PB Staff Notes SUB (P) 13-2018 & FWW 6-2018 Clear Brook_1 15 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 15, 2019
SUB (P) Stage 13-2018 CLEAR BROOK, LLC
FWW 6-2018 Big Boom Road / WR – Waterfront Residential / Ward 4
SEQR Type I
Material Review: revised subdivision drawings with wetlands and house locations, stormwater
management report.
Parcel History: SUB Sketch Plan 4-2018; AV 54-2018
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Requested Action
Planning Board review and approval for a 14 lot residential subdivision of a 145.30 acre parcel.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes a 14 lot residential subdivision of a 145.30 acre parcel. Project is within I-87 overlay zone.
Revised information for construction details, landscape plan, clearing plan, grading and erosion and stormwater
has been provided. Pursuant to Chapter 183 and 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.
Staff Comments
Sketch Plan –Applicant’s concept plan for 15 residential lots was reviewed at sketch
Preliminary Review –
Layout plans –Revised for 14 residential lots. 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 each house site for a four bedroom home.
The plans also show the waterline connections for Lots 1-13. Lot 14 does not show a water connection at this
time. Refer to the letter from the Superintendent of Water and Director of Wastewater
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. The updated plans show areas of disturbance and areas outside
of the disturbance are vegetation to remain. There should be notes on the plans that direct future owners on tree
removal and plantings.
Clearing plan – The applicant has indicated the disturbance area for each lot. The plans show the home
locations based on the existing site topography and setbacks for wetlands, property lines and northway setback.
There should be 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 has included the topography information for each parcel existing and proposed.
The Environmental report – The applicant has completed a Long Environmental assessment review for 14 lots.
The previous 15 lot proposal was adjusted to 14 lots due to the archeological items found on the site. A revised
SEQR has been requested and or additional information on the archeological find.
Stormwater management –The applicant has provided a stormwater management report that is under review b
the Town Engineer.
Fees –per application.
Waivers –The applicant has not requested any waivers.
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 noting the project work
for some homes are within a 100 ft of the wetland.
Nature of Area Variance
Granted 8/22/18. 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).
(Note revised plans indicate shared driveway is for lots 3 and 4 and lots 9 and 10 located on the boundary line)
Water/Wastewater Department Comments – The Superintendent of Water and Director of Wastewater
provided comments to the board for review that should be discussed during the application review in regards to
the easement language and water supply.
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Application Tentative Process
Submission of an updated SEQR and archeological findings.
SEQR Type moves from an Unlisted to a Type I –the project requires a district extension this is now a
coordinated review with the Town Board.
Applicant to make application to the Town Board for a map plan and report for the extension
The Planning Board seeks Lead Agency
Town Board consents or requests Lead Agency
Planning Board accepts Lead Agency or consents to Town
SEQR Review for Subdivision and Map –Plan –Report
Town Board acts on request for district extension
Planning Board completes preliminary review and decision –applicant may make application for Final
Summary
The board should consider discussion at the board meeting in regards to the Superintendent of Water and
Director of Wastewater letter; additional language to the plans for disturbance, clear treeing and shoreline
activity noting other review may be required; archeological findings; easement language for shared driveways,
and an updated SEQR.
Meeting History: PB: PBR 8/21/18, 8/28/18 tabled, 10/16/18 tabled, 12/18/18 tabled; ZBA: 8/22/18;
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