas for each business. Each of
the display areas is designed to encourage vehicle travel through the display site.
Tra{ic, Circulation, Parkin
The site's main entrance is on Quaker Road with an eighty foot access drive. The site
can also be accessed by a driveway from Dix Avenue and interconnected business drives.
The applicant has indicated the Dix Avenue entrance will be gated to discourage
customer travel. The deliveries will occur at the Quaker Road and Dix Avenue entrances.
The site has a variety of ways for access that could cause a conflict between delivery
vehicles, customer vehicles, and pedestrian traffic. Staff would suggest elimination of
the Quaker Road access, because the applicant has provided interconnections as
recommended from the Town Ordinance Section, 179-66.1.
The location of the interconnections could be enhanced with walkways to provide a way
for pedestrian traffic in addition to customer vehicles. The Dix Avenue entrance could be
limited to loading, unloading, and customer pick-up.
The site drawing shows 45 customer parking spaces, this appears adequate for the intended
use. The ordinance does not identify display areas for parking calculations.
The applicant has indicated that the interconnections would be utilized for pedestrian traffic.
The areas for customer travel should be clearly identified with stripping or signage. This
would minimize vehicular and pedestrian conflicts.
Utility. Stormwater. Landscaping. Emergency Services
The applicant has indicated that the stormwater generated on the site will be maintained
on the site. The property is adjacent to a drainage area that appears to come from the
Cedar Swamp, it is not a NYSDEC designated stream or wetland. The application was
referred to CT Male for review and comment. Please see attached comment. The
applicant has indicated there will be no utility improvements to the site including no
lighting, water, and no signage. The drawing identifies new tree and shrub locations.
The landscaping should identify type of plantings. Additional plantings should be added
on the entire site.
Areas of Concern or Importance
The site should be maintained in an orderly fashion. Quaker Road is part of the National Highway
System (NHS). The Town and County will be preparing access management policies for Quaker
Road. The proposal is contrary to acceptable access management principles.
Conclusions (Section 179-39)
Staff would encourage the applicant to provide additional information in regards to the
accommodation of stormwater on site, and the landscaping of the entire site.
Sueeestions
Staff recommends elimination of the Quaker Road access. In lieu of elimination, the access drive
should be limited to twenty-four feet or industry acceptable minimums. Staff would encourage the
display area boundaries be clearly marked at all times. All areas for customer travel, including
display, parking, and interconnections, should be signed or striped for direction of traffic flow, and
shown on the site plan.