Staff Notes for 10/18/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 18, 2022
Site Plan 68-2022, Faden Enterprises
Freshwater Wetlands 13-2022 1471 State Route 9 / Commercial Intensive / Ward 1
& Special Use Permit 6-2022
SEQR Unlisted
Material Review: site plan application, freshwater wetlands permit, special use permit, site
plans, elevations, floor plans, stormwater.
Parcel History: SP 43-2002, SP 34-2004, SP 8-2006, SP 52-2011, SP 59-2014, SP 45-
2015, SV 48-2014, DISC 1-2022, AV 49-2022
Warren Co Referral Sent: October 2022 / Comments: _________
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes removal of an existing building on the site to construct 3 new buildings and associated site
work. The project includes one building of 8,355 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a
drive-thru, 2,500 sq ft for a restaurant, and 3,855 sq ft for retail space. The second and third buildings will
contain a total of 24 units of self-storage in 3,480 sq ft. Each building will be 1,740 sq ft and have 12 units.
Pursuant to chapter 179-3-040, 179-10-040, & 94, site plan for new commercial development and self-storage
facility, hard surfacing within 50 ft of a shoreline/wetlands, freshwater wetlands permit, and special use permit
for self-storage facility shall be subject to Planning Board review and approval. Variance: Relief is sought for
setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project is located at 1471 State Route 9 within the Outlet Mall area. The project site is 1.92 ac.
• Arrangement- The applicant proposes removal of the existing building on the site to construct the new
buildings and associated site work.
• Building – Building 1 is to be 8,950 sq ft that is designated as 3 tenant spaces: 2,000 sq ft for a drive-thru,
2,500 sq ft for a restaurant, and 8,355 sq ft for retail space. Building 2 and Building 3 will contain a total of
24 units of self-storage in 3,480 sq ft. Each building will be 1,740 sq ft and have 12 units
• Site conditions-the site has an existing building to be removed. In addition the site contains wetlands and
streams as constraints to the building location and site work.
• Traffic- The applicant proposes 45 parking spaces where 45 are required. Applicant to update application
information and site plan details
• Grading and drainage plan, Sediment and erosion control-The plans shows an interconnected basin
arrangement for a sub-surface stormwater management in the front parking lot. The project was provided to
the Town Designated Engineer for review and comment.
• Landscape plan-The landscaping plan shows existing areas of vegetation to remain along the stream,
wetland areas. The new planting plan shows some trees along Route 9, some trees and shrubs along the
building. Applicant to confirm compliant with parking landscaping amount required.
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•
• Site lighting plan-The plan indicate the average lighting for the site is 0.8 foot candles. The plans indicate
pole lights at 15 ft in height and building lights to be mounted at 10 ft.
• Utility details-The applicant will need to connect to municipal sewer and water. Water and Sewer
Department have been provided with materials for review and comment.
• Signage-The project elevations show limited sign information for the exterior of the building and for the
free standing sign. The free standing sign does not appear to meet setbacks where 15 ft is required. No sign
size for the wall signs or sign lighting has been provided.
• Elevations-The plans indicate the building height of the retail. Applicant to clarify the height of the building
from elevation plans and information noted on the application. Elevation plans for the storage units will
need to be provided. Elevation plans should also note the grade information. The plans appear to show the
project occurring on slight slope this should be clarified in the elevation plans.
• Floor plans-Floor plans are only shown for the retail area. Floor plans will be needed for the storage facility
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, 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.
• 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.
Special Use Permit Criteria:
General Criteria:
1. Harmony with the Comprehensive Plan – Self –storage facilities are an allowed use through special use
permit.
2. Compatibility- The self storage buildings are to be located in the Commercial Intensive zone. There are
other self storage buildings located in CI zoning but a majority are located in Commercial Light Industrial
3. Access, circulation and parking- The plans show two way access for the self storage buildings but one-way
access from Route 9.
4. Infrastructure and services – The main building is to be connected to sewer and water. The self storage
buildings will most likely be connected to electric for lighting and power – unclear if sewer and water would
be connected
5. Environment and natural features – The applicants plans note the stream and wetlands on the property. The
buildings and site work are developed around these features. Supporting information from jurisdictional
agencies ie Army Corp will be necessary
6. Long-term effects- The applicant has indicated the project work for the self storage buildings and the main
commercial building are intended to meet the needs of the retail, food service and self storage needs of the
area.
7. Type –Permanent, Temporary, Renewable – Board to review type of Special Use Permit
8. Specific Criteria 179-10-X. Self-storage. All lots used for self-storage facilities must have fencing along any
property line visible from nearby public streets.-The applicant has indicated the site is to be located behind
the main building and is to be blocked by vegetation and the building from public streets. Staff would
request confirmation.
Freshwater Wetlands Permit
The project includes work within 100 ft of the wetland. The wetlands/stream areas were delineated by survey.
The applicant has indicated Army Corp jurisdiction. Supporting information from Army Corp is required for
stream work and confirmation of wetland delineation.
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Nature of Variance
The plan indicated Building 1 (retail/food) is located 60 ft from the stream and 74 ft from the wetland; Building
2 is 41 ft and 43 ft from the wetland/stream area; Building 3 is 36 ft and 44 ft from the wetland area where a 75
ft setback from building to wetland is required
Summary
The Planning Board is to provide a recommendation to the Zoning Board in regards to the request for setback.
Additional information to be provided or clarified
1) wall signs and free standing sign
2) wetland & stream information coordination with jurisdictional agency(s)
3) site landscaping – note type of vegetation to remain, clarify if landscaping meets code guidance for parking
4) comments pending for sewer, water, fire marshal, engineering
5) floor plans and elevations of the storage buildings, and color scheme, elevations need grade information
6) floor plans and elevations of the main building all sides and color scheme, elevations need grade information
7) update site data sheets for building heights
8) updates site data sheets for parking spaces required and proposed
9) special use permit – update to clarify request is for self storage units
Meeting History: 1st Meeting