PB Staff Notes SP 2-2019 Stewart's_1 22 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 22, 2019
Site Plan 2-2019 STEWART’S SHOPS CORPORATION
221 Corinth Road / CI – Commercial Intensive / Ward 4
SEQR Unlisted
Material Review: application, site drawings, floor plans, elevations, stormwater management
SWPPP
Parcel History: SP 5-2001 Stewart’s bldg.; SP 45-2012 bank w/drive thrus; SP 20-2013
Freezer addition; many others; AV 2-2019;
__________________________________________________________________________________________
Requested Action
Planning Board review and approval to build new convenience store with attached 5,139 sq. ft. bank.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes to build new convenience store with attached 5,139 sq. ft. bank. Existing convenience store
and bank, 4,711 sq. ft., will remain open during construction and the existing building and gas canopy will be
demolished when the new building is complete. The new canopy is to be 4,656 sq. ft. and to be constructed
when the original building is demolished. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, new
construction shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 221 Corinth Road, and is a corner lot with Big Bay and Corinth Roads.
Arrangement- The existing building is located on a 2.88 ac parcel where the building operates a
convenience store with a fuel canopy and a banking service.
Site Design- The plan is to tear down the existing building first, construct a new building horizontal with
Corinth Rd and then to remove and build a new fuel canopy.
Building – The existing building is 4,711 sq ft and the new building is to be 5,139 sq ft. The fuel canopy is
to be 4,656 sq ft.
Signage-The sign is to be 58 sq ft and setback 25 ft from the front property lines. Section 140 allows for up
to 60 sq ft when setbacks are 25 ft.
Traffic- The applicant has indicated the convenience store requires 25 parking spaces and the bank requires
6 spaces. The plans show 41 parking spaces for the site. The plans show a drive thru for the banking with
two lanes. The plans should reflect the fuel delivery and store deliver route. The delivery truck location
and setup should be included to confirm vehicles can still access the bank drive thru.
Site layout and utility plan –The utility plans show the location of connections for the building.
Grading and drainage plan and Sediment and erosion control-Sheet S-4 is the grading plan and indicates the
grading is minimal on site with a contours at 100 ft elevation. Sheet S-7 is the stormwater sheet indicates
shows the infiltration basin to be located in an area behind the building strip of land on the west side of the
property. The plans show the catch basins and piping as well. Sheet S-8 Is the erosion and sediment plan.
Landscape plan –Sheet S-5 indicates landscaping beds along Corinth and Big Bay Roads. In addition, on the
south side of the property there a number of trees to be installed, a 6 ft high privacy fence and some smaller
tree/ shrubs along the fence. The building also notes planting beds facing Corinth Rd.
Site lighting plan – The plans show 17 pole lights to be 15 ft in height. (note plan shows a color difference
however it is not clear if the fixtures or poles are different) There are to be 17 soffit lighting fixtures under
the eaves of the building canopy and 14 under the fuel canopy. There are to be four security fixtures wall
mounted. In addition, there are bollard lighting fixtures to be installed. The site footcandle average is 2.43
and the fuel canopy average is 22.63 where a 10 footcandle is recommended under the fuel canopy.
Stewart’s Site Plan 30-2017(Route 149) Fuel Canopy was 14.04 foot candle average. FastTrac Fuel SP 41-
2018 Fuel canopy (7,752 sq ft) footcandle average is 33.37 and the diesel canopy (1,938 sq ft) is 27 foot
candles approved as modification in 2018.
Elevations –The plans show elevations for both businesses in the building - this also includes the drive-thru
for the bank.
Floor plans –The plans show a building out line showing where the convenience store and bank are to be
located – the plans do not include a floor plan of both businesses.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting,
The waiver requested for lighting–is for a fuel canopy lighting at 22.63 where the guidance is for a 10
candle feet average. The board should review the lighting information provided in the notes to discuss
the lighting level for the project.
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 Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
The applicant was granted approval 1/16/2019. The applicant proposes the fuel canopy to be located at 62 ft
from Big Bay Rd where a 75 ft setback is required. Relief is also requested for the building Bank Canopy
setback on Big Bay Road is proposed to be 26 ft where a 75 ft setback is required. (Setbacks on the plan sheet
and data sheet will need to be updated to reflect a corner lot where Big Bay and Corinth Roads have setback
requirements of 75 ft and the remaining property lines setbacks are 25 ft or rear setbacks. The outline of the fuel
canopy may need to updated as the dimension line is taken from inside the canopy when the dimension should
be from the outside)
Summary
The applicant has completed a site plan application for the tear down and new build of a commercial building to
include a convenience store and a bank. The project includes a new fuel canopy and drive –thru for the bank.
Board discussion items
The Zoning Board requested discussion for site plan regarding the traffic at the Corinth Road access,
concern was expressed about a potential traffic conflict with those heading west and turning into the
store and those leaving the site and heading north to Rhode Island, ie right-in and right-out only on
Corinth Rd.
The board may also request the site drawings include the fuel delivery and store delivery routes to be
noted on the plans. The delivery truck location and setup should be included to confirm vehicles
accessibility to the bank drive thru
Meeting History: PB: 1/15/19; ZBA: 1/16/19;
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