Staff Notes_07 17 12
Department of
Community Development
Queensbury Planning Board
Staff Notes
July 17, 2012
APPLICATION: Site Plan 41-2012 / Area Variance 34-2012
APPLICANT: SBLB Properties II, LLC
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
LOCATION: Lower Warren Street
EXISTING ZONING: HI-Heavy Industrial
SEQRA STATUS: Unlisted
WARREN CO. REFERRAL: Yes
PARCEL HISTORY: AV 34-12
PROJECT DESCRIPTION: Site Plan: Applicant proposes construction of a 120 ft. x 200 ft. (24,000) steel
framed building for storage of auto parts. Further, proposal calls for a 20 ft. x 50 ft. covered ramp connecting
the above proposed building with existing +/- 15,700 sq. ft. dismantling warehouse; stormwater management
and E & S controls proposed. Expansion of Junkyard use in a HI zone requires Planning Board review and
approval. Variances: Side setback and expansion of a non-conforming structure relief. The Planning Board
shall provide a recommendation to the Zoning Board of Appeals.
STAFF COMMENTS:
Nature of Area Variance:
Parcel will require area variances as follows:
1.Side setback (existing garage) – Request for 50 feet side setback relief from the 50 foot requirement for
the proposed covered concrete ramp.
2.Side setback (proposed steel framed building) - Request for 50 feet side setback relief from the 50 foot
requirement for the proposed covered concrete ramp. Please note that the proposed steel framed
building has approximately 25% of the western portion of the structure within the side setback of the
building envelope.
3.Expansion of a Non-conforming structure – Expansion of a non-conforming structure must be approved
by the Zoning Board of Appeals.
Site Plan Review:
Page S-1
1.Lands of Locascio has a residential use and as such a 50 ft. Type C buffer is required as per §179-8-060.
The plan appears to show no clearing within 50 feet of property line; The Planning Board may wish to
direct the applicant to place a note indicating a 50 foot no cut zone adjacent to the lands of Locascio.
2.Abandoned structure on southeastern most parcel (parcel I.D. #303.19-1-51) not denoted on plan.
3.Outlet protection not denoted nor details submitted for 15 inch HDPE day-lighting on southwestern most
parcel.
Page S-2
1.Consideration for additional traffic control on existing Junkyard lot should be considered as access is
wide open and uncontrolled.
2.Proposed 90 foot access excessive as juxtaposed with the required minimum 24 foot access for two way
traffic as per §179-4-090E. As with existing junkyard parcel, vehicular access should be further
controlled for vehicular safety.
3.Paved apron should be considered for the proposed access to reduce gravel migration onto Lower
Warren Street.
Page S-3
1.35 foot wide connection to proposed steel framed building appears to terminate at west building wall.
Clarification on the purpose of this inter-connect and/or revision to connect with proposed gravel drive
to the north should be provided.
2.Covered concrete slab denoted as display area in elevation drawing. Clarification on this display area to
include pedestrian access to structure, display items and locations should be provided.
Page S-4 through S-6
1.No immediate issues.
Page S-7
1.No immediate issues.
Additional Comments:
1.Applicant required to apply for a certificate of approval from the Town Board prior to the operation of a
junkyard as per §102-4, Junkyards.
2.In order to avoid an additional area variance, the applicant has offered to swap 1,325 sq. ft. of existing
impermeable surfacing to permeable surfacing to offset the additional hard surfacing proposed with this
expansion. Location denoted on handout.
Application Protocol
7/17/2012 PB Recommendation to ZBA
7/18/2012 ZBA review
8/21/2012 PB review TBD
L:\Keith Oborne\2012 Staff Notes\Planning\July 17\SP 41-12 SBLB_PBR.doc
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