Staff Notes PBR SP 52-2017 & FWW 4-2017 Stanhope_7 18 17 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 18, 2017
Site Plan 52-2017 DAVID & MORGAN STANHOPE
Freshwater Wetlands 4-2017 Corner Sweet Rd. & Country Club Rd./Moderate Density Residential/Ward 1
SEQR Type II
Material Review: application, house plans, site drawing, and survey.
Parcel History: 2007-337 BP voided 9/2015; AV 45-2017
Requested Action
Recommendation to the Zoning Board of Appeals for relief sought for setbacks.
Resolutions
PB recommendation
Prosect Description
Applicant proposes a new 3,604 sq. ft. single family home, with lower level, main floor, garage and site work.
The project occurs within 100 ft. of a wetland. Pursuant to Chapter 179-3-040, Chapter 94 of the Zoning
Ordinance, construction within 100 ft. of a wetland shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project is located at the corner of Country Club Rd and Sweet Road.
• Arrangement- The site is currently vacant.
• Site Design- The applicant has proposed a single family home and associated site work for the construction
of the home.
• Building—The home is being placed closest to Sweet Road and the Bike trail. The home is to be located
outside of the wetland.
• Site conditions-The parcel is 4.43 ac and the site plan information has indicated 2.64 ac is wetland and 1.79
ac is dry land.
• Site layout and utility plan—The site plan shows proposed connection to Town sewer and water. The
Wastewater and Water Department has indicated the parcel is not within the sewer district and will need an
out of district extension as well as a utility easement from the County. The board may include specific
language as a condition in the resolution.
• Grading and drainage plan and Sediment and erosion control —The applicant has not provided a stormwater
or erosion control plan for this site. The board may request clarification if there will be eave trenches and
erosion control plans. The board may request if the project site can accommodate a 25 year storm
• Landscape and Site lighting no additional information was provided and anticipate standard residential
plantings and light fixtures.
• Floor plans and Elevations- The applicant has included the floor plan and elevation of the new home
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 application form identified as "Requirements" outlines the items to appear on the
site plan or included as attachments. At the time of application the applicant has either requested waivers,
indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow
items listed under Requirements of the applicant's application: g. site lighting, h. signage, j. stormwater, k.
topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, q. soil logs, r.
construction/demolition disposal s. snow removal. The applicant has indicated these area items are not
applicable—the project is for a residential development.
Freshwater Wetlands Permit
The wetland area is approximately 2.64 acres of the 4.43 ac of the parcel. The applicant has indicated there is a
35 ft buffer area between the site disturbance and the wetland boundary. The applicant has explained there have
been two wetland delineations on this project site where the most recent is the more up to date.
Nature of Variance
The applicant proposes a new 2339 sq ft(footprint)home with associated site work. The new home is to be
located 53 ft from the wetland boundary where a 75 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the request for relief for setbacks.
Meeting_ Histo1y: First meeting