Staff Notes for 2/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 15, 2022
Site Plan 35-2021 Mountain Vista Properties (Chris Racicot)
20 Newcomb Street/Main Street/Ward 4
SEQR Unlisted- Lead agency PB 6/15/21, Negative Declaration 8/17/2021
Material Review: site plan application, site plans, stormwater, and architectural
Parcel History:SP 45-2008, NOA 6-2005
__________________________________________________________________________________________
Requested Action
Planning Board review and approval for construction of 3 buildings with a total of 14 units.
Resolutions
1. PB decision
Project Description
Applicant proposes construction of 14 units consisting of three buildings where two buildings will have six
units and one building will have two units. The buildings are to be two-story with garage and exterior patios.
Project includes sewer connection. Project site work includes lighting, landscaping and stormwater controls.
Pursuant to Chapter179-3-040, 179-5-090, 179-5-100, 179-7-070 & 179-8-050 of the Zoning Ordinance new
construction shall be subject to Planning Board and other department reviews.
Staff Comments
Location-The project site is located 20 Newcomb Street on a lot of 1.04 acres.
Arrangement- The project has been revised since the original submission to include three buildings. Two of
the buildings to be 6 unit. The third building would replace an existing building and be a two unit building.
The site would then contain 14 units total.
Site Design- The arrangement on the lot is for two building to be placed along the south border meeting
setbacks. The drive area would be on the north property line side allowing access for tenants and for
emergency vehicles. The townhouse entrance will be from Newcomb Street. The southern portion of the
property will have patio areas for each unit.
Building – The building is to be two story. The south facing side would be the rear of the building and the
north facing side would be the entrance to the units. There is an existing 1 1.2 story building on the site that
is to remain at this time and to be removed in the future. The building type will need to be confirmed as it is
listed as a home and an office.
[[372,2373,1245,2430][12][,I,][Times New Roman]]As previous noted the applicant has identifi [[1245,2373,2311,2430][12][,I,][Times New Roman]]ed the project as a townhouse project however
it is a
o
[[375,2430,2270,2487][12][,I,][Times New Roman]]multi family building project as a Townhouse project would require each unit to be on its own
[[375,2488,625,2545][12][,I,][Times New Roman]]separate lot. [[625,2488,648,2545][12][,,][Times New Roman]]
Traffic- The parking information indicates 21 spaces are required and 28 are provided. This include 1.5
spaces per unit for a multi-family project.
Grading and drainage plan, Sediment and erosion control-The plans include a stormwater plan where there
is to be basins along the front property line and south property line. The applicant has received engineering
comments in regards to phasing for the third building, requirements of DEC and NHP, location and depth of
devices to be installed. The applicant should be provide clarification on the DEC NHP Letter.
Landscape plan- The Board should review 179-8-050 Multi-family landscaping requirements. The
applicant has provide a landscape plan with plantings along the front property line and to the southeastern
red b property line. On the north property line are some eastern red bud plantings (small tree/shrub).
Site lighting plan-Site Lighting should be updated to provide site lighting information.
Utility details-The project includes connecting to the existing municipal water and sewer lines. The
applicant is requesting an “out-of- district user” agreement with the Town Board. The project is subject to a
coordinated review with the Town Board - meeting of 1/10/2022 provided 30 days review.
Signage-The applicant has indicted there is to be a 25 sq ft free standing sign. The project is located in the
Main Street zone where type of material and illumination information will need to be part of the project.
Elevations-The elevation plans indicate the building is 34 ft 10 inches in height. The rear elevations show
dividers between each patio. The dividers details should be updated with dimensions. The front elevation
shows the garages, entry porch areas. The plans do not indicate if there is to be porch lighting.
Floor plans-The floor plans are shown –the first floor would most likely consist of the garage, living room,
kitchen and bathroom. The second floor most likely is showing 3 bedrooms, bathroom and laundry area.
Waivers-Planning staff would suggest addition discussion on lighting and signage.
The applicant has provided information on the following items: j. stormwater, k. topography, l.
landscaping n traffic o. commercial alterations/ construction details, p floor plans, q. soil logs, r.
construction/demolition disposal, snow removal floor plans
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.
Summary
The applicant has completed a site plan application for the development of the site for 14 units. There are to be
3 separate buildings where 2 buildings to hold 6 units each and the third building to contain 2 units. All units to
be two story and contain a garage. In addition, the project includes site work for stormwater, lighting, and
landscaping. The board should request clarification on signage, lighting and time frame of construction for
each building.
[[150,1735,2112,1792][12][,I,][Times New Roman]](The project is located in the Main Street District and signage is to be part of the site plan review [[2111,1735,2137,1792][12][,I,][Times
New Roman]]– [[2137,1735,2150,1792][12][,I,][Times New Roman]] [[2150,1735,2405,1792][12][,I,][Times New Roman]]if signage is
[[150,1792,368,1849][12][,I,][Times New Roman]]completed [[368,1792,1490,1849][12][,I,][Times New Roman]]later it will be a separate site plan application process.) [[1490,1792,1516,1849][12][,I,][T
imes New Roman]]
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 - completed
Lead agency request is forwarded to the Town Board and NYSDEC May 2021 - completed
Planning Board waits 30 days or until Involved agencies consent to Planning Board Lead agency request
June 2021/ - completed
Planning Board completed seqra review August 2021
Planning Board forwards the decision to the Town Board, Chris Harrington Superintendent of Water and
Wastewater, and NYSDEC August 2021
Town Board Public Hearing- out of district agreement for sewer connection January 2022; 30 days
Permissive Referendum
Planning Board may conduct Site Plan review February 2022
Meeting History: 5/18/2021, 6/15/2021, 8/17/ 2021, 1/18/2022
- 2 -