PB Staff Notes SP PZ 73-2016 & SUP PZ 68-2016 Faden_5 19 16 Town of Queensbury Planning Board
at Community Development Department Staff Notes
May 19, 2016
Site Plan PZ 73-2016 FADEN ENTERPRISES; 75, 77 & 79 Main Street, MS —Main Street
SUP PZ 68-2016
SEQR Type Unlisted
Material Review: application, elevations, floor plan, narrative, signage
Parcel History: BP 91252 Sewage Alt., 2005-221 Sign Permit, 2002-0208 Wall sign, SV PZ 72-
2016, AV PZ 71-2016
Requested Action
Planning Board review and approval to redevelopment of three parcels that includes lot arrangement reduced to
two lots, removal of existing buildings, and a phased construction of two buildings. First phase a portion of an
8,200 sq ft building to be 4,300 +/- sq. ft. with parking from Main St. to Pine St. First Building for food service
and retail. Second/Third phase to be remainder of first building 4,200 +/- sq. ft., then Second/Third phase is a
two-story building 2,700 sq ft foot print (5400 sq ft floor area)with a drive through (500 sq ft
Resolutions
1. Site Plan Review Planning Board decision
Prosect Description
Applicant proposes demolition of three main buildings, shed and some site grading to construct three new
buildings in three phases. Project revised: First phase a portion of an 8,200 sq ft building to be 4,300 +/- sq. ft.
with parking from Main St. to Pine St. Project includes merging parcels creating two parcels. First building is
for food service and retail. Second/Third phase to be remainder of first building 4,200 +/- sq. ft., then
Second/Third phase is a two-story building 2,700 sq ft foot print (5400 sq ft floor area)with a drive through
(500 sq ft+/-). Project includes lighting and landscaping in phases also. Stormwater to be completed for whole
site in Phase one. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, commercial development on Main
Street shall be subject to Planning Board review and approval.
Staff Comments
Site plan overall- The applicant proposes to develop a site for two new buildings in three phases to include
lighting, landscaping, parking and other associated site work. The first building is to be 4,200 +/- sq. ft. with
parking from Main St. to Pine St. Project includes merging parcels creating two parcels. Second/ Third phase
to be remainder of first building 4,200 +/- sq. ft., then Second/third phase is a 2-story 2,700 sq. building with a
drive through. Project includes lighting and landscaping in phases also. The first phase building portion is to
be a Subway restaurant with space for a secondary tenant. The other buildings include a commercial/retail, a
bank. The site is to be developed for multi-tenant usage. The site is proposed to have 68 parking spaces where
after all phases are completed each use/building will have their own parking on each lot.
Grading and drainage plan —The applicant's plans show the grading and drainage will be installed in the first
phase. Lot 1 will be seeded prior to development as future construction is dependent on the market.
Sediment and erosion control —The applicant's site plan shows the location of the stock pile, construction
entrance.
Landscape plan—the plans show the location of plantings on the site for each building and buffer area between
uses.
Site lighting plan- The applicant proposes six light poles where three are on the internal sidewalks. The other
two are shown in the parking lot.
Site details —The project is subject to Main Street requirements —refer to spreadsheet.
Signage—The plans shows location and type of signage for the first phase building and only signage location for
the other phases. The project also includes a free standing sign that requires an area variance due to setback
Elevations and Floor plans -The applicant has provided proposed elevations for a 17 +/- ft in high building that
includes the roof facade. The floor plans show tenant space arrangement for building 1 phase 1.
Special Use Permit Criteria
Harmony with the comp plan: Projects that are to occur on Main Street are to exhibit connectivity and enhance
pedestrian activity. The project proposes two buildings where one building is to be retail and food service with
outdoor seating.
Compatibility: The types of business located on Main Street encourage an assortment so that visitors can visit
and purchase items that are needed or interested in. The purpose is to capture the client to purchase and the
desire to return. The proj ect proposed has proposed proj ect phasing for construction of the buildings on the site
with retail to be included in the one-story building then a bank and offices in the 2 story building.
Access and Circulation: The proposed project reduces the curb cuts on Main Street to one and allows for two
curb cuts on Pine Street.
Infrastructure and Services: The project will be connecting to existing infrastructure as installed for the Main
Street project. `
Environment and Natural features: The project proposes to install new plantings and trees on site. The rear
plantings to provide a buffer between residential and commercial uses. The building landscaping is alos part of
the phased project activities. The stormwater management plan has been referred to the Town Engineer.
Long Term effects: The project development of multi-buildings including a two story structure with different
commercial options for Main Street is consistent with bringing business to the area.
Summary
The applicant has completed a site plan application for the development for 1 one story building and 1 two-story
building to be completed in phases on Main Street. The project appears to be general consistent with the
standards and guidelines for Main Street. The Board may proceed with the review and include during the
review discussion on the following items:
1. Confirm building height—applications indicate 30 ft and elevations indicate 17 ft.
2. Rooftop mechanicals plans should show mechanicals location if not on the roof
3. Window transparency calculation should be provided for board review
4. Window type should be provided.