Staff notes for 4/19/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 19, 2022
Site Plan 23-2022 QUEENSBURY SQUARE, LLC.
909 State Route 9/ Commercial Intensive/ Ward 2
SEQR Unlisted
Material Review: site plan application, stormwater report, survey, site plans
Parcel History: SP 76-2017, AV 78-2017, SP 1-2020, AV 1-2020, AV 13-2022
Warren Co Referral sent: April 2022/Comments: NCI
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a 9,220 sq ft addition to an existing 7,000 sq ft liquor store where a 5,460 sq ft foundation
has been constructed. The total building will be 16,220 sq ft. The façade has been updated to reflect one
building entrance for the addition. The main building is to remain the same. Project includes site work for
lighting, landscaping and stormwater. Pursuant to chapter 179-3-040, 179-9-120, site plan for commercial
construction in the Commercial Intensive zone shall be subject to Planning Board review and approval.
Variance: Relief is sought for setbacks, expansion of a non-conforming structure, and parking.
Staff Comments
• Location-The project is located at 909 State Route 9. The parcel is 1.42 acres.
• Arrangement- The site has an existing 7,000 sq ft liquor store and a 5,460 sq ft foundation already on the
site.
• Site Design- The project includes a 3,360 sq ft addition between the existing liquor store and the existing
foundation. The site plans show the building addition. The plans will need to be updated to show the
alterations to the footprint ie the removal of the front porch area.
• Building – The final building size is to be 16,220 sq ft this includes using the existing 7,000 sq ft Liquor
store.
• Site conditions-There is an existing building and foundation work.
• Traffic- The applicant proposes 55 parking spaces where 62 spaces would be required. The plans show
Route 9 entrance to be narrowed from an open parking lot to a two way access; there is a two way access on
the South side of the lot with Walmart; then a one way entry from the West side with Walmart.
• Grading and drainage plan, Sediment and erosion control-The applicant has indicated the stormwater
infrastructure developed in 2019 will be modified as part of this project. There are dry wells proposed each
trench areas and vegetated swale area. The board may request clarification for the grading that is to occur in
the right of way area along Weeks Road. The project materials have been forwarded to the Town Engineer
for review and comment.
• Landscape plan-The plans show evergreen trees along Weeks Road, Crab Apple trees along the other
property lines. The applicant has removed parking area only Route 9 and has amended the access for two
way traffic. The board may request additional plantings.
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• Site lighting plan-The plans show 8 Parking pole lights at 20 ft, 9 security wall lights, 13 sconce wall lights,
and 25 canopy lights. The lighting plan has been adjusted for the site design with additional lighting being
proposed from the previous approval – pole lights went from 4 to 8. The board may request information to
the overall average foot candle for the site –code guidance is 2.5 foot candles for a commercial parking lot.
• Site details-The information for the building indicates the entire building will be used for the Liquor Store.
The board may request altering the design so delivery is to the front/or proposed parking area and to remove
the delivery doors on the Weeks side –as the site has only one tenant.
• Utility details-The plans indicate the building will connect to existing utilities for municipal sewer and water
• Signage-The plans indicate there is to be a sign on the new building area indicating “Monty’s”. The board
may request clarification of sign size, type of material and lighting information.
• Elevations-The plans show only the side facing the parking area. The front façade of the building indicates
there is one entrance for the addition area. The plans will need to provide information on all four sides of
the building. The elevations will need to show the alterations to the existing building.
• Floor plans-The plans show an open floor plan for the addition area. The plans also show alterations to the
exterior of the existing building.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, o. commercial
alterations/ construction details, q. soil logs, r. construction/demolition disposal s. snow removal.
• The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided information for g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic p floor plans.
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 Area Variance
The applicant requests setback relief for the new building area where the building is to be 27 ft to covered
entrance areas on Weeks Road where a 75 ft setback is required. Front setback relief from Route 9 to the stairs
is 72.5 ft to the stairs and 73 ft from the porch post where 75 is required. In addition, relief for parking is
requested where 62 spaces is required and 55 are proposed.
Summary
The Planning Board is to provide a recommendation to the ZBA the relief requested for setbacks and parking.
The board may request additional information for elevation views of all four sides existing and proposed;
footcandle average for the site, and signage information.
Additional code excerpt for guidance:
179-7-050 Design Standards
Route 9 South District: applies to the commercially zoned lands from Sweet Road to the Glens Falls City line. It is an area
of very intensive commercial development with shopping centers surrounded by acres of parking lots. Currently the Route
9 South corridor is characterized by an overabundance of asphalt, smaller shopping plazas, with one row of front parking,
and large stores with poorly landscaped parking lots, variable setbacks, limited plantings and no continuity. To help offset
traffic congestion, minimal curb cuts and shared drives are encouraged. Primary shop entrances will be located on the
street frontage. Most of the parking will be accommodated in the front along the building face and landscape strips.
Parking provided primarily in the front with minimal curb cuts reduces street congestion, provides convenient vehicle
storage, and promotes a pedestrian-friendly corridor on Route 9. Locating truck routes, loading docks and employee
parking in the rear while providing two rows of angled parking in the front allows maximum use of existing space.
Signage clutter needs to be addressed here.
-Associated review for building height, store entrances, delivery access, site design, architectural elements etc
- Bicycle Facilities – any use with 25 or more spaces provides for bicycle rack
Meeting History: 1st Meeting