Staff notes for 5/19/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 19, 2022
Subdivision Preliminary 4-2022 JEFFREY & JOANNE MANN (3 LOT)
Freshwater Wetlands 6-2022 Bay Road and Pickle Hill Road/ Rural Residential-3 Acres/ Ward 4
SEQR APA Environmental Review
Material Review: application, subdivision plans,
Parcel History: AV 19-2022
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a 3 lot subdivision of a 17.1 acre parcel. The lot sizes include -Lot 6 of 3.8 acres, Lot 7 of
4.1 acre and Lot 8 of 9.2 acres near to the Mann 5 -lot propose subdivision on a separate parcel. The project is
locate in the APA and is near to APA and NWI wetland areas. The site information indicates there are areas
with 15% slopes. The project would be considered a major stormwater project. The project is subject to a
subdivision for 3 lots, hard surfacing within 50 ft of wetlands/shoreline – possible driveway area, work within
100 ft of the wetland - driveway area. Applicant requests waivers for stormwater, erosion control and sediment
control, construction plan, clearing plan. Pursuant to Chapter 183, 194 subdivision and wetlands work shall be
subject to Planning Board review and approval. Variance: Relief is sought for Road frontage, Lot width,
stormwater device. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan Stage – sketch plan was not applied for this parcel
Preliminary Stage
Preliminary Plat
The overall plans shows the property to be subdivided along Pickle Hill Road
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[[223,2309,485,2366][12][,I,][Times New Roman]]Layout plans [[485,2309,498,2366][12][,,][Times New Roman]] [[498,2309,523,2366][12][,,][Times New Roman]]– [[522,2309,545,2366][12][,,][Times
New Roman]]
The plans indicated 3 residential lots ranging from 3.8 ac, 4.1 ac and 9.2 ac.
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[[225,2427,631,2484][12][,I,][Times New Roman]]Construction details [[631,2427,644,2484][12][,,][Times New Roman]] [[644,2427,669,2484][12][,,][Times New Roman]]– [[682,2427,705,2484][12][,,][Times
New Roman]]
The plans identify the house locations, septic system locations, and wells.
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[[223,2546,575,2603][12][,I,][Times New Roman]]Landscape plans [[574,2546,600,2603][12][,I,][Times New Roman]]– [[600,2546,612,2603][12][,,][Times New Roman]] [[612,2546,635,2603][12][,,][Times
New Roman]]
The number of lots does not trigger a landscape plan
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[[225,2664,504,2721][12][,I,][Times New Roman]]Clearing plan [[504,2664,517,2721][12][,,][Times New Roman]] [[517,2664,540,2721][12][,,][Times New Roman]]
The plans shows the proposed area for the home, septic, driveway access but not necessarily for the
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lot clearing for each lot in total.
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[[225,211,765,268][12][,I,][Times New Roman]]Grading and erosion plans [[765,211,778,268][12][,,][Times New Roman]] [[778,211,803,268][12][,,][Times New Roman]]– [[803,211,826,268][12][,,][Times
New Roman]]
Grading Plans were not included but topography is shown on the plans.
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[[225,330,748,387][12][,I,][Times New Roman]]The Environmental report [[747,330,760,387][12][,,][Times New Roman]] [[760,330,785,387][12][,,][Times New Roman]]– [[785,330,808,387][12][,,][Times
New Roman]]
The project is within the APA and is subject to the APA environmental review process. The
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applicant is working with APA in regards to jurisdictional requirements.
[[225,506,605,563][12][,I,][Times New Roman]]Statement of Intent [[603,506,620,563][12][,I,][Times New Roman]]- [[620,506,633,563][12][,,][Times New Roman]] [[633,506,1761,563][12][,,][Times
New Roman]]A statement of intent shall be submitted by the applicant [[1761,506,1784,563][12][,,][Times New Roman]]
A deed was provided
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[[225,621,726,678][12][,I,][Times New Roman]]Stormwater management [[725,621,738,678][12][,,][Times New Roman]] [[738,621,764,678][12][,,][Times New Roman]]–
A Stormwater Pollution Prevention Plan has not been provided – the application is requesting a
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waiver.
[[223,797,318,854][12][,I,][Times New Roman]]Fees [[318,797,331,854][12][,,][Times New Roman]] [[331,797,357,854][12][,,][Times New Roman]]– [[357,797,380,854][12][,,][Times New Roman]]
per application $50 for preliminary, $100 for wetlands and $50 for Area Variance
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[[225,916,388,973][12][,I,][Times New Roman]]Waivers [[388,916,401,973][12][,,][Times New Roman]] [[401,916,426,973][12][,,][Times New Roman]]– [[426,916,449,973][12][,,][Times New
Roman]]
The applicant requests waivers from the Clearing plan, grading and stormwater plan.
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Freshwater Wetland,
The project work proposed on lots adjacent to the designated wetland are within 100 ft of the wetland and
trigger FWW permit.
Nature of Variance
The applicant proposes a 3 residential lots. Relief is requested for distance to stormwater device being less than
100 ft where 35 ft is proposed. Relief is requested for the 3 ft vertical separation distance for a device where 2 ft
is proposed. Relief is requested for lot 6 of 3.8 ac and Lot 7 of 4.1 ac physical access to use a proposed drive for
Lot 8 of 9.2 ac. In addition Road frontage relief is request for Lot 8 where 57.86 is proposed, Lot 6 and Lot 7
where 0 ft is proposed and required is 400 ft.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for
stormwater device location and vertical separation, and road frontage. The board should also discuss the
waivers being requested for clearing, grading, and stormwater management. [[1682,1893,2345,1950][12][,I,][Times New Roman]]Note the applicant at this time is
[[150,1950,2236,2007][12][,I,][Times New Roman]]not scheduled for a future meeting as they intend to submit supporting information pending ZBA review.
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Meeting History: 1 Meeting
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