Staff Notes for 6/20/2023STAFF NOTES
DUNE 20, 2023
Queensbury Planning Board Agenda
First Regular Meeting: Tuesday, June 20, 2023 / Time 7 — 11 pm
Queensbury Activities Center @ 742 Bay Road
Approval of Minutes
Dates- April 18, 2023 and April 25, 2023
Administrative Items
Site Plan 37-2022, Freshwater Wetlands 8-2022 & Special Use Permit 2-2022 AC Power 31- Request 18 month extension
Site Plan 5-2023 Geraldine Eberlein- Table to July 18, 2023 meeting
Recommendation:
Applicant(s)
BAY ROAD SELF STORAGE
Application Type
Site Plan 45-2023 '
_
_
Freshwater Wetlands 9-2023
Owner (s) Kubricky John & Sons, Inc. � SEQR Typs—�_ Unlisted
Agent(s) _ EDP _Lot size: � 2.55 acres/6.78 acres/0.17 acre/ 5.28 acres
Location ! 290 Bay Road & Bay Road j Ward: 2 Zoning Classification: CLl
Tax ID No.
302.8-2-17, 302.8-2-21, 302.8-2-20 (lot line adj.),
I Ordinance Reference
179-3-040, Chapter 94
302.8-2-24
Cross Reference SP. 17-2002, SP 24-2002, AV 66-2018, AV 22-2023 Warren Co. Referral June 2023 I
Public Hearing n/a for recommendation ( Site Information Wetlands
Project Description: Applicant proposes to redevelop an existing industrial site with 11 new self -storage buildings for a total of 478 units. The building
footprint is 61,800 sq ft. Site work includes access from Bay Road and connection to the existing access for the adjacent self -storage facility. The site
will have parking areas, secondary curb cut, stormwater management and landscaping. Project includes a lot line adjustment of 302.8-2-20 and a lot
merger of 302.8-2-17, 302.82-21 and 302.8-2-24. The site has a stream and wetlands that will not be disturbed. Pursuant to chapter 179-3-040, site plan
for a new commercial use in the CLI zone and hard surfacing within 100 ft of wetlands shall be subject to Planning Board review and approval.
Variance: Relief is sought for setbacks and road frontage. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Applicant(s) WILLIAM LEVETT !� Ap licp ation Type Site Plan 43-2023
Owner (s William Levett & Janelle LJuez_I SEQR Type Type II
Agent(s)n/a Lot size .26 acres
_Location 27 Sunset Lane Ward: 1 Zoning Classification: WR
Tax ID No. 226.19-2-9 _� Ordinance Reference ( 179-3-040, 179-4-080 vj
Cross Reference f AV 30-1997, AV 20-2023 Warren Co. Referral June 2023 sf
Public Hearing n/a for recommendation � Site Information CEA, APA, LGPC
Project Description: Applicant proposes to replace existing 900 sq ft deck with an 810 sq ft deck that contains a screened I portion of 270 sq ft. A 144
sq ft portion of the deck had been removed during the septic alteration. The existing 1,112 sq ft footprint home, 563 sq ft garage and 120 sq ft shed will
remain unchanged. Pursuant to chapter 179-3-040 & 179-4-080, site plan for new floor area in a CEA shall be subject to Planning Board review and
approval. Variance: Relief is sought for setbacks and floor area. Planning Board shall provide a recommendation to the Zonine Board of Anneals.
Applicant(s)
ROARING BROOK LLCNALVOLINE 1
Application Type _
Site Plan 41-2023
Owner (s)
( Roaring Brook, LL_C.
SEQR Type
I Type II
Agent(s)
] John Reilly, AIA _ �
Lot size
�.3 acre
Location
j 740 Glen Street
Ward: 2
Zoning Classification: CI j
Tax ID No.
! 302.6-1-52 _
Ordinance Reference
179-3-040
Cross Reference
`
SP 60-1990, AV 43-1990, AV 87-2003, AV 18-
2023, SV 1345-20003, UV 42-1990 � +
Warren Co. Referral
,
_
June 2023
_ 1
Public Hearing
n/a for recommendation
Site Information
Travel Corridor
Project Description: Applicant proposes a fagade upgrade to an existing 2,201.83 sq ft building and new signage. The new fagade includes a false
fagade for a portion of the building where the roofline would be up to 19.5 ft in height. The remainder of the roofline would remain at the existing 14 ft
height. The fagade change would include a new 30 sq ft wall sign. The project includes a new 45 sq ft free standing sign as well. The fagade colors are
similar to the previous colors: brown for the building with red, white and blue signage. Pursuant to chapter 179-3-040, site plan for fagade upgrades ad
preexisting shed shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Applicant(s) GREAT ESCAPE THEME PARK, LLC. Application Type j Site Plan 44-2023 f
j Freshwater Wetlands 8-2023
Owner (s) _ _� Same as applicant SE R T e -Typnli i
Agent(s) Barton and Loguidice _ ,^ Lot size ! 237.64 acres
Location ( 1172 State Route 9 -_� Ward: 1 Zoning Classification: RC
Tax 1D No. 288.20-1-20 _� _Ordinance Reference 179-3-040, Chapter 94 j
Cross Reference SP 5-2017, SP 28-2017, SP 15-2018, SP 3-2019, SP ( Warren Co. Referral June 2023
54-2019, SP 67-2019, SP 3-2022, SP 22-2022, AV
6-2022, FWW 1-2022, AV 21-2023
Public Hearing n/a for recommendation Site Information Wetlands
Project Description: Applicant proposes to modify an existing site plan for the patron entry area at the Great Escape. The existing 2,830 sq ft building is
to be modified with a 490 sq ft pergola at the front of the building and a 430 sq ft pergola at the rear of the building. Previous plans for a separate 1,150
sq ft ticket building are not being completed at this time. Pursuant to chapter 179-3-040 and Chapter 94, site plan for new pergolas in an RC zone, hard
surfacing within 50 ft of the shoreline and work within 100 ft of wetlands shall be subject to Planning Board review and approval. Variance: Relief is
requested for setbacks and permeability. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Applicant(s)
1
SEAN PALLADINO & SARAH LOCKHART-
Application Type
f
Subdivision Preliminary 4-2023
Subdivision Final 5-2023 V I
PALLADINO
Owner (s) Walter & Karen Lockhart � SEQR Type ` `j Unlisted
Agents) i Hutchins Engineering Lot size � 24.79 acres
f Location ��_1635 Bay Road _-�- Ward: 1' Classification: LC- IOA, RR-3A
-Zoning _
Tax ID No. 265.-1-43 j Ordinance Reference ( 183 I
Cross Reference AV 23-2023 -� _ `� Warren Co. Referral _� n/a for subdivision
Public Hearing n/a for recommendation �� Site Information j APA, LGPC, Slopes
Project Description: Applicant proposes a two lot subdivision of a 25.1 acre parcel. Lot I will be 15.05 acres and will maintain the existing home and
associated site work. Lot 2 will be 10.05 acres and will be used for the construction of a single family home and associated site work. The second lot
will also require site plan review for the construction of a single family home, major stormwater and 15% slopes. Pursuant to chapter 183, subdivision I
of a parcel shall be subject to Planning Board review and approval. Variance: Relief is sought for lot width. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Old Business
Applicant(s) FADEN ENTERPRISES Application Type Site Plan 68-2022
Freshwater Wetlands 13-2022
Special Use Permit 6-2022_-
Owners Sarato a Primes Properties, LLC. __§_q9BJype Unlisted
A ems) Lansing Engineering _ I _ Lot size_ 1.99 acres
Locations 1471 State Route 9 Ward: I ; Zoning Classification: Cl
Tax ID No. ' 288.-1-58 Ordinance Reference 179-3-040, 179-10-040, 94
Cross Reference SP 43-2002, SP 34-2004, SP 8-2006, SP 52-2011, Warren Co. Referral October 2022
SP 59-2014, SP 45-2015, SV 48-2014, DISC 1-
2022, AV 49-2022
Public Hearing I _October 25, 2022, April 25, 2023, June 20, 2023 Site Information J Travel Corridor Overlay
Project Description: Applicant proposes removal of an existing building.on the site to construct 3 new buildings and associated site work. The project
includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for
retail space. The second and third buildings will contain a total of 24 units of self -storage; each building will be 1,740 sq ft and have 12 units. Pursuant i
to chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self -storage facility, hard surfacing within 50 ft of a
shoreline/wetlands, freshwater wetlands permit, and special use permit for self -storage facility shall be subiect to Planning Board review and annroval. 1
New Business:
Applicant(s) _LISA & CHARLES MUNZENMAIER _ Ap lip cation Type Site Plan 42-2023 j
Owner (s) Lisa C Muzenmaier Family Trust �� SEQR TyT.�____J ape II — _1
Agent(s) n/a Lot size 2.69 acres
Location 2760 State Route 9L J Ward: 1 _Zoning Classification: WR _
Tax ID No. �� 239.12-2-95 „� Ordinance Reference ( 179-3-040, 179-6-065 _
Cross Reference SP 42-92, AV 25-2001 j Warren Co. Referral j June 2023 _
Public Hearing ,Tune 20, 2023 _ J Site Information CEA; APA, LGPC, Wetlands !
Project Description: Applicant proposes removal and replacement of a 964 sq ft deck to an existing home with a 6,595 sq ft footprint. The project
includes construction of a 336 sq ft screen porch addition for a portion of the deck and construction of a 64 sq ft mudroom. The existing landscaping, !
lighting & stormwater will remain unchanged. Pursuant to chapterl79-3-040 & 179-6-065, site plan for new floor area in a CEA shall be subject to
Planning Board review and approval.
- Any further business which may be properly brought before the Board -
Minutes for April 18 and April 25
Draft resolution- grant/deny minutes approval
Administrative items:
Site Plan 37-2022, Freshwater Wetlands 8-2022 &
Special Use Permit 2-2022 @ 89 Lower Warren St
ACPower31, LLC.
Draft resolution- grant/deny extension request
Site Plan 5-2023 @ 12 Seelye Road North
Geraldine Eberlein
Draft resolution- grant/deny further tabling
RC. : ROWER
AC Power LLC • 20 W 22nd St, Suite 1501 • New York NY 10010
www.acpowerlic.com • 845.648.2955
April 28, 2023
Laura E. Moore, Planner
Town of Queensbury
Planning and Zoning Department
742 Bay Road
Queensbury, NY 12804
APR 2 8 2023
TOWN OF QUEENSBURY
PLANNING OFFICE
Re: Request for Planning Board Approval Extension
AC Power 31 LLC; Site Plan 37-2022
89 Lower Warren Street; Tax Map# 303.20-2-5; 303.20-2-48.1
Dear Ms. Moore,
As suggested, I am writing to request an extension of the AC Power 31 LLC Site Plan, Special
Use Permit and Freshwater Wetlands approvals granted by the Town of Queensbury Planning
Board on June 23, 2022.
As you're aware, completion of the project's Decommissioning Plan review and sign-
off/approval by Town Attorney and Town Board, as well as "Final" signature of the plan set by
the Zoning Administrator, has been delayed.
We respectfully request a 1-year extension of the project's Planning Board approvals, assuming
initiation of site work and construction must occur within that time period. If project
completion or commercial operation is required, we request an 18-month extension.
Please let us know next steps in securing the extension (e.g. attendance at a Planning Board
meeting). Thank you for your attention to this matter.
Sincerely,
�� Gl%61�
Gina Wolfman
Senior Director, Project Development
Cc: C. Brown, Dir. — Planning/Zoning
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
TOWN OF QUEENSBURY PLANNING BOARD
RESOLUTION — GRANT / DENY EXTENSION REQUEST
SITE PLAN 37-2022, FRESHWATER WETLANDS 8-2022 & SPECIAL USE
PERMIT 2-2022 ACPOWER31, LLC.
Tax Map ID: 303.20-2-50, 303.202-48.1 / Property Address: 89 Lower Warren Street /Zoning: HI
The following application for Site Plan 37-2022 was submitted: Applicant proposed to utilize 44.1 acres
between lower Warren and the Hudson River of a 62.72 acre parcel for a new solar farm of 5MW AC with
fixed panels. The project proposes disturbance less than 25 acres. The number of panels would be 11,804 to
be installed over 9 acres of property. The project includes preparation of the property for installation of the
panels, access drive areas on the site and access through an adjoining parcel to the east. Stormwater
management, landscaping and fencing to be included as well.
The Planning Board approved Site Plan 37-2022 on June 23, 2022. Applicant is requesting an 18 month
extension.
MOTION TO APPROVE AN 18 MONTH EXTENSION FOR SITE PLAN 37-2022, FRESHWATER
WETLANDS 8-2022 & SPECIAL USE PERMIT 2-2022 ACPOWER31, LLC. Introduced by
who moved for its adoption
Duly adopted this 20th day of June 2023 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — TABLE SITE PLAN 5-2023 GERALDINE EBERLEIN
Tax Map ID: 227.17-1-25, 227.17-1-24 / Property Address: 12 Seelye Road North / Zoning: WR
(Revised) Applicant proposes demolition of an existing home and guest cottage to construct a new home
with a footprint of 2,411 sq ft, an outdoor kitchen of 234 sq ft and a new floor area of 3,343 sq ft. The project
includes associated site work for new permeable driveway, stormwater management, and shoreline
landscaping. The project includes installation of a new septic system on the adjoining property and moved to
the East property line.
MOTION TO TABLE SITE PLAN 5-2023 GERALDINE EBERLEIN. Introduced by who
moved for its adoption,
Tabled until the July 18, 2023 Planning Board meeting.
Duly adopted this 201h day of June 2023 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 45-2023 & Freshwater Wetlands 9-2023
@ 290.Bay Road & Bay Road
Bay Road Self Storage
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
ow Community Development Department Staff Notes
June 20, 2023
Site Plan 45-2023 & BAY ROAD SELF STORAGE
Freshwater Wetlands 9-2023 290 Bay Rd & Bay Rd / Commercial Light Industrial / Ward 2
SEQR Unlisted
Material Review: site plan application, site plans, freshwater wetland, elevation, lighting,
stormwater
Parcel History: SP 17-2002, SP 24-2002, AV 66-2018, AV 22-2023
Warren Co Referral Sent: June 202 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to redevelop an existing industrial site with 11 new self -storage buildings for a total of 478
units. The building footprint is 61,800 sq ft. Site work includes access from Bay Road and connection to the
existing access for the adjacent self -storage facility. The site will have parking areas, secondary curb cut,
stormwater management and landscaping. Project includes a lot line adjustment of 302.8-2-20 and a lot merger
of 302.8-2-17, 302.82-21 and 302.8-2-24. The site has a stream and wetlands that will not be disturbed.
Pursuant to chapter 179-3-040, site plan for a new commercial use in the CLI zone and hard surfacing within
100 ft of wetlands shall be subject to Planning Board review and approval. Variance: Relief is sought for
setbacks and road frontage. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project is located at 290 Bay Road on a 9.18 ac parcel in the Commercial light industrial zone
-CLI
• Arrangement- The project will include the installation of 11 self -storage buildings and associated site work.
• Site Design- The project arrangement includes two access points on Bay Road and is considered phase II.
• Building — There are to be 11 self -storage building for 478 unit. Phase I was 9 buildings for 365 units.
Buildings 10-13 are 6,300 sq ft, Building 14 is 3,300 sq ft, Building 15 is 6,600 sq ft, Building 16 is 6,000
sq ft, Building 17 is 1,200 sq ft, Building 18&19 is 6,600 sq ft, Building 20 6,300 s qft. (Note site plan sheet
needs update numbers 18-20.)
• Site conditions -The site is adjacent to existing self -storage buildings
• Traffic- The project requires 96 parking spaces that are shown on the plan.
• Grading and drainage plan, Sediment and erosion control -The applicant has provided a grading and
stormwater management plan. There are detention basins to be installed with infrastructure. The application
materials have been provided to the Town designated engineer for review and comment.
• Landscape plan -The applicant has provided landscaping information for the north property line area. The
plans show areas to not be cleared by the project. These area are buffer areas between existing residential
uses and commercial light industrial.
• Site lighting plan -The plans indicate there are 83 wall mounted lights at 10 ft in height. The light poles to
be installed are 6 and to be mounted at 15 ft in height. The applicant to provided additional information
about the average foot candle for the site with both pole and wall mounted fixtures.
• Site details -Snow removal locations should be provided.
• Utility details -The site will be serviced by electric. There is no connection for water or sewer to the
buildings. The office building area is located in Phase I.
• Signage-The plans show the signage location. The plans should indicate dimension and details of lighting.
• Elevations and Floor plans -The elevations and floor plans are limited and will need to be clarified — with
height and colors-
• Waivers -The applicant has only requested a waiver from details of the storage buildings. The applicant has
provided information for items g. site lighting, h. signage, j. stormwater, k. topography, 1. landscaping, n
traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r. construction/demolition
disposal.
• The waivers requested —Staff would suggest details of the storage buildings be provided including
supporting information the existing office area will be used as the project will combine both sites.
• 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.
Freshwater Wetlands
The project work occurs within 100 ft of the wetland. The project does not proposes work in the wetlands. The
plans show the wetland location.
Area Variance
Building 10 of 6,300 sq ft for 50 units is located 65 ft from the wetland 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.
The board may request additional information for dimensions and color scheme of storage units, snow removal
and lot merger and lot line adjustments are to be part of final plans.
Meeting History: 1st Meeting
LaBeLLa
pOrered by pa.
June 6, 2023
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Via email: craigb@gueensbury.net
RE: Bay Road Self Storage
Town of Queensbury, Warren County, New York
LaBella Project No. 2220706.81
Queensbury Ref No. SP45-2023
Dear Mr. Brown,
LaBella Associates has received a submission package from your office for the above referenced
project. The Applicant is proposing a self storage facility. The proposed facility will consist of multiple
self storage buildings, parking, access drives, and stormwater facilities. Information submitted to our
office for review includes the following:
• Project Application for parcels 302.8-2-21 and 302.8-2-17, received by the Town of
Queensbury on May 15, 2023;
• ACOE No Permit Required, dated April 19, 2023;
• FEAF (Full Environmental Assessment Form);
• Photometric Plan, prepared by EDP, dated February 10, 2023 (1 page);
• Project Narrative, prepared by EDP, dated March 2023;
• Phase II Site Plans, prepared by EDP, dated February 10, 2023 (8 pages);
• Stormwater Report, prepared by EDP, dated May 2023;
• Site Survey, (2 pages);
• SWPPP, prepared by EDP, dated May 2023;
• Freshwater Wetlands Permit.
Your office has requested that we limit our review to stormwater management systems as they relate
to compliance with local and State codes and regulations. Based upon our review of the information
submitted, we offer the following comments for the Town's consideration.
LaBella Associates P.C. 1 20 Elm Street, Suite 100 ; Glens Falls, NY 12801
www.labellapc.com
1. According to the site plan application, the project will disturb 6.1 acres and is located outside the
Lake George Park. Therefore, the project's compliance requirements with the applicable Town
and State stormwater regulations are as follows:
a. Town Code 147-8: required because disturbance >= 1 ac.
b. Town Code 147-9 and 147-10: required for all projects.
c. Town Code 147-11: not required because outside LG Park
d. NYSDEC GP Coverage: required because disturbance >= 1 ac.
2. The applicant shall provide an unsigned copy of the MS4 SWPPP acceptance form within the
SWPPP (and an executed copy with the final SWPPP.
3. It appears the Applicant has made an inquiry to the NYS DEC regarding impacts to threated and
endangered species as it related to the development of the site. The Applicant shall provide
correspondence once received and include it in the SWPPP.
4. It appears the Applicant obtained correspondence from the NYS OPRHP regarding Archeological
Resources and Historic Places as it related to the development of the site. The Applicant shall
provide correspondence and include it in the SWPPP.
5. The Applicant has conducted test pits within the bounds of Infiltration Basin #1 and #3; however,
it doesn't appear that any test pits were performed within the bounds of Infiltration Basin #2 and
#4. Also, it doesn't appear infiltration tests were performed within the bounds of any proposed
infiltration basin. The Applicant to perform soil test pits within infiltration basin 2 & 4 and
infiltration testing within the bounds of each infiltration practice to confirm the soil's infiltration
capacity and verify adequate separation distances to groundwater or a restrictive layer. LaBella
doesn't take exception to performing soil testing during the time of construction. However, it
shall be noted that if any design changes occur because of discovered inconsistency in soil
conditions, the project may be subject to additional site plan review. The Applicant shall notify
the Town prior to advancing the soil testing, such that the Town can witness the testing if they so
choose.
6. It appears there is inconsistency between the HydroCAD model and Site Plan drawings. The
HydroCAD report shows an 18" culvert exiting the southerly portion of FB3 to the northerly
portion of FB3 while the Drainage Plan shows a 12" culvert. The Applicant to revise the model or
plans accordingly.
7. Forebays are intended to pre -treat stormwater infiltration practices and therefore may eventually
become inundated with sediment that will greatly reduce infiltrative capacity of the underlying
soil. Based on that principal, the Applicant shall not include an exfiltration component in the
HydoCAD model for F133.
2
Conclusion and Recommendations
The technical comments above are significant in nature. We therefore recommend that the Board
require the applicant to update their application to address these comments.
In the event the Planning Board or Town staff have any questions or require additional information,
please do not hesitate to contact me at (518) 824-1943.
Respectfully submitted,
LaBella Associates
Paul Guillet, PE
Senior Civil Engineer
c: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via email)
3
FIRE MARSHAL'S OFFICE
Town of Queensbusy
742 Bay Road, Queensbusy, NY 12804
"Hofne of Natural Beauty... A Good Place to Live"
PLAN REVIEW (site)
Bay Road Self Storage
290 Bay Road
SP — 45 - 2023
6/5/2023
The following comments are based on a review of submittals:
• FM has no issues at this time
,,r� ---s :L
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fire Marsha 1 ' s Office - Phone: 518-761-8206 - F a s: 518-745-4437
f~isetnarshal@gtteensbttst/ iiet - zuzvMqueensburi a/ iet
owTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 22-2023 BAY ROAD SELF STORAGE
Tax Map ID: 302.8-2-17, 302.8-2-21, 302.8-2-20, 302.8-2-24 / Property Address: 290 Bay Rd / Zoning: CLI
The applicant has submitted an application for the following: Applicant proposes to redevelop an existing
industrial site with 11 new self -storage buildings for a total of 478 units. The building footprint is 61,800 sq ft.
Site work includes access from Bay Road and connection to the existing access for the adjacent self -storage
facility. The site will have parking areas, secondary curb cut, stormwater management and landscaping. Project
includes a lot line adjustment of 302.8-2-20 and a lot merger of 302.8-2-17, 302.82-21 and 302.8-2-24. The site
has a stream and wetlands that will not be disturbed. Pursuant to chapter 179-3-040, site plan for a new
commercial use in the CLI zone and hard surfacing within 100 ft of wetlands shall be subject to Planning Board
review and approval. Variance: Relief is sought for setbacks and road frontage. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 22-2023 BAY ROAD SELF STORAGE.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
W
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 20t" day of July 2023 by the following vote:
AYES:
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 43-2023 @ 27 Sunset Lane
William Levett
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
at Community Development Department Staff Notes
June 20, 2023
Site Plan 43-2023 WILLIAM LEVETT
27 Sunset Lane / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site drawings, deck drawings, screen porch over deck drawings,
survey from 2022
Parcel History: AV 30-1997, AV 20-2023
Warren Co Referral Sent: June 2023 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to replace existing 900 sq ft deck with an 810 sq ft deck that contains a screened -in portion
of 270 sq ft. A 144 sq ft portion of the deck had been removed during the septic alteration. The existing 1,112
sq ft footprint home, 563 sq ft garage and 120 sq ft shed will remain unchanged. Pursuant to chapter 179-3-040
& 79-4-080, site plan for new floor area in a CEA shall be subject to Planning Board review and approval.
Variance: Relief is sought for setbacks and floor area. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
• Location -The project site is located at 22 Sunset Lane on a 0.26 ac located in a Waterfront Residential Zone
• Arrangement- The site has an existing home, garage and shed to remain.
• Site Design- There is no change to the existing site conditions.
• Building — The 1112 sq ft home is to remain the existing deck of 900 sq ft is to be removed and replaced
with 810 sq ft of deck area — the intent is to fill in the indent areas of the existing deck. In addition there is
to be 270 sq ft a covered deck
• Grading and drainage plan, Sediment and erosion control -The applicant has indicated there are no changes
to the existing site.
• Landscape plan- The applicant has indicated there are no changes to the existing site.
• Site lighting plan- The applicant has indicated there are no changes to the existing site.
• Utility details- The applicant has indicated there are no changes to the existing site. The site is serviced by
an existing well and septic. The septic was recently updated in 2022.
• Elevations -The plans show the sketch of the deck to be added and the covered deck portion.
• Floor plans- The plans show the sketch of the deck to be added and the covered deck portion.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, 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. The applicant provided information for the p floor plans and
elevations of the deck and screened portion.
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.
Area Variance
The deck is to be 19.7 ft with steps 16 ft to the front where 30 ft setback is required. Floor area proposed is
2,882 sq ft and allowed is 2,464 sq ft
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and floor area.
Meeting History: 1st Meeting
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 20-2023 WILLIAM LEVETT
Tax Map ID: 226.19-2-9 / Property Address: 27 Sunset Lane / Zoning: WR
The applicant has submitted an application for the following: Applicant proposes to replace existing 900 sq ft
deck with an 810 sq ft deck that contains a screened in portion of 270 sq ft. A 144 sq ft portion of the deck had
been removed during the septic alteration. The existing 1,112 sq ft footprint home, 563 sq ft garage and 120 sq
ft shed will remain unchanged. Pursuant to chapter 179-3-040 & 79-4-080, site plan for new floor area in a CEA
shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks and floor area.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 20-2023 WILLIAM LEVETT.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
WE
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 20"' day of June 2023 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 41-2023 @ 740 Glen Street
Roaring Brook, LLC/Valvoline
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
ei Community Development Department Staff Notes
June 20, 2023
Site Plan 41-2023 ROARING BROOK, LLC/VALVOLINE
740 Glen Street / Commercial Intensive / Ward 2
SEQR Type II
Material Review: site plan application, site plan drawings, building elevations existing and proposed,
survey
Parcel History: SP 60-1990, AV 43-1990, AV 87-2003, AV 18-2023, SV 1345-20003, UV 42-1990
Warren Co Referral Sent: June 2023 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a facade upgrade to an existing 2,201.83 sq ft building and new signage. The new facade
includes a false facade for a portion of the building where the roofline would be up to 19.5 ft in height. The
remainder of the roofline would remain at the existing 14 ft height. The facade change would include a new 30
sq ft wall sign. The project includes a new 45 sq ft free standing sign as well. The facade colors are similar to
the previous colors: brown for the building with red, white and blue signage. Pursuant to chapter 179-3-040, site
plan for facade upgrades ad preexisting shed shall be subject to Planning Board review and approval. Variance:
Relief is sought for setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project is located at 740 Glen Street on a 12,053.39 s q ft parcel that is zoned Commercial
Intensive
• Arrangement- The site has an existing Valvoline Oil service center building of 2,201.83 sq ft and existing
parking to remain.
• Site Design- There is no change
• Building — The existing building of 2,606.09 sq ft building is to remain
• Traffic- The site plan indicates there are 11 spaces on site that are to remain with no changes.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes no changes to the existing
stormwater management on site and requests a waiver.
• Landscape plan -The applicant has indicated there will be some clean-up of the vegetation but no change of
the existing vegetation.
• Site lighting plan -The applicant has indicate there are no lighting changes to the site and requests a waiver.
• Utility details -The existing utilities will remain the same and a waiver is requested.
• Signage-The applicant has proposed the free-standing sign to be located to a compliant location. The Wall
sign is to be 30 sq ft and to be located on the new false front.
• Elevations -The plans indicate the building facade includes a thin brick siding, then at the bottom a pattern
stone siding for all four sides. The new roof line area is at the office area with stucco face areas with brick
face column — this is about 5 feet 6 inches above the current roofline.
0 Floor plans -The floor plans for the existing building remain the same
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, j.
stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, q. soil
logs, r. construction/demolition disposal s. snow removal.
• The waivers requested —Staff finds it reasonable to request a waiver as there is no change to the existing
site and the primary change is the building facade. The applicant has provided information about: h.
signage and p floor plans,
• 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.
Area Variance
The roof line area over the office is to be 30 ft from the front setback where 75 ft setback is required, and 14 ft
from the north property line where a 30 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: I'Meeting
6Ws
Town of Queensbury
QW
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 18-2023 ROARING BROOK, LLC/VALVOLINE
Tax Map ID: 302.6-1-52 / Property Address: 740 Glen Street / Zoning: CI
The applicant has submitted an application for the following: Applicant proposes a fagade upgrade to an
existing 2,201.83 sq ft building and new signage. The new fagade includes a false fagade for a portion of the
building where the roofline would be up to 19.5 ft in height. The remainder of the roofline would remain at the
existing 14 ft height. The fagade change would include a new 30 sq ft wall sign. The project includes a new 45
sq ft free standing sign as well. The fagade colors are similar to the previous colors: brown for the building with
red, white and blue signage. Pursuant to chapter 179-3-040, site plan for fagade upgrades ad preexisting shed
shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. Planning Board
shall provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 18-2023 ROARING BROOK,
LLC/VALVOLINE.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
K'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 20t" day of June 2023 by the following vote:
AYES
IM43W
Phone: 518.761.8220 1 Far: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 44-2023 & Freshwater Wetlands 8-2023
@ 1172 State Route 9
Great Escape Theme Park, LLC.
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
OL June 20, 2023
Site Plan 44-2023 & GREAT ESCAPE THEME PARK, LLC.
Freshwater Wetlands 8-2023 1172 State Route 9 / Recreation Commercial / Ward 1
SEQR Type II
Material Review: site plan application, pergola details, wetlands details, site drawings
Parcel History: SP 5-2017, SP 28-2017, SP 15-2018, SP 3-2019, SP 54-2019, SP 67-2019,
SP 3-2020, SP 22-2022, AV 6-2022, FWW 1-2022, AV 21-2023
Warren Co Referral Sent: June 2023 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Proiect Description
Applicant proposes to modify an existing site plan for the patron entry area at the Great Escape. The existing
2,830 sq ft building is to be modified with a 490 sq ft pergola at the front of the building and a 430 sq ft pergola
at the rear of the building. Previous plans for a separate 1,150 sq ft ticket building are not being completed at
this time. Pursuant to chapter 179-3-040 and Chapter 94, site plan for new pergolas in an RC zone, hard
surfacing within 50 ft of the shoreline and work within 100 ft of wetlands shall be subject to Planning Board
review and approval. Variance: Relief is requested for setbacks and permeability. Planning Board shall provide
a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project site is located at 1172 State Route 9 building #62 on a 238 ac parcel in the Recreation
Commercial Zone RC.
• Arrangement- The existing buildings, rides and other amenities will remain with no changes.
• Site Design- The area in front of Building 62 is existing paved surface is to remain and the rear surface
where the pergola is to be will be permeable pavers.
• Building — Building 62 is an existing 2,830 sq ft building and a portion is used for guest services for tickets.
There is to be a pergola on the front of the building of 490 sq ft and to the rear of the building of 430 sq ft.
• Traffic- There is no change to the number of parking spaces they are to remain as is. There is no parking
near the pergolas.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes the front pergola area to
remain hard surface area. The rear pergola area will be converted to a permeable paver surface. The project
work for the paver was considered hard surfacing — no detail of the paver system was provided. The
applicant has requested a waiver from grading and stormwater management.
• Landscape plan -The applicant has indicated additional fencing will be installed for the rear pergola area.
The applicant has requested a waiver from landscaping.
• Site lighting plan -There are no plans to change the site lighting applicant has requested a waiver.
• Utility details -There are no changes to the existing site utilities.
• Signage- The applicant has been made aware the fountain area with the new signage will require a variance
for additional free standing sign.
• Elevations -The plans show the view of the pergola and the building labeling areas for windows and access.
Floor plans -The plans show the internal space use specific to ticket area access, windows and use.
Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic,. q soil logs, r. construction/demolition
disposal s. snow removal.
• The waivers requested —Staff finds it reasonable to request a waiver for these items as they are specific to
one portion of the building and area for tickets. The applicant has provided information for o.
commercial alterations/ construction details, p floor plans.
• 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.
Freshwater Wetlands
The project work is within 100 ft of the wetland area noted as the Swan Boat area. There is no work proposed
in the wetland. The location of the Swan Boat ride area is noted on the survey.
Area Variance
The front pergola that is to be 16.5 ft from the front where a 75 ft setback is required. The rear pergola is 66.8
ft. from the front setback where a 75 ft setback is required and is located 32.5 ft from the shoreline.
Permeability for project area work defined as 3,754 sq ft where 100% to be impermeable where 30% is required
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for
permeability and setbacks.
Meeting History: 1" Meeting
owTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 21-2023 GREAT ESCAPE THEME PARK, LLC.
Tax Map ID: 288.20-1-20 / Property Address: 1172 State Route 9 / Zoning: RC
The applicant has submitted an application for the following: Applicant proposes to modify an existing site plan
for the patron entry area at the Great Escape. The existing 2,830 sq ft building is to be modified with a 490 sq ft
pergola at the front of the building and a 430 sq ft pergola at the rear of the building. Previous plans for a
separate 1,150 sq ft ticket building are not being completed at this time. Pursuant to chapter 179-3-040 and
Chapter 94, site plan for new pergolas in an RC zone, hard surfacing within 50 ft of the shoreline and work
within 100 ft of wetlands shall be subject to Planning Board review and approval. Variance: Relief is requested
for setbacks and permeability. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 21-2023 GREAT ESCAPE THEME PARK,
LLC.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
1'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 201" day of June 2023 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Subdivision (P) 4-2023 &Subdivision (F) 5-2023 @
1635 Bay Road
Sean Palladino & Sarah Lockhart Palladino
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 20, 2023
Subdivision Preliminary 4-2023 SEAN PALLADINO & SARAH LOCKHART PALLADINO
& Subdivision Final 5-2023 1635 Bay Road / Land Conservation 10A, Rural Residential 3A / Ward 1
SEQR Unlisted
Material Review: preliminary and final subdivision applications, subdivision plans, survey,
Parcel History: AV 23-2023
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a two lot subdivision of a 25.1 acre parcel. Lot 1 will be 15.05 acres and will maintain the
existing home and associated site work. Lot 2 will be 10.05 acres and will be used for the construction of a
single family home and associated site work. The second lot will also require site plan review for the
construction of a single family home, major stormwater and 15% slopes. Pursuant to chapter 183, subdivision of
a parcel shall be subject to Planning Board review and approval. Variance: Relief is sought for lot width.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan Review —
• No sketch plan requested — waiver from sketch plan requested.
Preliminary Review —
• Layout plans —The project plans show the two lot layout.
• Construction details —The plans show the location of the existing home and the proposed home
• Landscape plans — The project does not trigger landscaping
• Clearing plan — The project disturbance for Lot 2 is proposed to be a total of 1.4 acres
• Grading and erosion plans —The plans show the grading and erosion control for Lot 2
• The Environmental report — The applicant has complete a long environmental assessment form
• Stormwater management — The applicant has provided a grading plan for the site showing area for the house
and driveway areas to be graded. The stormwater management includes detention basins and trench areas to
address stormwater. The submission has been provided to the Town Designated engineer for review and
comment.
• Fees per application.
• Waivers No waivers requested
• Open Space —no open space proposed
• Streets —no new streets proposed
Final Stage Review —
• Final Plat -subdivision for 2 lots.
State/County agency —Planning and Zoning Board- involved for two lot proposed subdivision.
Other plans reports —Stormwater management—SWPPP, Major Stormwater Permit, Maintenance agreement
Protected open space —none proposed.
Area Variance
The lots do not meet the required lot width average. Lot 1 will have an average lot width of 618.1 ft and Lot 2
proposes 400 ft where 800 ft lot width is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for average lot
width.
Meeting History: 1st meeting
arlam
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 23-2023 SEAN PALLADINO & SARAH LOCKHART PALLADINO
Tax Map ID: 265.4-43 / Property Address: 1635 Bay Road / Zoning: LC-10A, RR-3A
The applicant has submitted an application for the following: Applicant proposes a two lot subdivision of a
25.1 acre parcel. Lot 1 will be 15.05 acres and will maintain the existing home and associated site work. Lot 2
will be 10.05 acres and will be used for the construction of a single family home and associated site work. The
second lot will also require site plan review for the construction of a single family home, major stormwater and
15% slopes. Pursuant to chapter 183, subdivision of a parcel shall be subject to Planning Board review and
approval. Variance: Relief is sought for lot width. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 23-2023 SEAN PALLADINO & SARAH
LOCKHART PALLADINO.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
1'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 20th day of June 2023 by the following vote:
AYES
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 68-2022,
Freshwater Wetlands
13-2022 &
Special
Use
Permit
6-2022 @ 1471 State
Route 9
Faden Enterprises
Public Hearing scheduled
Unlisted SEQR
Draft resolution- SEQR, grant/deny site plan
approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 20, 2023
Site Plan 68-2022, FADEN ENTERPRISES
Freshwater Wetlands 13-2022 & 1471 State Route 9 / Commercial Intensive / Ward 1
Special Use Permit 6-2022
SEQR Unlisted
Material Review: site plan application, freshwater wetlands permit, special use permit, site
plans, elevations, floor plans, stormwater.
Parcel History: SP 43-2002, SP 34-2004, SP 8-2006, SP 52-2011, SP 59-2014, SP 45-
2015, SV 48-2014, DISC 1-2022, AV 49-2022
Warren Co Referral Sent: October 2022 / Comments: Concur w/local board.
Requested Action
Planning Board review and approval for removal of an existing building to construct 3 new buildings.
Resolutions
1. SEQR
2. PB decision
Proiect Description
Applicant proposes removal of an existing building on the site to construct 3 new buildings and associated site
work. The project includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a
drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for retail space. The second and third buildings will
contain a total of 24 units of self -storage; each building will be 1,740 sq ft and have 12 units. Pursuant to
chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self -storage facility, hard
surfacing within 50 ft of a shoreline/wetlands, freshwater wetlands permit, and special use permit for self -
storage facility shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located at 1471 State Route 9 within the Outlet Mall area. The project site is 1.92 ac.
• Arrangement- The applicant proposes removal of the existing building on the site to construct the new
buildings and associated site work.
• Building — Building 1 is to be 8,950 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a drive-thru,
2,500 sq ft for a restaurant, and 8,355 sq ft for retail space. Building 2 and Building 3 will contain a total of
24 units of self -storage in a total of 3,480 sq ft of space. Each building will be 1,740 sq ft and have 12 units
• Site conditions -the site has an existing building to be removed. In addition the site contains wetlands and
streams as constraints to the building location and site work.
• Traffic- The applicant proposes 45 parking spaces where 45 are required.
• Grading and drainage plan, Sediment and erosion control -The plans shows an interconnected basin
arrangement for a sub -surface stormwater management in the front parking lot. The project was provided to
the Town Designated Engineer for review and comment.
• Landscape plan -The landscaping plan shows existing areas of vegetation to remain along the stream,
wetland areas. The new planting plan shows some trees along Route 9, some trees and shrubs along the
building. The applicant has revised the planting plan to include additional trees to meet the code guidance
for parking. A bike rack has also been included.
• Site lighting plan -The plan indicate the average lighting for the site is 0.8 foot candles. The plans indicate
pole lights at 15 ft in height and building lights to be mounted at 10 ft. The applicant revised plans for an
antique looking fixture for the parking lot lights.
• Utility details -The applicant will need to connect to municipal sewer and water. The applicant will have
further discussions for connection during construction.
• Signage-The applicant has indicated there will be no free standing sign and each tenant will be applying for
their own signage.
• Elevations -The plans indicate the building height of the retail to be 20 ft then a signage element section 4 ft
above — 24 ft total for four building sections. The plans show each tenant at the rear of the building has a
doorway and roof canopy above the door. The applicant has provided renditions of the main building and
the storage units. The main building is to be grey in color and have box features. The storage buildings are
also to be grey in color for metal siding of the storage units. Elevation plans with dimension for the storage
units will need to be provided. The applicant has provided a cross section however it remains unclear if the
storage units can be seen from Route 9 or the Northway.
The board should review the plans according to Design Guidelines 179-7-050 —route 9 North District
o Route 9 North District: between Sweet Road and the Town's border with the Town of Lake George.
Commercial variety best describes this section of Route 9. The southern end has large and small
retail offerings, interspersed with restaurants, convenience stores, gas stations, a fun park, an RV
park, an outdoor drive-in theater. Amid this section is the Six Flags' The Great Escape. North of this
theme park is the county's municipal center and beyond that a cluster of outlet malls, intersected by
Route 149, an important rural route to Vermont. The North Route 9 corridor, while an improvement
over the lower section, still lacks continuity and sufficient greenery, especially within parking areas.
It is the community's desire to insist on Adirondack-themed designs with more creative
parking design and landscaping, so that the building, parking, and landscaping visually share space.
For example, parking lot lighting should be antique-themed similar to the existing sidewalk
pedestrian lighting. No one aspect of commercial developments located here should be dominant.
Locating truck routes, loading docks, and employee parking in the rear will allow opportunities for
more landscaping to the front and sides of the building. From Montray Road to Round Pond Road,
low -impact commercial development abuts a residential zone along Route 9's south side. Future
development in this area should remain low -impact and transitional in effect.
• Floor plans -Floor plans are only shown for the retail area. Floor plans will be needed for the storage facility
• Waivers -The applicant has not requested waivers at this time.
• 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.
Special Use Permit Criteria:
Note the applicant has revised the Special Use Permit for self -storage facilities. The applicant has indicated no
additional fence screening is to be provided due to the elevation and vegetation to remain.
General Criteria:
1. Harmony with the Comprehensive Plan — Self —storage facilities are an allowed use through special use
permit.
2. Compatibility- The self -storage buildings are to be located in the Commercial Intensive zone. There are
other self -storage buildings located in Cl zoning but a majority are located in Commercial Light Industrial
3. Access, circulation and parking- The plans show two way access for the self -storage buildings but one-way
access from Route 9.
4. Infrastructure and services — The main building is to be connected to sewer and water. The self -storage
buildings will most likely be connected to electric for lighting and power along with sewer and water.
5. Environment and natural features — The applicant's plans note the stream and wetlands on the property. The
buildings and site work are developed around these features.
6. Long-term effects- The applicant has indicated the project work for the self -storage buildings and the main
commercial building are intended to meet the needs of the retail, food service and self -storage needs of the
area.
7. Type —Permanent, Temporary, Renewable — Board to review type of Special Use Permit
8. Specific Criteria 179-10-X. Self -storage. All lots used for self -storage facilities must have fencing along any
property line visible from nearby public streets. -The applicant has indicated the site is to be located behind
the main building and is to be blocked by vegetation and the building from public streets. Staff would
request confirmation as the revised plans are not clear enough to confirm site issues.
Freshwater Wetlands Permit
The project includes work within 100 ft of the wetland. The wetlands/stream areas were delineated by survey.
The applicant has indicated Army Corp jurisdiction. The applicant received notification from the Army Corp
for the process to occur for development near and within the stream and wetland area; this was in an Email
dated March 16, 2023 directed to the applicant's agent.
Nature of Variance
Granted by vote of 4-3 on 4/19/2023 ZBA meeting. The plan indicated Building 1 (retail/food) is located 60 ft
from the stream and 74 ft from the wetland; Building 2 is 41 ft and 43 ft from the wetland/stream area; Building
3 is 36 ft and 44 ft from the wetland area where a 75 ft setback from building to wetland is required
Summary
The applicant has completed a site plan application for the demo of the existing building and for the
construction of 3 new buildings and associated site one building 3 tenant spaces, the second and third buildings
are to be self -storage. The board may have further discussion about the building elevations, color scheme in
relation to the Route 9 Corridor. Any final plans will need to included building elevations with dimensions for
the storage units and retaining wall detail with dimensions and materials
Meeting History: PB: 10/25/2022, 4/25/2023; ZBA: 10/19/2022, 4/19/2023
&A%M
QtTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
SEQR RESOLUTION — Grant Positive or Negative Declaration
SITE PLAN 68-2022, FRESHWATER WETLANDS 13-2022 & SPECIAL USE PERMIT 6-2022
FADEN ENTERPRISES
Tax Map ID: 288.-1-58 / Property Address: 1471 State Route 9 / Zoning: CI
Applicant proposes removal of an existing building on the site to construct 3 new buildings and associated site
work. The project includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a
drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for retail space. The second and third buildings will
contain a total of 24 units of self -storage; each building will be 1,740 sq ft and have 12 units. Pursuant to
chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self -storage facility, hard
surfacing within 50 ft of a shoreline/wetlands, freshwater wetlands permit, and special use permit for self -
storage facility shall be subject to Planning Board review and approval.
The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation
Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of
Queensbury;
No Federal or other agencies are involved;
Part 1 of the Short EAF has been completed by the applicant;
Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning
Board as lead agency that this project will result in no significant adverse impacts on the environment, and,
therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is
issued.
MOTION TO GRANT A POSITIVE DECLARATION OR NEGATIVE DECLARATION FOR SITE
PLAN 68-2022, FRESHWATER WETLANDS 13-2022 & SPECIAL USE PERMIT 6-2022 FADEN
ENTERPRISES. Introduced by who moved for its adoption.
As per the resolution prepared by staff.
1. Part II of the Short EAF has been reviewed and completed by the Planning Board.
2. Part III of the Short EAF has been reviewed and completed by the Planning Board.
Or
Part III of the Short EAF is not necessary because the Planning Board did not identify potentially
moderate to large impacts.
Duly adopted this 201h day of June 2023 by the following vote:
AYES
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 68-2022, FRESHWATER WETLANDS 13-2022 & SPECIAL USE PERMIT 6-2022
FADEN ENTERPRISES
Tax Map ID: 288.4-58 / Property Address: 1471 State Route 9 / Zoning: CI
Applicant proposes removal of an existing building on the site to construct 3 new buildings and associated
site work. The project includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000 sq ft
for a drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for retail space. The second and third buildings
will contain a total of 24 units of self -storage; each building will be 1,740 sq ft and have 12 units. Pursuant to
chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self -storage facility,
hard surfacing within 50 ft of a shoreline/wetlands, freshwater wetlands permit, and special use permit for
self -storage facility shall be subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board made a recommendation to the Zoning Board of Appeals on 10/18/2022; the ZBA
approved the variance on 4/19/2023;
The Planning Board opened a public hearing on the Site plan application on 10/25/2022 and continued the
public hearing to 6/20/2023, when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including 6/20/2023;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN 68-2022, FRESHWATER WETLANDS 13-
2022 & SPECIAL USE PERMIT 6-2022 FADEN ENTERPRISES; Introduced by who
moved for its adoption.
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired.
Page 1 of 2
Phone: 518.761.8220 1 Fax: S18.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff,
b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval, permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign -off required prior to signature of
Zoning Administrator of the approved plans;
e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements;-
f) If required, the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT (Notice of Termination) upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
h) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
i) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
j) As -built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
k) This resolution is to be placed in its entirety on the final plans.
1) This Special Use Permit will be temporary / permanent / renewable.
Duly adopted this 201h day of June 2023 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 53.8.761.8220 1 Fax: S18.74S.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 42-2023 @ 2760 State Route 9L
Lisa & Charles Munzenmaier
Public Hearing scheduled
SEAR II
Draft resolution- grant/deny site plan approval.
Town of Queensbury Planning Board
Qk Community Development Department Staff Notes
June 20, 2023
Site Plan 42-2023 LISA & CHARLES MUNZENMAIER
2760 State Route 9L
SEQR Type II
Material Review: site plan application, deck and sunroom plans, survey, site plan
Parcel History: SP 42-92, AV 25-2001
Warren Co Referral Sent: June 2023 / Comments: NCI. Informal staff comments: Board should consider
cumulative site improvements relating to stormwater.
Requested Action
Planning Board review and approval for removal of an existing deck to construct a new deck, screen porch, and
mudroom.
Resolutions
1. PB decision
Project Description
Applicant proposes removal and replacement of a 964 sq ft deck to an existing home with a 6,595 sq ft
footprint. The project includes construction of a 336 sq ft screen porch addition for a portion of the deck and
construction of a 64 sq ft mudroom. The existing landscaping, lighting & stormwater will remain unchanged.
Pursuant to chapter 179-3 -040 & 179-6-065, site plan for new floor area in a CEA shall be subject to Planning
Board review and approval.
Staff Comments
• Location -The project is located at 2760 State Route 9L on a 2.69 ac parcel in the Waterfront Residential
zone.
• Arrangement- The existing home and site conditions are to remain the same.
• Site Design- There are no changes to the existing site conditions
• Building — The home has an existing deck of 964 sq ft that is to be replaced with a new deck. A 336 sq ft
portion of the deck will contain a screen porch and a 64 sq ft covered porch addition is for the mudroom.
• Grading and drainage plan, Sediment and erosion control -There are no changes to the existing stormwater
management. The applicant requests a waiver from topography as there is no grading occurring.
• Landscape plan -There are no changes to the site landscaping. The applicant has included a picture of the
vegetation at the shoreline
• Site lighting plan -There are no changes proposed.
• Utility details -The applicant has an existing septic system upgraded in 2001 for 4 bedrooms. No additional
bedrooms are proposed. The house is serviced by a well. No changes are proposed
• Elevations -The elevations shows the front elevation view of the mudroom covered porch area, new deck and
screen porch.
• Floor plans -The floor plans show the details for the deck, screened porch, mudroom porch as well as the
house layout.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, 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. The applicant has provided p floor plans
• 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.
Summary
The applicant proposes two residential additions and replacement of deck to the existing home. One addition is
64 sq ft mud room porch and the other is 336 sq ft screen porch over a portion of the 964 deck to be replaced.
Meeting History: 1st Meeting
UVAM
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 42-2023 LISA & CHARLES MUNZENMAIER
Tax Map ID: 239.12-2-95 / Property Address: 2760 State Route 9L / Zoning: WR
The applicant has submitted an application to the Planning Board: Applicant proposes removal and
replacement of a 964 sq ft deck to an existing home with a 6,595 sq ft footprint. The project includes
construction of a 336 sq ft screen porch addition for a portion of the deck and construction of a 64 sq ft
mudroom. The existing landscaping, lighting & stormwater will remain unchanged. Pursuant to chapterl79-
3-040 & 179-6-065, site plan for new floor area in a CEA shall be subject to Planning Board review and
approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board opened a public hearing on the Site plan application on 6/22/2023 and continued the
public hearing to 6/22/2023, when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including 6/22/2023;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN 42-2023 LISA & CHARLES
MUNZENMAIER; Introduced by who moved for its adoption.
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired.
Page 1 of 2
Phone: 518.761..8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff;
b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval, permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign -off required prior to signature of
Zoning Administrator of the approved plans;
e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements;-
f) If required, the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT (Notice of Termination) upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
h) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
i) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
j) As -built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
k) This resolution is to be placed in its entirety on the final plans
Duly adopted this 201" day of June 2023 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 518.761..8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 1.28041 www.queensbury.net