Staff Notes for 5/19/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 19, 2022
Subdivision Preliminary 5-2022 JEFFREY & JOANNE MANN (5 LOT)
Freshwater Wetlands 7-2022 Bay Road and Pickle Hill Road/ Rural Residential-3 Acres/ Ward 4
SEQR APA Environmental Review
Material Review: application, narrative, subdivision plan
Parcel History:SUB (S) 14-2020, AV 18-2022
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a 5 lot subdivision of a 35.23 ac parcel. The lot sizes include - Lot 1 6.92 ac, Lot 2-5.95 ac,
Lot 3-7.77ac, Lot 4-3.63 ac, Lot 5- 11.57 ac. The project is located in the APA and the site includes APA and
NWI wetland areas. The project areas indicate they are within 50 ft of 15% slopes. The project would be
considered a major stormwater project. The project is subject to subdivision of 5 lots, hard surfacing within 50
ft of wetland/shoreline, work within 100 ft of designated wetland (Wetlands Permit - Lot 4 work within 100 ft
of the wetland NWI possible other lots). 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
Applicant completed a sketch plan stage SUB 14-2020 11/2020. The project was for 6 residential lots.
Preliminary Stage
Preliminary Plat
The overall plans shows the property to be subdivided along Bay Road and Pickle Hill Road
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[[223,2366,485,2423][12][,I,][Times New Roman]]Layout plans [[485,2366,498,2423][12][,,][Times New Roman]] [[498,2366,523,2423][12][,,][Times New Roman]]– [[522,2366,545,2423][12][,,][Times
New Roman]]
The plans indicated 5 residential lots ranging from 3.63 ac to 11.57 ac.
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[[225,2485,631,2542][12][,I,][Times New Roman]]Construction details [[631,2485,644,2542][12][,,][Times New Roman]] [[644,2485,669,2542][12][,,][Times New Roman]]– [[682,2485,705,2542][12][,,][Times
New Roman]]
The plans identify the house locations, septic system locations, and wells.
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[[223,2603,278,2660][12][,I,][Times New Roman]]La [[278,2603,575,2660][12][,I,][Times New Roman]]ndscape plans [[574,2603,600,2660][12][,I,][Times New Roman]]– [[600,2603,612,2660][12][,,][Times
New Roman]] [[612,2603,635,2660][12][,,][Times New Roman]]
The number of lots does not trigger a landscape plan.
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[[225,2722,504,2779][12][,I,][Times New Roman]]Clearing plan [[504,2722,517,2779][12][,,][Times New Roman]] [[517,2722,540,2779][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 5 residential lots. Lot 2 requires relief for lot width where 362 is proposed and 400 ft
is required; road frontage where 400 ft is required and 325 ft is proposed. Relief is requested for distance to
stormwater device being less than 100 ft where 35 ft is proposed. Relief is also requested for the 3 ft vertical
separation distance for a device where 2 ft is proposed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for lot width
and stormwater device location and vertical separation. The board should also discuss the waivers being
requested for clearing, grading, and stormwater management. [[1390,1835,1825,1892][12][,I,][Times New Roman]]Note the applicant at [[1825,1835,2343,1892][12][,I,][Times New Roman]]this
time is not scheduled
[[141,1893,1947,1950][12][,I,][Times New Roman]]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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