Staff Notes SP 27-2019 Faden_4 30 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 30, 2019
Site Plan 27-2019 FADEN ENTERPRISES, INC.
894 and 900 State Route 9 / CM – Commercial Intensive / Ward 1
SEQR Unlisted
Material Review: application, narrative, revised site drawings, survey, revised elevations, floor plans,
lighting plan, stormwater pollution prevention plan.
Parcel History: SP 37-2018; AV 34-2018; SP 36-2018;
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Requested Action
Planning Board review and approval to modify an existing approved site plan including building and site
changes.
Resolutions
1. SEQR- reaffirm seqr from 6/19/2018
2. PB decision
Project Description
Applicant proposes to modify an existing approved site plan including building and site changes. The proposed
building is to be 11,793 sq. ft. (previous 11,400 sq. ft.) and 75 ft. setback (previously 93 ft.) to the building
overhang. Project still includes site work on adjoining lot for access drive and parking spaces, also other on site
work for grading, stormwater, water and sewer connection. Pursuant to Chapter 179-3-040 of the Zoning
Ordinance, modifications to an approved site plan shall be subject to Planning Board review and approval.
Staff Comments
Location-The project site is at 894 State Route 9 and the parcel is a corner parcel with frontage on Montray
Road. The project also includes property at 900 State Route 9.
Arrangement- The project includes the removal of an existing 1,312 sq ft building and the revised plans are
to construct an 11,793 sq ft building with associated site work.
Site Design- The proposed building is now to have a setback of 75 ft from the Route 9 property line. Access
will include the access on Route 9 and an inter-connect to the adjoining property to the north. The project
has been modified to reduce the amount of filling necessary. The modification to the building design has a
stepped down with finshed floor levels of 458.18, 454.48 and 452.98 and a slope for the interconnect access.
The site design for Montray Road has been revised to remove the retaining wall and to have lawn sloped
area to the rear property and to Montray Road. Building – The plans show an 11,793 sq ft building with
three tenant spaces noted. The building layout includes a 3,700 sq ft restaurant space –“Subway”, the
remaining spaces are to be 4,046sq ft each.
Signage-The plans show the free standing sign location but details on signage type and design are not
provided. The building signage is provided for tenant spaces and will be reviewed for compliance as tenant
lease occurs.
Site conditions- (no changes in revision).The site has an existing steep slope where the applicant has
indicated additional fill will be brought in to bring the site construction area to grade. The site is also
adjacent to Town property that has been noted as a historical feature “Blind Rock”. The applicant provided
the archaeological review and has indicated SHPO issued a no effect letter.
Traffic- There are 48 parking spaces noted on the main site with 13 that will have access from the adjoining
norther neighbor property. The plans indicated 61 spaces are required (previously 60 spaces were required)
The plans show 13 new spaces being added to the northern property site (previously 15 the spaces were to
be added to the northern parcel). The revision also does not include any work with the existing parking area
as was the original plan other than the access from Uno’s lot to the Faden lot.
Site layout and utility plan –The project includes connections to the Town’s sewer and water lines. The
applicant has received approval for an Out of District user agreement conditioned up submission of a Map
Plan and report to extend the sewer district.
Grading and drainage plan and Sediment and erosion control –The applicant has revised the stormwater
pollution prevention plan as not as much fill is being brought in. The project still proposes the stormwater
will be collected from the new impervious surface and stored underneath the parking area and dispersed into
the ground from the device.
Landscape plan –the landscape plans shows typical building frontage landscaping and site landscaping -
shrubbery and low-level landscaping. The rear of the property is to be a seeded slope and a tree line area to
remain at the rear property line area along Montray Road.
Site lighting plan –The plans show four new light poles and one of the light pole on the adjacent parcel. The
new building is to have 4 wall light fixtures. The plans should be updated to show the average foot candles
for the site and for the building.
Elevations -The building has an Adirondack theme and shows the step down appearance. The doors are
primarily on the front and side of the building. There is no rear elevation however plans show the rear
property to be sloped seeded area with no access.
Floor plans –No floor plan was provided but the elevations indicate three tenants entry areas.
Waivers-no waivers have been requested.
Nature of Variance
Granted 6/20/18. The applicant proposes to develop a portion of the project parking that will have access from
the adjoining property relief is requested for parking not having access from the project site, relief also
requested for number of parking spaces on site 60 are required and 37 are shown with access then another 8 are
shown with offsite access. Relief is also requested for building setback on Montray Road where a 75 ft setback
is required and a 24.6 ft setback is proposed.
Summary
The applicant has completed a site plan modification for the construction of a new multi-tenant building at
11,793 sq ft, with associated site work –grading, filling, stormwater, landscaping.
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Meeting History: 1 Meeting;
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