staff notes & draft resolutions Town of Queensbury Planning Board
("'onnnunity Development Department Staff Notes
March 15,2016
Site Plan PZ 54-2016 BIG BAY LODGING, LLC(Hilton Home2 Suites)/Big Bay Rd. SE of Corinth Rd.
Main Street—NIS Zoning
SEQ R Type Unlisted
Material Review: Application, survey,elevations, signage, storm,water pollution prevention plan,
Site plan drawings sheets 1-1 showing site arrangement, drainage, lighting,
storniwat.er, landscaping etc.
Parcel History: AV 74-2016, SV 53-11 & SP 54-11 Taco Bell; SP 31-12 & SP 2-13 Clearing; 9/97 Off
premises sign;P23-94 Zone Chg. Recommended. Denial; SP 31-,96 Produce, stand;UV
35-97 Denied mobile home
Reguested Action:
Environmental Review and Recommendation to the Zoning Board of Appeals for relief for height, FAR,
physical access.
Resolutions
1. Accept Lead Agency
2. Environmental Review
3. Planning Board Recommendation to Zoning Board.
Project Description:
Applicant proposes to construct a '.5,895 sq. ft. (footprint), 66 ft four story Hilton Home2 Suites hotel building
with 89 rooms, associated parking and inter-connect between Corinth and Big Bay Roads. The floor area for
the site is 60,380 sq ft,this includes all floors of the project in relation to the lot size of 2.3 ac. Project includes
site work for storrnwater management and connection to municipal water and sewer.
,Staff Comments
A, Location, atrange cent, size, design and general side coml)atibilityqJ"buildIngs„ lighting andsigns:
The building is to be located on a 2.3 acre parcel that will access to a connector road from Corinth and Big Bay
Road. The 2.3 acre parcel is part of a parcel rearrangement of 8 parcels to 3 —lots. Lot arrangement is to be Lot
1 of 1.29 acres includes the Taco Bell restaurant, a vacantt. Lot to be 4.40 acres to include the access casement
roadway and the hotel tot of 23 acres. The building frontage will face Corinth Road and the side of the
building will be to the back of the existing Super 8 Motel,also the rear (south-side of lot)of the hotel is about a
little over 56 ft ftom the parking area of Curtis Lumber. The access road will be improved from the Taco Bell
for two way traffic to a new curb/ cress point on Big Bay Road —there is no width or new road length
description. The floor plans show the four story and plans for each floor including an indoor pool and a
proposed meeting room. The submitted plans include a signage package where the applicant has indicated
compliant signage will be selected. The elevations only show one wall sign (parcel as proposed only permitted
one wall sign) and an oftice premise sign to be located an the vacant parcel of 4.40 acres. The elevations also
show a green block along the roof line that is not lit. The applicant proposes 17 parking lot pole lights, 29
ceiling/canopy lighting and 15 wall mounts. no out sheets were provide the lights proposed.
Items to be addressed.- Lightingfixture cut sheets,sign ageselect ion both wall andfi-ee standing.
ff The project trajfic generated by the proposed uses and existing uses in the area.
The applicant has completed a traffic assessment, The assessment has been provided to the Warren County
Highway Dept, Adirondack Glens Falls Transportation and the Town designated Engineer. "I"he assessment has
utilized the traffic counts from the CHA report. The plans do not show tourist or delivery traffic turning
moverrients the access is from a shared connector road that has a change of"width from 26 ft to 24 ft. (Buses,
RVs, Large trucks with RV,Large Trucks with trailers ie snowmobile,atv,horse, boat etc)
Items to be addressed: turning movements for tourist traffic. Assessment should idenf#y' public
transportation opportunities including the health center stop.
C The prqjecl's off-street parking and loadingfiacilities with respect to location, arrangement and number.
The site plan identifies 99 spaces required and 99 provided. Where I per guest room and I per eniployee plans
indicate 10 employees, The plans include 2 large parking spaces for travel bus parking.
D, The project"s on-site pedestrian amenities meet the requirementsfor site plan approval.
The plans show a sidewalk area that appears to go around the entire building. The project site does not include
pedestrian amenities from the building to Corinth Road. The board would encourage pedestrian opportunities to
tie to Main Street,
lienis to be addressed: The P14nning Board nuty request odditional detail about pedestrian opportunities
K The,project's stormwater management drainage design and erosion controL
The applicant has submitted a stormwatet pollution prevention plan that is under review by the Town Engineer,
The drainage broken into two designs one for the road and one for the hotel where each will have their own
basin management system.
F Adequacy qf waler supply and sewage disposal facilities
The project will be served by Town water and sewer facilities. The Water and Sewer Department has provided
comment that indicates there is availability and the applicant will be responsible for installation of certain items.
G. The proposed landscaping- visual-noise impacts-visibility.for traffic entering and exiting the project,
The applicant has proposed 2,009 sq A of landscaping as code requires for project with more than 24 spaces.
The applicant has also indicated 2 trees for the Big Bay frontage where I is required by code for vegetation
along public right of way. In addition for interior lot landscaping the applicant has included 7 trees. The
applicant has shown a hydro seed lawn area and a possible fence between the adjacent Curtis lumber parking
area and the proposed parking area of the hotel. The plans do not described the fence.
Items to be addresseek The Planning Board may request information for snow removal between the two
properties. The information onfencing will need to be included on the plans.
11. The project will not interfere with existing emergency vehicle trips and will provide, adequate access to the
prqjectJ6r emergency vehicles.
The application plans have been reviewed by the Fire Marshall and no comments, were identified. The project
also falls within an area proposed for a new zone where emergency access to tall structures was considered and
is feasible.
I Zoning Board oj'Appeals,
The current zone is Commercial Intensive that allows for a maximum height of 40 ft where the applicant
proposes a 66 ft tall 4 story hotel building. The new proposed zoning will allow up 70 ft for the height of a
building with a required 100 ft setback or greater from the road centerline. The application is to be reviewed by,
the zoning board for height 'relief a,s the application has been submitted prior to the zoning amendment. In
addition the applicant request relief ftom,the Floor area ratio required is tip to 0.3 and proposed is 0.6.
Nature of` ariance
The applicant proposes a 66 ft high hotel where a 40 ft maximum height is allowed, The applicant also request
�relief from the Floor area ratio-required is up to 0.3 and proposed is 0,6.
Summaa
The applicant has completed a site plan application for the development of four-story hotel. The project
appears to be consistent wide the standards for Commercial Intensive and associated requirements for parking,
landscaping, lighting and storinwater.
The Board may proceed with the environmental review and recornmendation to the Zoning Board of Appeals in
regards to the variance request. During the review discussion of the following items:
I Lighting fixture cut sheets,signage selection both wall and free standing.
2.17urning movements for tourist traffic. Assessment should identify public transportation opportunities
including the health center stop.
3.'rhe Planning Board may request additional detail about pedestrian opportunities
4.The Planning Board may request informationfor snow removal between the two properties. The information
on fencing will need to be included on the plans.
5, The Board may provide a recommendation to the Zoning Board of Appeals for relief requested for building
height,floor area ratio and physical access.
7-4 !W (J 8,0 I
ow
Town of Queensbury Planning Board
RES(II)LUTION—ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH
SITE PLAN PZ 54-2016 BIG BAY LODGING, LLC (Hilton Home2 Suites)
Tax Map ID: 309,13-2-2 through-9/Property Address: Big Bay Rd., SE of Corinth Rd. �Zoning: Cl
11113 EAS, the applicant proposes to construct a 15,095 sq. ft. (footprint), four story (66 ft.), Hilton Home2
Suites hotel building with 89 rooms, associated parking and inter-connect between Corinth and Big Bay Roads.
Project includes site work for storrnwater management and connection to municipal water and sewer. Pursuant
to Chapter 179-3-040 of the Zoning Ordinance,motels shall be subject to Planning Board review and approval.
WHEREAS, the Planning Board of the Town of Queensbuny has determined to begin an environmental review
process under the State Environmental Quality Review Act(SEQRA).
WHEREAS, in connection with the project, the Town of Queensbury Planning Board, by resolution,previously
authorized the Community Development Office to notify other involved agencies of` the desire of the Town
Board to conduct a coordinated SEQR review;
WFIEREAS, the Zoning Administrator has advised that other involved agencies have been notified and have
consented to the Town of Queensbury Planning Board being lead agency;
NOW,THEREFORE BE ITRESOLVED:
MOTIOIS TO ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH SITE PLAN PZ
54-2016 BIG BAY LODGING, 1,LC Introduced by who moved for its adoption, seconded by
As per the draft resolution prepared by staff.
Duly adopted this 15"day of March,2016, by the following vote:
AYES:
NOES:
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Town of Queensbury Planning Board
SEQR RES0111AUTION—Grant Positive or Negative Declaration
Site Plan PZ 54-2016 BIG BAY LODGING, LLC(Hilton flome2 Suites)
Fax Map 11): 309,13-2-2 through-9/Property Address: Big Bay Rd., SE of Corinth Rd./Zoning: C1
The applicant proposes to construct a 15,095 sq. ft. (footprint), four story (66 ft.), Hilton flo=2 Suites hotel
building with 89 rooms, associated parking and inter-connect between Corinth and Big Bay Roads. project
includes site work for storrawaler management and connection to municipal water and sewer. Pursuant to
Chapter 179-3-040 of the Zoning Ordinance,motels shall be subject to Planning Board review and approval,
The Planning Board has determined that the proposed project and Planning Board action is subject to review
under the State, Environmental Quality Review Act;
The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation
Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of
Queensbury;
No Federal or other agencies are involved;
Part 1 of the Short EAF has been completed by the applicant;
Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning
Board as lead agency that this project will result in no significant adverse impacts on the environment, and,
therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is
issued.
MOTION TO GRANT A POSITIVE DECLAMTION OR NEGAXIVE DECLARATION' FOR SP PZ
54-20161 BIG BAY LODGING, LLC. ntroduced by who moved for its adoption, seconded by
As per the resolution prepared by staff.
1. Part 11 of the Short,EAF has been reviewed and completed by the Planning Board.
2. Part III of the Short EAF has been reviewed and completed by the Planning Board.
Or
Flart III of the Shoat EAI is not necessary because the Planning Board did not identify potentially
moderate to large impacts.
Duly adopted this IS"'day of Match,2016 by the following vote:
AYES:
NOES:
[Ihonc, 518.761,82201 `ax; 518.745.4437�742 Ula y Road, Qucoisbury,NY 12804 1 raw ww,queensbury,net
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742 Queensbur�, 12804
Town of Queensbuty Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 74-2016 for Big Bay Lodging, 1.1,C (Hilton Hojne2 Suites)
'"Fax Map ID: 309.13-2-2 through -9/Property Address: Big Bay Rd., SE of Corinth Rd. /Zoning: Cl
The applicant,has submitted an application for the following: Applicant proposes to construct a 15,095 sq. ft,
(footprint), four story (66 tl.),Hilton Hornet Suites hotel building with 99 rooms,associated parking and inter-
corulect between Corinth and Big Bay Roads. Project includes site work for stortnwater management and
connection to municipal water and sewer. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, motels shall
be subject to Planning Board review and approval. Variance: Relief is requested from height, FAR,physical
access. Planning Board to conduct SEQ R and may provide recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals&Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as, the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RE COMMENDATION ONHEHALF OF THE PLANNING BOA1W TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. PZ 74-2016 BIG BAY LODgIN Gy,LLC:
Introduced by who moved its,adoption, seconded by and
a) The Planning Board, based on a, limited review, has not identified any significant adverse impacts that
cannot be mitigated with current prqject proposal -
OR
b) The Planning Board, based on a limited review,has identified the following areas of concern:
I)
Duty adopted this 1,51h day of March,2016 by the following vote:
AYES:
C.
Phone: 518.761.822011'av 511.MA4371742 flay Road,Qucensbury,NY 12804 �www,qtjeensburymet