Staff Notes SP 2-2019 Stewart's_3 19 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 19, 2019
Site Plan 2-2019 STEWART’S SHOPS CORPORATION
221 Corinth Road / CI – Commercial Intensive / Ward 4
SEQR Unlisted
Material Review: revised application and site plan layout drawings
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;
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Requested Action
Planning Board review and approval to build a 5,139 sq. ft new convenience store with attached. bank.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes a revision to build a 5,139 sq. ft new convenience store with attached bank and a separate
storage shed on the site. The existing convenience store and bank, 4,711sq. ft., will remain open during
construction and the existing building and gas canopy will be demolished when the new building is complete.
The project also now includes two proposed curb cuts on Big Bay Road and sidewalks to align with the cross
walk at the corner of Big Bay and Corinth Road. The new canopy is to be 4,656 sq.ft. and to be constructed
when the original building is demolished. Pursuant to Chapter179-3-040 of the Zoning Ordinance, new
construction shall be subject to Planning Board review and approval.
Staff Comments (revised)
Location-The project is located at 221Corinth Road, and is a corner lot with Big Bay and Corinth Roads.
Arrangement- The existing building is located on a 2.88ac 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. The application was tabled at the February
meeting for the applicant to revised plans showing a proposed shed, and sidewalks. The applicant has made
an additional modification to add two new curb cuts on Big Bay Rd. The shed is to be 12ft X12 ft to be
located at the south west corner of the area to be developed. The addition of the two curb cuts on Big Bay
Rd. is for the bank to have an access. The additional sidewalk on Corinth Rd has been reviewed at the
County and a work permit with associated details would be needed. The side walk on Big Bay Rd is subject
to Town Highway review who have asked additional questions at this point about maintenance.
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 25ft from the front property lines. Section 140 allows for up
to 60sqft when setbacks are25ft.
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-SheetS-4 is the grading plan and indicates the
grading is minimal on site with a contours at100ftelevation. SheetS-7 is the stormwater sheet 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. SheetS-8Istheerosion and sediment plan.
Landscape plan –SheetS-5indicates 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 6fthigh privacy fence and some smaller
tree/ shrubs along the fence. The building also notes planting beds facing Corinth Rd.
Site lighting plan – The plans show17 pole lights to be15ft in height. (note plan shows a color difference
however it is not clear if the fixtures or poles are different) There are to be 17soffit lighting fixtures under
the eaves of the building canopy and14underthefuel canopy. There are to be four security fixtures wall
mounted. In addition, there are bollard lighting fixtures to be installed. The site foot candle average is
(Revised 1.28 previously 2.43) and the fuel canopy average is (Revised 10.49 previously 22.63) meeting a
10 foot candle recommended under the fuel canopy. Left in for reference only text strike--Stewart’s
SitePlan30-2017 (Route 149) Fuel Canopy was14.04 footcandle average. Fast Trac FuelSP41-
2018Fuelcanopy (7,752sqft) footcandle average is33.37andthediesel canopy (1,938sqft) is27foot 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 outline showing where the convenience store and bank are to be
located – the plans do not include a floorplan of both businesses.
Waivers-Planning staff has reviewed the applicant’s submission and the waiver request for lighting is no
longer requested since the fuel canopy lighting has been reduced to the guidance of 10 ft candle. There are
no waivers requested for the project as proposed.
Nature of Variance The applicant was granted approval 1/16/2019. The applicant proposes the fuel canopy to
be located at62ft from Big Bay Rd where a 75ftsetback is required. Relief is also requested for the building
Bank Canopy setback on Big Bay Road is proposed to be 26 ft where a 75ft setback is required.
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 Board had previously discussed the Corinth Road access and determined no
changes to the access were necessary. However, the applicant and the board did identify pedestrian
opportunities and as provided in the recent submission sidewalks are proposed to align with the cross walk on
Corinth and Big Bay Rd. In addition, the revised plans show the access to the back of the store and the bank
without having conflicts during delivery.
Meeting History: PB: 1/15/19 PBR; 1/22/19 tabled; ZBA: 1/16/19;
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