Staff Notes for 7/20/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 20, 2021
Site Plan 34-2021 LAPHATT HOLDINGS
Manor Drive / NR – Neighborhood Residential / Ward 3
SEQR Unlisted
Material Review: application, narrative, site plan drawings, floor plan, elevations, stormwater
Parcel History:AV 33-2021
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Requested Action
Planning Board may conduct SEQRA and may provide recommendation to the Zoning Board of Appeals to
construct two four-unit buildings.
Resolutions
1. Planning Board may conduct SEQRA
2. Planning Board may provide a recommendation to ZBA
Project Description
Applicant proposes to construct two four-unit buildings. Each building is to be 3,200 sq. ft. with each unit to
have a garage, two bedrooms and a driveway onto Manor Drive. The site is to have two on-site septic systems
and each building is to be connected to water. Pursuant to Chapter 179-3-040 of the Zoning Ordinance,
construction of new multi-family buildings in the NR zone shall be subject to Planning Board review and
Variance:
approval. Relief is sought for density. Planning Board may conduct SEQRA and may make
recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located at Manor Drive on the corner of Manor Drive and Farr Lane. The parcel is
0.9 acres.
Arrangement- The site is an existing vacant parcel and adjacent to a similar lot arrangement for multi-family
buildings.
Site Design- The project includes two buildings to be located toward the front of the property with parking
areas also in the front. The rear of the properties is to be used for four septic systems. Note the parcel is a
corner lot so there are two fronts and the remaining property lines are rear.
Building – There are proposed to be two buildings with four units each. The buildings are to be 3,200 sq ft
each at a height of 30 ft.
Site conditions-The parcel is vacant and is currently wooded.
Traffic- The project includes 16 parking spaces where 1.5 spaces per unit is required as the project is
compliant with parking.
Grading and drainage plan, Sediment and erosion control-The land has very little topography change over
the site and there is no grading information provided. The plans show the draining locations for runoff from
the building roofs and the driveway areas. The plans have been provided to engineering for review and
comment.
Landscape plan-The applicant has provided a planting plan showing landscaping around the building with
shrubs and trees. The Board should review 179-8-050 Multi-family landscaping requirements as this is a
corner lot there are two fronts. The Code outlines a landscaped strips along streets – there may be additional
plantings along Farr lane –such as a 10 ft at a minimum wide strip to be planted with trees and shrubbery.
Site lighting plan-The lighting information includes two pole lights. The lamp detail will need to confirm it
is code complaint. There are to be porch lights at each porch of the buildings, as well as porch lights for
each terrace – 8 wall lights – will also need to be confirmed to be code complaint.
Utility details-The plans are to use municipal water and on site septic’s.
Signage-no signage has been proposed- this was clarified at the meeting by the applicant
Elevations-The elevation plans shows a two story building with each unit to have three bedrooms, living
room, kitchen and a garage area.
Floor plans- The floor plans show the living room area, kitchen dinette area and garage area on the first
floor. The second floor includes the bedrooms and bathroom. The applicant had indicated there is to be a
bathroom on the first floor. The board may have discussion about the floor plan as there is no bedroom on
the first floor.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, r.
construction/demolition disposal s. snow removal.
The waivers requested–Staff would suggest clarification on snow removal. The applicant has provided
these items: g. site lighting, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial
alterations/ construction details, p floor plans, q. soil logs,
Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the
written request of an applicant. The Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
The applicant proposes 8 dwelling units within two buildings where only 1 unit would be allowed on the site.
Summary
The Planning Board may begin environmental review, and may make recommendation to the Zoning Board in
regards to density.
Site Plan 34-2021 LAPHATT HOLDINGS Manor Drive -- construction of two four-unit 3,200 sq. ft
buildings.
Tentative SEQRA process:
Planning Board receives application –SEQRA Type determined – unlisted- as it is greater than 4,000 sq ft
April 2021- Completed
Planning Board seeks Lead agency May 2021 - Complete
Lead agency request is forwarded to the Zoning Board of Appeals May 2021 - Completed
Planning Board waits 30 days or until Involved agencies consent to Planning Board Lead agency request
June 2021 - Completed
Planning Board may start seqra review July 2021
Planning Board may make a decisions on seqr – and forwards the decision to the Zoning Board July 2021
Zoning Board completes review July 2021
Planning Board may conduct Site Plan review etc. July 2021
Meeting History: PB: 5/18/21, 6/15/21, 6/22/21; ZBA: 6/16/21;
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