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.