Staff notes for 4/26/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 26, 2022
Discussion 1-2022 FADEN ENTERPRISES
1471 State Route 9
SEQR NA- for discussion (unlisted for future site plan)
Material Review: site plan application, site drawings, building renditions
Parcel History: SP 43-2002, SP 34-2004, SP 8-2006, SP 52-2011, SP 59-2014, SP 45-2015
Warren Co Referral sent: n/a for discussion
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Requested Action
Planning Board review and discussion for construction of a mixed retail building and a storage building in the
commercial intensive zone.
Resolutions
1. N/A for discussions
Project Description
Applicant proposes a mixed use site plan consisting of two buildings. One mixed use building with a footprint
of 8,950 sq ft that will consist of a 2,000 sq ft drive thru restaurant, a 2,500 sq ft indoor restaurant, and 4,450 sq
ft retail space. The second building would be a 3,422 sq ft outdoor self-storage structure containing 24 units.
Pursuant to chapter 179-9-040, a discussion with the Planning Board may be requested by the applicant.
Staff Comments
The applicant proposes to tear down the existing building and to construct new buildings and associated site
work. The project is located in the Commercial Intensive Zone-CI –and requires additional details during
review.
Code sections for review are noted below:
179-3-040 Establishment of Districts
The CI Districts comprise that area of Queensbury that already has intense commercial development. The
purpose of this district is to provide for continuing infill development of this type, while encouraging the overall
improvement and appearance of these areas.
Dimensional notes.
[11] .Floor area ratio: 0.3.
[12] Percent permeable: 30%.
[13] Percent landscaped: 30%.
[14] Merchandise display setback: 25 feet.
179-7-050 Design Standards
Design districts.
(1) Route 9 North District: between Sweet Road and the Town’s border with the Town of Lake
George. Commercial variety best describes this section of Route 9. The southern end has large and small retail
offerings, interspersed with restaurants, convenience stores, gas stations, a fun park, an RV park, an outdoor
drive-in theater. Amid this section is the Six Flags’ The Great Escape. North of this theme park is the county’s
municipal center and beyond that a cluster of outlet malls, intersected by Route 149, an important rural route to
Vermont. The North Route 9 corridor, while an improvement over the lower section, still lacks continuity and
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sufficient greenery, especially within parking areas. It is the community’s desire to insist on Adirondack-themed
designs with more creative parking design and landscaping, so that the building, parking, and landscaping
visually share space. For example, parking lot lighting should be antique-themed similar to the existing
sidewalk pedestrian lighting. No one aspect of commercial developments located here should be dominant.
Locating truck routes, loading docks, and employee parking in the rear will allow opportunities for more
landscaping to the front and sides of the building. From Montray Road to Round Pond Road, low-
impact commercial development abuts a residential zone along Route 9’s south side. Future development in this
area should remain low-impact and transitional in effect.
Design Objectives including
Streetscape,
Site Design
Architectural Elements Route 9 North District….. excerpt
(a) Timber-frame structures, with unique and ingenious natural expressions of materials, creating a
cottage/cabin feel that blends into the natural scenery.
(b) Meticulous craftsmanship and innovative use of materials are essential components.
(c) Natural finishes, large windows, use of natural exterior elements in the interior, great rooms, and massive
stone fireplaces are common elements of this style.
(d) May include the following:
[1] Steep roof pitches.
[2] Large roof overhangs.
[3] Naturally finished materials such as twig ornamentation, notched logs and natural bark, split spruce
branches arranged in sunburst and diamond patterns.
[4] Exposed structure, post brackets, complex, naturalistic railing and baluster design, large windows, stone
chimneys and building elements.
[5] Log or split log buildings.
Summary
Pursuant to Chapter 179-9-040 of the Zoning Ordinance, applicant may present a sketch to receive comments
and feedback from the Planning Board.
Meeting History: 1st Meeting