PB Staff Notes PBR SUB (P) 13-2018 & FWW 6-2018 Clear Brook_8 21 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 28, 2018
SUB (P) Stage 13-2018 CLEAR BROOK, LLC
FWW 6-2018 Big Boom Road / WR – Waterfront Residential / Ward 4
SEQR Unlisted
Material Review: preliminary application, subdivision drawings with wetlands and house locations,
freshwater wetlands permit, narrative
Parcel History: SUB Sketch Plan 4-2018; AV 54-2018
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Requested Action
Planning Board recommendation to the Zoning Board of Appeals for relief requested for setbacks, for lots not
having physical access and residential use within 50 ft. of I-87.
Resolutions
1. PB Recommendation
Project Description
Applicant proposes a 15 lot residential subdivision of a 145.30 acre parcel. Lots 2, 3 & 4 shared driveway, lots
8, 9 & 10 shared driveway and lots 14 & 15 shared driveway. Project is within I-87 overlay zone. Applicant
requests waiver for construction details, landscape plan, clearing plan, grading and erosion and stormwater.
Pursuant to Chapter 183 & Chapter 94 of the Zoning Ordinance, subdivision of land and work within 100 ft. of
a wetland shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks, for
lots not having physical access and residential use within 50 ft. of I-87. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan –Applicant’s concept plan for 15 residential lots was reviewed at sketch
Preliminary Review –
Layout plans –the plans show the site topography, setbacks wetlands, shared driveway and proposed homes on
the site. The project occurs on Big Boom Road and the lots will access the existing road and no new streets are
being proposed.
Construction details – The plans show layout for septic systems on the site. The plans will need to be updated
to also show the water connection
Landscape plans –Subdivision requires plans with 10 lots or more to develop a landscaping plan. The applicant
has requested a waiver from a landscape plan. During the Sketch Plan stage the applicant indicated the plan
was to show areas of vegetation to remain on site. The plans will need to be updated to show areas of
vegetation to remain and notes on the plans that direct future owners on tree removal and plantings.
Clearing plan – The applicant has requested a waiver from the clearing plan. The plans show the home
locations based on the existing site topography and setbacks for wetlands, property lines and northway setback.
The plans will need to be updated to show the clearing plan for the parcels to be developed –notes on the plan
providing directing to future owners about clearing limits.
Grading and erosion plans –The plans show site topography indicating there are steep slopes at the shoreline.
The applicant is requesting a waiver from grading and erosion control.
The Environmental report – The applicant has completed a Long Environmental assessment review for 15 lots.
Stormwater management –The applicant has not provided a stormwater management report and has requested a
waiver.
Fees –per application.
Waivers –The applicant has requested waiver from landscaping, clearing, construction plans, stormwater,
grading and erosion control.
Open Space –There is no proposal for open space.
Streets –The plans show no new streets.
Freshwater Wetlands
The applicant plans show the location of the wetlands on the parcel. They are noted as isolated wetlands and to
be 9.53 acres. The project shows the house locations and a setback line for construction but the project work for
some homes is within a 100 ft of the wetland. This requires a wetlands permit.
Nature of Area Variance
The applicant proposes a 15 lot residential subdivision were relief is requested from the following-
§ 179-4-035 Interstate Highway Overlay District. …no new residential subdivision of land within 500 ft
of the Northway. Currently the Northway rest area boundary line is within 100 ft of the proposed
project.
§ 179-4-050 Frontage –lots 2 and 4 are proposed to share a driveway with lot 3 and lots 8 and 9 are
proposed to share a driveway with lot 9 and 10 they have road frontage but not physical access to Big
Boom Rd. Also lots 14 and 15 to have a shared driveway roadway (Waterline Easement road).
Summary
The Planning Board is to provide a recommendation to the Zoning Board in regards to the relief requested for
residential development within 500 ft of the Northway, lack of physical access for lots 2,4, 8, 14, and 15. The
board should review the request for waivers as part of the recommendation if they would impact the variance
relief requested – stormwater management reporting, clearing plan, landscaping plan, grading and erosion
control plan, and construction plan. The Board may have enough information to provide a PB
Recommendation to the Zoning Board, staff would not suggest the waivers for all the items requested be
granted. The applicant should submit those items for the Planning Board’s preliminary review.
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Meeting History: PB: 1 meeting for Preliminary; PB: Sketch Plan Stage 4/2018
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