Engineer's Narative Proposed, ±15,665 SF Hotel
Aviation Hospitalit y, LLC
524 Aviation Road
Town of Queensbury
Wari-en County, New York
E n2ineer"s Narrative
Revised May 7, 017
March 15, 2017
Introduction
The applicant (Avia�tion Hospitality, LLQ is proposing to redevelop the site at 5124.Aviation Road
by constructing a new*151,665 sf, 4 story, 92 room. hotel in the, Town of,Queensbury. The site is
located to the southeast of the intersection of 11-87 and Aviation, Road (NYS, Route 254), east of
the northbound off-ramp and soutil 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 dernolition, of a Howard Johnson
Motor Inn and accessory diner. "I'he buildings, related to the former use were razed, however on
grade slabs,footings, foundations, parking areas,driveways and djivelanes 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
"rhe subject parcel islocated. in, the Enclosed Shopping Center (ESC) zoning district. In this
district, a Hotel is allowed ley approval of Special, Use Permit. it,is expected that the application.
will require Area Variances to provide relief rrorn a setback.requirement along the westerly
boundary and in addition to a variance to allow the lot to have a reui aote. access to the public right
of way over an area of granted access by ingresslegrens easement.
,Pro* o n
Protect Descrilati
L—
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 ftom the larger
�±4.57 acre parcel. The applicant anticipates, renovation of the existing site in the interest of
providing appiopriate 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 dri veway and pedestrian access,to Town Road standards, upon the is nds wlu ch will remain
in the: control of the current owner, PCO F 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 easenitrit on the remainder of the subject parcel.
Buildin
The structure will be ±1 5,665, sf at grade oreatinX62,,660 gross square feet of hotel space. The
hotel will contain 92 gue�st rooms, cornmon. areas, hallways, a lobby, pool and gyrn as well as
exterior amenity spaces.
Water
It is our understanding that water Service: is available by connection to the Queensbury Water
Department 12" QIP main at the Aviation Road Right, of Way by way of capped, existing F
service,. The new facility will use current / modem 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 servethis project,.Construction of the Offsitc
Comiector Road, will require the vertical realignment l`an existing water main.
Sewn
It is, our understanding that the Queensbury Consolidated Sanitary Sevver District currently serves
this site, A new set-vice lateral will connect 'to the existing private 8" sewer main. along the
southeasterly boundary of the site,which, lows in a generally northeasterly direction to 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. Construction of the Offshe Connector Road will require the, vertical realignment of the
existing sewer main.
Site and Access
The site will be prepared for construction by deraolition 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. The project envisions the Offsite Improvements to access and
circulation as well. These Offsite Improvements include the construction of a Driveway which will
connect the proposed Hotel to Av iat ion Road in addition to making intersection.improvements and
revising the existing connection to the Ambrosia Diner. PCG NewCo, LLC is; proposing to,
construct a Connector Road which will provide access to the Aviation Mall loop road and the full
access, traffic,signal on Aviation Road.
Site,LiLh!!ng
Light poles,and building mounted lightin,g will be installed to light areas for safety mid security,
Storm Water
Storm water will be collected by means of an on7SAe stormwate;r/drainage systems and directed
through an at grade detention/infiltration facility and/or a hydrodynamic treatment unit within, the
site. it is,proposed that the offsite discharges associated with the 1, 10 and 100 year rainfall event,-,
will equal or represent a decrease of the existing discharge rate. Ston-riwater Pollution. Prevention
Plans (SWPPP) as specified by the New York. State Department of Environmental Conservation
SPDES General Permit for Storinwater Discharges, from Construction Activity Permit No. GP,-O-
15-002have been prepared and submitted to the Town of Queensbury, for review.
Aviation Hospitality, LLC proposes to construct a 15,665 sf, 4 story hotel with 92 roams,
associated parking facilities and a Proposed Offifte Driveway which. will provide aeoess to
Aviation Road to the North. In addition.; PCGF NewCo, LLC is proposing to c-onstruct a Mail
Connector road which wi I I provide access from the Proposed offsite Driveway to the loop road at
the adjacent Aviation Mail.
L Proposed Home 2 Suites:
The development: will result in impervious coverage of approximately�64% including the
proposed building and, paved parking areas. The remaining±36% will, be open greenspace,
landscaped and grass, areas. The proposed developed area will discharge stor.in.water in a
southerly direction at varying grades, to proposed stormwater managementsystems which
are discussed in greater detail in, the: Stormwater Management Report included in this
SWPPP. The site is located within a Municipal Separate Storm Sewer System (MS4)
municipality.
Aviation Hospitality, LLC will be responsible for all construction activities, post
construction operations and maintenance of the system and all resp onsibflities specified in
the WPPP.
New parking, landscaping, lighting., utility improvements, stormwater management
facilities and other miscellaneous site improvement are proposed as shown on the enclosed
Site Development Plans prepared by Bohler Engineering.
2. Proposed Offifte Improvements �Driveway),
The development will result in impervious coverageof approximately ±49% including the
proposed driveway, intersection, access to the Ambrosia Diner and connection to the
Connector Road (designed by C.T. Male), The remaining A!5 1% will be open greenspace
and grass areas.,
Aviation Hospitality, LLC will be responsible for all construction activities.PCGF NewCO,
LLC wi 11 be responsible for post construction operations,and annai riteriance of the system and
all. post construction responsibilities specified in the WPPP,
I Proposed Off'site Improvements (Mail Connector Road by C.T. Male).
The total pl"OPosed land disturbance area associated with the proposed connector road is,
approximately f1.60, acres with 3% impervious, cover, an increase of ±O»I acres of
impervious cover. The total arnount of redeveloped impervious ous area associated with the
proposed connector road is 0.36 acres, and the, total amount of new impervious area
associated.with,the proposed connector road is approximately 0.1. acres.
Two (2) bioretention areas are proposed along connector road, along with. a hydrodynamic
treatment unit. E'ach bioretention area contains an overflow structure which, ties into the
piped conveyance system. Due to the decrease inoverall impervious area, the proposed
conditions 'llows are less, than those during existing conditions; therefore, overbank and
extreme! flood control are not required,. Flows from larger storm events will bypass the
treatment practices and continue to drain similarly to existing conditions. The bioretention
areas have been desi gne:d in accordance withthe design manual an,d mill treat and detain
runoff frorn the WQv event.
P,CGF NewCo, LLC will be responsible for all construe6on activities. PCGF NewCO, LLC will
be responsible for post c,onstruction. operations and maintenance of the system and all. post
construction responsibilities specified in the PPP.
'rhe proposed developed areas will discharge storm Ater to proposed story ,water
management systemswhich are discussed in greater detail in the Storinwater Management Report
included in the S "PPP. The proposed stormwater management system as designed will serve to
mitigate the effects of the development of the parcel., such that the proposed use will not adversely
at"fect any downstream or adjacent properties,
The ston-nwater management system is fbilher designed to mitigate the peak discharge
rates from the site associated with the 1, 10 and 100 year rainfall events. The following tables
demonstrate that peak discharge rates, shoulddecrease bover 50% over the entire project.
Discharge 2uantity�Cfs)S", inmary Table far P'rGI)os ed Ronnie 2 Suites
Rainfall Desigil Point I Design Point 2
Event Existj %A, Exi'stim Pro %A
I Year 0.0.2 0,00 -100% 0,20 01.00 -1001%
'00 101,00 -11000
10 Year 1,13 .100% A7
Lj 00 jear OM r1.00 4.49 0,00 j— -1,00%
Discharge Quantity (ifs)Sunintary Table for roposed Offifte Driveway
Rainfall Desi-n point I Doqiy,,n Point 2 DesiAn Point 3
%A %4 %A
Event "Exis2t!'iiig'T'-' Pro —&'s'ting lir Pau'5uiPro
I Year 1 0.34 0-24 -29% 0,22 0.00 1010% 0.93 01-5�2 -441%
10 Year 1-33 D'A 5-3% 144 L67 -32%
101.9 1 'W -1
100,Year 311 1,35 -6F7.7 237 0-18 -92� -] K32 � 197 -2,516dz
Rain:Discharge Q an!Ut .Ltftu n!i nia ry I'able for Proeosed Offsite Conn ctor Road
fall Event Design Point I mm.—I
Existing Pro, %A
1. Yew 0.02 -5011/0
..............
10 yl�ar 1.58: 1,38 43-a
LLOO-zen"r '7.4 0 7.17
Composite Discharge2!!�Oft Lcfs,Su m ma ry"fable for Proposed,P,r2ilect
Desiga poiht I
Rainfall Event % A
Existing Pro
I Year 1.73 101.,77 -55%
10,Year, 8,,8 - 7 -590/0
LLj Oj.
10,01 Year 2-7,66 1167 24"Vil'i