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Narrative revised Faden Enterprises Site Plan PROJECT NARRATIVE January 15,2016 Revised February 22,2016 The Paden Enterprises Site Plan project proposes two retail building and a bank with a drive-duu, on three existing lots with a total of 1.08 acres located at the northeast comer of the intersection of Mairy Street and Pine Street in the Town of Queensbuty, 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 Paden / Fader) Enterprises, lnc, The cun-ent owner of the parcels is Robert Goodwin at, PO Box 636, Bolton Landing, Now York. EXISTING Existing Land Use and Zoning The overall project site encompasses 1.08 acres and curTently 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 nurnbers of 309.10-1-47, 309.10-49, 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 conunercial uses. The piDposed 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 Service (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%. Weilands There are no wetlands located on the project site. PROPOSED CON nITIONq The three existing residential buildings on the project site will be demolished. The lots will be consolidated from 3 lots to 2 lots. . consolidation and a adjustment of the existing lot lines is required as a par(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 comer 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 bank- with a drive-thru will be located in the south westenzi 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 prqject site, One (1) ingress and egress point is located on Main Street on the southern end of the project site, One (1) "mists Enterprises&te plarj 2 of 3 Project Narrative 1115116 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. Filly seven (57) parking spaces have been provided.Attached is a shared parking projection table that summarizes this data. Subway's hours of operation are 6:00am to 9-00pin seven days a week. Subway's peak hours of operation are I 1:00arn to 3:00pm.The bank and retail space hours of operation have yet to be determined. The proposed layout will consist of 17.1% green space for Lot I and 18.4% green space for Lot 2 (5% minitnum required). Concrete sidewalk will be provided to provide access to the buildings from customer parking areas and the existing street pe. One durnpster enclosure will be provided on site. NR POSTED VARIANCES The,Paden Enterprises Site Plan project proposes variance Ere"'the Queensbuly Zoning Board of Appeals and the Queensbury Planning Board. Queens rA��Zonjng_Bo#rd of Appeal 0 The freestanding site sign is proposed to be 5 feet from the property line. The zoning ordinance outlines a nrinimum setback of IS feet from the property line. If the freestanding sign is placed at the IS 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. 0 The proposed Paden Enterprises site plan proposes a drive through for the proposed bank. A drive-through is not outlined as a pennitted use in this zone. For the batik to be successful and provide service to meet the public needs a drive-tis proposed.A variance is requested for the proposed driv-thru. The proposed building set back line along the Pine Street property line is 0 feet. The 74ming 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' frorn the edge of the Pine Street, pavement. It is respectfully our opinion that this contradicts the intent of the Main Street Zoning which prornotes 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 make the project infeasible. A 20 feet variance is requested to the building setback line along Pine Street, Oueenshury Planning fin rd Lot # 2 build-to lot width is 51%, The 74ne 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, Farm Ernt rpra,ses Site plcnrn 3 of 3 Proje 1,Narrative III S 16 The proposed laden Enterprises site plan shows development within l feet of a. residential zone. The zone call for a 50 .feet buffer from a residential zone and a commercial zone. A 50 foot buffdr 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 landscape screening along the south lot line of Stanford L. Gilnrnan, No fencing or landscaping is proposed adjacent to the cemetery parcel. A 50 feet variance is requested with the proposed screening mitigation measures, Water and Sewage The total anticipated water and sewage (wastewater)demands for the buildings is estimated to be 1,350 gallons per day. Fater supply will be provided by the Queensbury Water Department. Sanitary service will be provided by the "blest Queensbury Sanitary Sewer District and the wastewater will be treated by the Glens Falls Wastewater Treatment plant, Fater and sanitary sewer service to the Buildings will be coordinated with the utility providers during the preliminary and foal 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. a"terr'r'tw tsr tormwater will be managed onsite through the use of NYSDEC approved measures. Storrawater control practices will be designed and implemented in accordance with all NAISDEC technical ical standards and the Town of ueensbury's guidelines. �t�ll' 1� 1�lC�l�l The Fadenn Enterprises Site plan project proposes a high scale conunercial 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 corrunitted to working with the Town of Queensbury and loops forward to advancing this proposal.