PB Staff Notes SUB (P) 13-2018 & FWW 6-2018 Clear Brook_4 30 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 30, 2019
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, revised
Parcel History: SUB Sketch Plan 4-2018; AV 54-2018
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Requested Action
Planning Board review and approval to have a 12 lot residential subdivision (previous subdivision was 14 lots)
of a 145.30 acre parcel.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes revisions to have a 12 lot residential subdivision (previous subdivision was 14 lots) of a
145.30 acre parcel. Project is within I-87 overlay zone. Project includes associated site work for lot clearing,
installation of septic, connection to municipal water and construction of a single family home. 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 – The project has been amended from 15 lots at sketch to 12 residential lots for preliminary for
58.96 acre and the remaining lot 83.62 ac will be vacant (13 Lots total). 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. Lot size description.
Lot 1 3.00ac, Lot 2 5.63 ac, Lot 3 5.65 ac, Lot 4 5.13 ac, Lot 5 5.34 ac, Lot 6 5.72 ac, Lot 7 2.75 ac, Lot 8 2.68
ac, Lot 9 10.00 ac, Lot 10 5.82 ac, Lot 11 4.66 ac, Lot 12 2.58 ac –residential lots (58.96 ac). Lot 13 83.62 ac
vacant land.
Construction details – The plans show layout for septic systems on the site. The proposed houses will be
connected to municipal water.
Landscape plans –Subdivision requires plans with 10 lots or more to develop a landscaping plan. The applicant
has shown areas on each lot for a planted rain garden. Also the applicant has shown clearing limits for each lot.
Clearing plan – The applicant has provided a clearing plan for the residential lots. The plans show the home
locations based on the existing site topography and setbacks for wetlands, property lines and northway setback.
Grading and erosion plans –The plans show site topography indicating there are steep slopes at the shoreline.
The applicant has shown areas of grading and erosion control materials to be used.
The Environmental report – The applicant has completed a Long Environmental assessment review for 13 lots
total. (Note subdivision has been modified from 15 to 14 and current is 12 lots residential and 1 lot to be
vacant).
Stormwater management –The applicant has provided a stormwater management report. The report has been
provided to the Town Engineer for review and comment.
Fees –per application.
Waivers –no waivers have been requested.
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
each of the 12 homes is within a 100 ft of the wetland. This requires a wetlands permit.
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).
Summary
The applicant has completed a preliminary stage subdivision application and wetland permit for a 12 lot
th
residential subdivision with the remaining 13 lot to be vacant.
Meeting History: PB: PBR 8/21/18, 8/28/18 tabled, 10/16/18 tabled, 12/18/18 tabled; 1/15/19 tabled, 2/19/19
tabled, 3/26/19 tabled; ZBA: 8/22/18;
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