Staff Notes SP 3-2018 Johnny Rockets_1 16 18 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 16, 2018
Site Plan 3-2018 HWP DEVELOPMENT, LLC (JOHNNY ROCKETS)
89 Six Flags Drive/ Cl—Commercial Intensive/Ward 1
SEQR Unlisted—Reaffirm SEQR of 2001 and 2004 Supplemental
Material Review: application, narrative, survey, sound information, traffic information, narrative, site
drawings
Parcel History: SV 70-2005, SP 612004 & 61-2004(M)Pedestrian bridge; SP 4-2004 Hotel; AV 5-2018
Requested Action
Recommendation to the Zoning Board of Appeals for relief for FAR.
Resolutions
1. Planning Board recommendation
Prosect Description
Applicant proposes a 2,280 sq. ft. outdoor eating area addition to the"Johnny Rockets"restaurant. The deck is
to accommodate 120 seats and 1,080 sq. ft. of the deck is to be covered. Pursuant to Chapter 179-4-080 of the
Zoning Ordinance, new outdoor deck food service shall be subject to Planning Board review and approval.
Variance: Relief is sought for Floor Area Ratio. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
• Location-The project is located at 89 Six Flags Drive and is the attached restaurant to the Great Escape
Lodge.
• Site Design- The applicant proposes a 76 ft by 30 ft deck addition for outdoor eating. The project includes a
36 ft X 30 ft portion of the deck to be a covered area. The deck area is to be designed for 120 seats.
• Building—The existing building is 11,895 sq ft. and has internal access from the hotel and from the
associated parking areas. The plans show the entry to the deck is to be from within the existing restaurant.
• Signage-The signage is to be altered with a slighting different logo
• Traffic- The applicant has provided the traffic summary information as required by the Impact statement of
2001 and supplemental of 2004—the deck addition does not fall within the threshold to begin traffic
mitigations from the EIS. The applicant has indicated the existing site with the Lodge and restaurant require
302 parking spaces and the additional outdoor eating area requires 6 additional spaces. The applicant
requests a waiver from providing the 6 additional spaces due to the site proximity to the parking area for
Great Escape Park.
• Grading and drainage plan- The applicant has indicated the area in front of the new deck area will be used to
manage any new stormwater runoff.
• Landscape plan—The plans show dogwood, reed grass, serviceberry, and lilies to be planted at the edge of
the new deck area.
• Site lighting plan—The applicant has indicated there is to be accent lighting for evening hours to be on the
interior of the deck.
• Sound—As part of the 2001 EIS and 2004 Supplemental—sound was to be evaluated annually. The study
shows the points where measurements were taking and the readings —the readings had little variation from
2015 to 2017. The applicant has indicated that the new deck area may have outdoor music during hours of
operation for patrons.
• Elevations —The applicant has provided a rendition of what the new deck area would look like. The deck is
to be consistent with the architecture and color scheme of the existing restaurant.
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 application form identified as "Requirements" outlines the items to appear on the
site plan or included as attachments. At the time of application the applicant has either requested waivers,
indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow
items listed under Requirements of the applicant's application: g. site lighting, h. signage, j. stormwater, k.
topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r.
construction/demolition disposal s. snow removal.
The applicant is also requesting a waiver for providing the 6 additional spaces on the site. The site can
accommodate 6 additional spaces where the plans show an existing 302 spaces on the site.
Nature of Variance
The applicant requests relief from the floor area ratio where the site is 57.5% and proposed is 58.0 %. The
requirement is 3% for the Cl zoning district.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the request for relief.
Meeting History 1st meeting