Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Site Plan topic
No spam. Unsubscribe anytime.
Planning board approves Quick Check and Dunkin' site plan on Crescent Road with conditions on landscaping, parking and traffic controls
Summary
After the applicant said litigation over zoning was dismissed and county DPW signed off on a right-in/right-out access, the board issued an SEQR negative declaration and granted conditional preliminary and final approval for a Quick Check convenience store with fuel and a Dunkin' Donuts drive-through at 1532 Crescent Road, imposing conditions on parking land-banking, landscaping along Crescent Road, truck routing, and engineered measures to prevent left turns into the site.
The Clifton Park Planning Board on July 13 voted to issue a SEQR negative declaration and to grant preliminary and final site-plan approval for a Quick Check convenience store with fuel and a Dunkin' Donuts drive-through at 1532 Crescent Road, with several conditions to address traffic, landscaping and parking concerns.
Andy Brick, attorney for the applicant, said litigation related to the site had been dismissed and that the applicant had obtained two area variances (building size above 5,000 sq ft and additional fuel pump/nozzles). Tim Pritsen and Wendy Holes presented engineering and traffic updates: the plan adds a fire hydrant, refines stormwater measures, realigns a southwestern driveway to match a plaza driveway across John McKenna Way, and supports a county-approved right-in/right-out access on Crescent Road.
Staff summarized key items: the project proposes 66 parking spaces with three banked spaces, a tree-protection and planting plan, and county DPW permit requirements for work in the county right-of-way. Public commenters raised safety and operational concerns: Michael Pacicelli, a nearby property owner and engineer, warned of driver aggression and safety issues at an adjacent plaza driveway; another resident raised tanker truck turning movements and suggested deliveries occur off-peak; several members of the public questioned the number of parking spaces and requested restrictions on overnight garbage operations.
The board and applicant debated parking counts and land-banking. Quick Check representatives said their model usually requires 50—60 spaces and uses back-of-store parking for employees; the property owner Tom Burke said the proposed number reflects Quick Check and Dunkin' operational needs. The board required a condition that three banked parking spaces remain identified on plans and that planning staff be allowed to require installation if parking demand later warrants it.
Board members also required the applicant to increase landscaping and provide a decorative planting/berm and/or fence treatment along the Crescent Road frontage to improve corridor aesthetics, and to show truck turning diagrams and delivery timing on final plans to minimize traffic conflicts. The board directed planning staff to confirm engineered measures (not simple signage) to prevent left-turn movements onto and off Crescent Road.
The board voted to approve the site plan with those conditions; planning staff will verify final landscape, parking bank-space identification, truck routing/delivery constraints, and access geometry prior to final sign-off.
