Staff Notes for 8/16/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 16, 2022
Site Plan 49-2022 & TIM SCIALABBA/WEST MTN SKI AREA
Special Use Permit 3-2022 59 West Mountain Road / Residential Commercial / Ward 4
SEQR Type II
Material Review: Application, Short EAF, deed, site plan layout
Parcel History: SP 16-2018, SP 53-2019
Warren Co Referral Sent: August 2022 / Comments: Concur w/local board. Informal staff comments:
Proposed discussion w/applicant regarding parking, music volume, and
emergency care.
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Requested Action
Planning Board review and approval for utilization of a portion of current parcel to host outdoor events.
Resolutions
1. PB decision
Project Description
Applicant proposes to utilize a portion of the existing 365 acre parcel to host outdoor events. The events
include, but aren’t limited to, community and family events for mountain biking, outdoor concerts/festivals,
endurance races, and other outdoor recreational activities. The intent is to host 10 single day events and 8 multi-
day events outside the normal operating season for a renewable 5 year period. Additionally, local, DOH, and
NYS approvals/services will be obtained as needed for each event, hours of music will be limited to be during 8
am to 11 pm only, and all tents and/or stages will be temporary per event arrangement. Pursuant to Chapter 179-
3-040, 179-10-040, site plan and special use permit for outdoor concerts shall be subject to Planning Board
review and approval.
Staff Comments
• Location- The project occurs at 59 West Mountain Road in an area and including the base lodge of West
Mountain Winter Sports Facility.
• Arrangement- The information submitted shows the location of a temporary stage of 480 sq. ft., vendor
areas, tent, parking area.
• Site Design- The applicant proposes to utilize the West Mountain during the off season for outdoor concert
events. The applicant is requesting a special use permit to operate for 5 years; this would include 10 single
day events and 8 multiday events per year –outside normal operating season (November to April). The
focus of the events would include community and family events such as mountain biking, outdoor
concerts/festivals, endurance races and other outdoor recreational activities.
• Building – The base-lodge 16,000 +/-sq ft would be available dependent on needs of the event
• Site conditions-The existing site is a winter sports facility where the site during the summer has areas near
the base that are suitable for venues such as concerts or craft fairs, etc.
• Traffic- The applicant has indicated the main site can accommodate 750 vehicles a second parking site is
available on the Northwest side.
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• Site plan overall-The operations of off season events will be handled by West Mountain Staff for things
such as property clean up, security; during larger events portable restrooms and hand washing stations will
be brought in. Some events will utilize an existing large fire pit and no other fires will be permitted on the
property. West Mtn. will maintain the previous curfew where no outdoor music, outdoor concert event will
occur outside of 8am to 11pm
• Grading and drainage plan, Sediment and erosion control-no changes to the site are proposed.
• Landscape plan—no changes to the site are proposed
• Site lighting plan- lighting should also be addressed are additional generator lights being brought in and
removed at the end of the event. There are no changes to the existing lighting
• Utility details-there are no changes to the existing utilities
• Signage-no changes to the site are proposed
• Elevations, Floor plans- The plans include use of the existing base lodge as needed, an outdoor stage also as
needed.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items 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.
o The waivers requested–Staff finds it reasonable to request a waiver for these items as the project site
will remain as a winter sports facility with no changes to the site.
o 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.
Criteria for a Special Use Permit listed below:
Harmony with Comprehensive Plan -The Comprehensive Plan does not specifically discuss outdoor music
festivals in this zone. The property is identified as a ski facility in Appendix A Inventory and Analysis map
Cultural and Recreation Resources of the Comprehensive Plan. The proposed off-season use of the West
Mountain facility as a venue for concert, craft/art show may be considered consistent with the Comprehensive
Plan concept as a tourism recreational activity and or part of the Town’s economic development vitality.
Compatibility -Utilizing the site on a year round basis can be compatible with the neighborhood by ensuring the
off season venues are held to a minimum number of events and does not overshadow the primary function of
the facility as a traditional snow sports area.
Site activities relation to traffic including access, circulation and parking -The site has an existing parking
area that will be utilized for customer parking, vendor parking, staff promotion parking, and west mountain staff
parking. The applicant has indicated there are 500 plus parking spaces available within the area denoted as
parking on the site plan drawing.
Infrastructure and services on site that are to be used for the project -The application materials indicate they
are handling services for the site with the following:
1. Sanitation units (bathrooms) –portable units will be used on site all maintained through contract as
needed. The onsite bathrooms will also be used.
2. Outdoor lighting -parking area entry and the venue entry; exterior building lights, and indoor tent
lighting. Any tent requirements will be coordinated with the Town Fire Marshal and permits obtained as
needed.
3. Hours of Music if applicable is proposed to be from 8am to 11pm outside; inside music will play from
11am to 4pm
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4. DOH and NYS Liquor license Agency will also be notified and appropriate permit will be completed by
West Mountain. Firework paperwork and associated permits will be completed by West Mountain and
submitted to the Fire Marshal.
5. Food service to use West Mountain kitchen facility.
6. West Mtn. will utilize existing refuse containers on site but will need to be responsible for their usage as
well to determine if more will be needed for all events.
Current and proposed site conditions as they relate to the Environment and natural features of the property
The site is an existing snow sports facility with multiple trails on the property and associated equipment with
traditional winter sports –skiing, snowboarding, and snow tubing. The existing buildings and parking area will
not be altered in anyway. The site will be used as is with the addition of non-permanent placement of a stage,
vendor booths, sanitation units, tents for beer, performance and food.
All anticipated long-term effects associated with the project. -The purpose of holding off-season single day
and multiple day events will assist with the financial stability of the primary function as a snow sports facility.
The off-season events will also aid in promoting the area, increase additional traveler/visitors to the area,
provide additional recreational opportunities to the existing residence of the area. Overall it will encourage
additional spending in the area.
Summary
The applicant has completed a site plan and special use permit for seasonal outdoor concerts and events to be
held at the West Mountain Facility. The applicant is requesting a renewable 5 year special use permit to operate
outdoor concert events and associated events in the offseason.
Meeting History: 1st Meeting