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Faden Enterprises Site Plan
PROJECT NARRATIVE
January 15,2016
INTRODUCTION
The Faden Enterprises Site Plan project proposes two retail building and a bank with a drive-thru, on
three existing lots with a total of 1.08 acres located at the northeast corner of the intersection of Main
Street and Pine Street in the Town of Queensbury, New York, The site plan illustrates the general intent
of the site development and the configuration for the major elements of the proposed site design. The
proposed site plan has been developed in accordance with the Queensbury Zoning and Subdivision
ordinances with proposed variances. The applicant for this development is Russell Faden / Faden
Enterprises, Inc. The current owner of the parcels is Robert Goodwin at PO Box 636, Bolton Landing,
New York.
EXISTING CONDITIONS
Existing Land Use and Zoning
The overall project site encompasses 1.08 acres and currently consists of three lots. The project site is
located at the northeast comer of the Main Street / Pine Street intersection in the Town of Queensbury.
The property addresses are 79 Main Street, 77 Main Street, and 75 Main Street with tax map
identification numbers of 309.10-1-47, 309.10-48, and 309.10-1-49, respectively. The lot is zoned MS —
Main Street Zoning District. The project area currently contains three residential buildings. A general
overview of the surrounding land uses in the area includes a Speedway gas station to the west as well as
residential and commercial uses. The proposed development is consistent with the current land use in the
surrounding area.
Soil and Topography
The existing ground cover contains three residential buildings, asphalt, gravel and grass. The Soil Survey
of Saratoga County, New York prepared by the National Resources Conservation Set-vice (NRCS)
indicates the site is mantled with one (1) distinct soil unit: Oakville loamy fine sand (OaA). The site is
well drained. The site topography slopes from the east to the west with slopes ranging from flat to 5%.
Wetlands
There are no wetlands located on the project site.
PROPOSED CONDITIONS
The three existing residential buildings on the project site will be demolished. The lots will be
consolidated from 3 lots to 2 lots. A consolidation and a adjustment of the existing lot lines is required as
a pail of the development plan and lot configurations.
The applicant proposes constructing three buildings. One 8,200 square foot building (Building 1) will be
located in the south eastern corner of the project site containing a Subway (2,200 square feet) as well as
additional retail space (6,000 square feet). One 2,400 square foot building (Building 2) containing a batik
with a drive-thru will be located in the south western comer of the project site. One 1,600 square foot
building(Building 3) containing office space will be located in the western portion of the project site. One
(1) ingress and egress point is located on Main Street on the southern end of the project site. One (1)
Faden Enterprises Site Plan 2 of 3
Project Narrative 1/15/16
ingress and egress point is located on Pine Street on the northeast portion of the project site. The bank's
drive-thru includes egress only onto Pine Street.
The proposed development will provide parking in accordance with the ITE Parking Generation Manual.
Office building projections of 5 spaces per 1,600 sf gross leasable area are based on the average peak
period demand on Friday. Fast food (Subway) projections are based on the average peak period demand
and projects 18 spaces per 2,200 sf of gross leasable area. Retail projections are based on the average
peak period demand and projects 28 spaces per 6,000 sf of gross leasable area. Drive—In Bank are based
on average peak period demands and projects 8 spaces per 2,400 sf of gross leasable area. A total of fifty
four (54) parking spaces have been projected for this project. Fifty seven (57) parking spaces have been
provided. Attached is a shared parking projection table that sunnnarizes this data.
Subway's hours of operation are 6:00am to 9:00pin seven days a week. Subway's peak hours of operation
are 11:00am to 3:00pm. The bank and retail space hours of operation have yet to be determined.
The proposed layout will consist of 15.8% green space for Lot 1 and 10.9% green space for Lot 2 (5%
minimum required). Concrete sidewalk will be provided to provide access to the buildings from customer
parking areas and the existing streetscape. One dunipster enclosure will be provided on site.
PROPOSED VARIANCES
The Faden Enterprises Site Plan project proposes variance from the Queensbury Zoning Board of Appeals
and the Queensbury Planning Board,
Queensbury Zoning Board of Appeal
• The freestanding site sign is proposed to be 5 feet from the property line. The
zoning ordinance outlines a minimum setback of 15 feet from the property line. If
the freestanding sign is placed at the 15 feet setback the proposed sign would be
shielded by the proposed buildings and would not provide the visibility that the
sign is intended for. A 10 feet variance is requested from the 15 feet setback
requirement.
• The proposed Faden Enterprises site plan proposes a drive through for the
proposed bank. A drive-through is not outlined as a permitted use in this zone.
For the bank to be successful and provide service to meet the public needs a
drive-thru is proposed. A variance is requested for the proposed driv-d-tru.
• The proposed building set back line along the Pine Street property line is 0 feet.
The zoning outlines a minimum building setback of 20 feet from the property
line. If the strict application of the 20' setback is applied this would place the
buildings approximately 30' from the edge of the Pine Street pavement. It is
respectfully our opinion that this contradicts the intent of the Main Street zoning
which promotes buildings, entrances and sidewalks very close to the existing
roadways. The application of a 20 foot setback from the Pine Street property line
would greatly reduce the development potential of this project and it would snake
the project infeasible. A 20 feet variance is requested to the building setback line
along Pine Street.
Queensbury Planning Board
• Lot# 2 build-to lot width is 51%. The zone calls for a build-to lot width of 60%.
Due to the entrance location and requirements to the site the build-to width was
unable to be met. A 9%variance is requested on the build-to lot width.
Faden Enterprises Site Plan 3 of 3
Project Narralii,e 1115/16
• The proposed Paden Enterprises site plan shows development within 1 feet of a
residential zone. The zone call for a 50 feet buffer from a residential zone and a
commercial zone. A 50 foot buffer would greatly reduce the development of this
project and make the project infeasible. The applicant is proposing a privacy
fence along the rear lot line of lands of Stanford L. Gilman, and a privacy fence
and Iandscape screening along the south lot line of Stanford L. Gilman. No
fencing or landscaping is proposed adjacent to the cemetery parcel. A 50 feet
variance is requested with the proposed screening mitigation measures.
UTILITY AND STORMWATER INFRASTRUCTURE
Water and Sewage
The total anticipated water and sewage (wastewater) demands for the buildings is estimated to be 1,350
gallons per day. Water supply will be provided by the Queensbury Water Department. Sanitary service
will be provided by the West Queensbury Sanitary Sewer District and the wastewater- will be treated by
the Glens falls Wastewater Treatment Plant. Water and sanitary sewer service to the Buildings will be
coordinated with the utility providers during the preliminary and final design of the project to reduce the
impact to the existing infrastructure to the greatest extent possible.
The water and sanitary sewer systems appurtenances shall be designed and constructed in accordance
with all local, state and federal requirements for dedication to the appropriate entity.
Storm water
Stormwater will be managed on-site through the use of NYSDEC approved measures. Stormwater control
practices will be designed and implemented in accordance with all NYSDEC technical standards and the
Town of Queensbury's guidelines.
CONCLUSION
The Faden Enterprises Site Plan project proposes a high scale commercial development intended to
expand the commercial services and overall business development characteristics of the Main Street
corridor. The project is not anticipated to create any adverse impact to surrounding property owners or
other businesses around the proposed development. The applicant is committed to working with the Town
of Queensbury and looks forward to advancing this proposal.
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