Staff notes 7/16/19
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 16, 2019
Subdivision Final Stage 4-2019 CLEAR BROOK, LLC – HUDSON RIVER LANDING
Big Boom Road / WR – Waterfront Residential / Ward 4
SEQR Unlisted
Material Review: subdivision plan, stormwater report
Parcel History:SUB Sketch Plan 4-2018; AV 54-2018, SUB (P) 13-2018, FWW 6-2018
__________________________________________________________________________________________
Requested Action
Planning Board review and approval of a 13 lot residential subdivision.
Resolutions
PB decision
Project Description
Applicant proposes a 13 lot residential subdivision. 12 of the lots are to contain single family residential homes
and the remaining lot is to be vacant. Preliminary stage plans showed the lots to be developed, clearing areas,
wetlands and septic locations. Pursuant to Chapter 183 of the Zoning Ordinance, subdivision of land shall be
subject to Planning Board review and approval.
Staff Comments
Sketch Plan Stage Review –Applicant’s concept plan for 15 residential lots was reviewed at sketch. SUB Sketch
4-2018 –April 2018.
Preliminary Stage Review and SEQR–SUB P 13-2018- April 2019
[[148,1899,414,1956][12][,I,][Times New Roman]]Layout plans [[414,1899,431,1956][12][,,][Times New Roman]] [[431,1899,456,1956][12][,,][Times New Roman]]– [[456,1899,473,1956][12][,,][Times
New Roman]] [[473,1899,1277,1956][12][,,][Times New Roman]]The project has been amended from 15 [[1277,1899,1295,1956][12][,,][Times New Roman]] [[1295,1899,2413,1956][12][,,][Times
New Roman]]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.
[[150,2301,564,2358][12][,I,][Times New Roman]]Construction details [[564,2301,585,2358][12][,,][Times New Roman]] [[585,2301,610,2358][12][,,][Times New Roman]]– [[610,2301,631,2358][12][,,][Times
New Roman]] [[631,2301,2413,2358][12][,,][Times New Roman]]The plans show layout for septic systems on the site. The proposed houses will be
connected to municipal water.
[[148,2416,421,2473][12][,I,][Times New Roman]]Landscape pl [[419,2416,502,2473][12][,I,][Times New Roman]]ans [[501,2416,527,2473][12][,I,][Times New Roman]]– [[527,2416,2412,2473][12][,,][Times
New Roman]]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.
[[150,2531,434,2588][12][,I,][Times New Roman]]Clearing plan [[434,2531,452,2588][12][,,][Times New Roman]] [[452,2531,477,2588][12][,,][Times New Roman]]– [[476,2531,494,2588][12][,,][Times
New Roman]] [[494,2531,1002,2588][12][,,][Times New Roman]]The applicant has provid [[1002,2531,2413,2588][12][,,][Times New Roman]]ed 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.
[[150,2646,699,2703][12][,I,][Times New Roman]]Grading and erosion plans [[699,2646,715,2703][12][,,][Times New Roman]] [[715,2646,740,2703][12][,,][Times New Roman]]– [[740,2646,1700,2703][12][,,][
Times New Roman]]The plans show site topography indicating ther [[1700,2646,2426,2703][12][,,][Times New Roman]]e are steep slopes at the shoreline.
The applicant has shown areas of grading and erosion control materials to be used.
[[150,2761,679,2818][12][,I,][Times New Roman]]The Environmental report [[678,2761,694,2818][12][,,][Times New Roman]] [[694,2761,719,2818][12][,,][Times New Roman]]– [[718,2761,733,2818][12][,,][Ti
mes New Roman]] [[733,2761,2412,2818][12][,,][Times New Roman]]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).
[[150,207,657,264][12][,I,][Times New Roman]]Stormwater management [[656,207,675,264][12][,,][Times New Roman]] [[675,207,700,264][12][,,][Times New Roman]]– [[700,207,2414,264][12][,,][Times
New Roman]]The applicant has provided a stormwater management report. The report has been
provided to the Town Engineer for review and comment.
[[148,322,243,379][12][,I,][Times New Roman]]Fees [[243,322,256,379][12][,,][Times New Roman]] [[256,322,281,379][12][,,][Times New Roman]]– [[281,322,328,379][12][,,][Times New Roman]]pe
[[328,322,605,379][12][,,][Times New Roman]]r application. [[605,322,628,379][12][,,][Times New Roman]]
[[150,380,313,437][12][,I,][Times New Roman]]Waivers [[313,380,326,437][12][,,][Times New Roman]] [[326,380,351,437][12][,,][Times New Roman]]– [[351,380,1012,437][12][,,][Times New
Roman]]no waivers have been requested. [[1012,380,1035,437][12][,,][Times New Roman]]
[[150,437,390,494][12][,I,][Times New Roman]]Open Space [[390,437,403,494][12][,,][Times New Roman]] [[403,437,428,494][12][,,][Times New Roman]]– [[428,437,1154,494][12][,,][Times
New Roman]]There is no proposal for open space. [[1154,437,1177,494][12][,,][Times New Roman]]
[[150,495,285,552][12][,I,][Times New Roman]]Streets [[285,495,298,552][12][,,][Times New Roman]] [[298,495,323,552][12][,,][Times New Roman]]– [[323,495,948,552][12][,,][Times New
Roman]]The plans show no new streets. [[948,495,971,552][12][,,][Times New Roman]]
Freshwater Wetlands –
FWW 6-2018 April 2018
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
AV 54-2018 August 2018
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).
Final Stage Review
[[148,1595,350,1652][12][,I,][Times New Roman]]Final plat [[349,1595,362,1652][12][,,][Times New Roman]] [[362,1595,387,1652][12][,,][Times New Roman]]– [[387,1595,882,1652][12][,,][Times
New Roman]]13 lot subdivision layout [[882,1595,895,1652][12][,,][Times New Roman]] [[895,1595,1672,1652][12][,,][Times New Roman]]where 12 lots are residential and 1 lot i [[1672,1595,2366,1652][1
2][,,][Times New Roman]]s to remain vacant. Plans show lot
clearing, grading for each lot, septic locations, all homes to connect to the waterline.
[[150,1710,562,1767][12][,I,][Times New Roman]]State/County agency [[562,1710,575,1767][12][,,][Times New Roman]] [[575,1710,600,1767][12][,,][Times New Roman]]– [[600,1710,1717,1767][12][,,][Times
New Roman]]Army Corp, NYSDOH, and Planning Board review for [[1717,1710,1767,1767][12][,,][Times New Roman]]13 [[1767,1710,1784,1767][12][,,][Times New Roman]]- [[1784,1710,2104,1767][12][,,][Times
New Roman]]lot subdivision, [[2104,1710,2127,1767][12][,,][Times New Roman]]
[[150,1767,544,1824][12][,I,][Times New Roman]]Other plans reports [[544,1767,557,1824][12][,,][Times New Roman]] [[557,1767,582,1824][12][,,][Times New Roman]]– [[582,1767,975,1824][12][,,][Times
New Roman]]stormwater report a [[975,1767,2413,1824][12][,,][Times New Roman]]nd pollution prevention plan provided to the Town Engineer for review
and comment.
[[148,1882,579,1939][12][,I,][Times New Roman]]Protected open space [[579,1882,592,1939][12][,,][Times New Roman]] [[592,1882,617,1939][12][,,][Times New Roman]]– [[617,1882,991,1939][12][,,][Times
New Roman]]applicant proposes [[991,1882,1004,1939][12][,,][Times New Roman]] [[1004,1882,1324,1939][12][,,][Times New Roman]]no open space. [[1324,1882,1347,1939][12][,,][Times
New Roman]]
[[150,1940,285,1997][12][,I,][Times New Roman]]Streets [[285,1940,298,1997][12][,,][Times New Roman]] [[298,1940,323,1997][12][,,][Times New Roman]]– [[323,1940,336,1997][12][,,][Times
New Roman]] [[336,1940,660,1997][12][,,][Times New Roman]]no new streets. [[660,1940,683,1997][12][,,][Times New Roman]]
Summary
The applicant has completed a final stage subdivision application for a 12 lot residential subdivision with the
th
remaining 13 lot to be vacant.
st
Meeting History: 1 meeting for Final Stage; Prel. PB approval: 4/30/19; ZBA approval: 8/22/18;
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