Staff Notes for 1/25/2022 PLANNING BOARD
STAFF NOTES
JANUARY 25 , 2022
Queensbury Planning Board Agenda
Second Regular Meeting: Tuesday,January 25,2022/Time 7—11 pm
Queensbury Activities Center @ 742 Bay Road
tl nE V USE—�-�
Administrative Items: o�
Site Plan 2-2022 Patrick Connors request to table to February 15,2022 meeting
Site Plan Modification 70-2021 Francis&Erin Steinbach request to table February 15,2022 meeting
Recommendations:
Applicant(s) (_CERRONE BUILDERS,INC. f Application Type ( Subdivision Preliminary 2-2022
Owner(s) City of Glens Falls ( SEQR Type i Unlisted-Full EAF
Agent(s) Tom Center,Hutchins Engineering t _ i 49.98 acres
Location ( Upper Sherman Avenue TARL
"a` ; Zoning Classification:MDR
Tax ID No. ( 301.18-2-1 Ordinance Reference ( 183
i Cross Reference SUB(S)7-2021,AV 5-2022 1 Warren Co.Referral ( n/a for subdivision
Public Hearings n/a for recommendation Site Information j
Project Description: Applicant proposes a 45 lot subdivision of a 49.5 acre parcel.The lots range in size from 0.47 acre to 1.57 acres.The project
( includes a homeowner's association property.There is to be two access points to Sherman Avenue.The sites would have on-site septic and be
connected to municipal water supply.The project includes a 20 ft no cut buffer on the North property lines.Waivers requested for clearing plan and
landscape plan.The project site was at one time the leaf dump area for the City of Glens Falls.Pursuant to Chapter 183,review for a subdivision shall
be subject to Planning Board review and approval.Variance:Relief is sought for lot size and setbacks.Planning Board will make a recommendation to
the Zoning Board of Appeals.
New Business:
i
Applicant(s) _SHARON&MICHAEL SERINI ( Application Type ! Subdivision Modification 1-2022
Owner(s) _� Raymond Kraft i SEQR Type i Unlisted
Agent(s) ( Dennis MacEiroy,EDP Lot size I 2.28 acres
I-
Location Cleverdale Off Road ( Ward: 1 ! Zoning Classification:WR
Tax ID No. 240.9-1-16.12 j Ordinance Reference I 183, 179-3-040
Cross Reference I SUB 8-2000,SUB 2-2008,AV 49-2009,SUB(M) ( Warren Co.Referral n/a for subdivision
2-2008(2010),PZ 92-2016
Public Hearing January 25,2022 Site Information i CEA,LGPC,APA
j Project Description: Applicant proposes a subdivision modification in regards to a setback to the shoreline.The subdivision modification of SUB 2-
2008(March 2010)indicates a 75 foot shoreline setback.Pursuant to Chapter 183, 179-3-040 of the Zoning Ordinance,changes to a previously
japproved plan shall be subject to Planning Board review and approval. i
Old Business
1 Applicant(s) E ANTONIO&MARIA CNITELLA Application Type Site Plan 55-2021
Freshwater Wetlands Permit 1-2021
Owner(s) i Same as applicant ` SEQR Type _j Type II
1 Agent s � Studio A ( Lot size I .37 acre i
Location _J 104 Knox Road ( Ward: 1 j Zoning Classification: WR
Tax ID No. 239.7-1-20 ( Ordinance Reference 179-3-040, 179-6-065
Cross Reference AV 62-2021 ( Warren Co.Referral September 2021
Public Hearing j January 25,2022 ( Site Information ( CEA,LGPC,APA
Project Description: (Revised)Applicant proposes a tear-down of an existing home to construct a new home with a footprint of 2,477 sq.ft.and a floor
{ area of 4,091 sq.ft. The project includes installation of a patio area on the lake side,new driveway area of permeable patio product,new steps to future
Isundeck and dock,retaining walls for patio and driveway,new septic,new well,new site plantings and new shoreline plantings. Pursuant to Chapter
179-3-040& 179-6-065 of the Zoning Ordinance,new floor area in a CEA,hard-surfacing within 50 ft.of shoreline,shoreline vegetation removal,
steep slopes within 50 ft.and work within 100 ft.of wetland shall be subject to Planning Board review and approval.
Applicant(s) FRANCIS&ERIN STEINBACH Application Type Site Plan Modification 70-2021
Owner(s) Same as applicant SEQR Type Type II
Agent(s) n/a Lot size .22 acres
Location 211 Assembly Point Drive Ward: 1 Zoning Classification:WR
Tax ID No. 226.19-2-18 in ce Reference 179-3-040, 179-6-065
Cross Reference SP 38-1995 addition,SEP-0 5 -2 I n Co.Referral November 2021
2020,AV 74-2021
Public Hearing November 16,2021,January 25,2022 Site Information ( APA,LGPC,CEA
Project Description:(Revised)Applicant proposes to raise an existing 1,352 sq.ft.home footprint to install a full basement with a footprint of 1,550 sq.
ft.The project includes a removal of a 444 sq.ft.rear dock to construct a 356 sq.ft.deck;site has previous approval for 154 sq.ft.addition.The front
deck of 220 sq.ft.is to be removed to construct a 4-58 357 sq.ft.deck.The existing floor area of 1,949 sq.ft.increased to 2,786 sq.ft.Site plan for new
floor area in a CEA shall be subject to Planning Board review and approval.
Applicant(s) PATRICK CONNORS Application Type Site Plan 2-2022
Owner(s) Same as applicant SEQR Type Type II
Agent(s) Daniel Ryan,PE Lot size 0.25 acres
Location 95 Rockhust Road Ward: 1 Zoning Classification:WR
Tax ID No. 227.9-1-1 Ordinance Reference 179-3-040, 179-13-010,179-4-080
Cross Reference AV 1454-20953,SP 61-88,AV 37-2022 Warren Co.Referral January 2022
Public Hearing January 25,2022 ( Site Information CEA,LGPC,APA
Project Description: Applicant proposes to remove an existing deck of 644 sq.ft.to construct a 644 sq.ft.deck in the same location.The deck is
attached to the existing house and has a patio area underneath.The steps from the deck to the lower patio area will remain in the same place.The
existing home is 1,890 sq.ft.minus the deck.There is additional work on the boat house structure.Pursuant to Chapter 179-3-040,179-13-010,179-4-
080,construction of a new deck shall be subject to Planning Board review and approval.
Applicant(s) GREAT ESCAPE THEME PARK LLC. Application Type Site Plan 3-2022&Freshwater Wetlands 1-
2022
Owner(s) Same as applicant ( SEQR Type Type II
Agent(s) Frank Palumbo,CT Male Lot size 237.64 acres
Location 1172 State Route 9 Ward: 1 Zoning Classification: LC-42A
Tax ID No. 288.20-1-20 Ordinance Reference 179-3-040, 179-6-050
Cross Reference SP 3-2019 new ride,SP 54-2019 stream Warren Co.Referral January 2022
stabilization,SP 67-2019&SP 3-2020 new ride,
AV 6-2022
Public Hearing ( January 25,2022 Site Information Wetland,Travel Corridor
Project Description: Applicant proposes to remove the existing ticket entrance structure and alter the access area.The project includes construction of a
1,150 sq.ft.ticket building and a 2,750 entrance staging building.The project improves the green space of the project area.There will not be any
changes to the park rides or parking area.Pursuant to Chapter 179-3-040, 179-6-050,site plan review for new developments/structures and are in the
recreation commercial zone,hard surfacing within 50 feet of a shoreline,and freshwater wetlands permit for work within 100 feet of a shoreline shall be
subject to Planning Board review and approval.
Applicant(s) DAN SLOTE/EDP Application Type Site Plan 1-2022
Owner(s) Dan Slote SEQR Type Type II
Agent(s) Chris Keil,EDP Lot size 1 acre
Location 20 Burnt Ridge Road Ward: 1 Zoning Classification: WR
Tax ID No. f 239.16-1-19 Ordinance Reference 179-5-020, 179-3-040,179-6-060
Cross Reference SP 45-2002 sundeck,AV 2-2022 Warren Co.Referral January 2022
Public Hearing January 25,2022 Site Information CEA,LGPC,APA
Project Description: Applicant proposes to construct a 1,205 sq.ft.bunkhouse,two new septic tanks sharing a leach field area,retaining wall,and new
stormwater management for bunk house area.The existing home is 804 sq.ft.Pursuant to Chapter 179-5-020, 179-3-040, 179-6-060,site plan review
for a new floor area in a CEA and a new building within 50 feet of 15%slopes shall be subject to Planning Board review and approval.
-Any further business which may be properly brought before the Board-
Site Plan 2-2022 @ 95 Rockhurst Road
Patrick Connors
Draft resolution- grant/deny further tabling
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 25, 2022
Site Plan 2-2022 PATRICK CONNORS
95 Rockhurst Road/Waterfront Residential/Ward 1
SEQR Type II
Material Review: application, site plans, survey,photo
Parcel History: AV 1454-20953, SP 61-88, AV 3-2022
Requested Action
`Application to be tabled to February 15t".
Resolutions
1. PB decision
Project Description
Applicant proposes to remove an existing deck of 644 sq ft to construct a 644 sq ft deck in the same location.
The deck is attached to the existing house and has a patio area underneath. The steps from the deck to the lower
patio'area will remain in the same place. The existing home is 1,890 sq ft minus the deck. There is additional
work'on the boat house structure. Pursuant to Chapter 179-3-040, 179-13-010, 179-4-080, construction of a new
deck shall be subject to Planning Board review and approval.
Staff Comments
• Location-The parcel is located at 95 Rockhurst Road on Lake George. The parcel is 0.25 acres.
• Arrangement- There is an existing home on the site that is to remain. The project involved removal of the
deck and building a new deck.
• Building—The deck attached to the home to be removed is 644 sq ft and the new deck is to be 644 sq ft
• Site conditions-The plans also shows a new septic system and an upgrade to the parking area due to the field
location.
• Grading and drainage plan, Sediment and erosion control-The applicant does not propose any grading for
the installation of the deck.
• Landscape plan-There are no changes to the modifications to the proposed site the existing landscaping is to
remain. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer- Section 179-8-040
Minimum width 35 ft (Lake George)
-For every 700 sgft of shoreline buffer area—one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover -7—24 in native shrubs; 14 herbaceous plants
Project site
-90 ft of shoreline per survey
-Shoreline buffer 90 ft X 35 ft width is 3,150 sq ft
-Shoreline buffer area-3,150/700=4.5 round up to 5-five large trees at 3 inch diameter
-Ground cover-3,150/350 = 9 round up to 9 (X7) =63 native shrubs and 9 (X14)herbaceous plants=126
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 90 ft Shoreline X 30%=27 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff(such as angled across the lot).
- Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
• Site lighting plan-a waiver from lighting is requested
• Utility details-The plans show a new septic system to be installed on the site.
• Elevations, Floor plans-The applicant has provided site photos showing the existing deck to be removed and
the location of the new deck.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details,p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
• The waivers requested-Staff finds it reasonable to request a waiver as the project involves removal of an
existing deck to construct a new deck in the same location and size.
• 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 deck is to be 40.94 ft. from the shoreline and 8.39 ft. from the side property line. The shoreline setback
requirement is 50 ft. and the side setback requirement is 20 ft.
Summary
Pending ZBA and Applicant has requested to be tabled to February 15th as they have a conflict with the January
dates.
Meeting History: PB: 1/18/2022; ZBA: 1/19/2022
Town of Queensbury
Community Development Office
�—- 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Table Site Plan 2-2022 PATRICK CONNORS
Tax Map ID: 227.9-1-1 /Property Address: 95 Rockhurst Road/Zoning: WR
Applicant proposes to remove an existing deck of 644 sq. ft. to construct a 644 sq. ft. deck in the same
location. The deck is attached to the existing house and has a patio area underneath. The steps from the deck
to the lower patio area will remain in the same place. The existing home is 1,890 sq. ft. minus the deck.
There is additional work on the boat house structure. Pursuant to Chapter 179-3-040, 179-13-010, 179-4-080,
construction of a new deck shall be subject to Planning Board review and approval.
MOTION TO TABLE SITE PLAN 2-2022 PATRICK CONNORS. Introduced by who
moved for its adoption,
Tabled until the February 15, 2022 Planning Board meeting at the request of the applicant.
Duly adopted this 25th day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 Fax: 518.745.4437 1 742 Bay Road, Queensbury,NY 12804 1 www.queensbury.net
Site Plan Modification 70-2021 @ 211 Assembly
Point Drive
Francis & Erin Steinbach
Draft resolution- grant/deny further tabling
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 25, 2022
Site Plan Modification 70-2021 FRANCIS &ERIN STEINBACH
211 Assembly Point Drive/Waterfront Residential/Ward 1
SEQR Type II
Material Review: application, site plans, deed, revised information
Parcel History: SP 38-1995 addition, SEP-0657-2019, SP 15-2020,AV 74-2021
Requested Action
Application to be tabled to February 151h with information due by January 25th. The project will require a
Planning Board recommendation as an additional variance has been identified for shoreline setback and also site
plan review for new hard surfacing within 50 ft of the shoreline.
Resolutions
Tabling
Project Description
(Revised) Applicant proposes to raise an existing 1,352 sq ft home footprint to install a full basement with a
footprint of 1,550 sq ft. The project includes a removal of a 444 sq ft rear dock to construct a 356 sq ft deck; site
has previous approval for 154 sq ft addition. The front deck of 220 sq ft is to be removed to construct a 357 sq ft
deck. The existing floor area of 1,949 sq ft increased to 2,786 sq ft. Site plan for new floor area in a CEA and
new hard surfacing within 50 ft of the shoreline shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project is located at 211 Assembly Point Road on a 9,138 sq ft parcel.
• Arrangement- The parcel has an existing home on the site with associated driveway, residential lawn and
access to the home, also the home has a front and rear deck areas. The house currently has a garage and
small storage area under the home. A septic variance was previously approved.
• Site Design-The applicant has previous approval for a 154 sq ft rear addition and upgrades to the access
stairs to the front of the home. The modification to the site is to complete a 1,550 sq ft full basement
including raising the house to complete the basement. The project includes expansion of both deck areas
and an upgrading the access steps to the new front deck area.
• Building—The addition includes the full basement of 1,550 sq ft a portion is to be the garage area and the
remaining is to be used for storage. The front deck area is to be removed and replaced with 458 sq ft deck.
The rear deck would be remove and to replace with a 356 sq ft deck. There are two building alterations
proposed. On the east side there is a false roof line to be installed framing a replaced double window area—
the exterior wall remains and the new roof line will be installed, a slider door to be removed replaced with a
single window—area is to be converted to a master bedroom.
• Grading and drainage plan, Sediment and erosion control-The applicant has indicated the roof is to be
guttered and drainage directed to the rear of the property to an existing grass area. The front steps will be
redesigned with infiltration areas specifically for the hard surface areas. Staff notes additional information
needed for the stone paver—details of gravel base view showing depth and type of stone.
• Landscape plan-The plans do not indicate any new landscaping other than
• Site lighting plan-The plans do not indicate any new lighting for the project. A reminder lighting fixtures
are to be down cast cutoff fixtures.
• Utility details-The applicant will utilize an on-site septic system and draw drinking water from the lake.
• Elevations-The applicant has provided the elevation views for the new areas of the home—deck, additions
etc.
• Floor plans-The floor plans show the existing and proposed arrangement area of the new basement area.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details,p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
• The waivers requested—Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects.
• 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 expansion of a non-conforming structure. The rear deck is to be 2.4 from the north
property line. The front deck is to be located 4.3 ft from the south property line and 11 ft from the front(east)
property line. The house foundation to be 22.2 ft from the front, 3.2 ft from the south, and 2.4 ft from the North
at the closest points to between the house and property line. Front setback required to be 30 ft, side setback to
be 20 ft, rear setback 30 ft and shoreline is 50 ft or the average of the two adjoin homes. The floor area is to be
30.5% (2,786 sq. ft.) where 22%is maximum allowed (2010.36 sq ft). Noting permeability relief is not
required as there is an increse in permeability-The proposed permeability is to be 71.7%where 75% is
required and 71% is existing; the driveway area is to be converted to a permeable paver block area.
Summary
Application to be tabled to February 15t"with information due by January 25cn
Meeting History: PB: 11/16/2021, 1/25/2022; ZBA: 11/17/2021, 1/19/2022
Town of Queensbury
l=` Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—TABLE SITE PLAN MODIFICATION 70-2021 FRANCIS &ERIN STEINBACH
Tax Map ID: 226.19-2-18 /Property Address: 211 Assembly Point Drive/Zoning: WR
WHEREAS,the applicant proposes to raise an existing 1,352 sq. ft. home footprint to install a full basement
with a footprint of 1,550 sq. ft. The project includes a removal of a 444 sq. ft. rear dock to construct a 356 sq.
ft. deck; site has previous approval for 154 sq. ft. addition. The front deck of 220 sq. ft. is to be removed to
construct a 458 357 sq. ft. deck. The existing floor area of 1,949 sq. ft. increased to 2,786 sq. ft. Site plan for
new floor area in a CEA shall be subject to Planning Board review and approval.
MOTION TO TABLE SITE PLAN MODIFICATION 70-2021 FRANCIS & ERIN STEINBACH.
Introduced by who moved for its adoption,
Tabled until the February 15, 2021 Planning Board meeting with information due by January 25,2022.
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.82201 Fax: 518.745.4437 1742 Bay Road, Queensbury,NY 128041 www.queensbury.net
Subdivision Preliminary 2-2022 @ Upper Sherman
Avenue
Cerrone Builders, Inc.
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
�—' January 25, 2022
Subdivision(Preliminary) 2-2022 CERRONE BUILDERS
Upper Sherman Avenue/Moderate Density Residential/Ward 3
SEQR T Tom- Type I (Long EAF)
Material Review: application, subdivision plans, narrative, SWPPP DEC NHP letters
Parcel History: SUB (S) 7-2021, AV 5-2022
Requested Action
Application to be Tabled as project is a Type I and project was advertised as unlisted. The Planning Board can
seek Lead Agency Status.
Resolutions
1.Tabling
2. Seek Lead Agency
Project Description
Applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres.
The project includes a homeowner's association property. There is to be two access points to Sherman Avenue.
The sites would have on-site septic and be connected to municipal water supply. The project includes a 20 ft no
cut buffer on the North property lines. Waivers requested for clearing plan and landscape plan. The project site
was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, review for a
subdivision shall be subject to Planning Board review and approval. Variance: Relief is sought for lot size and
setbacks. Planning Board will make a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan Stage
Applicant completed a sketch plan stage SUB 7-2021 7/20/2021. The project was 49 residential lots.
Preliminary Stage
• Preliminary
o The overall plans shows the property to be subdivided with two access points to Sherman Avenue
• Layout plans—
o The plans indicated 45 residential lots ranging from 0.47 ac to 1.57 ac. The Homeowners
Association property appear to be three separate parcels with a total of 15.44 ac. The board may
request information on sidewalks/
• Construction details—
o The plans identify the septic system locations. The waterline is proposed from Upper Sherman
Avenue. Plans include cross section of the roadway. The board may request information for utility
locations—underground, light poles
• Landscape plans—
o The applicant has not included a landscape plan at this point.
• Clearing plan
o The plan shows the proposed clearing limits for the subdivision as a whole but not per lot.
0
• Grading and erosion plans—
o Grading Plans were included for the overall subdivision but not per lot.
• The Environmental report—
o A long EAF was provided—coordinated review triggered with NYSDOH
• Statement of Intent- A statement of intent shall be submitted by the applicant
o A deed was provided
• Stormwater management—
o A Stormwater Pollution Prevention Plan was provided to the Town Engineer
• Fees—
o per application$50 for preliminary
• Waivers—
o The applicant requests waivers from the Clearing plan and Landscape Plan
Nature of Variance
The applicant proposes a 45 residential lots ranging in size from 0.47 ac to 1.57 ac where a two acre lot
minimum is required where lots do not have access to both sewer and water. The project has access to
municipal water but will have on-site septic systems. In addition, relief is requested for the setbacks for
Moderate Density Zone - Rear setback required is 30 ft proposed is 20 ft, Side setback required is 25 ft and 15 ft
is proposed, the front setback of 30 ft is not proposed to change
Summary
The application to be tabled to the 2nd February meeting. The board should request Lead Agency.
Meeting History: 1"Meeting
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Seek Lead Agency Status in connection with SUBDIVISION
PRELIMINARY 2-2022 CERRONE BUILDERS, INC.
Tax Map ID: 301.18-2-1 /Property Address: Upper Sherman Avenue/Zoning: MDR
WHEREAS, the applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47
acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access points to
Sherman Avenue. The sites would have on-site septic and be connected to municipal water supply. The project
includes a 20 ft no cut buffer on the North property lines. Waivers requested for clearing plan and landscape
plan. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183,
review for a subdivision shall be subject to Planning Board review and approval. Variance: Relief is sought for
lot size and setbacks. Planning Board will make a recommendation to the Zoning Board of Appeals.
WHEREAS, the Planning.Board of the Town of Queensbury has determined to begin an environmental review
process under the State Environmental Quality Review Act(SEQRA).
WHEREAS, the Planning Board of the Town of Queensbury has identified the project to be a Type I action for
purposes of SEQR review pursuant to 6 NYCRR 617.
WHEREAS, the Planning Board is the agency most directly responsible for approving the action because of its
responsibility for approving the land uses for the property.
NOW, THEREFORE BE IT RESOLVED, the Planning Board of the Town of Queensbury hereby indicates its
desire to be lead agency for SEQRA review of this action and authorizes and directs the Zoning Administrator
to notify any other potentially involved agencies of such intent. That Part I of the SEQRA form will be sent to
the following agencies: Department of Health.
MOTION TO SEEK LEAD AGENCY STATUS IN CONNECTION WITH SUBDIVISION
PRELIMINARY 2-2022 CERRONE BUILDERS, INC, Introduced by who moved for its
adoption,
As per the draft resolution prepared by staff.
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road,Queensbury,NY 12804 1 www.queensbury.net
Town of Queensbury
Community Development Office
�- - 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION-Table SUBDIVISION PRELIMINARY 2-2022 CERRONE BUILDERS, INC
Tax Map ID: 301.18-2-1/Property Address: Upper Sherman Ave/Zoning: MDR
WHEREAS,the applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from
0.47 acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access
points to Sherman Avenue. The sites would have on-site septic and be connected to municipal water supply.
The project includes a 20 ft no cut buffer on the North property lines. Waivers requested for clearing plan
and landscape plan. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant
to Chapter 183, review for a subdivision shall be subject to Planning Board review and approval. Variance:
Relief is sought for lot size and setbacks. Planning Board will make a recommendation to the Zoning Board
of Appeals.
MOTION TO TABLE SUBDIVISION PRELIMINARY 2-2022 CERRONE BUILDERS, INC.
Introduced by who moved for its adoption,
Tabled to the February 22, 2022 Planning Board meeting due to SEQR.
Duly adopted this 25th day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury,NY 12804 1 www.queensbury.net
Subdivision Modification 1-2022 @ Cleverdale Off
Road
Sharon & Michael Serini
Public hearing scheduled
Unlisted SEAR (Reaffirm)
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
— January 25, 2022
Subdivision Modification 1-2022 SHARON&MICHAEL SERINI
Cleverdale Off Road/Waterfront Residential/Ward 1
SEQR Unlisted
Material Review: narrative, subdivision plan, first page of final stage
Parcel History: SUB 8-2000, SUB 2-2008, AV 49-2009, SUB (M) 2-2008 (2010),
PZ 92-2016
Requested Action
Planning Board review and approval for a subdivision modification to change shoreline setbacks.
Resolutions
1. SEQR
2. PB decision
Proiect Description
Applicant proposes a subdivision modification in regards to a setback to the shoreline. The subdivision modification of
SUB 2-2008 (March 2010) indicates 75 sq ft shoreline setback where waterfront residential zoning requirement requires
50 feet. Pursuant to Chapter 183 of the Zoning Ordinance, changes to a previously approved plan shall be subject to
Planning Board review and approval.
Staff Comments
Preliminary &Final Modification Review—
• Layout plans—The project area is noted as Lot 1 of 2.28 acres with access from a private drive. The parcel was part of
Subdivisions SUB 2-2008 September 22, 2009 2 lot Subdivision, SUB Modification 2-2008 March 16, 2010 this
increased the project lot from 1.95 ac to 2.28 ac.
• Construction details—The project work includes the future construction of a single family home that would be subject
to site plan review for new floor area in a CEA.
• Landscape plans —The future construction of the new home would require information for the shoreline buffer
plantings.
• Clearing plan—The subdivision plans provide information on location for a home and septic system.
• Grading and erosion plans—The subdivision plans approved in September 2009 had included information on grading
and erosion control for a single family home.
• The Environmental report—An updated EAF was not provided as there is no change to the number of lots. The
request is for establishment of the shoreline setback to be consistent with the Zoning Code with a 50 ft setback.
• Stormwater management —The future construction of the home will require additional information in regards to
stormwater management.
• Fees—per application.
• Waivers—the applicant has not requested waivers
• Open Space—there is no proposal for open space.
• Streets—the plans show no new streets.
Summary
The applicant has provided a narrative for modification request to the subdivision to establish the 50 ft setback per Town
Code versus the 75 ft setback shown on the filed subdivision survey.
Meeting History: I"Meeting
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury,NY 12804
Town of Queensbury Planning Board
SEQR RESOLUTION—Reaffirm Previous SEQR
Subdivision Modification 1-2022 SHARON&MICHAEL SERINI
Tax Map ID: 240.9-1-16.12/Property Address: Cleverdale Off Road/Zoning: WR
The applicant proposes a subdivision modification in regards to a setback to the shoreline. The subdivision
modification of SUB 2-2008 (March 2010) indicates a 75 foot shoreline setback. Pursuant to Chapter 183, 179-
3-040 of the Zoning Ordinance, changes to a previously approved plan shall be subject to Planning Board
review and approval.
The Planning Board has determined that the proposed project and Planning Board action is subject to review
under the State Environmental Quality Review Act;
The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation
Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of
Queensbury;
No Federal or other agencies are involved;
Whereas, the Planning Board adopted Resolution SUB 2-2008 on 9/22/2009 adopting SEQRA determination of
non-significance, and
Whereas, the Planning Board adopted Resolution SUB 2-2008 (2010) on 3/16/2010 reaffirming SEQRA
determination of non-significance, and
Upon review of the information recorded on the EAF, it is the conclusion of the Town of Queensbury Planning
Board as lead agency reaffirms that this project will result in no significant adverse impacts on the environment,
and, therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration
is issued.
MOTION TO REAFFIRM POSITIVE/NEGATIVE DECLARATION FOR THE PROPOSED
SUBDIVISION MODIFICATION 1-2022 SHARON & MICHAEL SERINI. Introduced by who
moved for its adoption,
Duly adopted this 25ih day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.44317 1 742 Bay Road,Queensbury,NY 12804 1 www.queensbury.net
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
.Town of Queensbury Planning Board
RESOLUTION—Approve/Deny Subdivision Modification 1-2022 SHARON&MICHAEL SERINI
Tax Map ID: 240.9-1-16.12/Property Address: Cleverdale Off Road/Zoning: WR
A subdivision application has been made where the applicant proposes a subdivision modification in regards
to a setback to the shoreline. The subdivision modification of SUB 2-2008 (March 2010) indicates a 75 foot
shoreline setback. Pursuant to Chapter 183, 179-3-040 of the Zoning Ordinance, changes to a previously
approved plan shall be subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code-Chapter A-183, the Planning Board
has determined that this proposal satisfies the requirements as stated in the Zoning Code;
The requirements of the State Environmental Quality Review Act have been considered and the Planning
Board has adopted a SEQRA Negative/Positive Declaration
A public hearing was scheduled and held on January 25, 2022;
This application is supported with all documentation, public comment, and application material in the file of
record;
MOTION TO APPROVE/DISAPPROVE MODIFICATION FOR SUBDIVISION MODIFICATION
1-2022 SHARON& MICHAEL SERINI. Introduced by who moved for its adoption.
Per the draft provided by staff conditioned upon the following where the property owner is responsible for
the following:
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road,Queensbury,NY 12804 1 www.queensbury.net
Site Plan 55-2021 & Freshwater Wetlands 1-2021
@ 104 Knox Road
Antonio & Maria Civitella
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
- January 25, 2022
Site Plan 55-2021 & ANTONIO &MARIA CIVITELLA
Freshwater Wetlands 1-2021 104 Knox Road/Waterfront Residential/Ward 1
SEQR Type II
Material Review: revised application, site plan drawings, survey, elevations,
floor plans,wetlands permit
Parcel History: AV 62-2021
Requested Action
Planning Board review and approval for demolition of existing home and construction of a new home in
waterfront residential zoning.
Resolutions
1. PB decision
Proiect Description
Applicant proposes a tear-down of an existing home to construct a new home with a footprint of 2,477 sq. ft.
and a floor area of 4,091 sq. ft. The project includes installation of a patio area on the lake side, new driveway
area of permeable patio product, new steps to future sundeck and dock, retaining walls for patio and driveway,
new septic, new well, new site plantings and new shoreline plantings. Pursuant to Chapter 179-3-040 & 179-6-
065 of the Zoning Ordinance, new floor area in a CEA, hard-surfacing within 50 ft. of shoreline, shoreline
vegetation removal, steep slopes within 50 ft. and work within 100 ft. of wetland shall be subject to Planning
Board review and approval.
Staff Comments
• Location-The project is located at 104 Knox Road on a 0.41 acre parcel. The parcel is on Lake George.
• Arrangement- The site has an existing house and shed that are to be removed as part of the project.
• Site Design- The project includes the disturbance of 13,499+/- sq ft of the site for the construction of a new
home, landscaping, stormwater, septic and well. The site is to contain areas of permeable patio for the
driveway. The project includes a fire pit area and new stone steps to the proposed dock.
• Building—The new home is to have a footprint of 2,477 sq ft this includes the porches/deck areas. The
home is to have a floor area of 4091 sq ft.
• Grading and drainage plan, Sediment and erosion control-The project includes installation of stormwater
measurements and retaining walls in certain areas. The swales are located along the property lines. The
project has been referred to the Town Engineer for review and comment.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has indicated in the demolition plan the existing trees to be removed. The planting plan on
Sheet L-4.10 shows the new shoreline planting plan and site plantings. Below are the guidelines from the
shoreline buffer code section
o Shoreline Buffer- Section 179-8-040
-Minimum width 35 ft(Lake George)
-For every 700 sgft of shoreline buffer area--one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover-7—24 in native shrubs; 14 herbaceous plants
Project site
-110 ft of shoreline per survey
-Shoreline buffer 110 ft X 35 ft width is 3850 sq ft
-Shoreline buffer area-3850/700= 5.5 round up to 6-six large trees at 3 inch diameter
-Ground cover-3850/350 = 11 round up to 11 (X7)=77 native shrubs and 11 (X14)herbaceous
plants=154
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 110 ft Shoreline X 30%= 33 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff(such as angled across the lot).
- Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
• Site lighting plan-The applicant has indicated the exterior lighting is to be dark sky compliant.
• Utility details-The project includes a new septic system and a new well.
• Elevations-The elevations show the new home to be at 26 ft 8 inches. The plans show all four sides of the
home.
• Floor plans-The first floor shows a master bedroom, kitchen, living room area and a garage. The second
floor shows 3 bedrooms and a bonus room area with open to below areas. The home has a basement area of
646 sq ft and the remainder of the home below grade is a crawl space area.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/construction details, s. snow removal.
• The waivers requested-Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided information on g. site lighting, j.
stormwater,k. topography, 1. landscaping, , p floor plans, q. soil logs, r. construction/demolition disposal
• 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.
Freshwater Wetland
The project involves work within 100 ft for the developing the driveway. The wetland does not occur on the
property itself.
Nature of Variance
Granted 1/19/2022. The new home requires variance for setbacks where 20 ft. is required and 15 ft 9 inches to
the south property line and 14 ft to the North property line is proposed; floor area where 22% is the maximum
allowed and 24.3% is proposed; permeability where 75% is required and 71.5% proposed; and infiltration
practice is required to be 100 ft. for the shoreline where 35 ft. is proposed. Note the Permeability Variance was
improved at the Zoning Board meeting increased from 69.5 to 71.5%
Summary
The applicant proposes to demolish an existing home and to construct a new home. The project includes
associated work with site development including tree removal, landscape plantings, installation of septic system
and other site work as detailed on the plans.
Meeting History: PB: 01/18/2022; ZBA- 01/19/2022
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Grant/Deny Site Plan Approval
SITE PLAN 55-2021 & FRESHWATER WETLANDS 1-2021 ANTONIO &MARIA CIVITELLA
Tax Map ID: 239.7-1-20/Property Address: 104 Knox Road/Zoning: WR
The applicant has submitted an application to the Planning Board: (Revised) Applicant proposes a tear-down
of an existing home to construct a new home with a footprint of 2,477 sq. ft. and a floor area of 4,091 sq. ft.
The project includes installation of a patio area on the lake side, new driveway area of permeable patio
product, new steps to future sundeck and dock, retaining walls for patio and driveway, new septic, new well,
new site plantings and new shoreline plantings. Pursuant to Chapter 179-3-040 & 179-6-065 of the Zoning
Ordinance, new floor area in a CEA, hard-surfacing within 50 ft. of shoreline, shoreline vegetation removal,
steep slopes within 50 ft. and work within 100 ft. of wetland shall be subject to Planning Board review and
approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code-Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board made a recommendation to the Zoning Board of Appeals on January 18, 2022; the ZBA
approved the variance requests on January 19, 2022;
The Planning Board opened a public hearing on the Site plan application on January 25, 2022 and continued
the public hearing to January 25, 2022, when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including January 25, 2022;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN; Introduced by who moved for its
adoption.
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired if you have not yet applied for a
building permit or commenced significant site work.
Page 1 of 2
Phone: 518.761.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no-cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff;
b) If applicable,the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval,permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign-off required prior to signature of
Zoning Administrator of the approved plans;
e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements;-
f) If required,the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT (Notice of Termination)upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
h) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
i) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
j) As-built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
k) This resolution is to be placed in its entirety on the final plans
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: S18.76i.8220 I Fax: 518.745.4437 1742 gay Road, Queensbury, NY 128041 www.queensbury.net
Site Plan 3-2022 & Freshwater Wetlands 1-2022 @
1172 State Route 9
Great Escape Theme Park
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 25, 2022
Site Plan 3-2021 & GREAT ESCAPE THEME PARK, LLC.
Freshwater Wetlands 1-2022 1172 State Route 9/Land Conservation 42A/Ward 1
SEQR Type II
Material Review: site plan application, freshwater wetland permit, structure drawings,
survey, site plans
Parcel History: SP 3-2019 new ride, SP 54-2019 stream stabilization, SP 67-2019 & SP 3-
2020 new ride, AV 6-2022
Requested Action
Planning Board review and approval for removal and rebuilding of current ticket structure and access area.
Resolutions
1. PB decision
Project Description
Applicant proposes to remove the existing ticket entrance structure and alter the access area. The project
includes construction of a 1,150 sq ft ticket building and a 2,750 entrance staging building. The project
improves the green space to 34.8%. There will not be any changes to the park rides or parking area. Pursuant to
Chapter 179-3-040, 179-6-050, site plan review for new developments/structures and are in the recreation
commercial zone, hard surfacing within 50 feet of a shoreline, and freshwater wetlands permit for work within
100 feet of a shoreline shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project is located at 1172 State Route 9. The project work area is noted as 43,000 sq ft and
the park parcel is 237.64 sq ft.
• Arrangement- The site is arranged with associated amusement rides and buildings for operation of an
amusement park.
• Site Design- The plans are to update the entry way area with removal of existing buildings and features to
construct two new buildings and improve the green space in the area
• Building—The entrance staging building consisting of security check features is to be 2,750 sq ft and the
ticket building is to be 1,150 sq ft
• Site conditions-The existing area is predominately pavement with stone wall garden areas and ticket entry
building.
• Grading and drainage plan, Sediment and erosion control-The project removes 6,449 sq ft of impervious
surface and replaces these areas with landscaping and green areas. The site has existing catch basins and
will utilize the drainage and install new lines and catch basins. They anticipate the addition to the drainage
to work similarly to the current stormwater management.
• Landscape plan- The applicant has indicated the project area will include additional landscaping and green
space area to be increased.
• Revised Site lighting plan-There are two existing light poles in the project area to remain. The applicant
has revised plans where there are two proposed 20 foot poles.
•
• Utility details-The applicant should clarify if the buildings will be connected to existing utilities. Site has
access to municipal sewer,water.
• Signage-The renditions show a sign for each building. The new wall signs will trigger a sign variance for
size and number of wall signs. Sign dimensions and material type should be provided noting signage is not
part of the site plan review and will be reviewed separately with the zoning board of appeals at a later time.
• Elevations-The applicant has provided renditions of the buildings to be constructed. The board may request
additional information on building colors, height.
• Floor plans-The renditions show the exterior line access areas for security and ticket buildings but it is
unclear about the space that is enclosed. The floor plans should be clarified for the areas that are enclosed.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting,
The board may request clarification or additional information on the following items h. signage, j.
stormwater, k. topography, , n traffic, o. commercial alterations/construction details, p floor plans, q. soil
logs, r. construction/demolition disposals. snow removal.
• Staff would request additional information signage, floor plans, and elevations. The stormwater
information provided should be discussed by the board. The applicant has provided information on 1.
landscaping
• 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.
• SEQR-Generic Environmental Impact Statement and the Final-The Great Escape Theme Park completed a
Generic Environmental Impact Statement and the Final was adopted on 7-11-01 and subsequent update in 7-
04. No additional SEQR review is required as long as the proposal is consistent with the impact assessment
and thresholds adopted in the Findings Statements.
• The project is specific to the front entry area. Park Area C Figure 1-1
• Visual Analysis —The building colors should be identified and made part of the plans. The Visual area
map indicates the project occurs primarily within the area noted as Park Area up to 200 ft and a portion
located in Park Area up to 175 ft Figure V-1.
• The thresholds items include:
o Traffic—the entry area project is not intended to generate new or additional park attendance;
o Sound—the entry area project is not intended to exceed the noise threshold;
o Stormwater —the applicant has indicated the removal of existing buildings and adding new
landscaping features to the area will improve the green space and the existing stormwater
management will address stormwater for the specific project area;
o Wastewater—no wastewater generating facilities are proposed for the project;
o Soils, Geology, Topography and Ecology —the project does not disturb any existing natural
wooded.
Freshwater Wetlands
The site work and the construction of the buildings is within 100 ft of the NWI wetland shoreline area noted as
a Riverine. The work does not occur in the area noted as wetland.
Nature of Variance
Granted. 1/19/2022.The proposed buildings are within the 75 ft property line setback requirement. The security
entrance building is located 60.4 ft from the front setback and the Ticket building is located 71.1 ft. The light
pole proposed is to be 35 ft in height where a 20 ft height pole is the maximum height allowed.
Summary
The applicant has completed a site plan application for the entry area updated with a new security screening
building and ticket booth. The project includes removal of hard surfacing and installation of greenspace areas.
The sign information will be addressed with the Zoning Board or compliant signage to be installed, at this time
the signage is not part of the site plan.
The board may request clarification or additional information on the following items,
• stormwater see notes on stormwater as the project area has increased permeability.
• elevations and floor plans —plans should be provided height, elevations with dimensions, floor plans
space use for each building,
• color scheme - building color should be provided for each building
• fountain area—plans need to be provided for the fountain area
• lid-plans should include the 2 new light pole locations with cutsheet information.
• Emergency access route—will need final sign offfrom Fire Marshal
Meeting History: PB: 1/18/2022; ZBA: 1/19/2022
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Grant/Deny Site Plan Approval
SITE PLAN 3-2022 &FRESHWATER WETLANDS 1-2022 GREAT ESCAPE THEME PARK, LLC.
Tax Map ID: 288.20-1-20/Property Address: 1172 State Route 9/Zoning: LC-42A
The applicant has submitted an application to the Planning Board: Applicant proposes to remove the existing
ticket entrance structure and alter the access area. The project includes construction of a 1,150 sq. ft. ticket
building and a 2,750 entrance staging building. The project improves the green space of the project area.
There will not be any changes to the park rides or parking area. Pursuant to Chapter 179-3-040, 179-6-050,
site plan review for new developments/structures and are in the recreation commercial zone, hard surfacing
within 50 feet of a shoreline, and freshwater wetlands permit for work within 100 feet of a shoreline shall be
subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code-Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board made a recommendation to the Zoning Board of Appeals on January 18, 2022; the ZBA
approved the variance requests on January 19, 2022;
The Planning Board opened a public hearing on the Site plan application on January25, 2022 and continued
the public hearing to January 25, 2022, when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including January 25, 2022;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN 3-2022 & FRESHWATER WETLANDS 1-
2022 GREAT ESCAPE THEME PARK,LLC.; Introduced by who moved for its adoption.
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired if you have not yet applied for a
building permit or commenced significant site work.
Page 1 of 2
Phone: S18.761.8220 I Fax: S18.745.4437 1742 Bay Road, Queensbury, NY 1.2804 1 www.queensbury.net
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no-cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff;
b) If applicable,the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval,permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign-off required prior to signature of
Zoning Administrator of the approved plans;
e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements;-
f) If required,the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT(Notice of Termination)upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
h) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
i) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
j) As-built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
k) This resolution is to be placed in its entirety on the final plans
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 5i.8.76i.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 1.28041 www.queensbury.net
Site Plan 1-2022 @ 20 Burnt Ridge Road
Dan Slote
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 25, 2022
Site Plan 1-2022 DAN SLOTE
20 Burnt Ridge Road/Waterfront Residential/Ward 1
SEQR Type II
Material Review: application, site drawings, survey, elevations and floor plans
Parcel History: SP 45-2002 sundeck, AV 2-2022
Requested Action
Planning Board review and approval for construction of a bunk house with new septic, retaining wall and
stormwater management.
Resolutions
1. PB decision
_Project Description
Applicant proposes to construct a 1,200 sq ft bunkhouse, two new septic tanks sharing a leach field area,
retaining wall, and new stormwater management for bunk house area. The existing home is 804 sq ft. Pursuant
to Chapter 179-5-020, 179-3-040, 179-6-060, site plan review for a new floor area in a CEA and a new building
within 50 feet of 15% slopes shall be subject to Planning Board review and approval. Variance: Relief sought
for an accessory structure size.
Staff Comments
• Location-The project is located on Burnt Ridge Road off of 9L on Lake George. The parcel is 0.92 ac
• Arrangement- The site has an existing single family home on the site and no changes are proposed to the
existing home.
• Site Design- The project includes installation of a new septic system connected to the house and the bunk
house. The site where the bunk house currently is hard surfacing that is to be is to be graded and a retaining
wall to be installed.
• Building—The bunk house is to be 1,200 sq ft and is to be constructed on existing hard surfaced area. The
building footprint includes a 200 sq ft screen porch.
• Site conditions-The project occurs within 50 ft of 15% slopes. The project includes erosion control
measures for the project.
• Grading and drainage plan, Sediment and erosion control-The plans indicate two rain gardens to be located
in proximity of the bunk house. The project has been referred to Engineering for review and comment.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has indicated landscaping plan was not applicable, the applicant to provide additional details
about the shoreline plantings. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer- Section 179-8-040
-Minimum width 35 ft(Lake George)
-For every 700 sgft of shoreline buffer area—one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover-7—24 in native shrubs; 14 herbaceous plants
Project site
-141 ft of shoreline per survey
-Shoreline buffer 141 ft X 35 ft width is 4,935 sq ft
-Shoreline buffer area-4,935 /700=7.05 round up to 8-eight large trees at 3 inch diameter
-Ground cover-4,935/350= 14.1 round up to 15 (X7)=105 native shrubs and 15 (X14)herbaceous
plants=210
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 141 ft Shoreline X 30%=42.3 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff(such as angled across the lot).
- Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
• Site lighting plan- The applicant is reminded that fixtures should be down cast.
• Utility details-The bunk house will be connected to lake water and a new septic system to be installed.
• Elevations-The elevations show a one story building. The enclosed screen porch is also shown.
• Floor plans-The internal layout is two bedrooms, closets, sitting room
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, 1. landscaping, n traffic, o. commercial alterations/construction details, , r. construction/demolition
disposal s. snow removal.
• The waivers requested-Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided information about j. stormwater, k.
topography,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
Granted. 1/19/2022.The proposed bunk house is to be 1200 sq ft where 500 sq ft for an accessory structure is
the maximum allowed.
Summary
The applicant has completed a site plan application for the construction of a 1200 sq ft bunk house with
associated site work. The board may request supporting information for the shoreline planting plan.
Meeting History: PB: 01/18/2022; ZBA: 01/19/2022
LaBeLLa
Powered by Partnership.
January 14, 2022
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
RE: Daniel and Lynn Slote-Slote Residence
Town of Queensbury,Warren County, New York
LaBella Project#92201.01
Queensbury Ref#SUB01-2022
Dear Mr. Brown:
LaBella has received a submission package from your office for the above referenced project. The
Applicant is proposing to construct an approximately 1,000 square foot bunk house with a screened
porch attached. This project will be redeveloping an existing site as a house already exists on the
proptery.Submitted information includes the following:
• Summary Narrative, prepared by EDP, on December 7 2021.
• Site Plan Review Application,Signed and dated December 8 2021
• Site Plans, Prepared by EDP, on June 14 2021
• Architectural plans prepared by Williams and Williams,on December 2021
• Deed, Provided by Warren County, Dated September 19, 2002
• Stormwater Management Report and SWPPP, prepared by EDP,dated December 28, 2021.
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance of local, state or relevant codes and regulations. Based upon our review, LaBella offers
the following comments for the Town's consideration:
Stormwater Management and Erosion and Sediment Control Comments
1. According to the site plan review application,the proposed site improvements will disturb less than
one (1) acre and thus the project is not required to obtain coverage under the NYSDEC SPDES
General Permit for Stormwater Discharges from Construction Activity(GP-0-20-001). However,this
project falls within the Lake George watershed and therefore is subject to the stormwater
management requirements set forth in Section 147-11 of the Town Code for projects within the
Lake George Park. Comments related to the stormwater management and erosion and sediment
control features proposed for the site are offered below:
According to the site plans,this project proposes land disturbance of 5,700 (+/-)square feet and
may be classified as a minor project for stormwater management by Town Code Section 147-
11.E(1)(a).
However, based upon Queensbury Town Code Section 147-11E(2)(a)[2], the project shall be
classified as a major project due to having slopes throughout the site that exceed 15%. The
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applicant has provided the 1-, 10-, and 25-year storm events and has acknowledged the steep
slopes with a comment on the provided site plans. Labella and the applicant have acknowledged
these slopes and will therefore considerthis project as a major project and the following comments
will pertain as such.
2. Section 147-11.1.(3)(d)[6]of the Town code states, "For development or redevelopment occurring
on a site where development has previously occurred, the applicant shall be required to prepare
concept plans and to develop construction estimates for stormwater control measures to control
existing stormwater discharges from the site in accordance with the standards of this chapter to
the maximum extent practicable. At a minimum, the control measures shall include those
reasonable and necessary to infiltrate the runoff from the first 112 inch of precipitation from any
storm event for all areas within the site which have been previously developed. The phased
implementation of such stormwater control measures for previously developed areas may be
authorized." There does not appear to be stormwater calculations and infiltration practices
proposed for the existing impervious surfaces (e.g. existing residence and drive) on the subject
parcel.The Applicant to revise accordingly.
3. There does not appear to be soil test pits or infiltration test results provided for the proposed
infiltration devices.Section 147-11.1(2)(a)states that the"Location of infiltration devices shall be
determined based upon soil test results."Additionally,Section 147-11.1(2)(e)states, "The bottom
of any infiltration device shall be a minimum of two feet above seasonal high groundwater mark
and two feet above bedrock."The Applicant to perform soil test pits and infiltration testing within
the bounds of each infiltration practice to confirm the soil's infiltration capacity and verify that
adequate separation distances exist.The test pits and infiltration tests shall meet the standards
prescribed in the NYS Stormwater Management Design Manual (See Appendix D).
4. The NYS SMDM states that "Infiltration practices cannot be located on areas with natural slopes
greater than 15%"and "Infiltration practices cannot be located in fill soils". It appears the site has
slopes throughout the site that exceed 15%, including in the locations of the infiltration practices.
Additionally, the infiltration practices appear to be located in fill soils. Previous correspondence
received from the NYS DEC regarding projects with similar concerns of locating stormwater
features in fill slopes has resulted in the following recommendations:
"At a minimum, the designer must meet the following guidance and provide
justification/demonstration of equivalence in the SWPPP:
• Insitu/natural soil layer below the infiltration system has an infiltration rate greaterthan or
equal to the 0.5 in/hr
• Ground water and bedrock levels in insitu/natural soil should be at least 2 - 3 feet below
grade
• Fill material is an engineered fill that is tested after placement(by geotechnical firm) and
demonstrated to be equivalent to a soil material acceptable for the installation of an
infiltration system (i.e. infiltration rate greater than or equal to .5 in/hr, etc.). Infiltration
rate of fill material should be similar infiltration rate as insitu/existing soil.
• If there is a difference in the infiltration rates between the fill and insitu/native soil, the
designer should use the more conservative (i.e.slower infiltration rate)when determining
whether the infiltration system will dewater (exfiltrate) with the required 48 hours (see
Section 6.3.2 "Conveyance' of the Design Manual)
• Required vertical separation distances to groundwater/bedrock are maintained
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• Required horizontal separation distances to surface waters,wells, etc.are maintained
• There is adequate fill along the edges of the infiltration system to prevent
seeps/breakouts"
DEC has indicated that with regards to the 15%limit,they have allowed designers to use the cut/fill
approach provided the criteria above is met. As such, the Applicant should demonstrate
compliance with the provisions outlined by the DEC.
5. SMA 2 areas appear to be incorrect in the HydroCAD model. The model states that Pond SMA#2
has a surface area of 91 square feet while the plans depict the practice as being approximately
40 square feet.Applicant is to revise the model or plans to be consistent throughout.
6. The provided site plan indicates areas with finished grades being steeper than 3:1. The NYS
Standards and Specifications for Erosion and Sediment Control(SSESC)states,"All slopes steeper
than 3:1(h:v), or 33.3%,as well as perimeter dikes,sediment basins or traps,and embankments
shall, upon completion, be immediately stabilized with sod, seed and anchored straw mulch, or
other approved stabilization measures (e.g. RECP)". The Applicant shall ensure appropriate
stabilization measures are provided in areas where slopes exceed 3:1
7. It appears that retaining walls are proposed. The NYS Standards and Specifications for Erosion
and Sediment Control(SSESC)states, "the design of any retaining wall structure must address the
aspects of foundation bearing capacity,sliding,overturning,drainage and loading systems.These
are complex systems that should be designed by a licensed professional engineer."The Applicant
to provide the design for the wall prior to construction so long as the Town does not take exception
to this approach. The design shall be developed in accordance with the NYS SSESC and other
regulating documents(for example,the residential building code).
8. It does not appear that an erosion and sediment control plan was provided. The Applicant to
provide an erosion and sediment control plan in accordance with the NYS SSESC. The applicant
shall also conform to the erosion and sediment control measures established by section 147-11J.
9. Town Code section 147-111(3)(c)[4] states that "Stormwater recharge areas shall be located a
minimum of 100 feet from the subsurface treatment system of a wastewater treatment system
unless it is demonstrated that a lesser separation will not adversely affect the functioning of such
leach fields."The applicant does not currently meet the 100 foot separation distance set forth in
this code and shall provide evidence that the current design does not adversely affect the system.
10.The Applicant shall revise the plans to depict the existing locations of any neighboring water wells
and septic systems within reason.
11.Section 147-11.1.(3)(c)[5]of the Town code states,"Infiltration devices shall be designed to extend
a minimum of 10% of the infiltration surface area below the prevailing frost depth or four feet
(whichever is greater)in order to provide infiltration during winter months." It does not appear the
Applicant has provided additional infiltration capacity within the stormwater management areas
for the winter season. The Applicant shall revise accordingly to demonstrate conformance to the
Town code.
12.The applicant shall depict roof leaders on subsequent submissions.
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13.The Applicant shall revise the silt fence detail provided to match the latest specifications provided
in the NYS SSESC and include the slope length/fence length spacing requirements.
Conclusion&Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate
changes in subsequent plan submissions.
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/Regional Leader
LaBella Associates
cc: Shauna Baker,Town Planning Office Specialist(via email)
Laura Moore,Town Land Use Planner(via email)
File
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(owTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION—Grant/Deny Site Plan Approval
SITE PLAN 1-2022 DAN SLOTE
Tax Map ID: 239.16-1-19/Property Address: 20 Burnt Ridge Road/Zoning: WR
The applicant has submitted an application to the Planning Board: Applicant proposes to construct a 1,205
sq. ft. bunkhouse, two new septic tanks sharing a leach field area, retaining wall, and new stormwater
management for bunk house area. The existing home is 804 sq. ft. Pursuant to Chapter 179-5-020, 179-3-
040, 179-6-060, site plan review for a new floor area in a CEA and a new building within 50 feet of 15%
slopes shall be subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code-Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board made a recommendation to the Zoning Board of Appeals on January 18, 2022; the ZBA
approved the variance requests on January 19, 2022;
The Planning Board opened a public hearing on the Site plan application on January 25, 2022 and continued
the public hearing to January 25, 2022, when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including January 25, 2022;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE/DISAPPROVE SITE PLAN 1-2022 DAN SLOTE; Introduced by
who moved for its adoption.
According to the draft resolution prepared by Staff with the following:
1) Waivers requested granted/denied;
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired if you have not yet applied for a
building permit or commenced significant site work.
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Phone: 53.8.761.8220 1 Fax: 518.745.4437 1742 gay Road, Queensbury, NY 128041 www.queensbury.net
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) The limits of clearing will constitute a no-cut buffer zone, orange construction fencing shall
be installed around these areas and field verified by Community Development staff,
b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater
Department for its review, approval,permitting and inspection;
c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be
issued until the approved driveway permit has been provided to the Planning Office;
d) If application was referred to engineering then Engineering sign-off required prior to signature of
Zoning Administrator of the approved plans;
e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements;-
f) If required,the applicant must submit a copy of the following to the Town:
a. The project NOI (Notice of Intent)for coverage under the current "NYSDEC SPDES General
Permit from Construction Activity" prior to the start of any site work.
b. The project NOT(Notice of Termination)upon completion of the project;
c. The applicant must maintain on their project site, for review by staff:
i. The approved final plans that have been stamped by the Town Zoning Administrator.
These plans must include the project SWPPP (Storm Water Pollution Prevention Plan)
when such a plan was prepared and approved;
ii. The project NOI and proof of coverage under the current NYSDEC SPDES General
Permit, or an individual SPDES permit issued for the project if required.
g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
h) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
i) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
j) As-built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy.
k) This resolution is to be placed in its entirety on the final plans
Duly adopted this 251h day of January 2022 by the following vote:
AYES:
NOES:
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Phone: 518.761..8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net