Site Plan Application „„„,„„„
„,„„i„,
ENVIRONMENTAL DESIGN
PARTNERSHIP,LLP
January 14, 2016
Town of Queensbury Planning Board
RECEIVED
742 Bay Road
Queensbury,NY 12804 JAN 15 2016
Attn: Chris Hunsinger, Chairman ToPLANNING OFFICE RY
Re: Hoffman Residence- 159 Cleverdale Road
Dear Chris:
Submitted for your review and distribution are 15.sets of Site Plan Review application documents
for the referenced project. Included are the application, Site Plans, architectural elevations,
survey, deed and application fee. The project involves the redevelopment of an existing 3.4 acre
waterfront residential parcel with a new single family residence w/attached garage. While the
residence meets all setback, height and floor area standards this project is subject to site plan
review as the project area is within 50' of slopes of greater than 15%. The plan will include a new
wastewater system and a stormwater management system as well as no new impervious surfaces
(hardscape) within 50' of the shoreline.
Regarding the checklist requirements from the application because this project is a residential use
several checklist items are not applicable and thus subject to a waiver request as follows.
• A waiver is requested for provisions detailing handicapped access and parking, loading
areas, signage, lighting and multi-use breakdowns.
The project proposed, as demonstrated by its compliance with provisions of the zoning ordinance,
stands consistent with the vision, goals and policies in the Town's Comprehensive Plan.
Thank you for your consideration of this application and I look forward to meeting with the Board
for review at a February meeting.
Sincerely,
t• MACACO �
Dennis MacElroy, PE
Environmental Design Partnership
Attachments
Cc: Jean Hoffman
900 Route 146. Clifton Park. New York 12065 phone(5181 371-7621 -fax(5181 371-9540
_� 1
PROJECT DESCRIPTION
Jean Hoffman, owner of the property at 159 Cleverdale Road, is proposing
to remove the pre-existing, nonconforming (setbacks) residence located on
the shore front of the property and replace it with a newly constructed
single family residence meeting all setbacks and zoning standards. A new
wastewater system for the five bedroom residence will be constructed as
well as stormwater management for the new impervious areas. All existing
accessory structures will remain.
Y
Site Plan Review Revised June 2009
General Information
Tax Parcel ID: 227.17-1-9.11
Zoning District: WR
Current Use: single family residence
Proposed Use: single family residence
Location of project: 159 Cleverdale Road
Applicant Name Address: Lapp Road,Box 488
Jean Hoffman Girton Park,NY 12065
Home Phone .. • —Cell: 495-8258
Work Phone Fax
E-Mail:
jhoffman@lk-george.com
Agent's Name: Address: 4 Glens Falls Tech Park, Box 5
Dennis MacElroy Glens Falls,NY 12801
Home Phone 792-8200 Cell: 376-4485
Work Phone •
761-0317 Fax 761-0317
E-mail dmacelroy@edpIlp.com
Owner's Name: same as applicant •
Address
Home Phone Cell
Work Phone Fax
E-mail
Town of Queensbury Planning Office-742 Bay Road•Queensbury,NY 12804•518-761-8220 2
Site Plan Review Revised June 2009
Site Development Data
Area/Type Existing sq.ft. Proposed Total sq.ft.
Addition sq.ft.
A. Building footprint 2010 (-2010) + 3815 3815
B. Detached Garage
C. Accessory Structure(s) 2020 0 2020
D. Paved, gravel or other hard surfaced area 13280 (-2180)+1860 12960
E. Porches/Decks 1510 1510
F. Other
G. Total Non-Permeable [Add A-F] 17,310 2995 20,305
H. Parcel Area [43,560 sq.ft./acre] 149,323 149,323 1149,323
I. Percentage of Impermeable Area of Site [I=G/H] 11.59% 2.01% 13.60%
Setback Requirements
Area Required Existing Proposed
Front[1] 50 545 490-:
Front[2]
Shoreline
50 30 52.5
Side Yard[1] 25 34 32
Side Yard[2] 25 142 120
Rear Yard[1] 30 •
Rear Yard[2]
Travel Corridor NA
Height[max] 28 < 28 27.96
Permeability 75% 88.62% 86.49%
No. of parking spaces
2 2+ 2+
Town of Queensbury Planning Office.742 Bay Road•Queensbury,NY 12804 518-761-8220 3
Site Plan Review Revised June 2009
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? no
2. If the parcel has previous approvals, list application number(s):
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
no
4, Estimated project duration: Start Date Aug.'16 End Date June '16
5. Estimated total cost of project: $500,000
6. Total area of land disturbance for project: 14,500 sf
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR)--The relationship of building size to lot size, derived by dividing the total building
floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol Floor Area Ratio[FAR]
Waterfront Residential WR 0.22
Commercial Moderate CM 0.3
Commercial Intensive CI 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property, Including all
floors of the structures, garages, basements and attics with more than five (5) feet of ceiling height and covered
porches. Building square footage does not include: Open deck, docks and that portion of covered docks extending
over water and one storage shed of one hundred twenty (120) square feet or less. Any additional sheds will be
included. (See"FLOOR AREA RATIO").
B. Commercial or industrial;the total area in square feet as measured from the exterior of the outside walls of a building
or structure, and when applicable,the sum total of all floor areas of the principal and accessory buildings or structures
on the project site.
Parcel Area 149.323 sq.ft.
existing Floor Area 1070 sq.ft. [see above definition]
Proposed Additional.Floor Area _ 11350 sq.ft.
Proposed Total Floor Area 12420 sq.ft.
Total Allowable Floor Area 32851 sf (Area x 0.22 )[see above table]
•
Town of Queensbury Planning Office.742 Bay Road•Queensbury,NY 12804 618-761-8220 4
Site Plan Review Revised June 2009
§179-9-080 Requirements for Site Plan Approval. The Planning Board shall not approve a Site Plan unless it
first determines that such site plan meets the following Standards. Please prepare responses to each of the following
topics.
STANDARDS
A. The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan. Ytc�
B. The proposed project complies with all other requirements of this Chapter,including the site plan review standards as set forth in Paragraph F
of this section,the dimensional,bulk,and density regulations of the zoning district in which it is proposed to be located(Article 3 and Table 1),
the applicable requirements of all other Articles that apply. %{E*
C. The site plan encourages pedestrian activity internally and,if practicable,to and from the site with pedestrian paths or sidewalks connected to
adjacent areas.
D. The site plan must conform to Chapter 136 Sewage and Sewage Disposal, Chapter 147 Stormwater Management Local Law, and other
applicable local laws. YE'S
E. the proposed use shall be in harmony with the general purpose or intent of this Chapter,specifically taking into account the location,character
and size of the proposed use and the description and purpose of the district in which such use is proposed,the nature and intensity of the
activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase in the burden on
supporting public services and facilities which will follow the approval of the proposed use. YG�
F. The establishment,maintenance and operation of the proposed use will not create public hazards from traffic,traffic congestion or the parking
of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of persons residing or working in the
neighborhood or to the general welfare of the town.Traffic access and circulation,road Intersections,road and driveway widths,and traffic
controls will be adequate.
G. Off-street parking and loading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated 15/
the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers the
Town's goal of reducing curb cuts and reducing congestion.A twenty-foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage, then a future connection must be identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordinating linkages with adjacent properties. t4A
H. The project shall not have an undue adverse impact upon the natural,scenic,aesthetic,ecological,wildlife,historic,recreational or open space
resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by the
project,taking into account the commercial,industrial, residential, recreational or other benefits that might be derived from the project. In
making the determination hereunder,the Planning Board shall consider those factors pertinent to the project contained in the development
considerations set forth herein under§179-9-080 of this chapter,and in so doing,the Planning Board shall make a net overall evaluation of
the project in relation to the development objectives and general guidelines set forth in§179-9-080 of this Article. •••(E'
I. The provision for and arrangement of pedestrian traffic access and circulation,walkway structures,control of intersections with vehicular traffic
and overall pedestrian convenience shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent sites
shall be provided to encourage pedestrian use. YES
J. Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre-development drainage flows.
Drainage of the site shall recharge ground water to the extent practical. Surface waters flowing of-site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in conformance with the drainage standards of Chapter
147 of the Town Code and the Town of Queensbury Subdivision Regulations where applicable. "t--*
K. The water supply and sewage disposal facilities will be adequate and will meat all applicable and current requirements set forth by Department
of Health regulations and Chapter 136 of the Town Code. "YS.
L. The adequacy,type and arrangement of trees, shrubs and other suitable plantings,landscaping and screening shall effectively provide a
visual and/or noise buffer between the applicants and adjoining lands, including the maximum retention of existing vegetation and
maintenance,including replacement of dead or deceased plants.
M. Fire lanes,emergency zones,and fire hydrants will be adequate and meet the needs and requirehments of emergency service providers.KA
N. The design of structures, roadways and landscaping in areas susceptible to ponding,flooding and/or erosion Will minimize or avoid such
impacts to the maximum extent practicable.
O. The site pian conforms to.the design standards,landscaping standards and performance standards of this chapter. �ErJ
Town of Queensbury Planning Office.742 Bay Road•Queensbury,NY 12804'518-761-8220 5
Site Plan Review Revised June 2009
§ 179-9-050 Application for Site Plan Review
Application for site plan approval shall be made to the Planning Board using forms supplied by the Board.Application materials and the
site plan shall include sufficient information for the Board to make its findings under§ 179-9-070 and 179-9-080 below. In determining
the content of the site plan and supporting documentation, the Planning Board may waive certain requirements if the Planning Board
deems such requirements or information unnecessary for the type of project proposed. Any such waiver shall be made in writing,and
shall contain statements of the reasons why the waived information requirements are not necessary for an informed review under the
circumstances. The Planning Board may grant such waivers on its own initiative or at the written request of an applicant. Such request
shall set forth the specific requirements that are requested to be waived and the reasons for the requested waiver. Absent any waiver
or waivers,an application for Site Plan Review shall include the following:
Shown
REQUIREMENTS on Sheet
A A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect or serve it,
such as roads,shopping areas,schools, etc. The map shall also show all properties, Identify owners, subdivisions, streets, and S-1,S-2
easements within 500 feet of the property. Such a sketch may be superimposed on a United States Geological Survey map of the
area.
B The site plan shall be drawn at a scale of forty feet to the inch(1"=40 feet)or such other scale as the Planning Board may deem
appropriate, on standard 24" x 36" sheets, with continuation on 8W x 11" sheets as necessary for written information. The S-1
information listed below shall be shown on the site plan and continuation sheets.
C Name of the project,boundaries,date,north arrow,and scale of the pian. S-1,S-2
D Name and address of the owner of record,developer,and seal of the engineer,architect,or landscape architect. If the applicant is
not the record owner,a letter of authorization shall be required from the owner S-1,S-2
E The location and use of all existing and proposed structures within the property,including all dimensions of height and floor area,all
S-1,S-2
exterior entrances,and all anticipated future additions and alterations.
F The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas,
sidewalks, ramps, curbs, paths, landscaping, walls, and fences. Location, type, and screening details for all waste disposal S-1,S-2
containers shall also be shown.
G The location,height,intensity,and bulb type(sodium,incandescent,etc.)of all external lighting fixtures. The direction of illumination
S-1
and methods to eliminate glare onto adjoining properties must also be shown In compliance with§179-6-020.
H The location,height,size,materials,and design of all proposed signs. NA
I The location of all present and proposed utility systems including:
S-1
1. Sewage or septic system;
2. Water supply system;
3. Telephone,cable,and electrical systems; and
4. Storm drainage system including existing and proposed drain lines,culverts,catch basins,headwalls,endwalls, hydrants,
manholes,and drainage swales.
J Plans to prevent the pollution of surface or groundwater,erosion of soil both during and after construction, excessive runoff, and
flooding of other properties, as applicable. A Stormwater Pollution Prevention Plan(SWPPP)for all land development activities
(excluding agricultural activities)on the site that results in land disturbance of 1-acre or more, A SWPPP shall comply with the S-1
requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury Code. It shall be at the
discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be required for a site plan review project
land disturbance of less than 1-acre.
K Existing and proposed topography at two-foot contour intervals,or such other contour interval as the Planning Board shall allow. Ail
elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel is within the 100- S-1,S-2
year floodplain,the area will be shown,and base flood elevations given. Areas shall be Indicated within the proposed site and within
50 feet of the proposed site where soil removal or filling is required,showing the approximate volume in cubic yards.
L A landscape plan showing all existing natural land features that may influence the design of the proposed use such as rock outcrops,
stands of trees,single trees eight or more inches in diameter,forest cover,and water sources,and all proposed changes to these S-1
features including sizes and types of plants. Water sources include ponds,lakes,wetlands and watercourses,aquifers,floodplains,
and drainage retention areas.
M Land Use District boundaries within 500 feet of the site's perimeter shall be drawn and identified on the site plan,as well as any S-1
Overlay Districts that apply to the property.
Town of Queensbury Planning Office.742 Bay Road•Queensbury, NY 12804.518-761-8220 6
Site Plan Review Revised June 2009
N Traffic flow patterns within the site,entrances and exits,and loading and untoading areas,as well as curb cuts on the site and within
100 feet of the site. The Planning Board may,at its discretion,require a detailed traffic study for large developments or for those in
heavy traffic areas,which shall include:
1. The projected number of motor vehicle trips to enter or leave the site,estimated for weekly and annual peak hour traffic NA
levels;
2. The projected traffic flow pattern including vehicular movements at all major intersections likely to be affected by the
proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected intersections. Existing and proposed
weekly and annual peak hour traffic levels and road capacity levels shall also be given.
O For new construction or alterations to any structure,a table containing the following information shall be included:
1. Estimated area of structure to be used for particular purposes such as retail operation,office,•storage,etc.; NA
2. Estimated maximum number of employees;
•
3. Maximum seating capacity,where applicable and
4. Number of parking spaces existing and required for the intended use.
P 1. Floor Plans. attached
2. Elevations at a scale of one-quarter inch equals one foot(1/4"=1 foot)for all exterior facades of the proposed structure(s)and/or
alterations to or expansions of existing facades,showing design features and indicating the type and color of materials to be used.
Q Soil logs,water supply well and percolation test results, and storm runoff calculations,as needed to determine and mitigate project S-2
Impacts.
R Plans for disposal of construction and demolition waste,either on-site or at an approved disposal facility. S-2
S Plans for snow removal,including location(s)of on-site snow storage. - _ 5-1
T An Environmental Assessment Form("EAF"),as required by the SEQRA regulations,with Part 1 completed by the Applicant shall be
submitted as part of the application. if the proposed project requires a special use permit and an EAF has been submitted in NA
conjunction with a special use permit application,a duplicate EAF Is not required for the site plan application..
U If an application is for a parcel or parcels on which more than one use Is proposed,the applicant may submit a single application for
all such uses provided the proposed uses are accurately delineated on a site plan drawn pursuant to the requirements set forth NA
above. The Planning Board may grant the application with respect'to some proposed uses and not others. For purposes of
reviewing an application (and for SEQRA compliance) all proposed uses on a single parcel or on contiguous parcels shall be
considered together.
✓ A brief narrative statement on how the project proposed for review furthers or is consistent with the vision,goals and policies in the
attached
Town's Comprehensive Plan.
•
Town of Queensbury Planning Office.742 Bay Road•Queensbury,NY 12804•518-761-8220 7
I
Site Plan Review Revised June 2009
Pre-Submission Conference Form[979-4-0401
1. Tax Map ID 227.17-1-9.11
2. Zoning Classification WR
3. Code Reference for Review: lig- - OW i 177'-5'0Z3CS`t'c eSLI
4. Ordinance Reference#: PLO ee " droc) t -',taco s e 'te- `' /
Cd.n S C f ic)/1 (Ail i'i SUI`
5. Pre-Submission Meeting Notes;Outstanding Items To Be Addressed Include:
00 S 1.93e_S..
. Deed ' Yes No
General Information complete 1.-,--Yes No
-
Site Development Data Complete ✓'Yes No
Setback Requirements Complete ✓Yes No
Additional Project Information Complete v Yes —
No
*Coverage under DEC SWPPP Program isi.4 Yes No
FAR Worksheet complete Yes No
Standards addressed Yes —
No
Checklist items addressed g ✓Yes No
Environmental Form completed Yes No
Signature Page completed 1/Yes No
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*Applicant must provide office with Notice of Intent(N01);SWPPP Acceptance Form,DEC letter issuing permit number;
Notice of Termination(NOT)
Staff Representative: k.C(J rM001e.,
Applicant/Agent: t k•_ __�'
Date: � -". `'
Town of Queensbury Planning Office-742 Bay Road•Queensbury,NY 12804.518-761-8220 8
i
I , . . ,_.
Site Plan Review Revised June 2009
Signature Page
This page includes the 1.)Authorization to Act as Agent Form: 2.) Engineering Fee Disclosure; 3.)Authorization for Site
Visits; 4.) Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.) Agreement to provide documentation
required.
OWNER'S AGENT FORM:
Complete the following if the OWNER of the property is not the same as the applicant
Owner: 1
Designates:
As agent regarding: Variance Site Plan Subdivision
For Tax Map No.: Section _ Block Lot
Deed Reference: Book Page Date
OWNER SIGNATURE: DATE:
APPLICANT'S AGENT FORM:
Complete the following if the APPLI ANT is u le ttend e eeting or wishes to be represented by another party:
Owner: - c\o
Designates: Dennis MacElroy j
As agent regardi : Variance ✓ Site Plan Subdivision
For Tax M No. 7.17 Sect 1 Block 9.11 Lot
Deed Refe nce: 118 Bo 179 Page 10/20/00 Date
OWNER SIGNATURE: I.
u - DATE:
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic design,
storm drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be charged
directly to the applicant. Fees for engineering review will not exceed$1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached herein, the Owner,
Applicant, and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of reviewing the application submitted.
4.) OTHER PERMIT RESPONSIBILITIES: Other permits may be required for construction or alteration activity subsequent to approval
v. by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application,and minutes transcribed from those tapes constitutes
the official record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand the
instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be commenced
prior to issuance of a valid permit. I certify that the application, plans and supporting materials are a true and complete
statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the facilities proposed,I or my
agents,will obtain a certificate of occupancy as necessary. I also understand that I/we may be required to provide an as-built survey by
a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
I ha a rea and re to a above.
__ . Q k. U;,-(644I -11-R.
•:nature[Appli a t] Print Name[Applicant] Date signed
- tennis MacElroy i—II—
tura[Agent] Print Name[Agent] Date signed
Town of Queensbury Planning Office.742 Bay Road•Queensbury,NY 12804•518-761-8220 11