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Staff notes for 6/21/2022 Town of Queensbury Planning Board Community Development Department Staff Notes June 21, 2022 Site Plan Modification 38-2022 EVERTS AVE SELF STORAGE/ 106 Everts Avenue/ CI Commercial Intensive SEQR Type II Material Review: application, site drawing Parcel History: SUB 3-1999, SP 74-2010, Petition of Zone Change 2-2002, SP 11-2017, FWW 1-2017, SUP 2-2017, SUB (F) 5-2017 Warren Co Referral Sent: June 2022 / Comments: Concur w/local board __________________________________________________________________________________________ Requested Action Planning Board review and approval for Resolutions 1. PB decision Project Description Applicant proposes modification of an approved site plan for site changes that were not constructed per approval. The site changes involve a split rail fence section, change of location of chain link fence, reducing a building size replacement with pavement, landscaping not installed due to existing vegetation and a light pole. Pursuant to chapter 179-9-120, modification of a previously approved site plan shall be subject to Planning Board review and approval. Staff Comments • Location-The project is located at 106 Everts Avenue on a 3.26 ac parcel. • Arrangement- The project is existing with a access drive and 5 self storage buildings with for a total of 190 unites reduced from 224 units. • Site Design- The plans show the location of the five buildings and the arrangement of the parking and access road. • Building –The plans show the existing layout there was to be 16 to 61 storage units in each building. The units have access either with a door or an overhead door. Each building has wall mount light fixtures. The applicant has indicate building e is 20 ft shorter in length (original 20X160 current 20X140) and has paved in that area) • Signage- The plans show a 40 sq ft sign on two posts previously was to be pole mounted. The sign orientation is now horizontal and remains in a compliant location. The applicant has also requested to remove the planter box for the sign and use a rock lined flower bed. • Site conditions-The site is an existing open are with minimal tree coverage. The site contains designated wetlands as Army Corp and NYSDEC. The applicant has indicated discussions with the NYSDEC that they agree with the building locations to minimize impact to the wetland. The applicant has had further discussions with DEC in regards to the as built conditions- the DEC has agreed with elimination of fencing on the east property line and adjacent to the stormwater basin. • Traffic- The plans provided show the 8 designated spaces and notes there is overflow parking areas for 37 spaces on site surrounding the buildings for a total of 45 spaces. • Site layout and utility plan –The plans show underground electric to run to each building. • Grading and drainage plan, Sediment and erosion control: The plans show the grading and drainage. Engineering was reviewed by the Town Designated Engineering and sign off on April 18, 2017. - 2 - • Landscape plan – The applicant has provided an update to the current conditions and requests to maintain the current conditions – this includes modifying fencing along the east side near the storm basin to be removed and add split rail fence north and south of the section removed. Previous plans required the applicant to install trees at the perimeter and application has shown pictures of the existing natural buffer that has grown – applicant requests to not plant trees in perimeter as shown on plan. Previous plan indicated a chain link fence on the south side of building E and new location would be to the south property line. • Site lighting plan –The plans show 2 light pole fixtures along the entry drive at a 16 ft pole height. The applicant proposes to add a pole mounted light near the security gate key-pad along the entrance drive. • Elevations and Floor plans-- The applicant has included a color photo of typical storage units with both larger and small units. The each height would be 8 ft 4 in. The unit is an open and divided to the next unit with metal wall. • Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal. • The waivers requested–Staff finds it reasonable to request a waiver as these items were previously addressed in the original 2017 application where the application is for as built conditions request. • Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. Freshwater Wetland Permit –The applicant has completed work within 100 ft of a wetland for the installation of drive-aisles and self-storage units. The wetlands associated on the site are Army Corp and NYSDEC and were delineated in November of 2016. There are no changes and the DEC has provided an email in agreement with fencing elimination and smaller building size for building E. Special Use Permit Criteria: There are no changes to the special use permit as part of the site modifications. A special use permit is required as outlined in Section 179-10 for self storage units. Harmony with the Comprehensive Plan- The proposed project is an allowed use in the CI zone as part of site plan and special use permit. Compatibility –The proposed project is located in an area with multi commercial uses, food service and office uses. There are also residential uses in the area where the new use of storage would have minimal impact on the existing uses of the area. Access, circulation and parking –The applicant proposes one access point for two-way traffic and drive aisle to access each of the units. Parking is shown as designated and overflow where overflow will be on the grass area. Infrastructure and services –The underground utility and stormwater swales are to be installed on the site Environment and natural features –The site borders designated wetland areas. The applicant has correspondence from Army Corp and NYSDEC where the DEC has agreed with the building locations, fencing locations to minimize impact to the wetlands. Long-term effects –The self storage operations provides those in commercial, retail, and residential with access to store materials that they cannot store as their own property. Specific Criteria –Fencing –The fencing is part of the updated plans for the project. Summary The applicant has complete a site plan modification that includes the special use permit and freshwater wetlands permit for the as built site conditions. Meeting History: 1st Meeting