Staff Notes for 7/18/2023PLANNING BOARD
STAFF NOTES
DULY 18, 2023
Queensbury Planning Board Agenda
First Regular Meeting: Tuesday, July 18, 2023 / Time 7 — 11 pm
Queensbury Activities Center @ 742 Bay Road
Approval of Minutes
Dates- May 16, 2023, May 18, 2023 and May 25, 2023
Administrative Items
Site Plan 16-2019 Alex & Michelle Wilcox- Request for a one year extension
Site Plan 1-2023 Stevin O'Brien & Mackenzie Baertschi- Table to August 15, 2023 meeting
Recommendations:
Applicant(s) �]
NORTHSTAR DONUT GROUP
I Application Type
Site Plan 47-2023
Owner (s) v�
LAgent(s)
Thomas Burke & Jeremiah Burke
_SEQR Type__
_
Type II
Jon Lapper
Lot size
.5 acre C
Location J
22 Main Street v _
` _� Ward: 4 i
_
Zoning Classification: MS
Tax ID No. �J
309.11-1-30
j Ordinance Reference (
140
Cross Reference AV 76-1997, AV 23-1998, SP 12-98, SV 4-2023 J Warren Co. Referral t July 2023
Public Hearing n/a for recommendation Site Information I Main Street
Project Description: Applicant proposes to alter existing signage and modify the existing building facade. The existing 2,003 sq ft building to remain
unchanged. The current wall sign will be replaced with a 22 sq ft wall sign with the word "DUNKIN" and a new 15 sq ft wall sign will be installed with
the wording "Queensbury Dunkin" and a logo. Free standing sign will be refurbished to a 32 sq ft sign with the wording "Dunkin' Drive Thru".
Directional signs of 3.14 sq ft to be placed at each entrance and exit access points, four total. Additional signage to be included above the height check
arm indicating "Drive Thru". The menu board will be replaced with a 19.98 sq ft digital board as a freestanding sign. The project includes replacing the
sloped canopies with flat canopies over the entrance and drive through window as well as placement of a new canopy over the digital menu board.
Pursuant to chapter 140, site plan for new signs and new canopies in the Main Street zone shall be subject to Planning Board review and approval.
Variance: Relief is sought for number of free standing and wall signs, sign lighting and sign materials. Planning Board shall provide a recommendation
to the Zoning Board of Appeals. E
Applicant(s) (
JOHN DICKINSON
_� Application Type
Site Plan 49-2023
Owner (s) i
—Agents)
Lorraine Dickinson
f SEQR TYPe
Type Ih _ i
I
Hutchins En i neering --
_ _ j Lot size j
.3 acre
Location _ _�
113 Rockhurst Road
Ward: 1 _—_�
Zoning Classification: WR
Tax ID No. j
227.9-1-7
Ordinance Reference (
179-3-040 `i f
Cross Reference AV 25-2023 _� Warren Co. Referral July 2023
Public Hearing n/a for recommendation_ v_ Site Information j _CEA, APA, LGPC
Project Description: Applicant proposes a 57 sq ft single story addition to an existing home. A 20 sq ft concrete pad will be removed in the area of the
addition. The home has a footprint of 2,277 sq ft and a floor area of 2,622 sq ft. The addition has a floor area of 57 sq ft, making the total new floor area
2,679 sq ft. The project includes a slight increase in permeability and existing shoreline vegetation is to remain. Pursuant to chapter 179-3-040, site plan
for new floor area in a CEA shall be subject to Planning Board review and approval. A waiver has been requested for stormwater. Variance: Relief is
sought for setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
New Business
Applicant(s) �
THE GREAT ESCAPE PROPERTIES
Application Type
Site Plan 50-2023
Freshwater Wetlands 10-2023
'v —
Owner (s) ( Great Escape Theme Park LLC � SEQR Type
Agent(s)— Barton & Loguidice, D.P.C. v Lot size � 237.64 acres
Location ( 1172 State Route 9 �_— Ward: 1 Zoning Classification: RC
Tax ID No. 288.20-1-20 Ordinance Reference 179-3-040, 179-6-050 `_ }
Cross Reference
SP 5-2017, SP 28-2017, SP 15-2018, SP 3-2019, SP
Warren Co. Referral
July 2023
54-2019, SP 67-2019, SP 3-2022, SP 22-2022, AV
6-2022, FWW 1-2022, AV 21-2023, SP 44-2023,
FWW 8-2023
—
Public Hearing Jul ly 8, 2023 Site Information Wetlands
Project Description: Applicant proposes a stream bank stabilization for the Swan Boat ride on Glen Lake Brook. The project includes 8 sections
occurring over 1,100 sq ft of the brook. Site work includes new plantings, dredging, and grading stabilization methods for the bank. Pursuant to chapter
179-3-040 & 179-6-050, site plan for shoreline work shall be subject to Planning Board review and approval.
- Any further business which may be properly brought before the Board -
Minutes for May 16, May 18 and May 25
Draft resolution- grant/deny minutes approval
Administrative items:
Site Plan 16-2019 @ Walkup Rd & Moon Hill Rd
Alex Wilcox
Draft resolution- grant/deny extension request
Site Plan 1-2023 @454 Lockhart Mountain Road
Stevin O'Brien & Mackenzie Baertschi
Draft resolution- grant/deny further tabling
From: Alex C. Wilcox <alexwlcx@gmail.com>
Sent: Wednesday, June 28, 2023 10:41 PM
To: Laura Moore <Imoore@queensbury.net>
Subject: Re: extension request
Zoning Administrator,
We are reaching out to you in regards to seeking an extension for our approved area variance and site plan. We are planning on breaking
ground on our project fall of 2023. We are in the process now of getting everything needed to apply for a building permit soon. We also have
all of the subcontractors lined up ready to work on our project.
Thank you,
Alex C. Wilcox
(518)-538-8294
Town of Queensbury
xCommunity Development Office
Q`
TOWN OF QUEENSBURY PLANNING BOARD
RESOLUTION — GRANT EXTENSION REQUEST
SITE PLAN 16-2019 ALEX & MICHELLE WILCOX
Tax Map ID: 278.20-1-3 / Property Address: Walkup Rd & Moon Hill Rd / Zoning: RR-3A
Project site plan 16-2019: Applicant proposed construction of a 2,616 sq. ft. single family home with
associated site work. The house to be constructed is located within 50 ft. of 15% slopes. The site includes
grading, lot clearing for house, septic and well.
The Planning Board approved site plan 16-2019 on August 20, 2019.
A one year extension was granted on July 21, 2020.
A one year extension was granted on August 17, 2021.
A one year extension was granted on July 26, 2022.
Applicant requests an additional one year extension to August 2024.
MOTION TO APPROVE A ONE YEAR EXTENSION FOR SITE PLAN 16-2019 ALEX &
MICHELLE WILCOX. Introduced by who moved for its adoption,
Duly adopted this 181h 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
Town of Queensbury
ff; Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — TABLE SITE PLAN 1-2023 STEVIN O'BRIEN & MACKENZIE BAERTSCHI
Tax Map ID: 252.4-88 / Property Address: 454 Lockhart Mountain Road / Zoning: RR5A
The applicant is requesting after the fact approval for clearing limits of disturbance for construction of a
single family home and site work. The major stormwater permit as built conditions for disturbance of 0.98
acres. The site work exceeds 15,000 sq. ft. triggering a major stormwater and site plan review. The applicant
has constructed a single family home on a lot of the Helen Mitchell Subdivision which meets setback and
permeability requirements. Pursuant to chapter 179-4-040, 147, site plan review for major stormwater permit
shall be subject to Planning Board review and approval.
MOTION TO TABLE SITE PLAN 1-2023 STEVIN O'BRIEN & MACKENZIE BAERTSCHI.
Introduced by who moved for its adoption,
Tabled until the August 15, 2023 Planning Board meeting with information due by July 17, 2023.
Duly adopted this 181h day of July 2023 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 I Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 47-2023 @ 22 Main Street
Northstar Donut Group
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 18, 2023
Site Plan 47-2023 NORTHSTAR DONUT GROUP
22 Main Street / Main Street / Ward 4
SEQR Type II
Material Review: application, site drawing, sign details, survey, waiver
Parcel History: AV 76-1997, AV 23-1998, SP 12-98, SV 4-2023
Warren Co Referral Sent: July 2023 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals for number of free standing and wall signs, sign lighting and
sign materials.
Resolutions
1. Recommendation
Project Description
Applicant proposes to alter existing signage and modify the existing building facade. The existing 2,003 sq ft
building to remain unchanged. The current wall sign will be replaced with a 22 sq ft wall sign with the word
"DUNKIN" and a new 15 sq ft wall sign will be installed with the wording "Queensbury Dunkin" and a logo.
Free standing sign will be refurbished to a 32 sq ft sign with the wording "Dunkin' Drive Thru". Directional
signs of 3.14 sq ft to be placed at each entrance and exit access points, four total. Additional signage to be
included above the height check arm indicating "Drive Thru". The menu board will be replaced with a 19.98 sq
ft digital board as a freestanding sign. The project includes replacing the sloped canopies with flat canopies
over the entrance and drive through window as well as placement of a new canopy over the digital menu board.
Pursuant to chapter 140, site plan for new signs and new canopies in the Main Street zone shall be subject to
Planning Board review and approval. Variance: Relief is sought for number of free standing and wall signs, sign
lighting and sign materials. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -Project is located at 22 Main Street in the Main Street zone on a 0.5 ac parcel.
• Arrangement- The site has an existing Dunkin Store with a drive-thru and associated parking.
• Site Design- The existing site with landscaping and curb cut access will remain the same.
• Building — The existing building is 2,003 sq ft and will remain with new facade features and updated color
scheme.
• Traffic- There are 19 existing spaces on the site to remain.
• Grading and drainage plan, Sediment and erosion control -There are no changes to the existing site grading
or drainage.
• Landscape plan- There are no changes to the existing site landscaping.
• Site lighting plan- There are no changes to the existing site lighting.
• Utility details -There are no changes to the existing utility connections.
• Signage-The site is located in the Main Street zone where specific criteria applies to signage
o 140-7 Standards for specified zoning districts
■ Lighting it must utilize exterior downcast cutoff illumination
■ Prohibited
• translucent or backlit signs
• paper displays
• Changeable copy signs
• Individual letters not installed flush -mounted
• Signs above the principle roofline
■ Materials
(a) All signs shall be made of durable materials.
(b) Wood, metal, stone, brick or similar traditional sign materials are recommended.
(c) Resin or composite materials that give the appearance of traditional materials may also be
used.
• Elevations -The plans indicate the sloped canopy features are to be replaced with flat surfaced canopy
features. The ones to be replaced include the drive-thru, and front entrance. The east side canopy will not
be replaced. There is a west side canopy to be installed over an employee door. The building colors are
being modified with orange and grey color scheme. The front fagade sign feature will also have a roof
element that is flat versus rounded.
• Floor plans -The internal operations are not proposed to be changed.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items k. topography
floor plans, 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 there are no
changes to the site conditions just the building fagade, building signage, and site signage. Items that
have been provided include: h. signage, g. site lighting -light locations are noted, j. stormwater — catch -
basins are noted, 1. landscaping —sign location plan 1, n traffic -sign location plan, o. commercial
alterations/ construction details- sign location plan,
• Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the
written request of an applicant. The Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
Applicant proposes signage
• Dunkin — one sign of 22.75 sq ft, described to be face -lit channel letters Acrylic Face. Relief is for internal
lighting and material type
• Queensbury Dunkin with logo —one sign of 14.95 sq ft, described as PVC material, does not appear to have
lighting. Relief is for material type
• Directional signs — four signs of 3.14 sq ft each located at access areas of the curb cuts, described as poly
carbonate units and to have internal lighting. Relief for internal lighting and material type
• Free Standing sign Dunkin Drive Thru — one sign of 32 sq ft, described to be polycarbonate and internally
lit. Relief is for internal lighting and relief for more than one free standing sign
• Free standing sign Drive-thru — no size provided. Sign to be aluminum and painted. Relief for more than
one free standing sign and materials of sign.
• Free standing sign digital menu board — two digital panel's total size of 19.98 sq ft. Relief for more than
one free standing sign and materials of sign
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for sign —
lighting, type, and number.
Meeting History: 1" Meeting
Town of Queensbury
j Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Sign Variance 4-2023 NORTHSTAR DONUT GROUP
Tax Map ID: 309.11-1-30 / Property Address: 22 Main Street / Zoning: MS
The applicant has submitted an application for the following: Applicant proposes to alter existing signage and
modify the existing building facade. The existing 2,003 sq ft building to remain unchanged. The current wall
sign will be replaced with a 22 sq ft wall sign with the word "DUNKIN" and a new 15 sq ft wall sign will be
installed with the wording "Queensbury Dunkin" and a logo. Free standing sign will be refurbished to a 32 sq ft
sign with the wording "Dunkin' Drive Thru". Directional signs of 3.14 sq ft to be placed at each entrance and
exit access points, four total. Additional signage to be included above the height check arm indicating "Drive
Thru". The menu board will be replaced with a 19.98 sq ft digital board as a freestanding sign. The project
includes replacing the sloped canopies with flat canopies over the entrance and drive through window as well as
placement of a new canopy over the digital menu board. Pursuant to chapter 140, site plan for new signs and
new canopies in the Main Street zone shall be subject to Planning Board review and approval. Variance: Relief
is sought for number of free standing and wall signs, sign lighting and sign materials. 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 SIGN VARIANCE 4-2023 NORTHSTAR DONUT GROUP,
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 181h 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 49-2023 @ 113 Rockhurst Road
John Dickinson
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 18, 2023
Site Plan 49-2023 JOHN DICKINSON
113 Rockhurst Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site photos, survey, site plans, elevation and floor plan
Parcel History: AV 25-2023
Warren Co Referral Sent: July 2023 / Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals for setbacks.
Resolutions
1. Recommendation
Project Description
Applicant proposes a 57 sq ft single story addition to an existing home. A 20 sq ft concrete pad will be removed
in the area of the addition. The home has a footprint of 2,277 sq ft and a floor area of 2,622 sq ft. The addition
has a floor area of 57 sq ft, making the total new floor area 2,679 sq ft. The project includes a slight increase in
permeability and existing shoreline vegetation is to remain. Pursuant to chapter 179-3-040, site plan for new
floor area in a CEA shall be subject to Planning Board review and approval. A waiver has been requested for
stormwater. 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 113 Rockhurst Road on a 0.34 ac parcel in the Waterfront Residential
zone.
• Arrangement- The site has an existing house with associated patios and docks that are to remain.
• Site Design- The site has existing landscaping that is to remain.
• Building — The existing home is 1,663 sq ft foot print with porch and deck areas of 614 sq ft footprint. The
site has existing shed and bunk room total of 345 sq ft. The addition of 57 sq ft will be constructed to the
Northwest side of the home.
• Site conditions -There is an existing 54 sq ft of gravel pad surface near the addition. A 20 sq ft portion of the
concreate to be removed and replaced with a 57 sq ft addition.
• Grading and drainage plan, Sediment and erosion control -The addition is over an existing gravel pad area.
A waiver has been requested for stormwater management.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has provided photos of the existing conditions and proposes no changes to the shoreline area.
The plans indicate the existing planting plan meets the guidelines. Below are the guidelines from the
shoreline buffer code section.
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sgft of shoreline buffer area —one large tree minimum 3 inches in diameter -
-For every 350 sq ft of ground cover -7 — 24 in native shrubs; 14 herbaceous plants
Project site
-166 ft of shoreline per site plan
-Shoreline buffer 166 ft X 35 ft width is 5810 sq ft
-Shoreline buffer area -5810 /700 = 8.3 round up to 9 -nine large trees at 3 inch diameter
Applicant's plans indicate more than 9 trees
-Ground cover-5810/350 = 16.6 round up to 17 (X7) =119 native shrubs and 17 (X14) herbaceous
plants=23 8
Applicants plans and photos show the existing shrubbery to remain..
o Shoreline Cutting restrictions and Cutting Plan- Section 179-6-050 -
within 35 ft lakes or ponds & 75 ft streams, wetlands and rivers no vegetation within the first 6 ft
and no woody vegetation greater than one inch dbh removed from 6 ft to 35ft/75 ft area to be
maintained as natural buffer - A cutting plan allowing greater may be permitted by the Planning
Board
Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 166 ft Shoreline X 30%= 49.8 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff (such as angled across the lot). Shoreline plantings to remain as is shown in photos and plans.
Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
• Site lighting plan -There are no changes proposed to the lighting for the residential property.
• Utility details -The plans indicate the existing septic system was installed in 2022. The water supply is
drawn from the lake.
• Elevations -The plans show the elevation of the addition to the existing bathroom area. The roof line will be
flat and match the existing roof. The height is noted as 15+/- ft.
• Floor plans -The floor plans show the existing bathroom area and the proposed.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, j.
stormwater, , o. commercial alterations/ construction details, q. soil logs, r. construction/demolition disposal
• The waivers requested -Staff finds it reasonable to request a waiver for these items as the project will be
over an existing hard surfacing. The applicant has provided information for g. site lighting, k.
topography,1. landscaping, n traffic p floor plans, and s. snow removal.
• Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the
written request of an applicant. The Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
The addition is proposed to be located 17.6 ft from the front yard setback where 30 ft is required. The north
side location is to be 9.9 ft where 25 ft is required. The shoreline setback is to be 47.8 ft where 50 ft is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
Meeting History: 1"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 25-2023 JOHN DICKINSON
Tax Map ID: 227.9-1-7 / Property Address: 113 Rockhurst Road / Zoning: WR
The applicant has submitted an application for the following: Applicant proposes a 57 sq ft single story
addition to an existing home. A 20 sq ft concrete pad will be removed in the area of the addition. The home has
a footprint of 2,277 sq ft and a floor area of 2,622 sq ft. The addition has a floor area of 57 sq ft, making the
total new floor area 2,679 sq ft. The project includes a slight increase in permeability and existing shoreline
vegetation is to remain. Pursuant to chapter 179-3-040, site plan for new floor area in a CEA shall be subject to
Planning Board review and approval. A waiver has been requested for stormwater. 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 25-2023 JOHN DICKINSON,
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.
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 181h day of July 2023 by the following vote:
AYES:
NOES
Phone: 518.761.82201 Fax: 518.745.44317 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 50-2023 & Freshwater Wetlands 10-
2023@ 1172 State Route 9
The Great Escape Properties, LLC.
Public Hearing scheduled
SEQR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
6-t Community Development Department Staff Notes
July 18, 2023
Site Plan 50-2023 & THE GREAT ESCAPE PROPERTIES
Freshwater Wetlands 10-2023 1172 State Route 9 / Recreation Commercial / Ward 1
SEQR Type II
Material Review: site plan application, narrative, project map, freshwater wetlands, agency
letters
Parcel History: SP 5-2017, SP 28-2017, SP 15-2018, SP 3-2019, SP 54-2019, SP 67-2019,
SP 3-2022, SP 22-2022, AV 6-2022, FWW 1-2022, AV 21-2023, SP 44-
2023, FWW 8-2023
Warren Co Referral Sent: July 2023 / Comments: NCI
Requested Action -
Planning Board review and approval for stream bank stabilization for the Swan Boat Ride on Glen Lake Brook.
Resolutions
1. PB decision
Project Description
Applicant proposes a stream bank stabilization for the Swan Boat ride on Glen Lake Brook. The project
includes 8 sections occurring over 1,100 sq ft of the brook. Site work includes new plantings, dredging, and
grading stabilization methods for the bank. Pursuant to chapter 179-3-040 & 179-6-050, site plan for shoreline
work shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project site is located at 1172 State Route 9 on a 237.64 ac parcel in the Recreation
Commercial zone.
• Arrangement- The project is associated with the Swan Boat ride that is to remain and operate in the same
area of Glen Brook.
• Site Design- The project involves the stabilization of the stream bank and to manage stormwater entering
the brook. Three areas on the north bank are to be stabilized as part of the first project phase.
• Building — There are no buildings involved.
• Site conditions -The applicant has explained the existing brook is deteriorating and Swan Boat ride is limited
operations due to erosion into the brook.
• Traffic- There is no change to the traffic for the site.
• Site plan overall -The total number of project areas is 8 areas over 1,100 feet of the brook. The project is in
coordination with reviews by NYSDEC and Army Corp applications.
• Grading and drainage plan, Sediment and erosion control -Sheet Two shows the cross sections of the existing
conditions 1-7. Sheet 3-4 shows the location of the three areas to be worked on. Sheet 5-7 show the north -
side excavation, grade level, erosion control, location of the fiber roll.
• Landscape plan — The plans show the planting plan to be established when the bank areas are stabilized
• Site lighting plan- There is no changes in lighting on the site or nearby rides.
• Utility details — There are no utility connection changes.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, s. snow removal.
• The waivers requested —Staff finds it reasonable to request a waiver as these items are not associated
with this specific project for bank stabilization.
• 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 Wetland
The project work and dredge material placement will be within 100 ft of the wetland areas. The plans show the
work to occur along the bed and banks of Glen Lake Brook. The wetland permit notes the dredge material will
be placed on site near the existing gravel pit on site.
SEQR
The Great Escape Theme Park completed a Generic Environmental Impact Statement and the Final was adopted
on 7-11-01 and subsequent update in 7-04. No additional SEQR review is required as long as the proposal is
consistent with the impact assessment and thresholds adopted in the Findings Statements.
• This includes the following Traffic the stabilization of the bank is not intended to generate new or
additional park attendance; Sound —the existing ride does not have the potential to exceed the noise
threshold; Stormwater —the bank stabilization will improve the stormwater management on site and
deter erosion; Wastewater —no wastewater generating facilities are proposed for the project; Soils,
Geology, Topography and Ecology —the project is for stabilization and will improve the retention of
vegetation on the banks to deter soil erosion.
Summary
The applicant has completed a site plan application for the stream bank stabilization for areas on Glen Brook for
the Swan Boat ride. The previous approval SP 54-2019 for essential the same project had expired.
Meeting History: 1st Meeting
RVA�
ftTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 50-2023 & FRESHWATER WETLANDS 10-2023 THE GREAT ESCAPE PROPERTIES
Tax Map ID: 288.20-1-20 / Property Address: 1172 State Route 9 / Zoning: RC
The applicant has submitted an application to the Planning Board: Applicant proposes a stream bank
stabilization for the Swan Boat ride on Glen Lake Brook. The project includes 8 sections occurring over
1,100 sq ft of the brook. Site work includes new plantings, dredging, and grading stabilization methods for
the bank. Pursuant to chapter 179-3-040 & 179-6-050, site plan for shoreline work 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 7/18/2023 and continued the
public hearing to 7/18/2023, 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 7/18/2023;
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 50-2023 & FRESHWATER WETLANDS 10-
2023 THE GREAT ESCAPE PROPERTIES, Introduced by who moved for its adoption.
Per the draft provided by staff conditioned upon the following conditions:
1) Waivers request 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.
3) Adherence to the items outlined in the follow-up letter sent with this resolution
Duly adopted this 181h day of July 2023 by the following vote:
AYES:
NOES:
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