Staff Notes Town of Queensbury Planning Board
Community Development Department Staff Notes
November 19, 2013
Application: Site Plan 55-2013 SEQRA Type: N/A
Applicant: Swordfish Realty Public Hearing: Not required
Location: 2999 State Route 9L Variance/Other: AV 58-2013
Zoning: WR-Waterfront Residential Waiver Request: L. Landscape plan
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
PROJECT DESCRIPTION: Site Plan: Applicant proposes construction of a 40 x 60' two story
building -4 bays in lower level and office space on second level. Site improvements in a WR zone require
Planning Board review and approval. Variance: Relief from maximum height for an accessory structure a WR
zone
PARCEL HISTORY: SP 65-12: New stormwater management system for outside banquet patio
10-16-12
SP 34-10: 5,650 sq. ft. outside patio banquet area w/covered bar, seating
& seasonal tent. Project to include stormwater controls & landscaping.
6-15-10
UV 23-08: Construction of ground level patio &deck onto existing
restaurant for additional outdoor dining. Expansion of a nonconforming
use requires a Use Variance 5-28-08
NOA 2-08: Appealing a 11-29-06 ZA determination regarding the
expansion of a nonconforming use 5-28-08
BP's (Many)
MATERIAL REVIEW:
Cover letter dated 9-13-13
Application signed 9-12-13
Stormwater Management Report dated 9-12-13
Map S-1 revised 11-12-12
Map S-2 revised 8-19-13
Map S-3 overall site plan 9-13-13
Map S-4 detailed site plan 9-13-13
Map S-5 detail sheet 9-13-13
Drawing l 1st& 2nd floor plan
Drawing 2 building elevations
STAFF COMMENTS:
The applicant proposes to remove an existing maintenance garage to construct a 2,400 sq. ft. 2-story
maintenance and office building. The new building will have four bays for maintenance equipment for the
facility and have an upstairs office area to assist with the operations of the resort business. The applicant has
indicated the existing building is deteriorated and replacement is needed. The site improvements include
installation of a septic systems, new asphalt concrete for parking and building access and stormwater
management controls for the new disturbed area. The plans show the existing building location, the new
building and the improvements to the site for the new building along with exterior elevations, also first floor
and second floor information.
NATURE OF USE VARIANCE
The proposed building is an accessory structure in the waterfront residential zone where these structures can be
no higher than 16 ft. The proposed building is to be 27.95 ft. in height.
SUMMARY:
The Planning Board is to provide a recommendation to the Zoning Board in regards to the relief requested.
APPLICATION PROTOCOL:
11/19/2013 PB recommendation to ZBA
11/20/2013 ZBA review
11/21/2013 PB review
- 2 -
THE
Ghazi'i North Country Office
375 Bay Road, Queensbury, NY 12804
COMPANIES P: (518) 812-0513 F: (518) 812-2205
www.chazencompan ies.com
Proud to be Employee Owned
Engineers Hudson Valley Office (845)454-3980
Land Surveyors Capital District Office (518)273-0055
Planners
Environmental Professionals
Landscape Architects
November 11, 2013
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
Re: Swordfish Reality, LLC
Town of Queensbury, Warren County, New York
Chazen Project#91300.41
Queensbury Ref. No:Site Plan 55-2013
Dear Mr. Brown:
The Chazen Companies (Chazen) has received a submission package from your office for the above
project. The Applicant intends to construct a 2,400 square foot garage/office building including a new
6,155 SF parking area and sidewalk. Submitted information includes the following:
• Site Plans and Details, prepared by Hutchins Engineering, dated September 3, 2013;
• Survey Plans prepared by VanDusen & Steves Land Surveyors, dated December 14, 2006 and last
revised November 12, 2012;
• A Stormwater Management Report & Stormwater Pollution Prevention Plan Narrative, prepared
by Hutchins Engineering, dated September 12, 2013;and
• A Site Plan Application with supporting documentation.
Your office has requested that we limit our review to the design of stormwater management and
erosion and sediment control items as it relates to compliance to local, state or relevant codes and
regulations. Based upon our review of the information provided, Chazen offers the following comments
for the Town's consideration:
Stormwater Management& Erosion and Sediment Control:
1. The proposed site development disturbs less than 1 acre of land and will not be subject to
NYSDEC Phase II Stormwater Regulations. However, this project is subject to the stormwater
management requirements set forth in section 147-11 of the Town code, for projects within the
Lake George Park, This project is classified as a major project as per Section 147-11.E(2) of the
Chazen Engineering, Land Surveying&Landscape Architecture Co., D.P.C.
Chazen Environmental Services, Inc.
The Chazen Companies, Inc.
Town of Queensbury
Swordfish Reality,LLC
November 11,2013
Page 2
Town code as this project falls within the Lake George watershed and disturbs over 15,000
square feet of area (as per project narrative).
2. Soil testing has not been provided for the proposed southerly Vegetated Detention Area (Pond
2P). The Applicant shall advance soil testing to confirm that 2-feet of separation to the seasonal
high ground water/bedrock has been provided, in accordance with Section 147-11.1(3)(c)[3] of
the Town Code.
3. The proposed wastewater treatment system is located approximately 25 feet from the northerly
Vegetated Detention Area (Pond 1P). In accordance with Section 147-11.1(3)(c)[4], stormwater
recharge devices shall be located a minimum of 100 feet from subsurface wastewater treatment
systems unless it is demonstrated that a lesser separation distance will not adversely affect the
functioning of such leach fields. The Applicant shall revise the site plan so that this separation
distance is provided.
4. Seed application rates and material specifications for the establishment of permanent
vegetation have not been provide on the site plan. The Applicant should provide this
information for areas where permanent stabilization will be required.
5. It is unclear if the check dams shown in the treatment areas are intended to be permanent. If
the check dams will be incorporated as a permanent feature for pretreatment of runoff then the
elevations of said check dams shall be shown on the site plan.
6. It does not appear that the frost protect area for Pond 1P has been sized to be 10% of the
infiltration surface area as set forth in Section 147-11.l(3)(c)[5] of the Town code. The Applicant
shall provide information regarding the sizing of the frost protection area in accordance with the
referenced code.
7. It is recommended that the runoff from subcatchment 3S be captured and directed to one of
the stormwater treatment areas. It is suggested that a low point or crown be used to redirect
runoff from this area as necessary.
8. The limit of disturbance has not been shown on the plan. The Applicant shall show the limit of
disturbance so the parameters used in the runoff analysis can be confirmed.
R.\9\91300-91399\91300.00-Town of Queensbury PB Engineer\91300.41-SPSS-2013-Swordfish Realty\DOCS\91300.41-SP 55-2013-Swordfish Reality_2013-11-11_L1.dou
Town of Queensbury
Swordfish Reality,LLC
November 11,2013
Page 3
Conclusions and Recommendations
It is our opinion that the applicant should provide clarification for the above items and incorporate the
changes in subsequent plan submissions.
If you have any questions regarding the above, please do not hesitate to contact me at (518) 824-1926.
Sincerely,
Sean M. Doty, P.E., LEED AP, Associate
Senior Project Engineer
cc: Pam Whiting,Town Planning Office Administrator(via email)
Laura Moore,Town Land Use Planner(via email)
File
R:\9\91300-91399\91300.00•Town of Queensbury PB Engineer\91300.41-SP55-2013-Swordfish Realty\DO(5\91300.41-SP 55-2013-Swordfish Reality_2013.11-11_L1.do■
FIRE MARSHAL'S OFFICE
i Mi Town of Queensbury
.� 742 Bay Road, Queensbury, NY 12804
" Home of Natural Beauty ... A Good Place to Live "
PLAN REVIEW
Swordfish Realty (Dunham's Bay Lodge)
SP 55-2013
9/27/2013
The following comments are based on drawings submitted:
• Fire Marshal has no site issues at this time
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal @queensbury.net
Fire Marshal 's Office • Phone: 518-761-8206 • Fax: 518-745-4437
firemarshal @queensbury.net • www.queensbunj.net
..41111kbalki TOWN OF QUEENSBURY
w r 742 Bay Road, Oueensbury, NY. 12804-5902
Town of Queensbury Planning Board
Planning Board Recommendation to Zoning Board of Appeals
Area Variance 58-2013 Swordfish Realty
Tax Map 252.-1-75.1
The applicant has submitted an application for the following: Site Plan: Applicant proposes
construction of a 40 x 60' two story building -4 bays in lower level and office space on second
level. Site improvements in a WR zone require Planning Board review and approval. Variance:
Relief from maximum height for an accessory structure a WR zone.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning
Board to provide a written recommendation to the Zoning Board of Appeals for projects that require
both Zoning Board of Appeals &Planning Board appro ,a.
The Planning Board has briefly reviewed and discussed this applicatr' n the relief request in the
variance application as well as the potential impacts of this project on the neighborhood and
surrounding community, and found that: ;y
•
}ti•Yti
MOTION TO MAKE A RECOMMENt z 'ON ON BEHALF OF THE PLANNING
BOARD TO THE ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. 58-2013
SWORDFISH REALTY: Introduced by who moved its adoption, seconded by
; and :tics
a) The Planning Board;'based:o f'::a limited review, has not identified any significant adverse
impacts that cannot;be mitiga >with current project proposal -
OR f.
b) The Pla u •'Board b. -d:::;on a limrte'•ti -view, has identified the following areas of
coY1cer • ii.• ''44 { '::.
t�titiy ti,
Duly adopte•m ° 19th day of November 2013 by the following vote:
AYES:
NOES:
Cc: Hutchins Engineering
Jonathan Lapper, Bartlett Pontiff Stewart& Rhodes