Staff Notes
Department of
Community Development
Queensbury Planning Board
Staff Notes
April 17, 2012
APPLICATION: Subdivision 5-2011- Preliminary Stage
APPLICANT: Lisa Pushor / Scott Spellburg
REQUESTED ACTION: Subdivision of land
LOCATION: 45 Ellsworth Lane
EXISTING ZONING: RR-3A; LC-10A
SEQRA STATUS: Type Unlisted - Planning
ENGINEERING REVIEW: 10/14/2011; 2/17/2012 and on-going
PARCEL HISTORY: SUB 5-2006 2 lot subdivision 7/18/2006 (Associated with access to the
Pushor lot)
PROJECT DESCRIPTION: Applicant proposes subdivision of three (3) parcels totaling 92.12 +/- acres
into eight (8) residential lots ranging in size from 3 acres to 44.1 acres.
Subdivision of land requires Planning Board review and approval.
STAFF COMMENTS: Concerning SEQR, the Planning Board cannot make a determination based on the
Subdivision Plan as presented. Historic preservation and endangered species documentation has not been
provided at this time and as such the Planning Board may wish to ascertain the timeframe that these
required documents will be provided. Further, the APA has requested of the applicant to submit a non-
jurisdictional inquiry form (JIF) for potential wetlands associated with Lot 1, please see attached.
Soils:
Bice very bouldery fine sandy loam (BdC), sloping – According to the Warren County Soil Survey, this
soil unit comprises approximately 30-35% of the site and is proposed to be utilized for the majority of
home sites within the subdivision. These soils are described as sloping, deep and well draining and are
located on wooded areas on hillsides and hill crests on uplands. Permeability is moderate to moderately
rapid with a depth to bedrock in excess of 6 feet. The main limitations for these soils are slopes and
boulders and stones on the surface.
Bice very bouldery fine sandy loam (BdE), steep - According to the Warren County Soil Survey, this soil
unit comprises approximately 50-55% of the site and is proposed to be utilized for the home site on Lot 1.
These soils share the same characteristics with the sloping soils at lower elevation with the obvious limiting
factor of slope and surface runoff pronounced.
Bice Woodstock very bouldary fine sandy loam (BeC), sloping - According to the Warren County Soil
Survey these soils share the same characteristics as the Bice (BdC) unit and comprise the remainder of the
property soils to the south.
Preliminary Subdivision Review (New comments or comments requiring clarification in bold):
Cover Page
1.No immediate issues
Page S-1
1.Existing trails/roadbed not denoted to the western portion of the Spellburg lot and the Pushor lot in
Existing
totality. Will proposed subdivision access road follow the existing trails? Please clarify.
trails located; complete.
Pages S-2 and S-3
1.No immediate issues
Page SP-2
1.Site location for single family dwelling on Lot 1 will require site plan review as slopes of 15%
within 50 feet of dwelling proposed.
2.Outlet protection associated with stormwater basin located on Lot 4 and abutting lands of
Perkett (Parcel ID 265.-1-1); please clarify if there is an agreement with this property owner
to discharge overflow on property.
Page SP-3
1.No immediate issues
Page EC1 and EC2
1.Any soil stabilization/compaction to be performed by tracked equipment should be
accomplished perpendicular to slope to promote a terraced effect for vegetative stabilization.
This action promotes a terrace effect that increases soil stabilization.
2.Appendix E Titled Erosion & Sediment Control Plan for Small Homesite Construction of the
NYS Standards and Specifications for Erosion and Sediment Control should be utilized for
individual parcels during development. The Planning Board may wish to make this a
condition of approval.
Page SP-1
1.No immediate issues
Pages R1, D1and D2
1.No immediate issues
Additional Comments:
Concerning SEQR, the Impact on Historical and Archeological Resources has not been
1.
ascertained at this point in time. It is the recommendation of staff that a SEQR
Determination not be rendered until documentation is submitted satisfying this part of the
environmental review.
Staff recommends that the Queensbury Bay Ridge Volunteer Fire Company be consulted with
2.
any plan for subdivision of these parcels.
3.Proposed Lot 2 has existing SFD on site.
4.Site Plan review for those lots with 15% slopes within 50 feet of proposed single family dwelling as
per §179-6-060 required.
5.Fire Marshal comments previously attached
6.Chazen comments attached.
Application Protocol
Complete
10/18/11 PB Recommendation to ZBA
Approved 12/21/2011
10/19/11, 12/21/11 ZBA review
2/21/12, 4/17/12 SEQR Determination/Preliminary review
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