Loading...
Special use permit supplemental appSPECIAL USE PERMIT GUIDANCE-Article 10 Special Use Permits Certain land uses have been designated as requiring a special use permit (and thereby also requiring site plan review and approval). These uses have been so designated because they are considered to be inherently challenging and potentially incompatible with surrounding land uses due to the nature, intensity, size or type of operation of the proposed use or due to its proposed location The Planning Board may impose conditions such as limitations on the hours of use, the intensity of the use, the use of structures and land, and any other condition reasonably related to the project that it deems necessary. The Planning Board may require the posting of financial security in order to ensure that improvements and or activities are carried out as related to the Special-use permit. There are three types of permits which may be granted by the Planning Board, they are permanent, temporary, or renewable. Please provide a response to each of the following items as it relates to your project as part of your application for a special use permit general criteria 179-10-060. Special Permit Use –refer to zoning code section and use table: 179-7-050 Commercial Intensive – use table #3 Please describe how the proposed activity is in harmony with Comprehensive Plan. You may use excerpts from our Comprehensive Plan; note our Comprehensive Plan can be found on-line at http://www.queensbury.net. The proposed use shall be in harmony with and promote the general purposes and intent of the Comprehensive Plan, and Chapter 179 Zoning and the health, welfare and safety of the Town and its residents. The proposed use will be in harmony with the Towns Comprehensive plan as the project is within an established business corridor. The project compliments the character of the existing neighborhood uses and it is in accordance with the Town Comprehensive Plan. Please explain how your proposed project is compatible to the area. 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. The proposed use is allowed within the current zoning with a special use permit. The project will be similar in size and scale to adjacent uses and businesses. The project will not prohibit or discourage future growth in the area. As the project does not impede any future connectivity. Please describe all activities relation to traffic including 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 project will modify two existing curb cuts along Roure 9 that will allow access to the site. A one way access is proposed to access the rear of the project and proposed drive through. This allows for safe and efficient circulation of traffic around the site. An adequate number of parking spaces have been proposed. SPECIAL USE PERMIT SUPPLEMENAL APPLICATION (Contd) Please describe the Infrastructure and services on site that are to be used for the project. 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 development proposes to modify the existing water and sanitary services to connect to the proposed building. A dumpster enclosure has been included on the site plan to ensure that trash and litter is controlled. A security system is anticipated for the proposed development. Describe your current and proposed site conditions as they relate to the Environment and natural features of the property. 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 current site conditions include an existing vacant mix use building with parking lot and gravel driveway. The project site includes and an unnamed stream that enters the northern and western portions of the site before entering an 18 inch culvert that discharges to the existing stormwater conveyance system along Route 9. The proposed development protects these features by limiting the grading and stream disturbance to only what is necessary to construct the development. A Stormwater Pollution Prevention Plan (SWPPP) has been developed in order to ensure the post construction stormwater runoff is equal to or less than the pre development runoff. General landscaping practices have been incorporated into the project. The project is not expected to produce any noise or vibration above what a typical commercial project produces. The project will seek to work with the existing topography to be in harmony with the surrounding area and to reduce cuts and fills on the site. Describe all anticipated long-term effects associated with the project. 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 State Route 9 Site Plan is proposed in accordance with the CI zoning requirements and the Town of Queensbury Comprehensive Master Plan. The project is anticipated to meet the current retail, restaurant, and self-storage needs in the area. The project is not anticipated to have an adverse impact on surrounding property owners or businesses. The development will uphold the Town’s vision by working with existing land features and employing zoning guidelines to appropriately develop the Route 9 corridor in the Town of Queensbury. Please provide a response a special use permit specific standards 179-10-070. Describe how the project activities will address the specific standards. (NOTE- not all special use permits have specific criteria – if the project proposed does not require specific standards pleased indicate N/A) Section 179-10-070 requires all self-storage facilities to have fencing along any property line visible from nearby public street. The proposed layout of the property utilizes building placement behind the proposed commercial building and vegetation to sufficiently block visibility of the self-storgage facility from the public street.