Site Plan Application and narrative ecoENVIRONMENTAL DESIGN
PARTNERSHIP, LLP. 609 New Yank 946 Clifton Park, FAY 92065
Shaping the physical enwironmenC (PI) 518-371.7621 �F�518,379 9540 edpllp_com
RECEIVED
_
July 17, 2017 JUL 17 A17 S+
YOWN OF QUEEN EURY
PLANNING OFFICE
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Attn: Stephen Traver, Planning Board Chairman
Re: Magical Shore Acres, LLC ( Crasto)- 10 Woods Point Lane
Application Submission
Dear Mr. Traver
Submitted for your distribution and review are 15 sets of the applicable Site Plan Review application
domurnents for the referenced project located off of Lockhart Loop. The subject property consists of a
lawful nonconforming single family residence (shoreline setback) on a 2.58 acre parcel. As you may
remember we were before your Board in April to receive Site Plan Review approval for a proposal
which involved the expansion of the residence, removal of the existing carport for replacement with a
detached garage and the addition of a covered parking area for utility vehicles (golf cart, ATV). This
covered parking area by Town definition becomes a second garage. The Owners have subsequently
made a few revisions and Zoning Administrator Craig Brown felt them worthy of returning to the
Board,
It is now proposed to modify the entry to the residence by reducing the overall area of the entry and
carport' from the approximate 723 sf to what is now 348 total sf and the smaller, golf cartfATV parkfng
structure is enclosed as a true garage. A deck section of 172 sf has also been added to serge as a
'bridge' to the proposed green roof over the previously approved 'courtyard infill' area. Of greater
modification is the proposed addition of an approximate 225 sf upper level living area on the westerly
side of the residence. This is new footprint and living area to the previously approved plan. Refer to
Architectural Sheet PB-3 or PB-8 for a depiction of that space.
In summary, while the overal I buildingldeck footprint area has increased slightly (22 sf t1-) the overall
floor area has decreased by approximately 150 sf.
Site Plan Review will be required as development will occur within 50' of 1511% slopes, AI[ required
ENVIRONMENTAL DESIGN PARTNERSHIP, LLP. goo New York 146 Clifton Park, kir 1 za65
shaping llle physical envrrormient (P)5f8-371-7621 (rj518.371,9540 edpllp.corn
application documents including site plans, architectural plans, SPR application, a copy of the deed
and survey and the application fee have been cGrnplled in the SRR package.
Note that the difference in footprint (impervious) area has increased very slightly (V sf) and the
approved stormwater design wiI I accommodate this slight increase. Also rote that a 'green roof'
design has been proposed for the Courtyard Infill addition by the Architect and thus the burden on the
originally approved stormwater system will only be decreased.
Thank you for your cons ideratfon and review of these applications and we look forward to a
presentation to your Board at the August meeting.
Sincerely,
MAC
Dennis PdlacElroy, PE
attachments
cc; Anil Crasto
Brennan Drake
Site Pian Review Revised Jude 2009
General I nformation
Tax Parcel ID Number: 239.18-1 -21
Zoning ❑istrd: 'NR
Detailed Description of Project [include current& proposed rise]:
in April 2017 the PIanRing Saard granted approval to a site plan proposal for the subject parcel- This site plan modification
requests an add-T'on to the approved footprint by adding an upper level office space to the residence and a mduugoR to the
house entry and'second garage' space- A new footprint area Is created but the pvermli footprint ares is reduced by 150 sf+I--
Location of project;
10 Woods Point Lane off of Lockhart Loop,
Applicant Alamo: Address:
I brag ca':ShC� P
c Acres,LLC- .'I Gres-❑ 19 Leave:Cam fid. Jpper Siddle Fier,Kr 7459
Horne Phone dell:
201 887-4 495
Work Phone Fax
E-Mail-
acrasta msn. om
Agent's Larne: Dennis MacElray Address- 4 Gr Tech Perk, Box 5 GF, NY 12801
Horne Phone Cell. 518 376-4485
Work Phone 781-0317 Fax 761-3317
E-mail dmacelroY p I�•etl II com
Owner's Name carne as applicant Address
Home Phone Gell
Work Phone Fax
E-mail —
Town of Queensberry Planning officer 742 8ay Road - Queensbury, NY 12804 - b18-781-8220
Sits Plan Review Revised JLre 2009
Site De efoQment Data
Area! Type Existing sq. ft. Proposed Total sq. ft.
Addition sq.
ft.
A- Building footprint
5595 (-336-357+348}225) 5546
B- Detached Garage 1296 0 1296
. Accessary Structure(s) 1007 0 1 007
D. Paved, gravel or other hard surfaced area 12951 0 12951
E. Porches I necks 265 172 437
F. other 3590 0 36090
- Total Non-Permeable [Add A-F] 24905 22 24927
H. Parcel Area [43,560 sq. ft. / acre] 112335 112335 112385
I. Percentage of Impermeable Area of Site iI=GJHj 22. 1 % 0.02% 22.18%
Setback requirements
Area Required Existing Proposed
Front [1] 30 143 143
Front [2] 30 85 85
Shoreline 75 30 (61 ) 30 (61 )
Side Yard [1) 25 9.91 9.9
Side Yard [2] 5 142. 1 137
Rear Yard [1] 30 134 134
Rear Yard [2] 0 -
Travel' Corridor
Haight [max] 23 32.33 32.33
Permeability 75 80.7 % 78.3 %
No. of parking spaces 2 5 5
Town of Queensbury Manning Office, 742 Bay Road - Queensbury, NY 12804- 518-761-8220
Site Plan Review Revised Jurne 2009
Additional Promect Information
1. Will the proposal require a Septic Variance from the Town Bi)ard of Health? n4
2. If the parcel has previous approvals, list application number(s). sPm-2111P
3. Does this project require coverage Lindar the NYS DEC Stormwater Pollution Prevention
Program? -
4, Estimated project duration; Start Date June,2017 End Date Jl^22018
6, Estimated total cost of project: spa-coo
6. Total area of land disturbance for project, 12,500
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 VUR 0.22
Commercial Moderate GM 0.3
Commercial Intensive Cl 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 ( ) 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 shad of one hundred twenty (120) square feet or less. Any
additional sheds wilt be included- (S se "F=LOOR AREA RATIO")-
B, Commercial of industrial., the total area in square feet as measured from the exterior of the outside walts of a
buildir«g or structure, and when applicable, the sum total of all floor areas of the principal and accessory
buildings or structures on the project site-
Parol Area 112,365 sq, ft-
Existing Floor Area 9105 sq. ft, see above definition
Prepos2d Additional Flog Area 1.:1� Sri- fit.
Pry oseti Total Floor Area 11a57 S . ft.
Total Allowable Floor Area 24724 Area x Q-2 see above table
Town of Queensbury Planning Office- 742 Bay Road - Queensbury, NY 12804. 518-761-8220 4
Site Plan Review}devised Mune 2009
17-Q-"80 Regwire_rriorr#s for Site Pian ADDrovarr. The Plan ingl Board shall riot �FpprovE� a Site Plan
unless it first defer hies that such site plan meets the folkFiving Steodarcfs, Please prepare responses to each of
the followings topics.
STANDARDS
A- The proposed project furthers or is consistent with the paricies of the Town's Comprehensive Plank k--,
tl
B- The pfOpased project complies wilh all other requlremenls of this Chapler, including the site plan revWw standards es set forth iah
Paragraph F of We seotion, the dimensional, bulk,and density regolafims.of the zoning district in which it is proposed to Oe located
(Article 3 and Table 1},the applicat le requirements of all other Artlelas lhal apply,
C_ The site plan anoouragens pedestrian aclivlty Intema9ly and, if practioaUle, to and from the site with pedestrian paths or sidewalks
conrKwled to adjacant areas. e--,
I]_ The site plan rnust conform to Chapler 136 Sewage and Sewage Disposal, Chapter 147 Stormwater h,anagemenl Local Law, and
other applicable local latus, �
E_ the proposed use 9harl be in harmony with the general purpose or intent of this Chapter, specifically taking into accomt the location,
character and size of 0*proposed use and the descrlplion and purpose of the dietrict in which such use is proposed.the nalure end
intensity of the activifies to be Involved in Or corhtfucted in connection with the proposed use and the nawre and rate of any increase In
the burden on suppoafing pubic services and facllgles*Na will(Clow the approval of the proposed use. 1 't5
F, The establishment,malnlenance and operation of the proposed use will nol creale public hazards from traffic,traffic tong eslian or the
parking of vehicles and+or equipment or be otherwise detrimental to the hearth, safety or general vmlfare of persons resiting ar
working fn the neighborhood or to the general vretfare of /rhe lown, Tmfic access and circulation, road intersections, road and
drivemy widlhs,end trait Controls vAl he adequate_ �
G- Off-street parkkV arid loading facilities vvig ba approprWely located and arrangexd and sufficient to meet traffic antlelpated to be
generated by the new use. The eslablishment of vehicle links balween parking ureas of adjacent properties are provlda4 where
feasible_ This furfhers the Tums goal of reducing curb cuts and reducing cangesilon A tmnly-lool Were connection is required_ If
adjacent properties are either undeveloped OF prevlmsly developed without having made provision for future linkage. Iden a3 future
oonnectlan must be Identified and provided for in the site plan under reAeVw for such future Ii*age when the time a6m- The
Flannirtg Board may require proof that the applicant has made contact with adjacent property owners for purposes of coordinating
linkages wilh adjaomt properties.
H. The prcjeot shall not have an undue atdveree impact upon the natural, scarce, assihefic, ao0ogicat, wildlife, historic, recreational or
open space resources of the town or the Adirondack Park cr upon the adequate provision of supporting faclUdes and seFvioes made
necessary by the project,takirrg into account the commercial,Ytdustrtal,resWentieal,recreational or other benefits that mig ht be derived
from the project In making the delemhinOon hereunder, the Planning Board shaft consider those fdclors pertinent to the project
contalneel In the demloprment considerations Sat forth heroin under§ 179.9.080 of this chapter, and in so dotrtg, the Planning B yard
shall make a net oweralr evaluation of the project rn relatlon to the development objectives and general guideines sel forth In§ 179-9-
060 of this Article_ 04ybs
L The provlslon for and arra Nement of pedestrian traffic aeces's and clewletlon, wakwary sUuolures, control of intersections wilh
vehicular Ira fic and averall peaestrian convenience shall he sale and adequala for pedestrian movement. Pedestrian cnnnealions
betybeen adjacent sites shall be provided to encourage pedestrian use_
J. Stomrvwater drainage facllftlos will prevent an increase of post development drainage flows or,Compared to pre-development dradnaga
flows. Drainage of the site shall recharge ground water to the erdmi practical_ Surface vratars flowing off-sqe shag not degrade any
streams or adversely affect drainage on adjacent proWles or public roods. Faclities shall be in conformance with the drainage
standards of Chapter 147 of the Town Code and the Tmw of Queensbury Subdivielon Regulations where applicable, C:7
K_ The water supply and sewage disposal faallb s will be adequate and will meet all applicable and current requlremants so, forth by
Department of Health reguil4lons and Chopter 136 of the Town Code.
L. The adequacy, type and arrangement of trees, 911rubS and other suitable plantings, landscaping and screeltng shall effectively
provide a Visual. arld/or noise buffer baawmen it* appiloatrts and acljoinfng lairds, including the marantrn relentlan of existing
vegetation and maintefterwe,including replacerrwant of dead or deoaawd plants-
M. FYaa lanes, emergency zones and ffra hydrants will be adequate and meet the needs and requirements of amargerwy service
providers. * A- 4 �--�
N- The design of 9truclums, roadways and Iarrdscaping Jn Oren suaceplible to ponding,flooding and/or erosion will minlmiZg Or avoid
such impacts 10 the maximum extent practicable_
O. The she,plan omkrms to the desfign standards,randscap4V standards and performance standards of this Chapter_
Town of Queensbury Planning Office- 742 Say Road • Queensbury, NY 12804 - 518-769-8223 �r
;site Plan Review Revised .tune 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 materlals
and the site plan shall include sufficient iriformatipn for the Board to make its findings under J 175070 and 179-9-080 below-
In determining the content of the site plan and supporting documentation, the Planning Board may waive certain requlrements if
the Planning Board deems such requirements or information unnecessary for the type of project prmposed. Any such waiver
shall be made in writing, and shalf contain statements of the reasons why the waived information requirements are nut
necessary for an informed review strider the circumstances- The Pie nning Board may grant such waivers on its own initiative or
at the written request of an applicant. Such "uest 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 an ShaGt
}iy A vicinity map dravhn al the Scale that shows the relation5bip of the proposal l0 existing cornmurRy faclitles Wtlicb affect or
serve It, such as roads.shopping weas, schools, etc- The map shall also show alt properties, identify owmars,subell isiocs, -1
atreels, and easem Ns within 500 feet of Ute property- Such a Skelob may be superimposed on a United States Geological
Suivey map of the area.
E The site plan shall be drawn aG a scale of forty feet Gotha Inch(1"=4g feet}on such other Scale&5 Nie Plannirng Board may
dam appropriale, on standard 24"x 98'sheets,VAM aontinuatlon on VW k 11"sheets as necessary for writlen information. ,
The lflforrnakin listed below sharl W shovm on the site pian and continuation sheels.
C fame of the project,bow idaries,date,north arrow.and scale of the plan. -1
D Name and address of the owner of reGpr4,developer,and seal pf tftie engineer,anchllect,ar lanalscape architect- If the
applicant IS root the record mgner,a leder of aulhorizalk)o Sf>Ie]I be required from lite owner —1
E The location and use of al existing and proposed sinictures within Nle property, it cluding all dimenefons of heigI t and floor
area,all exterior enfrances,and aA anticipated inure adddions and aiterallions. f S-1, S-2
F The location of all Presenl and proposed public and private vrey ,off 9fireet perking areas, niveways,outdoor storage areas,
sldefwalks, mrrips, cubs, paths. landscaping,vials, and fences. Localim, type, and screening details for all waste disposal -�
containers sf> l&Iso be shown-
G The Joc*Wri, height, Inlensity, and bulb type (sodium, incandesmnt, etc.) cf all external lighlfrig fixtures. The direction of
IIIuminallon and meRhods to eliminate glare onto adjolning Properties must also be shown in compliance with§179-6-020 —1
H The location,height size,rna erials,and design of all proposed signrs-
1VA
The Iocalion of all present and proposed 09ity systems including=
1, Sewage or septic system; -1'
-
2- Watar supply system,
3. Telephone,cable,and electrical systems; and
4. Slow drainage system hrKIvdfng existing and proposed drain fines, culverts, catch beeins, headwalls.
eridwialL9,hydrants,manholes, and drainage swares,
J Piano to prevent the pollution of surface or grpundwaGer,erosion of Soil both doing and after conslrmlfon, excessive runoff,
and Iloodfng of other propertlea, as applicable- A Vormwater Pollutlan Prevention Plan (SWPPP) for all larnd development S-1 ,
activities (cocludigg agrictiiural activities) on the site Incl resells in land disturbance of 1-ave or more- A SVVPPP Shall S-21
comply vAlh the requirements of the DEC SPOES MS-4 General permit and Chapter 147 of the Tom of Queensbury Code, It so
Shag ore Cit the discretion of the Planning Board as to whether a S4VPPP or an arosion and control plan shall be required for a
site plan review project land dlsttwbance of Less Than 1-'acre.
Existing and proposed topography at two-foot Contour intervals, OF sura other contour interval as ttie Planning Board shall
allow. AN elevaliona shall refat to the nearesl United States Coastal and Geodetle Dertch tela€%- If any portlon of the parcel is -1,
within the 100-year ffoodplafn, the area will be shown, and base flood elevations given. Areas shill be indicated within the _
proposed site and within 50 feet of the proposed 9iie where loll rampval or Ui ling is required,showing the approArnaie volume
in cubic yards,
L ,A landscape plan Shovirg all existing natural land features lhal may Influence the design of the proposed use such is rock
outcrops, stands of IreaS, single frees elghl or more inches in diameter, foresl cover, and water sources, and all proposed -
changes to Itlese features tncludirrg sizes and types of plants. Water sourpes include ponds. lakes, wellamds and
watercourses,ag4ifer9,floodplalns,and drainage retention areas.
Town of Queensbury Planning Office- 742 Bay Raad, Queensbary, NY 12804- 51 e-761-8220
Ite Plan Review Revised June 2009
M Land Use Dlstrirl imunciaries within 590 feet of the spa's perimet*r shall be drawn and identified on the site plan, as wall as
any Overlay Dlstriels itwa apply to the property. IS-1
N Traftie flow patters Wilhin the site,entrances and ex19sr and Ioadlog and unloading areas,as well as curb cuts on the slte and
within 100 feet of the site. Tile Planning Board may,at ifs discreflon.require a detailed Iraff,c study for large devefopmenis er -�
for t1hm in heavy traffic areas,whlch chap indutlw.
1.Tne projected number of motor vehlde lrlps to enter or leave the site, estimated for weekly and annual pe as Ia o;ir
traffic lavela;
2.The projected traffic flow pat em including vehicular movements at all major interseolions likely Ig be affected by the
proposed use of the site:
&The impact of Ihls tallTiC on levels of s rvlce on 9xMing public streets and at affected ohtersediahs- EAsting and
proposed vieekty and annual peak hour traffic:levels and road capaclly I"o shall also b*given.
Q For new consUuoUan or a3tteretions to arty structure,a table oodairft the following information shall be Inducted=
1- Estimated area of stnactum to be used for particular purposes such a5 ratan operation,office,storage,etc.;
2. Estimated marunun number laf employees:
3- Mulmum Se9ding capacdy,where applicable;and
4. Number of paddng SpaCes existing and required for the intended rase,
I- F600r Plans,
2. Elevations at a scale of one-quarter inch equals ane foot(114"= 1 fool}fon all exterior facades cf the proposed strucdxe(s} attache
amllor altereations to or expanslons of axisling facades,showing design features and Indicating the type and Color of rnerterials
to be used-
( Sail lags, water supply wall and percorativn test results, and storm runoff calculalions, as needled to determine and mitigate +
project Imp2e#s, '—1
R Plans far disposal of consiruclion and dernalrtion waste,either on site OF at an approved disposal facility.
Plans for snow removal,incUling localior}6)of onsite snow storage-
T An EnWrorimental Msessment Form CEAF).as n3qulred by the SLORA regulations, with Part 1 completed by the Applicant
Shag be sutamitted as part of the application. If the proposed project requires a Special use permlt and an EAF has been NA
submNled In Conjunction with a special kiss perrrAt application,a duplicate EAF is not required for the Slug plan applicalion,
U If nn application Is for a paras) on parcels on which more than one use Is proposed, the applicant may submit a single
application fon all such uses provided the propose0 uses are accurately delfaeated on s slle plan drawn pumtaant to the NA
requiremenis set form above, The Planning Board may grant Ute application with respect to some proposed uses and nal
others. For purposes of revle+nang an applrcatron (and for SECRA compliance) all proposed uses on a single parcel or on
wnliguou5 parcels shall be considered togelher,
A brief nanative statement on how the project proposed for ro%dew furUterS or is consistent with the vision, goals and policies
in tri*Town's Gumprehenslve flan.
Town of Q€reansbury Planning Office- 742 Bay Road • Oveensbury, NY 12804. 51&-761-6220 7
Area Varlanoa Revised June 2-099
Pm ubirnlssjon Confeirgn--0 dorm rl79-4-M#
1 Tax Map ID 239-18-1 -21
. Zoning Dlasslftcation WR
3, Reason for Review; X1.1.)9 rCGf4cCA III, Oj [� ou C4,1,hwur c�
4. Zoning Section - 124_( () 17 9-3-0t(0 N � Vt t
5. Are-Submission Meeting Notes; t utstanaling ItOn?s To Be Addressed Include-
mad a ye„ No Q
General Information carAplete Yes No
Site Development Data Complete Yes No
Setback Requirements complete "YesNa
Additional project Inforrnauon Complete vr Yes No
FAR addressed yes 'No
Compliance►41th Zoning Ordinance Yes �No
C�hecklrst Items addressed �yes —No
LnvirwMental Form corr+Pleted Yes No
Signsture Rage completed _ Yes No
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Staff Repmsenta#ive: CA
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plicant 1 Agent, VIS -�-�-f
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Town of Queensbury- omng Cfta-742 Ba Road� !-c�
Y rteektsha�Ev, N;' 128 598-73'1-8233
Site, flail Review Revised Juste 2009
Signature Page
This page incfudes the 7-] Authorizat[on to Act ns Agent Form: 2.) Engin eerIng Fee Discfosure; 3.)Authorization for
Site Visits; 4.) Other Permit Responsibilities; 5.j Official Meetfng Disclosure and B.) Agreement to provide
documentation required.
�Vltt�1>t{i'SLIGENTI`�RNl: � -I
Complete the following if the OWNER of the property Is not the sante as the applicant
Ouvrrer.
I Designates.-
As
esignates.As agent regarding: Variance Site Plan Subdivision
For Talc Map No.: �Section �Block �Lot
04aed Reference: __Book _ Page _ Bate
OWNED SIGNATURE DATE;
APPLICANT'S AGENT FORM:
complete the following if the APPLICANT is unable to attend the meeting or v4shes to be represented by another
party,
O vuner h5egini$hQrc ADW,LLC-Anil Cmnta
Designates, ilcnni5MaDUmy
As agentre arding, M Variance r Site Plan_Subdivision
For Tax M p No.: 239.16 Section I Block 21 Lot
D ! fe ca' 6391 Bo-Dk 229 Page 711wie Date
OWNER SIG.NATURE: 1 DATE;
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town cons;ultirag engineer for review of septic
design, storm drafnage, etc, as determ.lned by the Zoning or Planning Mparbnent Fees for engineering review services will be
charged directly to the applicant. Rees for engineering review vnll not exceed S 1,0D0 without notifcation to the applicant
3 AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached hem1n, the
Owner, Applfcant, and hislherfthelr agents) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the
subject properties for the purpose of raviewirtg the app if cation submitted.
4_) OTHER PER M[T RESPORSIBUTIES! Other permb may be required for ConshVction or alteration activity subsequent to
approval by the Zoning Board or Plannlrig Eoard. It is the applicant's responsibility to obtain 8 n additional permiks-
SJ OFFICIAL MEETi G MINUTES DISCLOSURE; It is the practfce of the Community Devafapment department f have a
designated steriograpfter tape record the proceedings of meetings resufting from application, and minutes transcribed from
those tapes constitutes the official reocwd of all proceedings-
6. #CdREEM NT TO FIR DE DOGMENTATION REQUIRED= I, the undersigned, have thoroughly read and understand
the fns!rvctions for submission and agree to the submission requirements, I ackniowledge no cGnstruatlon arAvities shafl be
commanded prior tc issuance of a valid permit, f certify that the applica6un, plans and supporting materia% are a true and
aornplete statementldesc6ption of the existing conditions and the work prup4sed, and that all work will ba performed fn
accordance with the approved plans and in conformance with local zoning regulations_ I aGRnmAedge that prior to occupying
the facilities areposadr I or my agents, will obtain a certificate of occupancy as necessary- i alsin understand that Ifwe may be
required to provide an as-buflt survey by a licensed [and surveyor of all newly constructed facilities prior to issuance of a
certf Atte of Occupancy
I hav re,6 and agree to the above.
AAZT Cratla
4na re i[Applicant]t Print Name [Applicant] Date si ned
Danr4 Macmyy 77-17-17"
store [Agent] Pant fume [Agent] Date signed
Town of Queensbury Planning Office- 742 Bay Road• Queensbury, NY 92804• 518-761-8220 1�