Staff notes & draft resolutions Town of Queensbury Planning Board
Community Development Department Staff Notes
Match 15,2016
Site Plan PZ 51-201 SWITCHCO, LLC. (Holiday Inn Express)/Corinth Road and 1-87/
Commercial Intensive-CI
SEQR Type Unlisted
Material Review: Application, survey, elevations,sig stormwater pollution prevention plan,
Site plan drawings sheets 1-22 showing site arrangement, drainage, lighting,
stormwater, landscaping etc.
Parcel History: SP 28-2008, AV 41-2008
Requested Actiow,
Environmenuil Review SECT short form and Recommendation to the Zoning Board of Appeals for relief from
height.
Resolutions.-.,
I. Acknowledge lead agency
2. Complete SEQR review
3. PBR recommendation to Zoning Board
Proiect Desetigtion:
Applicant proposes to develop a portion of a 16.38 acre parcel for a 13,800 sq. ft. (footprint)4 story(5 5 ft,), 100
room Holiday Inn Express hotel. The floor arena for the site is 54,233 sq ft, this includes all floors of the project
in relation to the lot size. Site work includes construction of an access road, installation of parking spaces,
landscaping,, lighting and stormwater management, Pursuant to Chapter 179-3-040 of the Zoning Ordinance,
motels shall be subject to Planning Board review and approval.
Staff Comments
A. Location, arrangement size, design and generalsite compatibility qf buildings, lighting and signs:
The building is to be located off of Corinth Road with an access drive greater than 500 ft. The building frontage
will face Corinth Road and the side of the building will face 1-87 off ramp. The lot is 16.38 ac and only 7.5 ac
is proposed to be utilized for the access road and site development. The floor plan only shows one floor and
will need to be updated to reflect an interior pool. The elevation drawings show two wall sips and no
dimensions or sign type is included, The site plan drawing indicates a 45 sq ft free standing sign is to be
installed and no dimension or sign type was included. The applicant proposes 20 ft pole lights along the access
drive and the parking lot -41 pole lights. The building will also have lighting --where 8 canopy lights are
proposed, 8 watt packs are: proposed—no cut sheets were provide for these two light sets. The plans also include
2 accent lights. The applicant is preparing a waiver for accent lighting as the lights shine upward on the
building in a light blue above the carport. The buildings in the north area and portion of the west are residential
where the, neighbors have requested fencing to be installed along the property. The eastern border is the off
ramp for 187 and the south border is 354 ft+/- along Corinth Rd that is a mix of commercial along the road and
residential behind. The existing buildings are less than the 55 ft proposed and will be new visual element to the
area as there are no nearby tall buildings.
luras tobeadetressed: Lighting f"ture cut sheets,floor plans for each level, s*1911 age dimensions and color
schentefor both wall and free standing. In regards to the signage the project is allowed one wall and onefiree
standing plan revisions should reflect the sante.
B. The project traffic 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
High,way Dept, Adirondack Glens Falls Transportation and the Town designated Engineer. The assessment Ila$
utilized the traffic counts from the CHA report indicating single entry and exist lane should be developed. The
east bound lane is proposed to include the through lane and add a left turn in one lane. Also the assessment
indicates no changes to the Light timing are proposed but level of service could drop to C. The plans do not
show tourist traffic turning movements—the entrance is described to be a 24 ft width and typical tourist traffic
includes Buses, RVs, Large trucks with RV, Large Trucks with trailers ie snowmobile, atv, horse, boat etc —
Plans should be revised to show tourist traffic movement. In addition the assessment should include the Health
Center public transportation stop.
Itents to be addressed: Turning inovemenh for tourist traffic. Assessment should idem#y' public
transportation opportunities Including the health center stop.
C Theproject's qff-streerparking and loo dinn facilities with respect to location, arrangement and number.
The site plan identifies 108 spaces required and 113 provided. Where I per guest room and I per employee
plans indicate 8 employees and 113 are proposed. The plans include 4 large parking spaces for travel bus
parking.
D, The project's arra-site,pedestrian amenities meet the requirements for site plan approvaL
The plans show a sidewalk area that appears to go around the entire building. The traffic assesstrient indicates a
cross walk will be added at the new entrance on Corinth Rd. I'lie project site does not include, pedestrian
amenities from the building to Corinth Road or the adjacent restaurant. The board would encourage pedestrian
opportunities to tie to Main Street,
Items to be addressed: The Planning Board nn()�request additional detail about ped estriae opportunities
E The project's stormwater management drainage design and erosion control.
The applicant has submitted a stormwater pollution prevention plan that is tinder review by the I own Engineer,
The drainage information indicates the sediment basin and infiltration basin are almost 10 ft depth from the top
of the bank to the bottom of the basin. The swales have about a 4ft depth in some areas—having the depths may
limit the pedestrian connectivity to the restaurant and Corinth Road. The soil erosion plan shows the line of
disturbance that also includes the clearing upto the property line on the 87 off ramp. Silt fencing and a
construction entrance are also shown.
T� Adequacy of water supply and sewage disposal facilities
The prqject 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- visuot- noise impacts -visibiliayfbr traffic entering and exiting the project.
The applicant has proposed 2,187 sq It of landscaping as code requires for project with more than 24 spaces.
The applicant has also indicated 2 trees for the Corinth Road frontage as required by code for vegetation along
public right of way. The project also borders the Northway where additional trees may also need to be
identified. The applicant proposes to maintain the 50 ft buffer between the Hotel and the residential neighbors.
The applicant has agreed that a six ft stockade fence would also be installed on a portion of the west property
line and the north property line—plans need to be updated to reflect location and type.
Items to be addressed.- The Planning Board may request Northway border tree planting or linifted clearing.
The information onfencing swill need to be included on the plans.
H, The project will not inter ere with existing emergeney vehicle frilm and will proi,ide adequate access to the
projectfior 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,
L Zoning Board of lea s,
The current zone is Commercial Intensive that allows for a maxinium height of 40 ft where the applicant
proposes a 55 ft (all 4 story hotel building, The new proposed zoning will allow tip 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 as the application has been submitted prior to the zoning amendment
Nature of Variance
The applicant proposes a 55 R high hotel where a 40 ff maximum height is allowed.
SurnMa
The applicant has completed a site plan application for the development of four- story,hotel. The project
appears to be consistent, with the standards for Commercial Intensive and associated requirements for parking,
landscaping, lighting and stormwater.
The Board may proceed with the environinental review and include during the review discussion of the
following items:
Items to be addressed:
1. Lighting fixture cut sheets
2. floor plans for each level,
3. signage dimensions and color scheme for both wall and free standing. In regards to the signage the
project is allowed one wall and one free standing plan revisions should reflect the same.
4. Turning movements for tourist traffic.
5. Assessment should identity public transportation oppoilunities, including the, health center stop and at
McDonalds
6. Additional Northway border tree planting or limited clearing.
7. Fencing details for type and height to be included on the plans,
S. The Planning Board may request additional detail about pedestrian opportunities from hotel to Corinth
Road or adjacent Restaurant
9. The Board may provide a recommendation to the Zoning Board of Appeals for relief requested for
building height,
7 1 Z'
Town of Queensbury Planning Board
RESOLUTION--ACKNOWIr,.DGr-. LEAD AGENCY STATUS IN CONNECTION WITH
SITE PLAN PZ 51-2016 SWITCHCO, LLC(Holiday Inn Express)
Tax Mali ID: 309.13-1-73 /Property Address: Corinth Rd. & 1-87 1 Zoning: Cl
WHEREAS, the applicant proposes to develop a portion of a 16,38 acre parcel for a 13,800 sq. ft. (footprint) 4
story (55 ft.), 100 room Holiday Inn Express hotel. Site work includes construction of an access road,
installation of parking spaces, landscaping, lighting and storn1water management. 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 Queensbury has determined to begin an environmental review
process under the State Environmental Quality Review Act(S a;
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;
WHEREAS, 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;
N()W,THEREFORE BE IT RESO1,VED:
MOTION TO ACKNOWLEDGE LEAD AGENCY STXfUS IN CONNE CTION WITH SITE PLAN PZ
51.2016 SWITCHCO, LLC, Introduced by who moved for, its adoption, seconded by
As per the draft,resolution prepared by staff,
Duly adopted this 151h day of March,2016, by the following vote:
AYES:
NOES:
1"honc: 5 19,76 1„8220 1 Fax: 5 18.745,44.17 p 742 Buy Road,Queensbury, NY 12804 1 mkw.(jueensbuwy,nct
Et 7
Town of Queensbury Planning Board
SEER RESOLUTION—Chant Positive or Negative Declaration
Site Plan PZ 51-2016 SWITCHCO, LLC (Holiday inn Express)
Tax Map ID: 309.13-1-73 /Property Address: Corinth Rd. & 1-87/ Zoning: CI
The applicant proposes to develop a portion of a 16.38 acre parcel for a 13,800 sq. ft. (footprint)4 story (55 ft.),
100 room Holiday inn Express hotel. Site work includes construction of an access road, installation of parking
spaces, landscaping, lighting and storm titer management. 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 13nvironmental Quality Review Act and the regulations of the Town of
Queensbury;
No Federal or other agencies are involved;
Part I of the Short E has been completed by the applicant;
Upon review of the infortnation recorded on this EAF, it is the conclusion of the To of Queensbury Planning
Board as lead agency that this project will result in no sigmificant adverse impacts on the environment, and,
therefore, tin environmental impact statement need not be prepared. Accordingly, this negative declaration is
issued.
MOTION TO GRANT A POSUIVE DECLARATION OR NEGATIVE, DECLARATION FOR SITE
PLAN PZ 51-201,61 SWITCHCO, LLC Introduced 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
Part III of the Short E is not necessary because the Planning Board did not identify potentially
moderate to large impacts.
Duty adopted this 15"" day of March,2016 by the following vote:
AYES:
NOES:
llhone18.761,8220� Fax, 5 4 9345A4371742 Bay Road,QueensbLffy,NY 12804 1 WWW,qL1MtsbLWyJ1C1
at742 11,ty [Wad, Queensl)ury, � Y 12804
Town of Queensbury PlanningBoard
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance PZ 69-2016 for SWITCHCO, LLC (Holiday Inn Express)
Tax Map ID: 309.13-1-73/Property Address: Corinth Rd,, & 1-87 /Zoning: CI
The applicant has submitted an application for the following: Applicant proposes to develop a portion of a
16.38 acre parcel for a 13,800 sq. ft. (footprint) 4 story(55 ft.), 100 room Holiday Inn Express hotel. Site work
includes construction of an access road, installation of parking spaces, landscaping,lighting and storrawater
management. Pursuant to Chapter 179-3-040 of the Zoning Ordinance,motels shall be subject to Planning
Board review and approval. Variance: Relief is rcquested from height. Planning Board to conduct SEQR and
may provide recommendation to the Zoning Board of Appeals.
The Town of Qucensbury 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 RECOMMENDATION ON BEHALF OF THE PLAN2LING BOARD T.O THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. PZ 69-2016 SWI TCS 11CO, 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 tie mitigated with current project proposal -
OR
b) The Planning Board, based on a limited review, has identiflied the following areas of concern:
1)
Duly adopted this 15111 day of Match,2016 by the following vote:
AYES:
NOES:
Phosm 518.761 M20 8 Fav 518,745.4437 1742 Bay Road,Queensimmy,NY 128041 www,qucensbury.net