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20170315_524 AVIATION_HOTEL_NARRATIVE Proposed X15,665 SF Hotel Aviation Hospitality, LLC 524 Aviation Road Town of Queensbury Warren County, New York Enuineer's Narrative March 15, 2017 Introduction The applicant(Aviation Hospitality, LLC)is proposing to redevelop the site at 524 Aviation Road by constructing a new±15,665 sf, 4 story, 92 room hotel in the Town of Queensbury. The site is located to the southeast of the intersection of I-87 and Aviation Road (NYS Route 254), east of the northbound off-ramp and south of the existing Ambrosia Diner. The hotel is proposed to be constructed on a portion of a tax parcel which is identified as 302.05-1-96.1 Existing Conditions The parcel is currently vacant, having been subject to the recent demolition of a Howard Johnson Motor Inn and accessory diner. The buildings related to the former use were razed, however on grade slabs,footings,foundations,parking areas, driveways and drive lanes were left in place. The site is currently served by gravity sewer, water and other utilities, both on site and in the public right of way along Aviation Road. Zoning and Land Use Regulations The subject parcel is located in the Enclosed Shopping Center(ESC) zoning district. In this district, a Hotel is allowed by approval of Special Use Permit. It is expected that the application will require Area Variances to provide relief from a setback requirement along the westerly boundary and in addition to a variance to allow the lot to have a remote access to the public right of way over an area of granted access by ingress/egress easement. Prosect Description The applicant proposes to redevelop the existing lot, by constructing a 92 room, 4 story, ±15,665 sf hotel on an approximately ±2.5 acre parcel which is proposed to be subdivided from the larger ±4.57 acre parcel. The applicant anticipates renovation of the existing site in the interest of providing appropriate site amenities for the new use, including parking, loading area(s), landscaping and site lighting appropriate utilities. In addition, the applicant proposes to construct a new driveway and pedestrian access, to Town Road standards,upon the lands which will remain in the control of the current owner, PCGF NewCo, LLC providing access to Aviation Road to the north. In addition, the current owner will provide a driveway connection to Aviation Mall. Rights for ingress/egress over these driveways and utilities construction and maintenance will be executed by easement on the remainder of the subject parcel. Building The structure will be ±15,665 sf at grade creating ±62,660 gross square feet of hotel space. The hotel will contain 92 guest rooms, common areas, hallways, a lobby, pool and gym as well as exterior amenity spaces. Water It is our understanding that water service is available by connection to the Queensbury Water Department 12" CIP main at the Aviation Road Right of Way by way of capped, existing 6" service. The new facility will use current / modern plumbing fixtures which typically have low / water saving flow rates. It is our understanding that the Queensbury Water Department, the local service provider, has the required residual capacity to serve this project. Sewage It is our understanding that the Queensbury Consolidated Sanitary Sewer District currently serves this site. A new service lateral will connect to the existing private 8" sewer main along the southeasterly boundary of the site, which flows in a generally northeasterly direction to a an eventual connection to the public sewer main along Aviation Road. It is our understanding that The Queensbury Consolidated Sanitary Sewer District, has the required residual capacity to serve this project. Site and Access The site will be prepared for construction by demolition of the existing on grade slabs, footings, parking areas and driveways which are in conflict with the proposed development on the subject parcel. The site will be improved with new landscaping around the building and grass will be planted in other areas. All driving and parking areas will be paved and clearly striped and will accommodate site and through traffic in a safe manner. Ingress/Egress easements will be provided by and to the subject parcel and adjacent owners to facilitate interconnection of drives, shared parking and access throughout. Site Li2htin2 Light poles and building mounted lighting will be installed to light areas for safety and security. Storm Water Storm water will be collected by means of an on-site stormwater /drainage system and directed through an at grade detention/infiltration facility within the site. It is proposed that the offsite discharges associated with the 1, 10 and 100 year rainfall events will equal or represent a decrease of the existing discharge rate.