staff notes ems- Town of Queensbury Planning Board
�, Community Development Department Staff Notes
February 23, 2016
Site Plan PZ 56-2016 JEAN HOFFMAN/ 159 Cleverdale Road/Waterfront Residential-WR
SEQR Type II
Material Review: Application, Drawings S-IProposed Site Layout,
S-2 Existing Conditions and Removals, WW-1 Wastewater, D-1 Details
Parcel History: SP15-01 624 sq ft res addtn, SP50-01 Mod boathouse/sundeck 867 sq ft/704 sq ft.
SUB15-03 2-lot 3.821 and 3.428,AV90-04 boathouse/sundeck,
AV46-05 boathouse/sundeck(denied),
NOA-10-07 Boathouse/sundeck tabled pending litigation
Requested Action
Planning Board review and approval to remove 2,010 sq. ft. single family to construct a new 3,815 sq. ft.
(footprint) home to be 12,420 sq. ft. floor area. Project to include new septic system, stormwater management
and site work.
Resolutions
1. PB decision.
Project Description
Applicant proposes to remove 2,010 sq. ft. single family to construct a new 3,815 sq. ft. (footprint) home to be
12,420 sq. ft. floor area. Project to include new septic system, stormwater management and site work. Project
occurs within 50 ft. of 15% slopes. Pursuant to Chapter 179-5-020 of the Zoning Ordinance, work within 50 ft.
of 15% slopes shall be subject to Planning Board review and approval.
Staff Comments
Site plan overall- The applicant proposes to demolish an existing home,remove an existing walkway and a
portion of the driveway to construct a new home with an attached garage in a compliant location. The project
includes retaining an existing patio area near the shore, existing guest house, a playhouse, and two sheds. There
are trees to be removed in area of the new home. ,
Site layout and utility plan- The existing home is a one and 1/2 story and located 30 ft from the shoreline where
the new home is to be two—story with a basement and located 52.5 ft from the shoreline. The installation of a
new septic system for five bedrooms and removal of the existing septic system are also part of the project.
Grading and drainage plan- The applicant has included shallow grass swales and rain gardens for stormwater
management of the new home.
Sediment and erosion control—The plans show location of silt fence along the area near the shoreline.
Landscape plan-The plans include new planting areas at the shoreline side of the home and the other areas near
the home.
Elevations- The applicant has provided elevations where the height is proposed to be 27.96 ft.
Floor plans—the floor plans show a master bedroom, kitchen area, living room area and porches on the first
floor. Then the second floor is to contain 4 bedrooms.
The applicant has requested waivers from the following items that are not related to the residential project: h.
signage, n traffic, o. commercial alterations or construction details, r. disposal.
Summary
The applicant has completed a site plan application for the demolition and construction of a single family home
in the waterfront residential zone where construction within 50 ft of 15% slopes requires review.
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Grant/Deny Site Plan Approval
Site Plan PZ 56-2016 Jean Hoffman
Tax Map ID: 227.17-1-9.11 /Property Address: 159 Cleverdale Road/Zoning: WR
The applicant has submitted an application to the Planning Board for Site Plan approval pursuant to Article 9
of the Town zoning Ordinance for: Applicant proposes to remove 2,010 sq. ft. single family to construct a
new 3,815 sq. ft. (footprint) home to be 12,420 sq. ft. floor area. Project to include new septic system,
stormwater management and site work. Project occurs within 50 ft. of 15% slopes. Pursuant to Chapter 179-
5-020 of the Zoning Ordinance, work within 50 ft. of 15% slopes shall be subject to Planning Board review
and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code-Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board opened a public hearing on the Site plan application on 2/23/2016 and continued the
public hearing to 2/23/2016 when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including 2/23/2016;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN PZ 56-2016 JEAN HOFFMAN;
Introduced by who moved for its adoption, seconded by
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2. Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no-cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff;
b) If applicable,the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval, permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign-off required prior to signature of
Zoning Administrator of the approved plans;
Phone: 518.761.8220 Fax: 518.745.4437 742 Bay Road. Queensbury. NY 12804 www.queensbury.net
e) If required, the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT (Notice of Termination) upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
f) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
g) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
h) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
i) As-built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
j) This resolution is to be placed in its entirety on the final plans
Duly adopted this 23`d day of February, 2016, by the following vote:
AYES:
NOES:
Phone: 518.761.8220 Fax: 518.745.4437 742 Bay Road. Queensbury, NY 12804 www.queensbury.net