Staff notes for 2/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 16, 2021
Subdivision (P) 1-2021 JENNIFER BALL (Harris)
Subdivision (F) 2-2021 Pickle Hill Road / RR-3A – Rural Residential 3 Acres / Ward 1
SEQR Unlisted
Material Review: application, narrative, photos, subdivision plan drawings
Parcel History:(Parcel 1.8) – AV 61-1990, NOA 2-2013, SUB (S) 17-2020, AV 11-2021
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for a two lot subdivision and a boundary line adjustment.
Resolutions
1. Recommendation
Project Description
Applicant proposes a two lot subdivision and a boundary line adjustment. Parcel 266.1-1-9.1 is 16 acres – Lot 1
to be 12 acres and Lot 2 to be 3 acres. Boundary line adjustment with parcel 266.1-1-8 that is 0.64 acre and add
1.00 acre for total of 1.64 acres. Lot 1 has an existing garage of 2,400 sq. ft. on site that is to remain and to be
expanded with 1680 sq. ft. roof sections, total to be 4,080 sq. ft. Also a new single family home is to be
constructed on Lot 1. Lot 2 is to also be developed with a single family home. Pursuant to Chapters 183, 147,
179-3-040 & 179-5-020 of the Zoning Ordinance, subdivision of land, major stormwater and new construction
Variance:
shall be subject to Planning Board review. Relief is sought for more than one garage, setbacks and
oversized garage. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan –Review at December 15, 2020 meeting. No concerns identified.
Preliminary Review –
[[148,2071,410,2128][12][,I,][Times New Roman]]Layout plans [[410,2071,423,2128][12][,,][Times New Roman]] [[423,2071,448,2128][12][,,][Times New Roman]]– [[448,2071,460,2128][12][,,][Times
New Roman]] [[460,2071,2400,2128][12][,,][Times New Roman]]The applicant has indicated the 12 acre parcel has an existing garage and is to have new home. A [[2400,2071,2413,2128][12][,,][Times
New Roman]]
new home is also proposed on Lot 2 of 3.0 acres. The project includes a lot adjustment of 1.00 ac being added
to an adjoin parcel..
[[150,2301,559,2358][12][,I,][Times New Roman]]Construction details [[559,2301,575,2358][12][,,][Times New Roman]] [[575,2301,600,2358][12][,,][Times New Roman]]– [[600,2301,615,2358][12][,,][Times
New Roman]] [[615,2301,1543,2358][12][,,][Times New Roman]]The plans show the location of the new home [[1543,2301,1562,2358][12][,,][Times New Roman]]s [[1562,2301,1875,2358][12][,,][Times
New Roman]], driveway area [[1875,2301,1894,2358][12][,,][Times New Roman]]s [[1894,2301,2341,2358][12][,,][Times New Roman]], septic and well area [[2341,2301,2412,2358][12][,,][Times
New Roman]]for
each lot. Site work is shown for both lots, including grading, stormwater management, septic area.
[[150,2416,176,2473][12][,I,][Times New Roman]]
[[148,2474,500,2531][12][,I,][Times New Roman]]Landscape plans [[499,2474,525,2531][12][,I,][Times New Roman]]– [[525,2474,1505,2531][12][,,][Times New Roman]]The number of lots does
not require landscaping. [[1505,2474,1528,2531][12][,,][Times New Roman]]
[[150,2531,176,2588][12][,I,][Times New Roman]]
[[150,2589,433,2646][12][,I,][Times New Roman]]Clearing plan [[433,2589,450,2646][12][,,][Times New Roman]] [[450,2589,475,2646][12][,,][Times New Roman]]– [[474,2589,568,2646][12][,,][Times
New Roman]]The [[568,2589,1527,2646][12][,,][Times New Roman]]stormwater plans indicate there is a total distur [[1527,2589,1825,2646][12][,,][Times New Roman]]bance of 10 +/ [[1825,2589,1841,2646]
[12][,,][Times New Roman]]- [[1841,2589,1858,2646][12][,,][Times New Roman]] [[1858,2589,2093,2646][12][,,][Times New Roman]]acres total. [[2093,2589,2110,2646][12][,,][Times New Roman]]
[[2110,2589,2413,2646][12][,,][Times New Roman]]Where lot one
would include impervious coverage of 34,040 sq ft and lot two is to have 6,430 sq ft. The plans show the areas
of disturbance for each lot.
[[150,2761,176,2818][12][,I,][Times New Roman]]
[[150,2819,690,2876][12][,I,][Times New Roman]]Grading and erosion plans [[690,2819,703,2876][12][,,][Times New Roman]] [[703,2819,728,2876][12][,,][Times New Roman]]– [[728,2819,935,2876][12][,,][T
imes New Roman]]The plans [[935,2819,1041,2876][12][,,][Times New Roman]]show [[1041,2819,1054,2876][12][,,][Times New Roman]] [[1054,2819,1817,2876][12][,,][Times New Roman]]grading
and erosion control measures [[1817,2819,2165,2876][12][,,][Times New Roman]]for each new lot. [[2165,2819,2177,2876][12][,,][Times New Roman]] [[2177,2819,2200,2876][12][,,][Times
New Roman]]
[[150,2934,705,2991][12][,I,][Times New Roman]]The Environmental report [[704,2934,733,2991][12][,,][Times New Roman]] [[733,2934,758,2991][12][,,][Times New Roman]]– [[757,2934,785,2991][12][,,][Ti
mes New Roman]] [[785,2934,2412,2991][12][,,][Times New Roman]]the applicant has completed a Long Environmental assessment review for
development of two lots, alterations to the existing garage, and the lot adjustment with the adjoining parcel.
[[150,3049,176,3106][12][,I,][Times New Roman]]
[[150,150,653,207][12][,I,][Times New Roman]]Stormwater management [[652,150,667,207][12][,,][Times New Roman]] [[667,150,692,207][12][,,][Times New Roman]]– [[692,150,1063,207][12][,,][Times
New Roman]]The applicant has [[1063,150,2055,207][12][,,][Times New Roman]]provided a Stormwater Pollution Prevention Plan [[2055,150,2068,207][12][,,][Times New Roman]]. [[2068,150,2083,207][12][,
,][Times New Roman]] [[2083,150,2414,207][12][,,][Times New Roman]]The submission
has been forwarded to the Town Engineer for review and comment.
[[150,265,176,322][12][,I,][Times New Roman]]
[[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]]– [[281,322,605,379][12][,,][Times New Roman]]per
application. [[605,322,628,379][12][,,][Times New Roman]]
[[150,380,176,437][12][,I,][Times New Roman]]
[[150,437,313,494][12][,I,][Times New Roman]]Waivers [[313,437,326,494][12][,,][Times New Roman]] [[326,437,351,494][12][,,][Times New Roman]]– [[351,437,382,494][12][,,][Times New
Roman]]T [[382,437,625,494][12][,,][Times New Roman]]he applicant [[625,437,638,494][12][,,][Times New Roman]] [[638,437,1249,494][12][,,][Times New Roman]]has not requested any waivers.
[[1249,437,1262,494][12][,,][Times New Roman]] [[1262,437,1285,494][12][,,][Times New Roman]]
[[150,495,176,552][12][,I,][Times New Roman]]
[[150,552,390,609][12][,I,][Times New Roman]]Open Space [[390,552,403,609][12][,,][Times New Roman]] [[403,552,428,609][12][,,][Times New Roman]]– [[428,552,1102,609][12][,,][Times
New Roman]]there is no proposal for open spac [[1102,552,1174,609][12][,,][Times New Roman]]e . [[1174,552,1197,609][12][,,][Times New Roman]]
[[150,610,176,667][12][,I,][Times New Roman]]
[[150,667,285,724][12][,I,][Times New Roman]]Streets [[285,667,298,724][12][,,][Times New Roman]] [[298,667,323,724][12][,,][Times New Roman]]– [[323,667,1691,724][12][,,][Times New
Roman]]the plans show no street but a new curb cut will need to be obtained. [[1691,667,1714,724][12][,,][Times New Roman]]
Final Stage Review – Final Plat-subdivision for 2 lots.
[[225,844,639,901][12][,I,][Times New Roman]]State/County agency [[639,844,654,901][12][,,][Times New Roman]] [[654,844,679,901][12][,,][Times New Roman]]– [[679,844,1240,901][12][,,][Times
New Roman]]Planning and Zoning Board [[1240,844,1749,901][12][,,][Times New Roman]], and NYSDEC/SPEDES [[1749,844,1764,901][12][,,][Times New Roman]] [[1764,844,2236,901][12][,,][Times
New Roman]]are the agency involces [[2236,844,2252,901][12][,,][Times New Roman]] [[2252,844,2412,901][12][,,][Times New Roman]]for two
lot proposed subdivision.
[[225,963,618,1020][12][,I,][Times New Roman]]Other plans reports [[618,963,631,1020][12][,,][Times New Roman]] [[631,963,656,1020][12][,,][Times New Roman]]– [[656,963,1149,1020][12][,,][Times
New Roman]]Stormwater manamgent [[1149,963,1174,1020][12][,,][Times New Roman]]– [[1174,963,1883,1020][12][,,][Times New Roman]]SWPPP, Major Stormwater Permit. [[1883,963,1906,1020][12][,,][Times
New Roman]]
[[223,1024,654,1081][12][,I,][Times New Roman]]Protected open space [[654,1024,667,1081][12][,,][Times New Roman]] [[667,1024,693,1081][12][,,][Times New Roman]]– [[693,1024,1011,1081][12][,,][Times
New Roman]]none proposed. [[1011,1024,1034,1081][12][,,][Times New Roman]]
Nature of Area Variance
Relief would be requested for Lot 1 to have two garages and have one garage to be in excess of 2,200 sq ft.
Setback relief for the garage addition is to be 67 ft from the west side where 75 ft and 39 ft to the front setback
where 100 ft is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief for Lot 1 for a second
garage and size of garage. Relief is also requested for alterations to the garage with the additions of the carport
roofing sections for setback relief.
st
Meeting History: 1 Meeting
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