Application i
TOWN OF QUEENSBURY
ae'
742 Bay Road, Queenslurry, NY. 12804-5902
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ti.
riteheu, ITC
P,O, Box 503
Glens Falls,NY '12801
Re ]Hotel
Corinth Road & 1-87(NW)
Tax Map No. 09.13--I-7
Dear 'wawritheu;
I am writing you with regards to my review of the a bovi-referenced project and to document the
recent conversations between,your agent, Bruhler Engineering and Laura Moore of my office.
]Upon my review I find that your proposal rill require Area.Variances and Site plan Review prior
to the commencement of the project. Specifically, variance relief is required as two the proposed
structure exceeds the maximum allowable height limitation of the Commercial Intensive; (CI)
district. Site Plan Review is necessary for the construction of'a new hotel,and the associated site
irnpro'vernen'ts.
I understand that you and'your agents have prepared the ne ssary application materials and filed
the same,with this a!,ce. This letter serves as the required denial letter for the processing of your
application package.
Should you have any questions or cornnients regarding your application, please ale not hesitate to
contact this office.
Sincerely,
C��
Craig Brown
Zoning Administrator
B/,sh
Cc: Joshua O'Connor—Bohler Engineering„
Jonathan C. Dapper, Esq. BPSR
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17 Cormputer Drive West
Albany, NY 1 2 7
PHONE 518,438,9900
E N ' I N F' E R. j. NCr' FAX 518.438.0900
January 15,2016
Town of Queensbury
742 Bay Road
Queensbury,New York 12804
Attention:Mr. Craig Brown; Zoning Administrator
RE: Proposed Hotel Development Project
Corinth Road and I-87 Exit 18
Town of Queensbury
Warren County,New York
Dear Mr.Brown:
Thank you again for the opportunity to present the Hotel Development Project,on behalf of our Client. We
hope that you find the enclosed submission materials to your satisfaction. We are eager to continue the application
process and look forward to further engagement with your office in review.
Please refer to the following Project Narrative as it pertains to the Proposed Hotel Development Project.
PROJECT NARRATIVE
January 15,2016
The applicant, SWITCHCO, LLC proposes to construct a 4 story (13,800± SF first floor) square foot Hotel on a
16.38 acre vacant parcel located on Corinth Road in the Town of Queensbury. In addition to the building, the
project proposes parking in surface lots, provides appropriate landscaping to the surrounding uses, and utilizes
existing public utilities to service the site.
The proposed development is depicted on the accompanying plans dated January 15, 2016, prepared by Bohler
Engineering MA,LLC. This brief project narrative describes the proposed site development.
Proponent: Representative:
SWITCHCO,LLC. Bohler Engineering MA,LLC
P.O.Box 503 17 Computer Drive West
Glens Falls,NY 12801 Albany,NY 12205
(518)796-2179 (518)438-9900
Jerry Nudi Joshua D. O'Connor,P.E.
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WWW.BOHLERENGINIF.F.RING.COM
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BOHLER
Town of Queensbury Switchco,LLC Proposed Hotel Development
742 Bay Road January 15,2016
Queennbury,NY 12804 Page 2 of 3
Existing Site Conditions:
The site is situated on the north side of Corinth Road, west of I-87, and east of Rhode Island Road. The property,
parcel 4309.13-1-73 is entirely within the Commercial Intensive (CI)zoning district. Land uses surrounding the site
consist of residential use to the north and west. On the south side of the side is a McDonald's restaurant and I-87 to
the east.
Proposed Project:
The project will be developed on a site owned and controlled by the applicant.The applicant proposes to construct a
13,800 sf,4 story hotel with 100 rooms,associated parking facilities and an approximately 1,100 LF asphalt
driveway which is proposed to connect to Corinth Road at the existing turn signal at the intersection of Big Bay
Road.The project also envisions the construction of all utilities including telephone/cable,water,sanitary sewer and
stormwater management facilities.Drinking water will be tied into the public drinking water supply on New
Hampshire Avenue. Sanitary sewer will be pumped to the public waste water system in Corinth Road by way of a
new force main.
Utilities:
A. Water—Municipal water service is currently available to this property. A new water service will be installed to
accommodate the building's domestic and fire protection needs. It will be connected to the existing water main
located on New Hampshire Avenue. The applicant proposes a water demand of 11,000 gpd (Per NYS Design
Standards for Intermediate Sized Wastewater Treatment Systems; 100(rooms)x 110gpd= 11,000 gpd).
B. Sanitary Sewer-Municipal sewer service is currently available for this property via an existing sanitary sewer
main located along Corinth Road. A new force main will connect the proposed hotel to the existing main. It is
anticipated that sufficient capacity exists to serve the proposed facility.The applicant proposes a 30.6 gpm peak
discharge rate(11,000 gpd=7.64 gpm x 4(peaking factor)=30.6 gpm).
C. Stormwater — Stormwater will be managed by a series of sediment and infiltration basins on site. The
stormwater management area has been designed in accordance with state requirements. Based upon
geotechnical reports and on-site investigation,the soil is well drained sand and all Stormwater will be infiltrated
onsite resulting on no offsite discharge.
D. Non-municipal Utilities (Gas, electric, cable, telephone) - National Grid is the provider for the electric and
natural gas. Connections are to be made on New Hampshire Avenue and Corinth Road.
E. Traffic — A full access drive is proposed on Corinth Road at the existing turn signal at the intersection of
Corinth Road and Big Bay Road. Traffic Engineers at Creighton Manning Trips have conducted a preliminary
traffic study on behalf of the applicant and have demonstrated that a significant increase in traffic is not
anticipated by the proposed project.
F. Endangered Species — A detailed site investigation regarding threatened and endangered species, which
NYSDEC and the US Fish and Wildlife Service has deemed of interest,has been conducted to determine if the
site has suitable habitat for these species. The investigation has determined that the site does not provide habitat
for any of these concerned species. Recommendations in the report do compel the applicant to begin any
necessary tree clearing operations at the earliest possible time to complete those operations prior to March 31,
2016.
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BOHLER
Town of Queensbury Switchco,LLC Proposed Hotel Development
742 Bay Road January 15,2016
Queennbury,NY 12804 Page 3 of 3
Schedule and Construction Phasing:
The applicant is compelled to commence tree clearing operations at the earliest possible time, prior to the end of
February. Grubbing, grading and Construction is also planned to commence at the earliest possible time
commensurate to receipt all approvals/permits.
If you have any questions or comments or wish to discuss this Proposal in further detail,please feel free to contact
our office at your convenience.
Sincerely,
BOHLER ENGINEERING MA,LLC
Joshua D.O'Connor
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AREA VARIANCE APPLICATION
Review Process
1) Required Pre-Submission meeting with staff to determine general completeness to be held no later
than 1 week prior to deadline day. Call (518) 761-8238 for appointment.
2) Submittal of complete application: 1 original & 14 copies of the application package by monthly
deadline.
3) Determination of application completeness. All necessary information must be provided and
appropriate fee(s) paid for consideration for placement on an agenda for that month.
4) Incomplete applications will not be considered for placement on any agenda until all missing information
has been supplied.
5) Submittal to the Warren County Planning Department, if applicable.
6) Zoning Board meeting, generally the third and fourth Wednesday of each month. You will be advised in
writing as to which meeting to attend.
7) Following the meeting, you will be provided with a copy of the resolution stating the Board's decision on
your application. If your application was approved, the next likely step is a Building Permit. Final
plans/drawings must be provided for the next phase of review. If your application was denied your
project cannot proceed as submitted.
Documentation Requirements:
Please submit 1 original and 14 copies of the completed application package to include:
o Completed Application: all pages completed, signed & dated
o Pre-Submission Meeting Notes: signed by staff& applicant/agent
o Denial Letter: from the Zoning Administrator
o Waiver Request: request for a waiver from the applicant regarding submission requirements.
o Copy of Deed
o Survey: stamped, dated & signed
o Fee
Zoning staff& Contact Information
Craig Brown, Director of Planning, Zoning & Code Compliance craigb(cDgueensbury.net
Laura Moore, Land Use Planner Imoore(a)-gueensbury.net
Sue Hemingway, Office Specialist (518) 761-8238 sueh(aD-gueensbury.net
Visit our website at www.gueensbury.net for further information and forms.
0
Area Variance Revised March 2014
Town of Queensbury-Zoning Office•742 Bay Road-Queensbury, NY 12804.518-761-8238
General Information
Tax Parcel ID Number: 309.13-1-73
Zoning District: Cl
Detailed Description of Project [includes current& proposed use]:
New four story hotel to be constructed on a vacant parcel.
Location of project: Corinth Rd. &I-87 (NW)
Applicant Name: Switchco, LLC Address: P.O. Box 503 Glens Falls, NY
Home Phone Cell:
Work Phone (518)796-2179 Fax
E-Mail: jerrypn@live.com
Agent's Name: ** ' Bohler Engineering Address: 17 Computer Drive West
Alban NY
Home Phone Cell:
Work Phone (518)438-9900 Fax
E-mail joconnor@bohlereng.com
Owner's Name Address
Switchco,LLC P.O.Box 503 Glens Falls,NY
Home Phone Cell
Work Phone (518)796-2179 Fax
E-mail jerrypn@live.com
**Agent's Name: Bartlett,Pontiff,Stewart&Rhodes
One Washington Street
Glens Falls,NY 12801
(518)832-6423
jcl@bpsrlaw.com
1
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road• Queensbury, NY 12804.518-761-8238
Site Development Data
Area/Type Existing sq. ft. Proposed Total sq. ft.
Additionsq.ft.
A. Building footprint 0 13,800 sf 13,800sf
B. Detached Garage N/A N/A N/A
C. Accessory Structure(s) 0 567 sf 567sf
D. Paved, gravel or other hard surfaced area 0
83,240sf 83,240sf
E. Porches/ Decks 0
613sf 613sf
F. Other
0 0 0
G. Total Non-Permeable [Add A-F]
0 98,220sf 98,220sf
H. Parcel Area [43,560 sq. ft. / acre] 16.38 Acres 16.38 Acres 16.38 Acres
I. Percentage of Impermeable Area of Site [I=G/H] 0 13.8% 13.8%
Setback Requirements
Area Required Existing Proposed
Front [l] 75.0 ft 0 631.7 ft.
Front [2] 100.0 ft N/A 100.0 ft
Shoreline N/A N/A N/A
Side Yard [1] 20 ft
0 100.0 ft
Side Yard [2]
20 ft 0 778.2 ft
Rear Yard [1] 25 ft 0 303.2 ft
Rear Yard [2] N/A N/A
100.0 ft
Travel Corridor 75.0 ft 0 631.7 ft
Height [max] 40 ft 0 55 ft
Permeability
30% 100% 87%
No. of parking spaces
108 0 108
2
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road• Queensbury, NY 12804.518-761-8238
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? No
2. If the parcel has previous approvals, list application number(s): 28-2008
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
X Yes No
4. Estimated project duration: Start Date 3/2016 End Date 3/2017
5. Estimated total cost of project: $2,000,000.00
6. Total area of land disturbance for project: 5.11 acres
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) --The relationship of building size to lot size, derived by dividing the total building
floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol cl Floor Area Ratio [FAR] 0.08
Waterfront Residential WR 0.22
Commercial Moderate/Commercial Intensive CM / Cl 0.3
Main Street MS 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property, including all
floors of the structures, garages, basements and attics with more than five (5) feet of ceiling height and covered
porches. Building square footage does not include: Open deck, docks and that portion of covered docks extending
over water and one storage shed of one hundred twenty (120) square feet or less. Any additional sheds will be
included. (See"FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a building
or structure, and when applicable, the sum total of all floor areas of the principal and accessory buildings or structures
on the project site.
A. Parcel Area 713,327 sq. ft.
B. Existing Floor Area 0 sq. ft. see above definition
C. Proposed Additional Floor Area 54,233 sq. ft.
D. Proposed Total Floor Area sq. ft.
E. Total Allowable Floor Area 213,998 sf Area x 2.3 see above table
If E is larger than D, a variance or revisions to your plan may be needed. Please consult
w/Staff.
3
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road -Queensbury, NY 12804•518-761-8238
Compliance with Zoning Ordinance
Requesting relief from SECTION: Table 1:Table of Area Requirements
Need relief from the requirement(s) listed below which can not be met by the project as proposed.
[Check all that apply] ❑ Setback ❑ Buffer Zone ❑ Lot Width N Other Building Height
The following questions reflect the criteria for granting this type of variance. Please complete them; use additional
sheets if needed.
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to
nearby property will be created by the granting of this area variance?
No,due to the location of the building at the rear of the site with a treed buffer and the height of the adjacent northway,
the proposed building height will be barely noticable.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to
pursue, other than an area variance?
No,a four story hotel is necessary to provide sufficient room count without utilizing additional property.
3. Whether the requested area variance is substantial?
No,the building will only actually be 45'4"above the finished grade but fill will be requested for Stormwater design.
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
No,the project will comply with all design and environmental requirements other than building height.
5. Whether the alleged difficulty was self-created?
No,it is the result of appropriate engineering design for the stormwater management system and to create a level b
building site.
4
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road• Queensbury, NY 12804•518-761-8238
Submittal of a stamped and signed SURVEY MAP depicting existing and proposed conditions shall
include the items as noted below.
A. GENERAL SHEET#
1 Title, Name,Address of applicant&person responsible for preparation of drawing 1
2 Deed ENCL.
3 North arrow,Tax Map ID, date prepared and scale[minimum 1In. =40 ft.] 6 &7
4 Boundaries of the property plotted to scale,zoning boundary 3
5 Principal structures, accessory structures with exterior dimensions 6
6 Site improvements incl. outdoor storage areas,driveways, parking areas,etc.: existing&proposed 6 &7
7 Setbacks for all structures and improvements: existing&proposed 6 &7
8 Elevations and floor plans of all proposed and affected structures
B. WATER&SEWER SHEET#
1 Project sewage disposal facilities, design details, construction details, flow rates, and number of bedrooms N/A
proposed
2 Water supply [i.e. well] & septic on adjoining lots with separation distances to existing or proposed on-site N/A
water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies N/A
4 Existing public or private water supply[well, lake, etc.]. Method of securing public or private water, location, N/A
design and construction of water supply including daily water usage
5 Percolation test location and results ENCL.
C. j PARKING/PERMEABLE AREAS SHEET#
1 Number of spaces required for project including calculations and justification: existing!&proposed 6
2 No. of existing parking spaces, number to be removed, number to maintain and type of surfacing material N/A
[e.g.,gravel, paved]
3 Provision for pedestrian and handicap access and parking: existing&proposed 6 &7
4 Design details of ingress, egress,loading areas and cutting: existing&proposed 6 &7
5 Location and character of green areas [existing and proposed], modification to green area, buffer zone to 6 &7
remain undisturbed
6 Lighting, location and design of all existing and proposed outdoor lighting 20 ft
D. ADDITIONAL SITE DEVELOPMENT AND MISCELLANEOUS SHEET#
1 On-site&adjacent watercourses, streams, rivers, lake and wetlands N/A
2 Utility/energy distribution system[gas, electric,solar,telephone]: existing&proposed 10 & 11
3 Location, design and construction details of all existing and proposed site improvements including: drains, 6,7,20,21 &22
culverts, retaining walls,fences,fire&emergency zones and hydrants, etc.
4 Square footage of bldg. area proposed for office, manufacturing, retail sales or other commercial activities: 6
existing!&proposed
e Signage: Location, size,type,design and setback: existing&proposed 6 &7
f Waiver Request: provide letter with application requesting any waivers: please reference specific items ENCL.
g Commercial/Industrial Development requires submission of Landscaping, Stormwater Management, Grading 8 9 16,17,18 & 19
&Lighting Plans
h Identification of Federal, State or County permits required for the project together with a record of application ENCL.
for all necessary permits
5
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road• Queensbury, NY 12804•518-761-8238
Pre-Submission Conference Form 0179-4-0401
1. Tax Map ID 309.13-1-73
2. Zoning Classification Commercial Intensive
3. Table of Allowed Uses Motel is subject to Site Plan Review
4. Ordinance Section# 1 f('!-3,-- U-.(0
5. Pre-Submission Meeting Notes; Outstanding Items To Be Addressed Include:
Deed G Yes No
General Information complete X Yes No
Site Development Data Complete X Yes No
Setback Requirements Complete X Yes No
Additional Project Information Complete X Yes No
"Coverage under DEC SWPPP Program Yes X No� `t (..,@/,I C.
FAR Worksheet complete X Yes No
Standards addressed X Yes No
Checklist items addressed X Yes No
Environmental Form completed X Yes No
Signature Page completed Yes x No
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*Avolicant must nrovide. ffice with Notice of Intent NO! •SWPPP Acceptance Form DEC letter issuing ermit number:
Notice of Termination N
Staff Representative: '�-L. �
Applicant/Agent:
Date: ~
Site Plan Review Revised March 2014 $
own of Q eensbury Planning Office•742 Bay Road-Queensbury,NY 12804.598-769=8220
Signature Page
This page includes the 1.)Authorization to Act as Agent Form: 2.) Engineering Fee Disclosure; 3.)Authorization for Site
Visits; 4.) Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.) Agreement to provide documentation
required.
OWNER's AGENT FORM'
Complete the following if the OWNER of the property is not the same as the applicant
Owner:
Designates:
As agent regarding: Variance Site Plan—Subdivision
For Tax Map No.: Section Block —Lot
Dead Reference: Book Page —Date
OWNER SIGNATURE: DATE:
APPUCANT's AGENT FORM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party
Owner Switchco LLC; Mr. Gerard Nudi Book, Page, Date:
Designates: Bohler Engineering MA and Jon Lapper, Esq. Barlett, Pontiff,Stewart&Rhodes P.C.
As agent regarding: x Variance-x—Site Plan x Subdivision 1204, 179,2/12/01
For Tax Map No.: 39D Section 1 Block —Lot 34, 35, 73 3804, 98, 5/7/09
Deed Reference: Book —Page —Date 1001, 118, 11/15/96
3552,43, 5/2/08
APPLICANT SIGNATURE: DATE:
2.) ENGINEERING FEE DISCLOSURE: Applications maybe referred to the Town consulting engineer for review of septic design,
storm drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be charged
directly to the applicant, Fees for engineering review will not exceed$1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached herein,the Owner,
Applicant, and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of reviewing the application submitted.
4.) OTHER PERMIT RESPONSIBILITIES. Other permits may be required for construction or alteration activity subsequent to approval
by the Zoning Board or Planning Board. It is the applicants responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE It is the practice of the Community Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application,and minutes transcribed from those tapes constitutes
the official record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: 1, the undersigned, have thoroughly read and understand the
instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be commenced
prior to issuance of a valid permit. I certify that the application, plans and supporting materials are a true and complete
statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the f6cilitles proposed,I or my
agents,will obtain a certificate of occupancy as necessary. I also understand that I/we may be required to provide an as-built survey by
a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
I havq read and agree the above.
Mr. Gerard Nudi(Switcho LLC)
Signature[Applicant] Print Name[Applicant] Date signed
Joshua D. O'Connor(Bohler Engineering)
Signature[Agent] Print Name[Agent] Date signed
Site Plan Review Revised March 2014 9
Town of Queensbury Planning Office-742 Bay Road-Queensbury,NY 12804.518-761-8224