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ApplicationQUEENSBURY TOWN FFICE BUILDING TOWN OF QUEENSBUii: BAY AND HAVILAND ROADS, R. D. 1 COPY GLENS FALLS. NEW YO12801 ���� PTELEPHONE: 13181792.3832— �a ' �� L 1 9OFFICE USE ONLY /G �r� i MAY2ZhIl' pplication Number /0 4 Fe s ha_ -..NINE Adv. Hearing Date Application for Site Plan Review DEPARTMENT County Referral Type II ( ) Type I (x ) I APA Referral Cushing, Dybas Associates, 1. Applicant's Name Architects, P.C. Phone (518) 793-5183 Street Address 274 Bay Road City, State, Zip Glens Falls, NY 12801 2. Owner's Name (if different from 1.) Stanislaw Kostek d/b/a/ Stan's Seafood Street Address 278 Bay Road City, State, Zip Glens Falls, NY 12801 DESCRIPTION OF PROPOSAL 3. Property Location Street or Road 278 Bay Road Deed Ref. Book -b Page Tax Map Number Sectiony�Block _LLot ? �a �y 9 7 is lot in question within 500 feet of a County or a State R.O.W. or park, municipal boundary, or watershed draining any County or state facilities, requiring review of the Warren County Planning Board: YES % NO 4. Zone Classification Light Industrial L1-IA 5. Present Use of Property Restaurant, Retail and Wholesale Business Applicant shall enclose in duplicate any substantiating evidence. Dated this 20th day of May , 1988 . Oaa� Signature of dp151cant SETTLED 1763 ... HOME OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE 6. Proposed Use Restaurant, Retail and Wholesale Business 7. Location of Property (Description of how to find property) Second building on right side of Bay Road heading south from Quaker Road/Bay Road intersection. 8. A. Total Acreage 0.74 B. Total Site Area (Sq. Ft. or Acres) 32,500 (0.74A) 9. Anticipated construction time Start Oct. 1988 Finish April 1989 10. List other required permits or approvals and status Warren County Planning Board, Town of Queensbury Building Permit, Health Department, ABC Board 11. Current condition of Site (Bldgs, brush, open field, forest) ing Business 12. Current condition of Sewage Disposal System (Type, Capacity, Location) Condition to be determined by inspection of system by appropriate authorities. Functioning System. . . Condition unknown 13. Proposed Sewage Disposal System (Type, Capacity, Location) Connect to Municipal System 14. Character of surrounding lands (Suburban, Agricultural, Wetlands, etc. Commercial/Residential 15. Please provide the following information (Use additional pages if necessary). A. An estimated project construction schedule See Attached Applicant please initial (_ -2- CUSHING DYBAS ASSOC., ARCHITECTS, P.C. 274 BAY ROAD GLENS FALLS, NEW YORK 518 793-5183 12801 PAUL E. CUSHING, JR. CURTIS D. DYBAS Continued from Page 2 Application for Site Plan Review Type I Owner: Stanislaw Kostek d/b/a/ Stan's Seafood 278 Bay Road Glens Falls, NY 12801 Referencing Question #15: Please provide the following information; An estimated project construction schedule: ober 18, 1988 10/8/88 - 10/28/88 10/31/88 - 11/18/88 11/21/88 - 12/2/88 12/5/88 - 12/9/88 12/12/88 - 1/20/89 1/23/88 - 2/15/89 2/20/88 - 3/17/89 3/20/88 - 3/31/89 4/3/88 - 4/14/89 4/14/89 Demolish existing building and excavate Footings and foundation Steel erection �oof Enclose building, interior studs Interior gypsum board Interior and exterior finishing, Site work Equipment, furniture, start-up "Contingency Time" OPENING • 14. The Site Plan: Draw to scale a detailed description of the proposed site. Items A - I must be included on Site Plan drawing. items J-U shall be included as may be appropriate and necessary. A) Title of drawing, including name and address of Applicant and person responsible for preparation of such drawing. B) North arrow, scale and date C) Boundaries of the property plotted to scale D) Existing watercourses E) Location of existing structures and their use with exterior dimensions F) Location of proposed use(s) and their location with exterior dimensions G) Location of any outdoor storage H) Location and design of sewage disposal facilities indicating construction materials I) Description of the method of securing public or private water and location, design and construction materials of such facilities J) Location, design and type of construction of all parking and loading areas, showing ingress and egress K) Provision for pedestrian access L) Location, design and construction materials of all existing or proposed site improvements including drains, culverts, retaining walls and fences M) Location of fire and other emergency zones, including the location of fire hydrants .N) Location, design, and construction materials of all energy distribution facilities, including electrical, gas and solar energy O) Location, size, design and type of construction of all proposed signs P) Location and proposed development of all buffer areas, including existing vegetative cover Q) Location and design of outdoor lighting facilities R) Identification of the location and amount of building area proposed for retail sales or similar commercial activity S) General landscaping plan and planting schedule T) Grading and drainage plan, showing existing and proposed contours U) Other elements integral to the proposed development as considered necessary by the Planning Board. Applicant please inital (71 -3- 15. List Names & Addresses of ALL adjoining property owners. Northerly Hannaford Bros. Inc. Doyle's Gift & Garden Center 145 Pleasant Hill Road Bay & Quaker Roads Scarborough, Maine 04074 Glens Falls, NY 12801 Easterly Bay Road Southerly F.T. Collins 14 Dix Avenue Glens Falls, NY 12801 Westerly Hannaford Bros., Inc. F.T.Collins •145 Pleasant Hill Road 14 Dix Avenue Scarborough, Maine 04074 Glens Falls, NY 12801 • u Applicant please initial Ci TOWN OFQUEENSBURY "The parties hereto consent that the proceedings which result from the within application may be taped recorded and transcribed by the Town Clerk or his agent and that such minutes as may be transcribed shall constitute the official record of all proceedings regarding this application, unless the same may vary from the handwritten minutes taken by the Town Clerk or the Secretary of the Planning Board or Zoning Board of Appeals, in which event the handwritten minutes as to such inconsistencies sball be deemed the official record.' DATE: 2" (R8 19 (Applicant's Signature), FOR OFFICE USE ONLY: Application Number: Applicants Name: k BAY AT HAVILAND ROAD QUEENSBURY, NEW YORK, 12801 TELEPHONE: (518) 772-5832 SETTL ED 1763 ... HOME OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE oaf oz1ve,aA-r io 5uper- S�toP'�J SAJ� 250. o' i 3' 1 t i as �i D, O , �I �J PLOT PLA I J f✓of� — jOrDL StjE i.�ia 32, 500 9.F s O.�d A. -11001 6T UauttES 25010 OF StTT- (fit: PEV-r-I.eAf5U, 10 L1614 r8125 .l=. 8400 S•F. OF PW4--rEAPJLE A2f-A. PZOVIOED. - TorAL Pot2KttJG P.E.C�uttzF� F� �eo� ,�A� aLJIL, —g SA L = .37 C_A% PAO-4 0 7 EN(PLO'rzZ- - 52auAlzgGtr,� '!'Pooj�E l:Jf rvlil"i{if..+r 115o 9.fi kw, Li F op- 6440 4.r yFcorJo l LOM- 1150 S.P. (FtLJM14w), 1376 gF CDOF' Jt-�NED) 47.o' f . .4 ,Q . AMP. pA2a< Ort, ! �p 70.0 rR L(0F. Or � .. � 1 aC4^jji�..1G BLt7la•. 91 i 14 �5QQ. 7pp�3 � 70.0' E�j't tJG . GNAuJ • Lt�� FED -' L,&Lj% ood og- Fog., -I ML-r or F. j. Col.LOG 40% Pik PE ._in I a I I r TA a 1W E 5 UKA N T fo S U C),*14 (Lies , .r. YtSAs A,:;n-&,— , ll� 5,46�1�-,Ie�T PLA�J 1 11 : 12o. 0 1 OPEO UL611 LRA-dd PJJJOG 760 G.F. (a cam) opw To UL-ok,/ T �-T_ SEW& uor-lor2l4f.o (Furuze- OrF(Cfl m IL I m in U. u ff it u 'R AAW T PROR EUIN E WE for 278 15AT' ROAD o TO%VQ OF . s IAW 5 SEAW FHA r Lq&b u 274 f4-r P-0. - T0%/O OF Down of Queen Lrg "NOTE TO FILE" Planning and Zoning Department DANIEL LING, ASSISTANT PLANNER Application Number: (spk ) 0 — Applicant/Project Name: BAY AT HAVILAND ROAD QUEENSBURY, NEW YORK, 12801 TELEPHONE: (518) 792-5832 FILE C®Py SETTLED 1763 ... HOME OF NATURAL_ BEAUTY ... A GOOD PLACE TO LIVE —FILE Copy WARREN COUNTY ��..,�,�'` PLANNING BOARD 1 Warren County Municipal Center Lake George, New York 12845 iciuohone 518-I61-6410 DATE: June 6, 1988 RE: SPR 18-88 TO: Queensbury Planning & Stan's Seafo Zoning Office Town Office Bldg. 278 Bay Road Bay & Haviland Roads Queensbury, N.Y. 12801 Gentlemen/Ladies: At a meeting of the Warren County Planning Board, held on the 6th• day of June, 1988 , the above application for a Site Plan Review to demolish existing building and construct a new 2-story structure for a restaurant, retail & wholesale business. was reviewed, and the following action was taken. Recommendation to: ( ) Approve ( ) Disapproval (x) Modify with Conditions ( ) Return Comment: /I)EF_ f ���7ufiLic�fio� foG*, ter, Caivd�tiv.vs It is the policy of the Warren County Planning Board to follow the procedures of the New York State General Municipal Law, Section 239-M, with regard to Municipal Zoning actions that are referred to and reported thereon. The following are procedural requirements that must be adhered to: 1.) The Warren County Planning Board shall report its recommendations to the referring municipal agency, accompanied by a full statement for such actions. If no action is taken within thirty (30) days or agreed upon time, the municipal agency may act without such report. 2.) If the recommendation is for disapproval of the proposal, or modification thereof, the municipal agency shall not act contrary to such action except by a vote of a majority plus one of all the members thereof and after the adoption of a resolution fully setting forth the reasons for such contrary actions. 3.) Within seven (7) days after the final action by the municipal agency having jurisdiction on the recommendations, modifications or disapproval of a referred matter, such municipality agency shall file a report with the Warren County Planning Board on �1 the necessary form. OR Vincrnt Spitzer, V e airman John McGilvrny, Chairman TOWN OF QUEENSBURY L COMMITTEE FOR COMMUNITY BEAUTIFICATION Robert L. Eddy, Chairman Mrs. Arthur J. Seney, Secretary 17 Owen Avenue 8 Queensbury Avenue Queensbury, N. Y. 12801 Queensbury, N. Y. 12801 To: ()0 Warren County Planning Board Dater 6/3/88 ( Queensbury Town Planning Board ( ) Queensbury Town Zoning Board of Appeals ( Applicant Res Site Plan #18-88 Stan's Sea Food Bay Road We have reviewed the request fors( ) Variance, (X) Site Plan Review, ( ) Other - and have the following recommendations ( ) Approval (X) Disapproval This application has been disapproved by our Committee as data for landscaping, screening and plantings for the above applicant for a Site Plan Review or Variance has not been submitted or is incomplete. Would you please, therefore, refer the applicant to our Committee for approval of its plans prior to granting the application pending before your Board or before construction permit has been granted. You and the Building Department will be notified just as soon as plans have been approved by us. Respectfully Submitted, Robert L. Eddy Chairman ESTABLISHED IN 1955 JOSEPH A. KESTNER, JR., P.E., MARK L. KESTNER, P.E. QUENTIN T. KESTNER, P.E. ANTHONY M. KESTNER, B.S. K. WAYNE BUNN, P.E. JAMES J. SHAUGHNESSY, P.E. JEROME THORNE, S.E.T. L.S. KESTNER ENGINEERS, P. C. CONSULTING ENGINEERS FIL .APY June 16, 1988 Ms. Lee York Senior Planner Town of Queensbury Queensbury Town Office Building Bay at Haviland Road Queensbury, NY 12801 ONE KESTNER LANE TROY, NEW YORK 12180 518-273-7446 TOW" OF QUEENSRI f Y 8A RE: Town of Queensbury Planning Department Site Plan Review No. 18-88 - Stan's Seafood Dear Ms. York: I have reviewed the available information on the subject site plan and made a field visit to the site on June 15, 1988. I would offer the following comments: 1. The restaurant is served by the facilities of the Queensbury Water Storage and Distribution District, and adequate water should be available for the intended use. 2. The facilities of the Central Queensbury Quaker Road Sewer District are available for the proposed restaurant and a connection point to the system was left on the sewer main during the construction of the pipeline. This section of the sewer system is complete and available for connection. An adequately sized grease trap should be installed on the kitchen's plumbing system. 3. In observing the movement of cars in and out of the restaurant during lunch hour, it appears that traffic movement and parking should be carefully considered. I would think it advisable to widen the proposed two entrance ways if they are intended for two-way traffic movement. At the restaurant's location on Bay Road, the traffic could be considered as consistently heavy and wider entrance ways would limit traffic delays on Bay Road. MUNICIPAL ENGINEERING WATER, SEWAGE, AND DRAINAGE SYSTEMS SOLID WASTE MANAGEMENT FEDERAL/STATE GRANT APPLICATIONS PRECISION SURVEYING AND GROUND CONTROL TELEVISION PIPELINE INSPECTION, METERING & SAMPLING CONSTRUCTION MANAGEMENT AND QUALITY ASSURANCE Ms. Lee York -2- June 16, 1988 Senior Planner 4. Someone will have to reconstruct the sidewalk and curbs in front of the restaurant so that they are compatible with the new use of the front area as a parking space. Perhaps this should be done by the developer, as the change is being made for his convenience. 5. No information was available as to the proposed outside lighting, and it may be appropriate that this matter be given some consideration. 6. As I have discussed with you previously, I would think it advisable for the Planning Board to consider the need for central sprinkler systems on places of public assembly. Recent reports favor such consideration, and the requirements for sprinkler systems were made part of the Hiland Park Development approval. I trust that the above will assist you in evaluating the proposed project. Sincerely, KESTNER ENGINEERS, P.C. Quentin T. Kestner, P.E. Vice President QTK/cp cc: Dan Ling, Assistant Planner TOWN OF QUEENSBURY PLANNING BOARD: Site Plan Review Richard Roberts, Chairman R.D. #5, Haviland Road, Box 477 Queensbury, New York 12801 TO: Stanislaw Kostek d/b/a Stan's Seafood 2.7R Bay Rnad Glens Falls, NY 12801 ATTN: Stanislaw Kostek FILE OOP Hilda Mann, Secretary R.R. #1, Box 230C Bay Road Queensbury, New York 12801 RE: Site Plan Review No. 18-88 Stan's Seafood 278 Bay Road DATE: DUNE 21, 1988 We have reviewed the request for Site Plan Review (Type I -Type II) and have the following recommendation: Approved RESOLVED: X Disapproved Mrs. Mann moved DISAPPROVAL of Site Plan No. 18-88, Stan's Seafood, as the parking does not meet standards; and there is a concern of overuse of the property, as there is a proposed expansion of the restaurant. The applicant has not met with the Beautification Committee. There is a ques- tion of non-compliance with previous variances. seconded by Mr. Cartier. Passeds 5 Yes (Levandowski, Mann, Roberts, Cartier, DeSantis, Macri) 1 Abstain (Dybas) Sincerely, Richard Roberts, Chairman Queensbury Town Planning Board R R/sed cc: Curtis Dybas the road coming down to Old Dixon Road, and used Old Dixon Road to hook up to Dixon Road. That was the Phase II Approval. What is being proposed now is different, because the Town has torn up Old Dixon Road and it can no longer be used. Ms. Cynthia Lefave, Attorney for the Applicant, stated that the applicant's hands are tied; the Town Board's requests have been completed] and the applicant would like to do what the Planning Board requests. Ms. Lefave said she could not confirm which proposal is to be considered, because what was presented to the Board originally is not what is in existence now. She contended that the applicant did not make the request for the second road cut, which was put through by the Town, and it makes the applicant's position very tenuous. Further discussion ensued into the possibilities of resolving the road issue and clarification of which proposal the Planning Board should be considering. Because of the Town Board's involvement, Mr. Roberts felt that the Planning Board had been removed from the process. However, Mr. Prime feels that the Board cannot take themselves out of the situation, and that it has an obligation to the applicant. An attempt should be made to work out the problem. Mr. DeSantis stated that the Board did do the Planning, and the Highway Superintendent or someone changed that plan. Public Hearing Opened: no comment Public Hearing Closed. Mrs: Mann moved to TABLE Subdivision No. 1-87, Dixon Heights, Phase III, PRELIMINARY APPROVAL, at the request of the applicant. The applicants will meet 'with the Town Planning Board, the Town Board, and Highway Super- intendent. This meeting is to take place prior to the July monthly meet- ing. Seconded by Mr. Dybas. ✓✓I el f' n�j ,M L) �S NEW susINEss J SITE PLAN NO. 18-88 Stan's Seafood This application is to demolish the existing building and excavate at 278 Bay Road, LI IA. The owner wishes to rebuild the restaurant and whole- sale business. Curtis Dybas, Cushing, Dybas Associates Architects, represented the project. Mr. Kostek started his business in 1980 and the business has grown since that time, with two additions. The proposal is to demolish the exist- ing restaurant of 4500 sq. ft., and construct a new, steel -frame, partial A two-story, partial basement, restaurant opening about April 1989. Foot- print of the present building is 4500 sq. ft., and footprint of the pro- posed building is 5400 sq. ft. (main floor). Square footage of the partial second floor finished is 1150, unfinished space just for future office to service the operation is about 1500; partial basement (there is a high water table) which will be used for hot water generation, refrigeration equipment, refrigeration equipment for bar, soda, beer, etc. is 1150. Parking on site, based on gross square footage of dining, is for 37 care; the proposal provides for 41 customer, 7 employees. The current restaurant seats 90 to 100 people. The proposal is for 100 people on the main floor, with an overflow capacity to serve 30 to 50 on the second floor; averaged out it would be 37 tables. Being in a LI-lA zone, the requirement is 251 permeable; acreage is 3/4 of an acre; all setbacks and heights have been met. Mr. Dybas further stated that Warren County Planning Board approved. The Board asked about the kitchen exhaust; it will go through the roof. The Dining Room looks out over the Shop ON Savei the Retail function faces Bay Road. The Wholesale portion of the business is in the loading/unload- ing area. Dumpster screening would be inside a well -ventilated garage back from Bay Road. The restaurant will hook into the new sewer system. Mr. Roberts expressed concern over the parking, which has been a prob- lem for a long time. Mr. Dybas explained that the problem with the current building is that it is 45 feet from Bay Road, with a 150 foot curb cut, which eliminates double parking. The proposed building is 70 feet back, which allows double parking; there will be access points. The reason for the second floor is to seat special groups. Hours for the services area Retail - noon to early evening; Wholesale - primarily in the morning; Lunch/Dinner - at appropriate times. Maximum dining room load is in the evening. Correspondences Warren County Planning Board modified with conditions that the plan abides by the Beautification Committee findings (Exhibit E). The Beautification Committee disapproved; Mr. Dybas explained he was not advised of the meeting. Since that time, Mr. Dybas has met with Mr. Eddy and the plan will be reviewed July 11. Consulting Engineer Quentin Kestner observed the lunchtime traffic and noticed that the Shop IN Save entrance is 22 feet wide; Mr. Dybas is sug- gesting 20 feet. The traffic flow pattern will be one-way in and out. Mr. Kestner felt that the parking will be tight; lighting is to be added to the plan and water is adequate. Mr. Roberts commented that the northern border shown no beautification; the Board felt that there is to be plantings or a curb, so that cars do not cut through the property. There is a chain link fence on the south, but the applicant does not own the fence. 7 Mr. Dybas advised that parking space allowance is 9 ft. x 20 ft. There are two handicapped areas near the entrance to the restaurant. He also men- tioned that traffic standard for parking is 8 ft. to 10 ft., depending on the car load. Mr. Kestner read that the correct measurement is one space for each 100 sq. ft. of gross floor space, or one space for each four seats, whichever is greater. Taking that into consideration, Mr. Dybas said that if it is 114 the space requirement would be 37; if it is 1/100, the requirement would be 65 to 70 care. The Board felt there would not be ample parking, especially taking into consideration the additional restau- rant area on the second floor, and the wholesale and retail businesses that are active at the same time. Mr. Kestner advised that parking requirement for retail is one space for each 100 sq. ft. of gross floor space. The wholesale area is very small. Dan Ling, Ass't. Town Planner, stated that trucks loading/unloading add to the congestion of the parking lot; there are at least two trucks. Drain- age and landscaping will have to be addressed. Regarding employee parking, there will be a maximum of 10 employees; Mr. Kestner advised the parking is one space for each of two employees. Public Hearing: Frank Collinss property to the south The parking area, especially the delivery area, is inadequate; this was the primary concern of the Marren County Planning Board in a letter sent to Mr. Steve Lynn, former Building Inspector, on April 21, 1982 by James A. Mills, Chairman. The concern was in regards to overall traffic increase, the adequacy of the existing parking, the lack of parking safety, safety for use of area by emergency vehicles. In addition, Mr. Kostek had appeared before the Board three times between 1978 and 1982; no improvement has been done regarding the Board's concerns. Each of the four Variances that have been granted to Mr. Kostek have been violated. The applicant was to have installed the chain link fence; however, this was completed by Mr. Collins. After installation, Mr. Kostek was to screen the fence with vinyl slats; this has not been done. There is to be no outside storage; this has been violated. Mr. Collins is against the Site Plan, there is overuse of the 150 ft. x 150 ft. lot. Mr. Dybas clarified the dimensional 150 ft. x 150 ft., with 100 ft. x 100 ft. in the back. Mr. Prime suggested to the Board that it review the Site Plan Review Checklist. if conditions have been met, then the application can be ap- proved subject to a Variance for the parking; or the application could be sent to the Zoning Board first for parking. The Board felt the application should have the Checklist review. Checklists A. STRUCTURES Insufficient information regarding the structure. B. TRAFFIC ACCESS: Barely adequate. C. PARKING/LOADING AREASs 48 spaces by Ordinance/73 required, almost 50% short. G. BUFFERSS Very 8 few. I. CONFLICTS WITH ORDINANCES/LAWSi Require Variance for parking. Mr. Macri suggested a topographical plan to reveal contours of the land and drainage. Mr. Kestner said that the land is very flatr the floor has to be higher than at present. Public Hearing Closed. Mrs. Mann moved DISAPPROVAL of Site Plan No. 18-88, Stan's Seafood, as the parking does not meet standardsr and there is a concern of overuse of the property, as there is a proposed expansion of the restaurant. The applicant has not met with the Beautification Committee. There is a ques- tion of non-compliance with previous variances. Seconded by Mr. Cartier. Passeds 5 Yes (Levandowski, Mann, Roberts, Cartier, DeSantis, Macri) 1 Abstain (Dybas) SITE PLAN NO. 19-88 Edward Rainey The Site Plan is for the construction of another duplex on Dixon Road, UR-10. Presently the parcel is 1.79 acres. If the Site Plan is approved, the parcel will be divided into two parcels; 39,861.65 sq. ft. and 37,990.77 sq. ft., which will be owner -occupied. Mr. Edward Rainey represented the project and stated that the ranch would be single -story. Mr. Roberts felt that the application raises two questionsi 1) the application is a fairly major change in the existing, approved filed Site Plan plait] 2) Site Plan approval. To approve this, the Board would be bending a Site Plan plait. Mr. Rainey said the proposal is to divide the land into two parcelal one now has an existing duplex. The duplex would be 2500 square feet, cedar -sifted. Mr. Roberts expressed concern about doubling the density of this par- ticular lot, which is against the original Site Plan. The driveway would be immediately adjacent to the neighbor's property line. This would be a serious breach of faith with a prior agreement) Final Plaits are not din-. turbed. Mr. Macri stated that the original agreement on the plait construc- tion would be three duplexes to the North of the Thomas and June Burke pro- perty, and two single family units to the south. These people deserve to have those rights protected. in addition, the property is fairly close to the water shed. Public Hearing Openeds 9