SP 22-2017 & SUP 5-2017 Fastrac (Corinth Rd) Staff Notes_6 20 17 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 20, 2017
Site Plan 22-2017 FASTRAC MARKETS, LLC
Special Use Permit 5-2017 220 Corinth Road/ CI-18 —Commercial Intensive Exit 18 /Ward 4
SEQR Type Unlisted
Material Review: application, narrative, traffic, stormwater, drawing set
Parcel History: SP PZ 51-2016 & AV PZ 69-2016 Hotel, DISC 2-2017, AV 18-2017, SV 3-2017
Requested Action
Planning Board review and approval for a 5,800 sq. ft. convenience store with 7,782 sq. ft. fuel canopy and
2,008 sq. ft. diesel canopy.
Resolutions
1. SEQR
2. Planning Board decision
Prosect Description
Applicant proposes a 5,800 sq. ft. convenience store with 7,782 sq. ft. fuel canopy and 2,008 sq. ft. diesel
canopy. Project includes clearing 2.15 acre parcel, installation of new curb cut on Corinth Road, 2 new curb
cuts on private drive and other site work. Applicant proposes waivers from landscaping requirements —from
buffering. Project subject to CI-18 special use permit. Pursuant to Chapter 179-3-040 & 179-10 of the Zoning
Ordinance, new commercial use shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project site is at 220 Corinth Road on the west side of Exit 18 McDonalds.
• Arrangement- The project as proposed includes construction of a one- story 5, 800 sq ft convenience store
with fuel service. The project also includes clearing the 2.15 acre parcel.
• Site Design- Fuel pumps with a canopy to the side of the building is also proposed with 10 fuel pumps. A
diesel service station is proposed with 3 pumps.
• Building—The building is to be located 133 ft to the Corinth Rd property line and is compliant for setbacks.
The building will face Corinth Rd. The information indicates the building height will be 26 ft. The building
is also to have a drive-thru on the north side of the building.
• Signage-The applicant proposes a wall sign at the front of the building facing Corinth and a wall sign on the
Fuel Canopy. A free standing sign is also proposed. The hotel monument sign is to be relocated to the
west side of the private drive and will no longer be on the property line—change recently made in May of
2017. Variance was granted for the number of wall signs specific to location as described.
• Site conditions-The site will be cleared and graded to accommodate the development. The site is proposed
to be 79%impermeable where a variance requested for permeability was granted.
• Traffic- The site will have 10 fuel pumps (20 fueling positions). Access is planned with a new curb cut onto
Corinth Rd that will allow only right in and right out. Two additional curb cuts will be placed along the new
private drive. The site plan shows 39 spaces and has three spaces at the front for larger vehicles —tourist
traffic (trailers/boats tow-behinds). The applicant has revised plans that show an interconnect location with
the McDonald's property. The applicant's traffic report provides an analysis with the CHA report as
required for the special use permit criteria. The updated report (5/8/2017) indicates that there will be 29
additional trips in the morning peak hour and 17 less trips during the evening peak hour compared to the
build-out analysis in the CHA report. The application with traffic has been provided to Chazen for review
and comment. Warren County DPW has indicated the applicant will be responsible for the striping per the
CHA report plans have been updated to reflect striping.
• Site layout and utility plan—The existing site will require connections to the electric, water etc for the
building location and canopies on site. The project includes connection to Town sewer also.
• Grading and drainage plan, Sediment and erosion control—the project as identified in the SWPPP will
disturb about 2.155 ac.
• Landscape plan—the applicant has provided a landscaping plan maple, spruce and hack berry noting
substitution of species due to availability and preference—Board should consider requesting native plantings
and compliant plantings note should be on landscape plan. Also plans include a mixture of shrubs and other
low level plantings for the site. A waiver is requested for the landscaping strip of 10 ft that is required and 4
ft is proposed.
• Site lighting plan- The plans show the lighting scheme around the site, building and both the gas and diesel
canopies. This overall lighting lumens show staying on site. The canopies guidance is to average 10 foot
candles where the site proposed for the diesel 27 from 39.7 avg. and the fuel is at 33.37 from 61.77. The
board should consider requesting clarification and discuss as a waiver as the foot candles proposed are more
than the guidance.
• Site details- The information submitted indicate the business is open 24 hours a day and will have freshly
prepared foods as a major component of the store services.
• Elevations —the applicant has included all four elevation sides where the north side of the building will
have a drive thru area.
• Floor plans- the plans show the internal arrangement for food aisles, check out, and restrooms. The floor
plan will need to be updated to show the west entrance as the fuel canopy is on the west side of the building.
Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written
request of an applicant. The applicant has requested a waiver from the design guidelines to have parking at the
front of the building to direct traffic to the side of the building for fuel services and landscape strip at 4ft versus
10 ft. A waiver from driveway spacing standards for projects that are on arterial roads 330 ft per 0-100 Peak Hour Trips
where they propose 40 ft and a waiver from footcandle average illumens exceeds 10 for both canopies.
Special Use Permit Criteria:
A special use permit is required as outlined in the Cl 18 Section 179-10-070 for implementation of traffic
improvements.
Harmony with the Comprehensive Plan—The project site is located in the CI-18 zoning district allowing
commercial businesses to seek site plan approval.
Compatibility—the project site area is currently seeing a trend of commercial development.
Access, circulation and parking—the site development has located the fuel station to the side of the structure and
as provided two access points to a private drive to utilize the lighted intersection. The applicant has restricted
the direct movement on Corinth Rd access to rights in only and right out only. In addition, the applicant has
shown a cross connection for vehicles and pedestrians with the adjoining McDonalds property.
Infrastructure and services —the project proposed to connect to existing utilities in the area.
Environment and natural features —the project requires compliance with the stormwater pollution prevention
plan due to the disturbance more than an acre.
Long-term effects —the applicant has indicated the development will be part of the developing commercial
corridor providing access for travelers and residents in the area.
Specific Criteria —
The applicant has submitted a traffic study that has been forwarded to the Town Designated Engineer
for review and comment. The applicant has also been provided with comments from the County, noting
the striping at the west side of the intersection at Corinth and Big Bay is to be completed as part of the
project proposed.
Items below outline the criteria that is to be completed within the study...
BB. All uses in the CI-18 Zone/District. In addition to the application requirements for Special Use Permit as
identified in 179-10-040 all applicants for new or modified uses in the CI-18 District shall provide the
following:
(1)A schematic plan depicting the floor area of all proposed uses. The plan shall include a description of the
planned uses utilizing the Institute of Transportation Engineers (ITE) Land Use Codes as contained in the latest
edition of the ITE Trip Generation Manual (or a similar successor publication). Land use codes -310 Hotel, 710
General Office, Bank with Drive thru 912, and 853 convenience market with fuel.
(2)An estimate of the trip generating characteristics of the planned uses utilizing the note ITE reference. Should
a project not fall within an ITE Land Use Code, documented trip generating characteristics of sufficient sample
size may be substituted subject to the approval of the Town Engineer. Project trip generation AM 88 and Pm
102.
(3)A traffic impact analysis (or traffic study) shall be prepared consistent with generally accepted industry
practices (including ITE and NYSDOT guidelines). The NYSDOT Highway Design Manual Chapter 5 shall
serve as the standard. The Town and/or its designees may stipulate the form, scope and content of the analysis.
The applicant has utilized 2010 Highway Capacity manual guidelines.
(4)Applicants are required to comply with the Exit 18 Rezone [Traffic] Study dated February 2016 as prepared
by CHA in preparing the project traffic study, as noted below in Subsection 4 a , (b) and(c). Applicants are
subject to the following conditions:
(a)Access to Big Boom Road, Big Bay Road, Main Street, Corinth Road and impacts to roadways shall
be provided consistent with the Exit 18 Rezone [Traffic] Study.Additional improvements are being
provided by the Hotel property.
(b)Site specific access and intersection improvements as described in the Exit 18 Rezone study shall be
completed by individual applicants where the project is contributing traffic to an affected intersection.
The County has requested the intersection heading east should be striped per the Exit 18 Rezone study
plan reflec the striping. The Town's Engineer shall advise the Planning Board, during its review process
and before it issues any approvals, about which improvements the applicant should be required to
construct.
(c)Where the trip generating characteristics of a proposed project exceed those contemplated and
examined in the Exit 18 Rezone [Traffic] Study, the project applicant may be required to reduce the size
or scale of the project so as to reduce the trip generating characteristics of the project. The applicant has
indicated the project generates an additional 12 trips in a day more than a bank with a drive thru that
was proposed.
(5)The Town may utilize a developer's agreement to memorialize the conditions of approval. The purpose of
such development agreement shall be to establish, in writing and for the benefit of both parties, the specific
parameters, conditions and requirements of the approval which has been granted by the Planning Board and
upon which the applicant may rely in proceeding to arrange the financing and construction of the planned
development, including any public improvements and/or land dedications required in connection therewith.A
developer's agreement has not been proposed at this time.
Nature of Variance
Permeability variance was granted 3/22/17.The applicant requests variance for permeability where 30%is
required and project proposed to have 21%.
Sign Variance was granted on 5/18/17 where two wall signs were approved one for the fuel canopy and the
building front. -main building sign is proposed to be 78.13 sq ft„ fuel canopy sign at 22.2 sq ft
Summary
The applicant has completed a site plan review application for the construction of a new convenience store with
fuel and drive-thru along with associated site work. The applicant had been tabled at the previous meetings
noting engineering comments from Chazen to be addressed.
Meeting Hg istory: PB: discussion 1/24/17, meeting 3/21/17, 3/28/17 (tabled). ZBA: 3/22/17 (tabled), 5/17/17