Site Plan Application and narrative
November 14, 2018
Stephen Traver, Chairman, Queensbury Planning Board,
Harrison Freer, Chairman, Queensbury Zoning Board of Appeals, and
Board Members
742 Bay Road
Queensbury, NY 12804
Re: Gardner-Lewis Residential Development
Old West Mountain Road
JE 18-025
Dear Chairmen Traver and Freer, plus Board Members,
Our clients plan on building a home on a pre-existing residential lot along the west side of Old West
Mountain Road. It is the same property and the same area on the site, albeit with a new applicant, that
was approved by the Planning and Zoning Boards in 2014.
The lot is narrow and is hampered by steep slopes as well as by a stream that splits the
property into two even narrower segments. Constructing the house at the required setbacks would
not only create a steep and potentially unsafe driveway, it would also impact the stream. Our
recommendation in 2014 and again now is to locate the house closer to Old West Mountain
Road and closer to the north property line. The recommended location is not in compliance with
Town zoning requirements, which include a 100’ setback from the front property line and 75’ from
each side line. The proposal, as shown on the attached variance plan, is for the house to be closer to
Old West Mountain Road and to the north property line, and the variances are nearly the
same as approved in 2014 (slightly more setback required, ie: slightly less variance, to Old
West Mtn Road). The recommended location would facilitate a short driveway, at an approximate
grade of 8.5% grade, whereas situating the house in a compliant location would require a much longer
driveway, and at a grade in excess of 20-25%.
The house siting preserves some of the evergreen tree cover along the main road, in an attempt to
provide a buffer and privacy. Wastewater management will be by a NYSDOH and Town of
Queensbury compliant on-site wastewater system, whereas water supply is by connection to the
Queensbury municipal water supply. Stormwater management in compliance with Town residential
standards was has been proposed, and the stream will receive no direct runoff from the proposed
development. The 2014 project was reviewed and approved by the Town Engineer and the technical
design has changed very little. The house has a slightly different shape, and was rotated slightly from
the earlier design, but the site impact is the same. The driveway has not changed, but an additional rain
garden has been added to more efficiently capture runoff. In 2014, an eave trench was proposed to
manage runoff from the house roof, but instead of the original crushed stone trench, we have now
substituted a chamber system in the trench to provide even more retention volume.
Although the project is residential, we herewith request a waiver from the lighting and landscaping plan
________________________________________________________________________
12 East Washington Street 518-792-2907
Glens Falls, NY 12801
Queensbury Planning Board and Zoning Board of Appeals November 14, 2018
Re: Gardner-Lewis Residential Development, Old West Mt. Road
requirements; any exterior lighting will be shielded and downcast, while landscaping will be consistent
with a woodland setting.
We look forward to discussing this project with each board; it was well received in 2014, and we hope
that the current boards will concur. If there are any questions, please call our office at 518-792-2907 or
email me directly at tjarrett@jarrettengineers.com.
Sincerely,
H. Thomas Jarrett, P.E.
Principal
Encl:
Site Plan Review Application
Area Variance Application
11x17 TimberHaven Log Homes drawings (1-4)
11x17 Drawings by JARRETT Engineers, PLLC (1-8) entitled ‘Residential Development Gardner-
Lewis’. Revision A dated 11-14-18 (30)
Ecopy(ies) w/encl: Cameron Gardner-Lewis
Mike Lewis
F:\\DataFile\\2018 Proj\\2018 Resid\\18-025 Gardner-Lewis SP\\Work Docs\\18025 18xxxx SP+AV\\Srce Files\\18025 181113 Cvr Ltr.doc
Area Variance\[ZBA approved: September21 2016\]
Site Development Data
Area / TypeExisting sq. ft. Proposed Total sq. ft.
Addition sq. ft.
A. Building footprint
013921392
B. Detached Garage
000
C. Accessory Structure(s)
000
D. Paved, gravel or other hard surfaced area
-1390147282
ExistingDrivewayRemovedIncludesDrivewayinROW
E. Porches / Decks
0192192
RetainingWalls
F. Other
0144144
G. Total Non-Permeable \[Add A-F\]
-139031951805
H. Parcel Area \[43,560 sq. ft. /acre\]
261,4680261,468
(ExcludesOldWestMountainRoad)
I. Percentage of Impermeable Area of Site \[I=G/H\]
-0.5%1.2%0.7%
Setback Requirements
AreaRequiredExistingProposed
FrontYard\[1\]
100'037.6
Front Yard \[2\]
N/A0N/A
Shoreline
N/A0N/A
Side Yard \[1\]
75'022.7'
Side Yard \[2\]
75'0>75'
Rear Yard \[1\]
100'0>100'
Rear Yard \[2\]
N/A0N/A
TravelCorridor
N/A0N/A
Height \[maximum\]
40'034'
Permeability
75%99.5%99.3%
Numberof parking spaces
N/AN/AN/A
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