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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 870 NYS Route 9 2 of 3 Project Narrative 2115118 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 870 NYS Route 9 3 of 3 Project Narrative 2115118 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.