Staff Notes for 8/16/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 16, 2022
Site Plan 27-2022 FOOTHILLS BUILDERS/FHB APARTMENTS
78-80 Main Street/ Neighborhood Commercial/ Ward 4
SEQR Unlisted
Material Review: application, elevation, site plans, floor plans elevations, stormwater management, traffic
report
Parcel History: Disc 6-2021
Warren Co Referral Sent: May 2022 / Comments: Concur w/local board. Informal staff comments: Request to
consider safe access for pedestrians and vehicles.
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Requested Action
Planning Board review and approval for removal of existing structures and construction of a three floor mixed
office space/residential building.
Resolutions
1. SEQR resolution
2. PB decision
Project Description
(Revised) Applicant proposes removal of existing structures and to construct a new building with a footprint of
8,663 sq ft and floor area of 25,989 sq ft. First floor office with a second and third floor containing 24 apartment
total. Site work to include parking/drive area, lighting, landscaping and stormwater. Site plan for new uses and
multi-story building in the Main Street zone. Revised building elevations and traffic information. Pursuant to
chapter 179-3-040, site plan for a new commercial use in a main street zone shall be subject to Planning Board
review and approval.
Staff Comments
• Location-The project is located on two parcels 78 and 80 Main Street. The lot size for 78 Main Street is 0.31
ac and for 80 Main Street is 0.45 ac. The project is located in the Main Street Zoning District that includes
additional review criteria for the building details.
• Arrangement- The applicant proposes to remove the existing buildings on the property to construct a multi
use building with office on the bottom floor and the two upper floors to be apartments.
• Site Design- The plans includes an entrance area on the west side of the property with parking and loading
to the area to the rear.
• Building – The building is to be 8,663 sq ft footprint with a floor area of about 25,989 sq ft.
• Traffic- The applicant proposes 38 parking spaces for office use and apartment use (noting these are one and
two bedroom units). Main Street allows for shared parking 179-7-070 in conjunction of 179-4-090. The
required parking would be 58 spaces with the sharing factor 49.2 or 50 spaces would be required using 0.6
for office/residential. Further Main Street allows for 50% reduction in parking requirements or waive all or
portions if the applicant can demonstrate how parking demands may be mitigated , based on trip
generations. (Note if bottom floor was retail -33 spaces required – still less than apt (Calc 33*.6= 20spaces)
20 spaces+36 spaces =56 spaces then 50% 0f 56 spaces is 28 spaces applicant still provides 38 spaces)
o Traffic report – indicates building in 2024 of the site. The report suggests consideration of
landscaping to be minimized to ensure site distance is available for traffic movements. The report
indicates the apartment complex will have minor impacts.
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o
• Grading and drainage plan, Sediment and erosion control- The applicant has indicated that 0.76 ac or the
entire site is to be disturbed. Subsurface infiltration devices and catch basins are to be installed in the
parking area. The project has been referred to the Town Designated Engineer for review and comment. The
applicant will need to complete test pit information in location of the infiltration devices prior to final plans
submission -include as part of resolution– per review of the engineering letter.
• Landscape plan-The planting plan includes front of the building plantings then there are planting plans in
the island for the rear parking area. The applicant has included a planting area for the rear property line that
abuts neighboring properties. The applicant has also addressed the required percentage of landscaping
where 10% would be required and the applicant proposes 12% of interior landscaping.
• Site lighting plan-The lighting plan needs to be clarified. The bollard fixtures in the parking area at 42
inches in height provide foot candle light at 10, 5, 2, and 1.5 for a small area around the fixture itself. There
doesn’t appear to be any fixture in the courtyard or on the sides or back of the building. The plans show the
front elevation to have 6 light sign fixtures to be installed on the building. Also included are fixtures under
the canopy – not clear as there is no fixture noted in the plan set. In addition prior to work being started
coordination with review of the light fixtures and sidewalk work with the Town (Building and Grounds
Department) will be necessary. (include in resolution)
• Utility details-Utility connections area shown on Sheet 3.10. They includes connection to municipal sewer
and water. Electric utility to be coordinated with utility provider. Utilities for stormwater management are
also provided and to be reviewed under stormwater.
• Signage-The applicant has shown an area at the front of the building for signage that could be installed and
to include down cast light fixtures. The sign areas should be defined by size. The sign materials are to be
noted on the plans -All signs shall be made of durable materials, Wood, metal, stone, brick or similar
traditional sign materials are recommended, Resin or composite materials that give the appearance of
traditional materials may also be used.
• Elevations-The elevations are shown noting the overall height and height between floors. The plans also
note the color scheme blue spruce, windows to be aluminum panels dark bronze, Glass transparency 32% is
noted however it should specify if it is the pedestrian level glass or the whole façade
• Floor plans-The applicant has indicated the main floor has the ability to accommodate up to four tenants and
the next two levels would accommodate the apartments. Noting the laundry appears to be only available on
the first floor and only one elevator is proposed.
• Waivers-There are Main Street waivers to consider as noted in summary
• The applicant has provided information on site lighting, signage, stormwater, topography, landscaping,
parking, floor plans, construction details, soils information.
• 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.
Main Street Code Sections
179-3-040 Main Street
1. Side yard setback – zero-foot side yard setbacks are preferred - The Planning Board may waive this
requirement wherever this provisions would restrict rear yard access –the applicant has placed the
building so there is a 5 ft side setback on the east side adjacent to other buildings and 22 ft from the west
property line. A waiver would be reasonable to grant one for access on the west side and second for the
type of building to be constructed apartments on the second and third floor on the east side.
2. Rear Yard setback needs to be on drawing
179-7-030 specific design standards
1. The board may have further discussion for stipulating more than one tenant on the lower level to
encourage pedestrian activity
179-7-020 design standards
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1. Mechanicals appear to be located on the roof to be hidden by parapet – the board may request a roof
plan to confirm roof mechanicals are hidden – Floor plan of the roof
179-7-070 Design standards
1. Applicant to confirm --Up to 50% of the front facade may include recesses at least 18 inches deep and
three feet wide, but no more than 10 feet deep. Needs to be clarified.
2. Drawings should show Future interconnect to adjoining properties – with associated notes in regards to
future interconnect to be on site plan drawing per condition. Needs to be addressed.
3. Parking see notes above on Traffic – additional information to be provided. Updated information
provided for traffic report. The parking information needs to be clarified as only “office” has been
defined for parking at this time any additional use including retail may need additional site plan review.
4. Buffer -adjacent uses have not been identified but appear to be residential. Updated information
includes the rear property line area to have additional vegetation and a fence of 6 ft in height for about
99 feet. The uses that are adjacent to the property will need to be identified ie residential, the width of
the vegation needs to be noted and clarification for the section marked 19.8 ft is also to have a stockade
fence. Also, the fence on the side property lines are noted as 6 ft in height will need to note the length.
5. Lighting – lighting has been updated however additional clarification necessary for light fixture under
the canopy, court yard and any other building lighting. Note the street decorative light fixture needs to
remain any work done with the sidewalks and lighting need to be coordinated with the Town of
Queensbury Building and Grounds prior to work starting.
6. Floor height –proposed is 12 ft for the first floor, 11 ft for the second floor and 9 ft 1 inch for the third
floor.
7. Building transparency and interior lighting is important at the street level; consequently, ground floor
levels facing major or internal access roads shall have a minimum of 60% of transparent glass surface
that is oriented vertically, beginning within 24 inches from above the sidewalk. Where full shopfront
area is expressed architecturally utilizing framing and infill panels of wood or other approved shopfront
materials, a minimum clear glass area of at least 40% is required, starting within 36 inches from above
the sidewalk. Dark or reflective tinted glass is prohibited along Main Street frontage. The board should
have further discussion about the transparency at pedestrian level
Summary
The board should consider review of the following items.
• The board will need to consider the request for waivers -Waiver for side setbacks not at zero feet, buffer
between residential and office use.
• A roof floor plan is necessary to confirm the mechanical units are hidden - should include location of
mechanicals and roof elements
• The board should request additional information for the following –
o Site lighting – information was provided for the parking area lighting but additional information
is needed for courtyard lighting and building lighting ie the canopy fixture ie roof eaves etc. Also
to be noted there will be a need for coordination with Building and Grounds for sidewalk and
decorative light fixture near the front of the building.
o Fence length – information has been updated for the rear fence however additional information
for each section should be shown on the plan -need length and clarification
o Additional parking calculations for retail use as office use is the only identified use any future
use may require additional review
o Building design front faced recess depth value, - needs to be addressed
o Traffic assessment – traffic report provide
o Interconnect with adjoining properties – will need to be addressed or shown on plans
o Windows at pedestrian level may need additional transparency glass,- transparent glass needs to
be addressed The board should have further discussion about the transparency at pedestrian level.
Front street elevation indicates the lower halve to be aluminum panels – the access doors indicate
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black glass. The Main Street view is important to have clear glass guidance is at 60% - applicant
has indicated 32% but it is not clear that is pedestrian level or the entire front façade –
Clarification is needed.
o Documentation for merged parcels.
o Use of parking spaces in winter months for snow storage.
o Test pit information to be provided for location of the infiltration devices prior to final plans
submission -include as part of resolution– per review of the engineering letter.
The applicant has completed a site plan application for the construction of 3 story structure with office use for
the main floor and 24 apartments for the two floors.
Meeting History: 5/26/2021