Corinth_Special Use Permit Narrative N A P I E R A L A
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SITE • DESIGN ENGINEERING
SPECIAL USE PERMIT NARRATIVE
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Corinth Road at Big Bay Road
Town of Queensbury,Warren County
Applicant: Fastrac Markets
6500 New Venture Gear Drive
East Syracuse, NY 13057
Contact: Brett Hughes
Director of Real Estate& Environmental Compliance
(315)552-6800 x2124
Fastrac Markets, LLC is requesting a special use permit from the Town of Queensbury Planning Board for a
convenience store with gasoline fueling stations.
Fastrac Markets,LLC is proposing to develop the 2.155-acre parcel of land located at the northeast corner of the
intersection of Corinth Road and Big Bay Road. Fastrac Cafe stores emphasize freshly prepared foods. The
standard fare includes made-to-order pizzas and sandwiches, both hot and cold. The Fastrac Cafe menu also
includes an extensive breakfast selection. Menu items can be prepared while the customers wait or, for added
convenience, Fastrac customers can place an order online to have it ready when they arrive. A drive thru window
adds to the customers'convenience,allowing them to pick up their pre-ordered food or order prepared food items
from the menu board. While emphasizing the prepared foods, Fastrac Cafe stores also sell traditional convenience
store items including snacks, ice cream, soft drinks, alcohol, and tobacco products. Customers are able to pick up
grocery items, such as milk and a loaf of bread, at the drive-thru window. Alcohol, tobacco products, and lottery
tickets are not available for purchase at the drive-thru window.
Fastrac will also provide its core service, the retail sale of gasoline and diesel fuel. The gasoline filling island is
located to the side of the building versus the traditional location of the front of the property. Fastrac aims to
emphasize the building and the services that are found within the building versus the fueling island. The diesel
filling island is located to the rear of the property. Both islands, and the underground petroleum
storage/dispensing systems, include the latest technology for both inventory monitoring and spill prevention to
reduce the potential of an accident involving either the storage or dispensing of petroleum products.
The site is currently an undeveloped, wooded area. The southeast corner of the site (along Corinth Road) is
approximately three feet higher than the sidewalk that parallels Corinth Road. The site slopes down from this
point in a north-northwesterly direction.
PH 315-682-5580 0 F Ax 315-682-5544 • EMAIL:AIN AP@NAPC0N.00AI
Proposed Fastrac Cafe Special Use Permit
Corinth Road, Town of Queensbury
► Page 2
The Town of Queensbury Planning Board should be equipped to grant the special use permit for a convenience
store with gasoline fueling in the CI-18 district for the following reasons based on the Town Code §179-10-060
General Criteria:
A. Harmony with Comprehensive Plan. The proposed use shall be in harmony with and promote the general
purposes and intent of the Comprehensive Plan, and this chapter and the health, welfare and safety of the
Town and its residents.
In addition to the code, the Town's Comprehensive Plan describes the desire for retail and office
establishments in Queensbury and the need for the developments to fit in with the efficiency and appearance
of a town center.
The site is situated on a larger parcel of land that includes a hotel currently under construction and an area
slated for an office building or hotel. The site is located less than one-quarter of a mile from the I-87
interchange and is adjacent to a number of fast-food restaurants. Based on the CHA Exit 18 Rezone Study,the
two-acre parcel of land was slated for a 7,000 SF one-story drive-thru bank. The Fastrac layout is comparable
in that it is a 5,800 SF one-story drive-thru building with the accessory structures of gasoline and diesel fueling
stations.
B. Compatibility. The proposed use shall be compatible with the character of neighborhood, the area, the zoning
district and the community surrounding the location of the proposed use and will not unduly prohibit or
discourage future planned growth in the area.
The site is located within the Town's Commercial Intensive Exit 18 (CI-18) Zoning District. As stated in the
Town of Queensbury Zoning Code §179-3-040B(8) the purpose of this district is to provide for flexible
development opportunities on key sites, creating economic development while encouraging the overall
improvement and appearance of these areas, including attractive building designs and enhanced pedestrian
access.
Over the past couple of years,the new Fastrac stores around New York are designed to showcase the building
and convenience store first, with the gasoline pumps being the secondary use on site. The building fagade
includes architectural features such as brick exterior, detailed trimming, dark metal awnings, faux decorative
windows and a neutral wall color. In addition to not being situated in front of the building, the fueling
canopies are also wrapped in brick and have a lower height than the building roofline.
Figure 1:Building Fagade at a store in Utica,NY
Proposed Fastrac Cafe Special Use Permit
Corinth Road, Town of Queensbury
► Page 3
C. Access, circulation and parking. The proposed use shall have safe and efficient access for pedestrians and
vehicles, and shall provide for appropriate off-road parking and loading areas. The interior circulation system
must be adequate to provide safe accessibility to all parking spaces and ensure that adequate and safe
integration of pedestrian and vehicular movement is provided.
Fastrac's site design is first and foremost based on creating convenience for their customer. The building
access, canopy layout, parking and drive aisles and sidewalks all contribute to this. The site driveways are
located at the corners of the property to keep entering and exiting vehicles away from the main pedestrian
traffic. A concrete sidewalk surrounds the building and crosswalks are proposed from the canopy to the
store's secondary entrance and from Corinth Road to the store's primary entrance. A sidewalk extension is
proposed off of Corinth Road through a landscaped island in the parking area to the storefront.
The drive aisles are 26-feet wide around the canopy and parking spaces to promote safe passing areas for
vehicles and trucks. Two ADA spaces are provided with appropriate proximity and access to the two
doorways. Three 46-foot long spaces are proposed for vehicles towing a trailer or boat. Large trucks are
encouraged to access the back of the site where the diesel fuel dispenser is located. The dumpster is located
at the northeast corner of the site so trash/recycling pick-up will also occur at the rear of the site.
In the picture below, a recent Fastrac Cafe built at the Village of Elbridge's Four Corners sits back from the
main road next to homes and small business. On site pedestrian accommodations include sidewalk
surrounding the building,outdoor seating and crosswalks between from the sidewalk along the road and from
the fuel dispenser canopy.
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Figure 2:Fastrac on Route 5 in the Village of Elbridge Figure 3:Pedestrian Accommodations
D. Infrastructure and services. There shall be sufficient infrastructure and services, including utilities, public
facilities and services, available for the proposed use or the project shall extend or provide infrastructure and
services for the area where the proposed use is located. There shall also be facilities and services implemented
by the applicant to appropriately control any potential nuisances from the operation of the use,such as control
of litter or trash, loitering and crime prevention, and any other features or aspects of the operation of the
proposed use that may affect the public safety, health and general welfare.
Proposed Fastrac Cafe Special Use Permit
Corinth Road, Town of Queensbury
► Page 4
The Fastrac site provides a number of options for the public to use include a free air dispenser, outdoor
seating and a drive-thru lane to purchase almost all (with the exception of liquor and cigarettes) products
within the store. Internally, public restrooms are provided in addition to the numerous goods available for
purchase as noted in the introduction section above. There are approximately six employees working per shift
include a manager. Employees are encouraged to check the site for litter or trash on a regular basis. LED
dark-sky compliant lights are provided around the site to aid in crime prevention during evening store
operations. Security cameras are also located around the interior and exterior of the building and canopies.
E. Environment and natural features. The proposed use shall be compatible with and appropriately protect
environmental and natural resources, including the environmental and physical suitability of the site for
development, and the general landscaping, screening and buffering shall be in character with the surrounding
areas, and the risk of fire, flood or erosion and impacts such as emissions of electrical charges, dust, light,
vibration or noise detrimental to the public health, safety and welfare shall be minimized to the maximum
extent practicable.
The proposed site is enclosed by a landscape strip around all four sides of the property. This landscape buffer
includes trees and shrubs that meet the Town standards and provide shade, a visual barrier and beautification
to the site. Stormwater on site will be controlled by a number of common management practices included a
bioretention basin, underground sand filters and underground storm infiltration. The underground fuel tanks
contain an advance monitoring system that can detect a leak, and vents are provided above the canopies to
clear out any smell pollution from the dispensers.
F. Long-term effects. The proposed use shall provide positive or beneficial effects on the long-term economic
stability, environmental integrity and community character of the Town and surrounding properties, districts
and uses.
Fastrac is making application to the Town of Queensbury with the goal of longevity in the Town and along the
Corinth Road corridor. From construction to opening the store, Fastrac will aim to use local products and
subcontractors. Fastrac will look to hire locally for store employees, keeping resources in the community.
Fastrac designs the interior of their building with the local area in mind, as seen in the picture below. The
neighborhood will find that Fastrac is a convenient and comfortable place to shop and socialize.
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Figure 4:The interior seating area at a store in Rochester,NY