Application i ! 6
TOWN OF QUEENSBURY
742 Bay Row(, Queensbury, NY, 12804-5902
January 14, 2016
Big Bay Lodging, LL
9,06 State Route
Queensbury,NY 12804
Re; Horne2 Suites by,Hilton
Big Bay Road
Tax Map Parcels- 309.1:3-2-2, , 4, 5,6, 7) g '9
Dear:Big Bay Edging, LLC:
I arra writing your with regards to my review of the aabov referenced project and to document the
r ent conversations between one of your agents; Joshua O'Connor and Laura Moore of any
office.
Upon nny review I find that your proposal will require area Variances and Site Plan Review prior
to the commencement, of the project... Specifically, area,. 'variances are required as your plan
off,,rs the construction of a hostel on a parcel that is planned to be deficient in meeting the
rninimurn road frontage requirements of the Town of ueensba urZoning Cole. Also, the
planned hotel is in excess of the allowable Floor area Ratio for the proposed parcel size. Site
Plan Review is needed for the construction of a new hotel and the associated) site improvements.
As discussed, your submission materials need to include uua map depicting the proposed lot line
changes to facilitate this project. Prior to the issuance of any building permits for theproject, the
lout lie changes will need, to be formalized (maps and deeds filed) and reviewer) for compliance
with any approvals that might be issued.
I understand that your agent is compiling thenecessary application materials. This, letter serves
as the :required, denial letter for the processing of your application package. Please note our
establishiM submittal deadlines when completing your application papers.
Should you have any questions or comments regarding.your application,, please do not:hesitate to
contact this office,
Since-rely„
Craig Brown
Zoning Administrator
'B/sh
Cc: J'osh "Connor- Bohler Engineering
Frank J. Parlll
L raig Srown O16 LeticrADenial�BigBayy1.✓ dg,ing 1,1416 1oc
" Howe of Natioral ReagitJ . A Good Place to Live "
P�
LJ)
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
Big Bay Road and Corinth Road
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,Big Bay Lodging, LLC proposes to construct a 4 story 15,095± SF first floor) square foot Hotel on a
2.3 acre vacant parcel located on Big Bay 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:
Big Bay Lodging,LLC. Bohler Engineering MA,LLC
906 State Route 9 17 Computer Drive West
Queensbury,NY 12804 Albany,NY 12205
(5617)308-0213 (518)438-9900
Bhavik Jariwala Joshua D. O'Connor,P.E.
01WILAND CONSUEFING ENGIIVI::ERS® E'EfQ.1f::GT MANAGERS a SURWI:YORS a ENVIEfQIVIV1ENTALCONSUJANTS a LANDSCAPE ARCHITf:US
WWW.BOHLERENGINIF.F.RING.COM
pe
BOHLER
Town of Queensbury Big Bay Lodging,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 South side of Corinth Road,west of I-87,with frontage on Big Bay Road.The property,3
is entirely within the Commercial Intensive(CI)zoning district.Land uses surrounding the site consist of residential
use to the west,the parcel to the north is vacant. Taco Bell is to the immediate northeast, a Super 8 Motel is situated
to the east and Curtis Lumber is located to the south.
Proposed Project:
The project will be developed on a site controlled by the applicant.The applicant proposes to construct a 15,095 sf,
4 story hotel with 89 rooms,associated parking facilities and an asphalt interconnect which will provide access to
the Big Bay Road to the west and Corinth Road to the north.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 Big Bay Road. Sanitary sewer will be conveyed by gravity main to a
tap on the public sewer main on the south side of Corinth Road.
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 9,790 gpd (Per NYS Design
Standards for Intermediate Sized Wastewater Treatment Systems; 89 (rooms)x 110gpd=9,790 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 gravity sewer lateral 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 27.2
gpm peak discharge rate(9,790 gpd=6.8 gpm x 4(peaking factor)=27.2 gpm).
C. Stormwater — Stormwater will be managed by a sediment and infiltration basin 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 Big Bay Road and Corinth Road.
E. Traffic —An interconnect access drive is proposed to connect the Taco Bell Driveway to the north to a new
curb cut on Big Bay Road to the west. It is anticpated that this interconnect will provide access to these curb
cuts for potential future development on the remaining vacant lands. Traffic Engineers at Creighton Manning
Trips have conducted a 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.
GIWILAIVI)COMUJIM 1::IVGIIVI::I:-RS a PRO.II::G'f MAIVAGI:-RS® SURVI:YORS® I::IVWIE O1gMI::IVTAL COMUL'FAIVTS® LAIVI)SGAI'I::ARCHITI::G'FS
WVWBOHLERENGINERING.COM
pe
BOHLER
Town of Queensbury Big Bay Lodging,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 construction 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
GIWILAM)GQIVSMIM 1::IVGIIVI::I:-RS a PRO.II::G'f MAIVAGI:-RS® SURWI:YORS® I::IVW1R01VMI::IVTAL COMUJAWS® LAIVI)SGAPI: ARCHITI:G'FS
WMBOHLERENGINERING.COM
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: 9 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&applicantlagent
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 .gueensbury.net
Laura Moore, Land Use Planner Imoore(cD-gueensbury.net
Sue Hemingway, Office Specialist (518) 761-8238 sueh(a)-gueensbury.net
Visit our website at www.gueensburV.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: Sec.309.13-Blk.2-Parcels 2,3,4,5,6,7,8&9
Zoning District: Cl-Commercial Intensive
Detailed Description of Project[includes current&proposed use]:
Location of project:
Big Bat Road, Southeast of the intersection of Corinth Road
Applicant Name: , Address:
Big Bay Lodging, LLC 906 State Route 9
Home Phone cell: .. 617-308-0213
Work Phone Fax $$$-308-6114
E-Mail: bjariwala@oakfieldhospitality.com
Agent's Name: Address: 17 computer Drive west
Bohler Engineering MA, LLC Albany,NY 12205
Home Phone cell: 518-573-4778
Work Phone, Fax
518-438-9900 518-438-0900
E-mail joconnor@bohlereng.com
Owner's Name Address 215 Ballard Rd.
Frank J. Parillo Queensbury,NY 12804
Home Phone =Cell
Work'Phone Fax.
E-mail -
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 sg it,.
Additions .'ft.
A. Building footprint
0 15,095 15,095
B. Detached Garage 0 0 0
C. Accessory Structure(s) 0 0 0
D. Paved, gravel or other hard surfaced area 0 0 0
E. Porches/Decks 0 0 0
F. Other 0 0 0
G. Total Non-Permeable [Add A-F] 0 65,048 65,048
H. Parcel Area [43,560 sq. ft. /acre] 101 ,008 101 ,008 101 ,008
I. Percentage of Impermeable Area of Site [I=G/H] 0% 64.4% 64.4%
Setback Requirements
Area _Required Existing ; . Proposed;.
Front[1] 75 ft N/A 177 ft
Front[2] N/A
Shoreline N/A
Side Yard [1] 20 ft (50 ft both) N/A 35.6 ft
Side Yard [2] N/A
Rear Yard [1] 25 ft N/A 98.2 ft
Rear Yard [2] N/A
Travel Corridor N/A
Height[max] 40 ft N/A 66± ft
Permeability 30% 100% 35.6%
No. of parking spaces 99 N/A 99
2
Area Variance Revised March 2014
Town of Queensbury•Zoning Office-742 Bay Road-Queensbury, NY 12804.518-761-8238
Additional Proiect Information
1. Will the proposal require a Septic Variance from the Town Board of Health? N/A
2. If the parcel has previous approvals, list application number(s): N/A
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
✓ Yes No
4. Estimated project duration: Start Date 05/2016 End Date 04/2017
5. Estimated total cost of project: $2,000,000.00
6. Total area of land disturbance for project: 122,249 sf
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.
Zomng Distract Symbol a Flood Area.Ratio [FAR]
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 101.008 sq. ft.
B. Existing Floor Area 0 sq. ft. see above definition
C. Proposed Additional Floor Area 60,380 sq. ft.
D. Proposed Total Floor Area 60,380 sq. ft.
E. Total Allowable Floor Area 59.7% Area x 0.3 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 ❑ Other Physical road access,height&floor area ratio
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?
The proposed hotel is anticipated to fit well with the surrounding commercial uses next to 1-87 Exit 18.The shared(off site access)
provides consolidated curb cuts which should work well with the existinq traffic light The floor area ration nrnnns'-d iC rnncictPnt
consistent with the proposed hotel use.The four story hotel will not generate a high demand for parking/site amenities/etc.as would
other commercial uses(retail/office/etc.)Each floor would only have 25±rooms/occupants.This is consistent with other hotels in Town.
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?
Lowering the height would make the building footprint larger which would generate more stormwater/
require additional property.
3. Whether the requested area variance is substantial?
Is is not anticipated to be substatial as the adjacent highway is elevated over Corinth Road and should
tie in well with the proposed building height
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
The volume of stormwater created would actually be more if the floor area ratio variance were not requested.
The site has been designed to comply with all environmental requirements.
5. Whether the alleged difficulty was self-created?
The hotel use is allowed on the property. Current building codes require fire sprinklers, compliance with ADA laws
(elevator), etc. Once these items are installed it is more common to have the multiple floors proposed for this allowed use.
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 17179-4-0401
1. Tax Map ID Sec. 309.13 - Blk.2 - Parcels 2,3,4,5,6,7,8&9
2. Zoning Classification Cl - Commercial Intensive
3. Table of Allowed Uses � ���M r G C VSe��c7 is subject to Site Plan Review
4. Ordinance Section# _P q-
5. Pre-Submission Meeting Notes;Outstanding Items To Be Addressed include:
DeedYes ✓No
General Information complete ✓Yes No �1
Site Development Data Complete Yes No K- LJ C,� 0,-7 L
Setback Requirements Complete -3zlyes No
Additional Project Information Complete ✓Yes No
"Coverage under DEC SWPPP Program ✓Yes No
FAR Worksheet complete Yes ::2'No
Standards addressed Yes No
Checklist items addressed -F,7 Yes No
Environmental Form completed 1,7Yes jV0
Signature Page completed Yes No
v��C�cJ1 r5e Uc C c� ✓� f ! CD
- G C
Q � CA (((C c cua /vtc��e �! C �; a a a rw 'iG S
aCCleSS 47) C� Plr:�J0,St ),,,7/? L4i)r �rc�
61 Gini{ k,1,hit Tc. c o Ae tnCL.0 �r r('0M r'
Cit' S ung S rCl)I«L.-I C, nC „
,,,,//�
testi
—0, r(1 �l��V� ly?cAJc iC r /,,i i c<P(779
' .1\e-4
R9e CL L,/G(t L-1C
L4'-eCt t-::L Zo-7l�'�icc�(iYr��'l<
*Applicant must provide office with Notice of Intent(NOI): SWPPP Acceptance Form DEC letter issuing permit number:
Notice of Termination(NOTA
Staff Representative: L c,,-,) I•C ( �C-0 N—
Applicant/Agent:
Date: (�
Site Plan Review Revised March 2014 8
Town of Queensbury Planning Office-742 Bay Road-Queensbury,NY 12804.518-761-8220
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: Deed Book, Page, Date:
665, 970, 10/30/84
Complete the following if the OWNER of the property is not the same as the applicant 789, 7,4/5/90
Owner: Mr. Frank J. Parillo 966,43, 12/13/95
4611, 174, 11/1/12
Designates: Big Bay Lodging, LLC; Mr. Bhavik Jariwala 789, 19,4/5/90
As agent regarding: x Variances_Site Plan_Subdivision 1141,41, 10/21/99
For Tax Map No.: 309.13Section 2 Block 3-9 Lot 780,46, 1/9/1990
Deed Reference: Book Page Date 3499, 121,2/7/08
OWNER SIGNATURE: - DATE: 1 - 016
666, 802, 11/15/84
APPLICANT'S AGENT FORM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party
Owner: Big Bay Lodging, LLC; Mr. Bhavik Jariwala Deed Book, Page, Date:
665, 970, 10/30/84 1141,41, 10/21/99
Designates: Bohler Engineering MA 789, 7,4/5/90 780,46, 1/9/1990
As agent regarding: x _Variance x Site Plan x Subdivision 966,43, 12/13/95 3499, 121, 2/7/08
For Tax Map No.: 309.13Section 2 Block 3-9 Lot 4611, 174, 11/1/12 666, 802, 11/15/84
Deed Reference: Book Page Date 789, 19,4/5/90
APPLICANT SIGNATUR DATE:
2.) ENGINEERING FEE DISCLO RE: Applications may be 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 applicant's 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: I, 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. 1 acknowledge that prior to occupying the facilities proposed,l 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� ave lead and aVee to the above.
Mr. Bhavik Jariwala
S Ir licant] 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 12804.518-761-8220