Staff Notes for 12/13/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 13, 2022
Site Plan 77-2022 ADIRONDACK RETIREMENT SPECIALISTS
310 Bay Road / Commercial Intensive / Ward 2
SEQR Type II
Material Review: site plan application, site plan drawing, deed, elevation and floor plans.
Parcel History: SP 62-99, SP 57-92, AV 136-1992, SP 31-94, SP 4-96, AV 64-2022
Warren Co Referral Sent: December 2022 / Comments: NCI
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to complete access renovations and other alterations to an existing two story building. The
plans indicate that there are two South side entry porches to be renovated, a new entryway to be created on the
North side and a renovation of the West side first story area. The building will maintain a 3,215 sq ft footprint.
The existing porch areas to be improved with 360 sq ft of new porch areas. Pursuant to chapter 179-3-040, site
plan for alterations and new construction to a building in the CI zone shall be subject to Planning Board review
and approval. Variance: Relief is sought for setbacks. The Planning Board shall provide a recommendation to
the Zoning Board of Appeals.
Staff Comments
• Location-The project is located at 310 Bay Road in the Commercial Intensive Zone
• Arrangement- The project includes merging two parcels 302.8-1-16 and 302.8-1-17 for a total of 1.08 acres.
The site has an existing office building with associated parking. The improvement is to the porch access
areas and update to the front of the building. There is an existing gazebo and shed that are to remain on the
site. A new employee walkway of 668 sq ft is being added to the north side with the proposed porch.
• Building – The existing building is 3,215 sq ft that is to remain where the improvements are on the access
porch areas. The existing ramp on the south side is to be removed. The new covered porch areas include169
sq ft (south) and includes a lift access, 145 sq ft (south), and 46 sq ft (north). The building area facing Bay
Road will remove the walkway and exterior door access
• Traffic- The site has 39 parking spaces there are no changes to parking.
• Grading and drainage plan, Sediment and erosion control-The applicant has indicated there are on site
stormwater practices that handle the roof fun-off and parking lot drainage with eave drip lines.
• Landscape plan-The applicant intends to remove the existing landscaping and to install new landscaping
beds around the foundation of the building.
• Site lighting plan-The plans indicate there is to be canopy lights under the new covered porch areas. The
existing lighting is shown on the plans – applicant is reminded existing lighting is also to conform to code
for down cast lighting.
• Utility details-No changes to connections are proposed.
• Signage-The existing sign is shown on the plan and there are no changes.
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• Elevations-The elevation plans show location of the existing and new porches on both sides of the building.
In addition, the existing and proposed doors and windows are shown for each floor – primary improvements
are doors on the first floor.
• Floor plans-The plans show the existing condition of the first and second floor then the reconfiguration of
the first floor office areas. The plans include the interior alteration of the second floor bathroom area.
• 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 are typically
associated with commercial projects.
• 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.
Nature of Variance
The 46 sq ft porch is located 59 ft 3 inches from the road, the 169 sq ft porch is located 33 ft 9 inches from the
road where a 75 ft setback is required. The 46 sq ft porch is located 17 ft 5 inches from the north property line
where a 20 ft setback is required. The front area façade area building improvements is 11 ft 10 inches where a
75 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
Meeting History: 1st Meeting