Staff Notes 2/18/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 18, 2020
Site Plan 5-2020 AFTAB BHATTI
547 Aviation Road / CI - Commercial Intensive / Ward 2
SEQR Type II
Material Review: application, site drawing, survey, elevation, photos
Parcel History:SP 20-2003, AV 85-2002, AV 55-2002 hotel; SP 1-2011, AV 3-2011 Canopy; SP 82-
2019, many others
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals to update an existing “Quality Inn” to enclose an existing 288
sq. ft. porch to create a sunroom off of natatorium (enclosed swimming pool). Also is a new 240 sq. ft. covered
porch to rear of the building for guests.
Resolutions
1. Recommendation
Project Description
Applicant proposes to update an existing “Quality Inn” to enclose an existing 288 sq. ft. porch to create a
sunroom off of natatorium (enclosed swimming pool). Also is a new 240 sq. ft. covered porch to rear of the
building for guests. The existing site has two lodging establishments that share parking and access to Aviation
Road. Pursuant to Chapter 179-3-040 of the Zoning Ordinance commercial construction shall be subject to
Variance:
Planning Board review and approval. Relief is sought for setback and FAR. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is location at 547 Aviation Road on an existing 2.19 ac parcel
Arrangement- The project site has two existing lodging facilities – The Quality Inn and Roadway Inn with
work being completed only on the Quality Inn.
Site Design- There are no changes to the existing site conditions where the existing porch is to be covered
and the rear porch is adjacent to the existing rear patio area.
Building – the existing porch on the south side of the building is 288 sq ft and is to be enclosed for the
existing indoor pool area to have access. The interior wall window will be removed leaving just an opening
and the existing door to remain. The new enclosed pool porch will also have interior lights installed. The
rear porch of 240 sq ft is to be constructed adjacent to an outside sitting area. The purpose is for a covered
porch so patrons can be protected from the weather. The rear porch is also to have interior lighting.
Signage-no changes to the sign is proposed.
Traffic- There is no changes to the existing parking arrangement. There are 86 existing parking spaces to
remain unchanged.
Grading and drainage plan and Sediment and erosion control – The roof area to the side porch area is to be
directed to the grass area and the roof area to the rear will drain to the existing pavement and grass area.
Landscape plan – no new plantings are proposed and existing vegetation to remain. A buffer is required
between the residential use and the lodging and the vegetation area is to remain as is.
Site lighting plan – new lighting is to be located on the interior of both enclosures.
Elevations – The application has provided elevation s indicating the side porch roof will be at 13 ft 8 in from
the ground –where the porch is currently off the ground. The rear porch roof is to be at 12 f t 4 in from the
ground.
Floor plans – The floor plans indicate an open area and show the lighting locations.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–Staff finds it reasonable to request a waiver for this site plan as there are minimal
site changes.
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 Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
The application proposes to enclose an existing open deck area to the side of the building for the interior pool
area. The deck area is to be 20 ft 5 in where a 75 ft setback is required. Relief is also required for Floor area
where 30% is required and 43.5 % is proposed (41688) and 42.9% (41160) is existing.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and floor area.
st
Meeting History: 1 Meeting
- 2 -