Site Plan Application and narrative 169 Haviland Road
Queensbury, NY 12804
Hutchins Engineering PLLC Phone: (51 )74 03087
February 16, 2021
Town of Queensbury
Planning Board
742 Bay Road
Queensbury NY 12804
Re: Hudson River Landing, Lot#14
Big Boom Road, Tax Map ID: 316.14-1-6
Dear Planning Board Members:
This office has represented Clear Brook LLC in preparation of the two Phases of Hudson River
Landing Subdivision (Subdivision 4-2019 and Subdivision 12-2020). As you may recall a
condition was placed on Subdivision 12-2020 that lot #14 not be developed without further
review of the Planning Board. Attached please find 15 sets of conceptual site plan, details and
SWPPP amendment describing construction of one single-family dwelling on the 78.6-acre
Waterfront Residential parcel.
Recently the Town and the Owner developed a revised waterline easement agreement
describing rights and responsibilities of each party in order to allow the owners to utilize the
property and the Town to maintain its 12" DIP water line. A copy of the easement agreement is
attached.
At this time the 78.6 acre lot has not been purchased, so we request a waiver from submitting
actual building plans. For the purposes of the conceptual design, we are using a 5,000 SF
footprint, two-story residence. We respectfully request to be placed on the next available
Planning Board agenda.
Please contact me if you have any questions or if you require additional information.
Best Regards,
G. Thomas Hutchins, P.E.
Enclosures
Cc: Mr. David Lipinski
Mr. Dennis Phillips, Esq.
G.Thomas Hutchins,P.E. thutchins@hutchinsengineering.com
General Information
Tax Parcel ID Number: part of 316.14-1-6
Zoning District: Waterfront Residential(WR)
Lot size: 78.6 acres
Detailed Description of Project [includes current&proposed use]:
Show potential building location on lot 14 Hudson River Landing Subdivision(lot was not previously
approved)
Location of project:
Big Boom Road-last lot remaining of Hudson River Landing Subdivision project(adjacent to
land owned by Oueensbury Rec.Dent.l
Applicant Name: Clear Brook,LLC Address: 7 Daniels Avenue
Adams,MA 01220
Home Phone Cell: 518-424-2165
Work Phone Fax
E-Mail:
davidland23@gmail.com
Agent's Name: Address: 169 Haviland Road
Hutchins Engineering PLLC
Queensbury, NY 12804
Home Phone Cell:
Work Phone Fax
518-745-0307 518-745-0308
E-mail
Owner's Name Address
same as applicant
Home Phone Cell
Work Phone Fax
E-mail
2
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
-4941
Site Development Data
Area/Type Existing sq. ft. Proposed Total sq. ft.
Addition sq.ft.
A. Building footprint
0 5,000 5,000
B. Detached Garage
C. Accessory Structure(s)
D. Paved,gravel or other hard surfaced area
driveway 0 6,190 6,190
E. Porches/Decks
F. Other
crushed stone access drive 33,400 0 33,400
G. Total Non-Permeable [Add A-F]
33,400 11,190 44,590
H. Parcel Area [43,560 sq. ft./acre]
3,423,816 - 3,423,816
I. Percentage of Impermeable Area of Site [I=G/H]
1% 0.3% 1.3%
Setback Requirements
Area Required Existing Proposed
Front[1]
Big Boom Rd 30' 0 1,029'
Front[2]
Shoreline
50' 0 510'
Side Yard[1]
North 25' 0 650'
Side Yard[2] 25' 0
Rear Yard [1]
Rear Yard [2]
Travel Corridor
Height[max]
28' 0
Permeability
75% 99% 98.7%
No. of parking spaces
3
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? No
2. If the parcel has previous approvals, list application number(s)Subdivision Final Stage 4-2019,Subdiv.12-2020
A/V 54-2018 for shared drive
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System
(SPDES) Permit Program? Yes-SPDES transfer in process;currently covered under NYR11F545(Clear Brook,LLC)
4. Estimated project duration: Start Date unknown End Date unknown
5. Estimated total cost of project:
6. Total area of land disturbance for project: less than one acre
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total
building floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol Floor Area Ratio [FAR]
Waterfront Residential WR 0.22
Commercial Moderate/Intensive CM/CI 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property,
including all floors of the structures, garages, basements and attics with more than five (5) feet of ceiling
height and covered porches. Building square footage does not include: Open deck, docks and that portion of
covered docks extending over water and one storage shed of one hundred twenty (120) square feet or less.
Any additional sheds will be included. (See "FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a
building or structure, and when applicable, the sum total of all floor areas of the principal and accessory
buildings or structures on the project site.
A. Parcel Area 3,423,816 sq. ft.
B. Existing Floor Area 0 sq. ft. [see above definition]
C. Proposed Additional Floor Area 10,000 sq. ft.
D. Proposed Total Floor Area 10,000 sq. ft.
E. Total Allowable Floor Area 753,240 (Area x 0.22 ) [see above table]
*If D is larger than E. a variance or revisions to your plan may be needed. Consult with Staff.
4
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
§ 179-9-080 Requirements for Site Plan Approval.
The Planning Board shall not approve a Site Plan unless it first determines that such site plan meets the
following Standards. Please prepare responses to each of the following topics:
STANDARDS
A. The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan.
B. The proposed project complies with all other requirements of this Chapter,including the site plan review standards as set forth in Paragraph
F of this section,the dimensional,bulk and density regulations of the zoning district in which it is proposed to be located(Article 3 and
Table 1),the applicable requirements of all other Articles that apply.
C. The site plan encourages pedestrian activity internally and,if practicable,to and from the site with pedestrian paths or sidewalks connected
to adjacent areas.
D. The site plan must conform to Chapter 136 Sewage and Sewage Disposal,Chapter 147 Stormwater Management Local Law,and other
applicable local laws.
E. The proposed use shall be in harmony with the general purpose or intent of this Chapter,specifically taking into account the location,
character and size of the proposed use and the description and purpose of the district in which such use is proposed,the nature and intensity
of the activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase in the burden on
supporting public services and facilities which will follow the approval of the proposed use.
F. The establishment,maintenance and operation of the proposed use will not create public hazards from traffic,traffic congestion or the
parking of vehicles and/or equipment or be otherwise detrimental to the health,safety or general welfare of persons residing or working in
the neighborhood or to the general welfare of the town. Traffic access and circulation,road intersections,road and driveway widths and
traffic controls will be adequate.
G. Off-street parking and 19oading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated
by the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers
the Town's goal of reducing curb cuts and reducing congestion. A twenty-foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage,then a future connection must be identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordinating linkages with adjacent properties.
H. The project shall not have an undue adverse impact upon the natural,scenic,aesthetic,ecological,wildlife,historic,recreational or open
space resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by
the project,taking into account the commercial,industrial,residential,recreational or other benefits that might be derived from the project.
In making the determination hereunder,the Planning Board shall consider those factors pertinent to the project contained in the
development considerations set forth herein under§ 179-9-080 of this Chapter,and in so doing,the Planning Board shall make a net overall
evaluation of the project in relation to the development objectives and general guidelines set forth in§ 179-9-080 of this Article.
l The provision for and arrangement of pedestrian traffic access and circulation,walkway structures,control of intersections with vehicular
traffic and overall pedestrian convenience shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent
sites shall be provided to encourage pedestrian use.
J. Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre-development drainage flows.
Drainage of the site shall recharge ground water to the extent practical. Surface waters flowing off-site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in conformance with the drainage standards of Chapter
147 of the Town Code and the Town of Queensbury Subdivision Regulations where applicable.
K. The water supply and sewage disposal facilities will be adequate and will meet all applicable and current requirements set forth by
Department of Health regulations and Chapter 136 of the Town Code.
L. The adequacy,type and arrangement of trees,shrubs and other suitable plantings,landscaping and screening shall effectively provide a
visual and/or noise buffer between the applicants and adjoining lands,including the maximum retention of existing vegetation and
maintenance,including replacement of dead or deceased plants.
M. Fire lanes,emergency zones and fire hydrants will be adequate and meet the needs and requirements of emergency service providers.
N. The design of structures,roadways and landscaping in areas susceptible to ponding,flooding and/or erosion will minimize or avoid such
impacts to the maximum extent practicable.
O. The site plan conforms to the design standards,landscaping standards and performance standards of this chapter.
5
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
Applicant: Clear Brook, LLC
Location: Big Boom Road (lot 14 of Hudson River Landing Subdivision)
Tax Map ID: 316.14-1-6
§179-9-080 Responses to Standards Questions A-0
A. The proposed project complies with the Town's Comprehensive Plan.
B. The proposed project as presented is believed to be in compliance with applicable code
parameters.
C. This project as proposed does not require a design for pedestrian activity.
D. The proposed project has been designed to be in compliance with Chapters 136 and 147
as applicable.
E. The proposed project has been designed to be in harmony with the general purpose or
intent of this Chapter.
F. The proposed project has been designed to be in compliance with principles of good site
access,traffic flow,and safety and general welfare of the neighborhood.
G. The proposed project does not require provisions for off-street parking at this time.
H. The proposed project has been designed to not impact natural,scenic,aesthetic,
ecological,wildlife,historic,recreational or open space resources of the Town.
I. This project as proposed does not require provisions for vehicular access at this time.
J. The proposed project has been designed to be in compliance with Chapter 147 as
applicable.
K. A new wastewater system has been designed in compliance with NYS Department of
Health standards as well as the requirements of Chapter 136 of the Town Code.
L. Although some vegetation will be disturbed as part of regrading the site,efforts will be
made to maintain existing vegetation to the greatest extent feasible.
M. The project has been designed in effort to meet the needs of emergency service
providers adequately.
N. The site grading and drainage provisions have been developed with the intent of
avoiding flooding and ponding,and provisions for control of erosion have been
incorporated.
0. The site has been designed with the intent of conforming to the design standards,
landscaping standards,and performance standards of this Chapter.
§ 179-9-050 Checklist-Application for Site Plan Review.
Application materials and site plan shall include sufficient information for the Board to review and provide a
decision. The applicant is to provide a site plan drawing and all attachments that address items A-V. The
applicant may request a waiver from A-V and is to provide reasons for waiver(s) requested. Please label
information to be submitted.
REQUIREMENTS
Sheet#
A. A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect
or serve it,such as roads,shopping areas,schools,etc. The map shall also show all properties,identify owners,
subdivisions,streets and easements within 500 feet of the property. Such a sketch may be superimposed on a United States Survey
Geological Survey map of the area.
B. The site plan shall be drawn at a scale of forty feet to the inch(1"=40 feet)or such other scale as the Planning Board may
deem appropriate,on standard 24"x 36"sheets,with continuation on 8 U2"x 11"sheets as necessary for written S1
information. The information listed below shall be shown on the site plan and continuation sheets.
C. Name of the project,boundaries,date,north arrow,and scale of the plan.
All
D. Name and address of the owner of record,developer,and seal of the engineer,architect or landscape architect. If the
applicant is not the record owner,a letter of authorization shall be required from the owner. Sl
E. The location and use of all existing and proposed structures within the property,including all dimensions of height and
floor area,all exterior entrances,and all anticipated future additions and alterations. Sl
F. The location of all present and proposed public and private ways,off-street parking areas,driveways,outdoor storage areas,
sidewalks,ramps,curbs,paths,landscaping,walls and fences. Location,type and screening details for all waste disposal S1
containers shall also be shown.
G. The location,height,intensity and bulb type(sodium,incandescent,etc.)of all external lighting fixtures. The direction of
illumination and methods to eliminate glare onto adjoining properties must also be shown in compliance with§ 179-6-020. Sl
H. The location,height,size,materials and design of all proposed signs.
Resid.
j. The location of all present and proposed utility systems including:
1. Sewage or septic system;
2. Water supply system;
3. Telephone,cable and electrical systems;and Si
4. Storm drainage system including existing and proposed drain lines,culverts,catch basins,headwalls,endwalls,
hydrants,manholes and drainage swales.
J Plans to prevent the pollution of surface or groundwater,erosion of soil both during and after construction,excessive runoff
and flooding of other properties,as applicable. A Stormwater Pollution Prevention Plan(SWPPP)for all land development
activities(excluding agricultural activities)on the site that results in land disturbance of one acre or more. A SWPPP shall
comply with the requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury SWPPP
Code. It shall be at the discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be
required for a site plan review project land disturbance of less than one acre.
K. Existing and proposed topography at two-foot contour intervals,or such other contour interval as the Planning Board shall
allow. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel
is within the 100-year floodplain,the area will be shown and base flood elevations given. Areas shall be indicated within
the proposed site and within 50 feet of the proposed site where soil removal or filling is required,showing the approximate Sl
volume in cubic yards.
L. A landscape plan showing all existing natural land features than may influence the design of the proposed use such as rock
outcrops,stands of trees,single trees eight or more inches in diameter,forest cover and water sources and all proposed
changes to these features,including sizes and types of plants. Water sources include ponds,lakes,wetlands and Sl
watercourses,aquifers,floodplains and drainage retention areas.
M. Land Use District boundaries within 500 feet of the site's perimeter shall be drawn and identified on the site plan,as well
as any Overlay Districts that apply to the property. 51
6
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
REQUIREMENTS (CONTINUED) Sheet#
N. Traffic flow patterns within the site,entrances and exits,loading and unloading areas,as well as curb cuts on the site and
within 100 feet of the site. The Planning Board may,at its discretion,require a detailed traffic study for large developments or
for those in heavy traffic areas,which shall include:
1. The projected number of motor vehicle trips to enter or leave the site,estimated for weekly and
annual peak hour traffic levels;
S1
2. The projected traffic flow pattern including vehicular movements at all major intersections likely
to be affected by the proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected
intersections. Existing and proposed weekly and annual peak hour traffic levels and road capacity
levels shall also be given.
O. For new construction or alterations to any structure,a table containing the following information shall be included:
1. Estimated area of structure to be used for particular purposes such as retain operation,office,
Storage,etc.;
2. Estimated maximum number of employees; Resid.
3. Maximum seating capacity,where applicable;and
4. Number of parking spaces existing and required for the intended use.
P. 1. Floor Plans.
2. Elevations at a scale of one-quarter inch equals one foot(1/4"= 1 foot)for all exterior facades of the proposed structure(s) N/A
and/or alterations to or expansions of existing facades,showing design features and indicating the type and color of materials
to be used.
Q. Soil logs,water supply well and percolation test results,and storm water runoff calculations as needed to determine and
mitigate project impacts. Si
R. Plans for disposal of construction and demolition waste,either on-site or at an approved disposal facility.
S. Plans for snow removal,including location(s)of on-site snow storage.
T. An Environmental Assessment Form("EAF")as required by the SEQRA regulations,with Part 1 completed by the Applicant
shall be submitted as part of the application. If the proposed project requires a special use permit and an EAF has been
submitted in conjunction with a special use permit application,a duplicate EAF is not required for the site plan application. SEQR II
iJ If an application is for a parcel or parcels on which more than one use is proposed,the applicant may submit a single
application for all such uses,provided the proposed uses are accurately delineated on a site plan drawn pursuant to the
requirements set forth above. The Planning Board may grant the application with respect to some proposed uses and not
others. For purposes of reviewing an application(and for SEQRA compliance)all proposed uses on a single parcel or on N/A
contiguous parcels shall be considered together.
V. A brief narrative statement on how the project proposed for review furthers or is consistent with the vision,goals and policies
in the Town's Comprehensive Plan. Cover Letter
7
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
�f^
Town of Queensbury Site Plan Pre-Submission Conference Form / Section 179-9-040
1. Applicant Name: Clar Brook LLC
2. Tax Map ID 316.14-I-6 part of Location: Big Boom Road Lot ii14
3. Zoning Classification WR
4. Reason for Review: Per Subdivision 12-2020 lot 14 would require additional review when developed
5. Zoning Section#: 179-3-040
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed
General Information complete x
Site Development Data Complete x recalculate
Setback Requirements Complete x• recheck permeability
Additional Project Information Complete a' SUB12-2020,time frame?
FAR addressed x
Requirements for Site Plan-Standards x
Checklist items addressed x'J `Stormwatcr Amendment?
Environmental Form completed NA
Signature Page completed
Applicant proposes construction of a new home with associated driveway, well, septic and clearing for the
lot development. The project is subject to site plan review per the condition of Subdivision -SUB 12-2020
any future development of lot 14 requires review. The project includes working with the Town
Board/Water Department for the access utilizing the existing causeway. Disturbance is less than acre
however part of the original subdivision as previous parcel included stormwater management.
Reviewed application, site drawing, survey,deed.
Items to update or provide.
1) Page 3 review calculation with hard surfacing and permeability
2) Page 4 include SUBF 12-2020 two lot subdivision, time frame of development
3) Page 6 letter J- stormwater management for the project site
4)Page 6 and 7 -waivers - note any waivers ie floor plans/elevations etc.
4)Narrative include information on revised waterline easment agreement
Staff Representative: L Moore via erna 111/2021
Applicant/Agent: Date: L -(a\ 8
Signature Page
This page includes the I.)Auihorintion to Act as Agent Form: 2.) Engineering Fee Disclosure; J.)Authorization for Site Visits, 4.)
Other Penrnit Responsibilities;5.)Official Meeting Disclosure and 6.)Agreement to provide documentation required.
OWNP:R'S AGENTFORM:r---
Complete the following if the OWNER of the property is riot the same as the applicant
Owner .
Designates.
As agent regarding Variance Site Plan Subdivision
For Tax Map No.: Section Block lot
_,.
Deed Reference: Hook Page Dale
_ _...
OWNER SIGNATURE: DATE.
. ... —
APPLICANT'S AGENT FORM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party:
Owner: Clear Brook.LLC
Designates: Hutchins EneneerIttg PLLC
,
As agent regard', .: Var. et / Sit•i'Ian Subdivision
-.—,.
For T. .,..„4,1 316.if... in I B . k 6 Lot
410 ,
Deed 7 . ..-., . 165 1-. 12/27/18 Date
i.-
OWNER SIGN ATM.:4W.ild 411..10/1 1 it: 2/12/2021
i r
2,1 ENGINEERING PEI DIVILOSURIP,: Applications may he referred to the Town consulting engineer fir review of septic&ear, worm
drainage,etc.as determined by the Zoning or Plarming Di:partment. Fees for engineering review services will be charged directly toghe applicant
Fora for engineering review will not exceed$ 1.,000 without notification in the applicant.
3.1_ALITHOXILATION FOR SITE VLSIMS: Ely signing dos page and=banning the appbcation ilia:reale attached herein,the Owner.Applicani,
and hisibeetheir ageme(s)hereby authorize the Zoning Roiled or Planning Board and Town Staff to enter the subjeet properties for the purpose of
rriicwirig the application submitted.
4.1 OTHER PERMIT ReSPON IRJLITIES; Other outruns may he required for construction or alteration activity subsequetn to approval by the
Zoning Board or Planning Board_ ft is the applicant's responsibility to obtain any additional pernirtil.
5.1 OFFICIAL_MEETING MINUTES DISCUYSIIRE: It IA the practice of the Ckirnmunity Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application, and minutes transcribed from those tapes cetistinietts the official
record of all proceedings,
6.) AGREEMENT TO PROVIDE DOCUM ENTATIOP REOUIRED- I,the undersigned,hive thcroughty read and understand the instructions
for subtedasion and agree to the sibroisaion requirements.1 acknowledge no contraction activities shall be commenced panic to usioance of a valid
permit I.a-rfat),that the apphcateno.plans and supperrong materials are a true and complete suitemendidesaiption of the existing conditions and the
work proposed, and that all work will be pal-LAMER in accordance with the approved plans and in conformance with local mining regulations. I
acknowledge that prior to occupying the facilities proposed,lot my agents,will obtain a certificate of occupancy as necessary. 1 also understand that
Lewe may be required to . 'i 4. _wilt gamey ;y a licensed land surveyor ofii newly cambered facilities price to issuance of a certificate of
occupancy
if /
iir .
• and .. , .•
1 ./ ' mall David Lipinski
":111;; i Iniii ir Print Name[Applicant]
1111 . • im-
111.11 a I ..? .„+".,,... G.Thomas Hutchins, P.E. 2/12/2021
11
2/12/2D02atle 5iltned
el'i!f 1. - t Print Name[Agent] Date signed
9
Site Plan Review application Revised October 2016
'Town of Queensbury Planning Office-742 Bay Road.Queensbury,NY 12804