Project Narrative 870 NYS ROUTE 9 SITE PLAN
SUBDIVISION & SITE PLAN
PROJECT NARRATIVE
February 15, 2018
INTRODUCTION
The project site is located on the East side of NYS Route 9 in the Town of Queensbury, Saratoga County,
New York at 870 Route 9, Queensbury, New York 12804.The project site consists of one parcel having a
total area of approximately 1.56 acres.The site is currently occupied by two existing one story
commercial/retail building.The tax map number for the parcel is 296.17-1-51.
The parcel is located within the Commercial Intensive Zone (CI) as zoned by the Town of Queensbury.
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 Faden/ Faden Enterprises, Inc.
EXISTING CONDITIONS
Existing Land Use and Zoning
The 1.56+/-acre site is located within the Commercial Intensive Zone as defined by the Town of
Queensbury zoning.The current site consists of an existing 11,061 sf one story commercial/retail
structure, an existing 2,111 sf one story commercial/retail structure (Tanning Salon), and parking lots. A
general overview of the surrounding land uses in the area includes commercial uses.The development is
consistent with the current land use in the surrounding area.
The site is steeply sloped with the high point in the northwest corner and the low point in the southeast
corner. The rear (east side) of the site contains a significant retaining wall separating the subject parcel
from the Home Depot site which is significantly lower.
Soils
According to maps from the Natural Resources Conservation Service (NRCS) of Saratoga County,the
onsite soils are classified as follows.
• Oakville loamy fine sand (OaB & OaC). The site is well drained. The site topography slopes from
the west to the east with slopes ranging from 2%to 15%.
Wetlands
There are no wetlands located on the project site.
PROPOSED CONDITIONS
The proposed project includes the subdivision of the existing parcel into two lots. Lot 1 will include the
demolition of the existing 11,061 sf building and the development of the proposed one-story 11,954 sf
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retail building. Lot 2 will include the existing 2,111 sf building.The project will also include site and utility
improvements.
The new structure on lot 1 will be developed for multiple tenants. It will consist of a Subway and
additional retail space. One (1) existing ingress and egress point located on south end of the parcel on
NYS Route 9 will be maintained for Lot 1. One (1) existing ingress and egress point located in front of the
Tanning Salon will be maintained for Lot 2.
The parking areas will accommodate employees and customers for the commercial/retail and Subway as
well as parking for the Tanning Salon. For Lot 1, the proposed development will provide parking in
accordance with the Town of Queensbury Zoning Code Requirements.The Town of Queensbury parking
requirement for fast food properties requires 1 parking space per 4 seats (13 spaces/50 seats) plus 1
space per 2 employees (2 spaces/4 employees).The Town of Queensbury parking requirement for
retail properties is 1 spaces per 200 square feet of gross leasable floor area for properties up to 150,000
square feet (47 spaces/9,379 square feet). The Subway requires fifteen (15) parking spaces and the
additional retail space requires forty-seven (47) spaces. A total of 62 spaces are required and 74 are
provided for Lot 1.
Lot 2,the Town of Queensbury parking requirement for personal service properties is 1 space per 300
square feet of gross leasable floor area (7 spaces/2,111 square feet).The existing Tanning Salon
requires seven (7) parking spaces and six (6) parking spaces are provided. The proposed development
will require a variance to the parking requirements per the Town of Queensbury Zoning Code.
Subway's hours of operation are 6:00am to 9:00pm seven days a week.The retail space hours of operation
have yet to be determined.Tanning Salon hours of operation are 9:30am to 8:00pm Monday thru Friday,
10:00am to 5:00pm on Saturday, and closed on Sunday.
The proposed layout will consist of 23% green space for Lot 1 and 25% green space for Lot 2 (30%
minimum required).A variance to the green space requirements of the Town of Queensbury Zoning Code
is required. Concrete sidewalk will be provided to provide access to the buildings from customer parking
areas and the existing streetscape.
PROPOSED VARIANCES
The 870 Route 9 Site Plan project proposes the following variances from the Town of Queensbury.
Variances Requested Lot#1
• The proposed lot#1 provides approximately 23%greenspace.The zoning outlines
a minimum of 30% greenspace. A variance of 7% is requested due to site
limitations that make it hard to provide the required greenspace while still
achieving the required number of parking stalls. Additionally, the requested
variance is consistent with the surrounding properties in the area including 2
large shopping centers with minimal green space.
Variances Requested Lot#2
• The proposed lot#2 provides approximately 25%greenspace.The zoning outlines
a minimum of 30% greenspace. A variance of 5% is requested due existing site
and grading limitations that would necessitate the need for additional variances
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for lot #1 if the greenspace for lot #2 was met. Additionally, the requested
variance is consistent with the surrounding properties in the area including 2
large shopping centers with minimal green space.
• The proposed lot #2 is approximately 0.14 acres in size. This is less than the
required 1.0 acres required by the existing zoning. A variance of 0.86 acres is
being requested.The requested area variance will have minimal to no impact on
surrounding properties as the area within proposed lot#2 is currently operating
independent from the rest of the existing parcel due to the existing retaining wall
and site grading.
• The proposed lot #2 building setbacks have been identified as a 23' front yard
setback with side yard setbacks of 2.5' and 15', and a rear yard setback of 2.5'.
The existing zoning outlines a front yard setback of 75' with side yard setbacks
with a minimum of 20' and a sum of 50'. The zoning outlines a 25' rear yard
setback. The requested variances will have minimal impact on the surround
properties as the building and business is existing and currently operating with
the proposed front and side yard setbacks.
• The parking requirements for lot #2 outline the need for 7 parking spaces. A
variance of 1 space is being requested.The existing building is operating separate
from the rest of the parcel due to the existing retaining wall and site grading.
Additionally, the business is currently operating with the available 6 spaces and
has been for quite some time.
UTILITY AND STORMWATER INFRASTRUCTURE
Preliminary Sewer and Water Plans
The total anticipated water and sewage (wastewater) demands for the project is estimated to be 2,188
gallons per day. Water supply will be provided by the Queensbury Water Department. Sanitary service
will be provided by the Queensbury Sanitary Sewer District and the wastewater will be treated by the
Glens Falls Wastewater Treatment Plant. Water and sanitary sewer service to the Buildings will be
coordinated with the utility providers during the preliminary and final 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.
Stormwater Management
Stormwater will be managed on-site through the use of NYSDEC approved measures. Stormwater
management practices will be addressed in a project specific Stormwater Pollution Prevention Plan
(SWPPP). Stormwater control practices will be designed and implemented in accordance with all NYSDEC
technical standards and the Town of Queensbury's guidelines.
SUMMARY
It is our respectful opinion that the 870 NYS Route 9—Subdivision, & Site Plan, development will uphold
the Town's vision by working with existing land features, employing the zoning guidelines and providing
a desirable site development in the Town of Queensbury.The applicant and the applicant's engineer
look forward to working with the Town of Queensbury to advance this development project.