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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 Page 2