Loading...
Staff Notes SP 45-2017 & SUP 10-2017 Aviation Hospitality_7 25 17 et Town of Queensbury Planning Board Community Development Department Staff Notes July 25, 2017 Site Plan 45-2017 Aviation Hospitality, LLC Special Use Permit 10-2017 524 Aviation Road/ESC—Enclosed Shopping Center/Ward: 2 SEQR Unlisted coordinated review Material Review: application, survey lot line adjustment, site plans for hotel development, plans for connector road Parcel History: Demolition permits for former Howard Johnson Buildings 2002, 2005 & 2010; SP 40-2008, SP 29-2009, DISC 6-2017, AV 42-2017, SV 6-2017, SP 47-2017, SP 48-2017; Requested Action Planning Board review and approval for construction of a new 62,620 sq. ft. (floor area), 4 story, 92 room hotel with associated parking. Project includes a realigned driveway for access and a connector road on adjoining properties to Aviation Mall ring road and Aviation Road. Resolutions PB decision Prosect Description Applicant proposes construction of a new 62,620 sq. ft. (floor area), 4 story, 92 room hotel with associated parking. Project includes a connector road on adjoining property to Aviation Mall ring road. Hotel will be located on a parcel of greater than 2 acres. Included in the project will be a lot line adjustment between 302.5- 1-96.1 and 302.5-1-93.1 with the former reduced to 2.0 acres and the later to be increased to 4.31 acres. Project includes work with Ambrosia Diner for access as lot does not have road frontage on Route 254. Pursuant to Chapter 179-9-040 & 179-10 of the Zoning Ordinance, new commercial use in the ESC zone shall be subject to Planning Board review and approval. Staff Comments • Location-The project site is located on Aviation Road adjacent to the Aviation Mall and Ambrosia Diner. • Arrangement- The project includes a lot line adjustment of lot 93.1 to be 3.81 ac and lot 96.1 to be reduced to 2.5 ac. The hotel project will be located on the 2.5 ac parcel. Applicant should confirm lot size arrangement as part of review. • Building—The hotel is to be 4 story with 92 rooms with a footprint of 15,655 sq ft and floor area of 62,620 sq ft. The front entrance area is facing the east side of the property towards the mall. The first floor plan indicates there is a meeting room area, studio rooms, fitness room, interior pool with a patio/sundeck area, breakfast and registration area with other staff operations areas. • Signage-The applicant proposes one free standing sign to be located on an adjoining property of Aviation mall and two wall signs. The applicant has completed a sign variance application as part of the submission packet. The free standing sign 50 sq ft. Both wall signs are to be 30 sq ft at the west side of the building facing the northway and on the south side for north bound I87 traffic. • Site conditions-The site contains remnants of the previous hotel which will be cleared and the site prepared for the hotel and associated site work. • Traffic- The applicant has provided an updated traffic review from April 20 updated July 61'. The applicant describes the driveway access to Aviation Road will include the access drive to Ambrosia Diner. The Ambrosia Diner access road is a site plan modification to SP 53-2010 that will align access so the Hotel and Ambrosia Diner will allow right in and right only. The project also includes eliminating access to the Sunoco Fuel Station. The Hotel site arrangements allow for 102 parking spaces. There is no note on plans or areas for tourist traffic such as RVs, Tour Busses or other large vehicle parking. • Site layout and utility plan—The applicant has provided plans show location of the utilities to be installed connection to Town water and sewer. Additional connections for electric and phone service will be from neighboring connections. The water and sewer lines will have to be realigned due to the installation of the connector road. • Grading and drainage plan, Sediment and erosion control—The applicant has explained the 2 ac site will be cleared and regraded for the development of the hotel. • Landscape plan—The main plantings include pin oaks, evergreen, ginko at the perimeter of the site and along the building edge. There is also a variety of shrubs, ground cover, and ornamental grasses. The plans should confirm native plantings. • Site lighting plan—The plans show 13 single light poles and 4 double light poles. Wall mounted lights are 15 and will be mounted at 10 ft height. Canopy lights will also be installed at the entrance area to the building. The Canopy entrance is about 25 where guidance indicates building entrances may be 5 foot candles where a gas canopy could be 10. The parking area 3 foot-candles or less and is consistent with the guidance at 2.5. The drive aisle leading to the parking area is 7 foot-candles or less —there is no guidance specific to this type of drive entrance. The board may consider requesting additional information on the lighting under the canopy building entrance. • Elevations —The elevations show the four floors on all four sides of the building • Floor plans —only the first floor plan was provided indicating a typical room arrangement that may appear on the remaining floors. The floor plan also included the typical staff and operations area that would be on the first floor. Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The applicant has proposed 10% interior landscaping where 15% is identified in the landscaping code section Special Use Permit Criteria: A special use permit is required as outlined in Section 179-10-070. Lodging in the ESC zone requires special use permit. Harmony with the Comprehensive Plan—The proposed project is consistent with the comprehensive plan as the Enclosed Shopping Center zoning was recently updated to recognize lodging uses. Compatibility A proposed hotel may be considered compatible to the neighborhood as the existing uses are typical uses near lodging fueling stations,food service, and shopping center. Access, circulation and parking —The project and the adjoining property includes the development of the interconnect road with the Mall and a realignment of the Aviation Rd access. The traffic information indicates the level of service will remain the same with on except at the Carlton Dr access. Infrastructure and services —The project includes a realignment of the Town sewer and water lines in relation to the proposed interconnect road. Environment and natural features —The project renovates a previous hotel site with a new hotel and associated site work including stormwater management, landscaping, and lighting. Long-term effects —The project completes the vision of a previous plan to have controlled access on Aviation Road with the installation of the interconnect road and the development of a project to enhance the Aviation Mall area. Nature of Variance Granted 7/19/17. The applicant proposes a new hotel that requires relief for height due to setbacks, road frontage and signs. The hotel is proposed to be 66 +ft where it will not be 100 ft setback from the front property line for a building over 40 ft proposed front setback is 50.2 ft. The project also occurs on a parcel with no physical road frontage—easements should be noted on the plans for access to and from the site over adjoining properties. The applicant also proposes three wall signs where only one is allowed and a free standing sign that is on a neighboring property at 50 sq ft at a 2 ft setback where max allowed is 45 sq ft at 15 ft setback. Summary The applicant has completed the site plan and special use permit application for the construction of a hotel and associated site work including access drive,parking, lighting, grading and stormwater management. Meeting History: PB: 6/20/17 SEQR request for lead agency; ZBA: 6/21/17 SEQR consent to lead agency;