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STAFF NOTES
MAY 26, 2022
Queensbury Planning Board Agenda
Second Regular Meeting: Thursday, May 26, 2022/ Time 7 — 11 pm
Queensbury Activities Center @ 742 Bay Road
Old Business:
Applicant(s)
ERIC CARLSON
Application Type
Site Plan 26-2022
Freshwater Wetlands 5-2022
Owner (s) Same as applicant ( SEQR Type Type II M
Agent(s) ( EDP (Chris Keil) Lot size 1.25 acres
Location 67 Brayton Lane TA I— Ward: I Zoning Classification: WR
Tax ID No. 239.12-2-84 Ordinance Reference 179-3-040, 179-6-065, 147 chapter 94
Cross Reference SEP 241-2019, AV 20-2022 Warren Co. Referral ( May 2022 j
Public Hearing May 26, 2022 ( Site Information APA, LPGC, CEA
Project Description: Applicant proposes to demolish an existing home and detached garage to construct a new home with a footprint of 2,381 sq ft
which includes porch/deck areas and living space of detached building. The project includes 873 sq ft footprint area detached garage. New floor area to
be 6,194 sq ft. The project includes stormwater management, alteration of a shared driveway and parking arrangement, as well as grading and erosion
control. The house is to have 3 bedrooms. Pursuant to chapter 179-3-040, 179-6-065, 147 chapter 94, new floor area in a CEA, hard surfacing within 50
ft of the shoreline, a new structure within 50 ft of 15% slopes, work within 100 feet of wetlands, and driveway of 10% slope shall be subject to Planning
Board review and approval.
Applicants) � 3 ANTIGUA ROAD LLC. J Application Type Site Plan 25-2022
{
Owner (s) Same as aplicant SEQR Type Type II
Agent(s) EDP (Chris Keil) _ Lot size .74 acres and .04 acres j
Location 3 & 5 Antigua Road Ward: 1 Zoning Classification: WR
_
Tax ID No. ( 239.17-1-2 and 239.17- - _ Ordinance Reference 179-9-020, 179-6-065 j
Cross Reference ( AV 59-2014, AV 22-2022 Warren Co. Referral May 2022 {
Public Hearing May 26, 2022 Site Information ( APA, LGPC, CEA
Project Description: Applicant proposes to construct a new 2,145 sq ft home with a 180 sq ft deck footprint; total floor area is 6,483 sq ft. The new
home will be 37 ft in height. The driveway area includes 8,145 sq ft of hard surfacing and 1,400 sq ft of permeable pavers. The parcel that is located in
the Town of Queensbury adjoins a parcel that is in the Town of Lake George that has frontage on the lake. The project includes a new entry porch
overhang to the existing home and a portion of new hard surface area for the outdoor kitchen that is located on the Town of Lake George. Pursuant to
Chapter 179-9-020, 179-3-040, 179-6-065 and Chapter 147, site plan for a new floor area in a CEA shall be subject to Planning Board review and
Applicant(s) BETH PORTUESE _Application Type ( Site Plan 28-2022
Owner (s) Beth and Thomas Portuese j SEQR Type Type II
Agent(s) ( Hutchins Engineering PLLC Lot size _Y� .75 acres and 1.01 acres
Location 28 Lansburg Lane _� Ward: 4 j Zoning Classification: WR
Tax ID No. 316.5-1-3 and 316.9-1-27.2 (access drive) Ordinance Reference 179-4-030, 179-6-060, 179-4-050 _
Cross Reference AD 7-2006, AV 17-2022 Warren Co. Referral ( May 2022
Public Hearing May 26, 2022 Site Information ( Hudson River, slopes v j
Project Description: Applicant proposes to remove a home of 1,064 sq ft to construct a new home with an attached garage of 3,184 sq ft. Also to be
constructed is a patio of 1,219 sq ft. A new floor area of 5,658 sq ft. A new septic system will be installed. Site work for grading for the project and a
new driveway to Big Bay Road over parcel 316.9-1-27.2. Lots are in separate ownership but related. Pursuant to chapter 179-4-030, 179-6-060, 1794-
050, site plan for construction within 50 feet of 15% slopes shall be subject to Planning Board review and approval.
Old Business: Unapproved Development:
Applicant(s) ( REDS LG LLC Application Type____] Site Plan 29-2022
Owner (s) Same as applicant SEQR Type Ty ep II J
Agent(s) EDP (Nick Zeg Lot size +' 0.53 acres _
Location 7, 9 & 13 Nutley Ward: 1 Zoning Classification: WR
Tax ID No. ( 239.17-1-15 Ordinance Reference 179-3-040, 179-6-065, 179-6-050, 179-13-010, 147 1
Cross Reference SEP 37-2021, AV 21-2022 Warren Co. Referral ( May 2022
Public Hearing May 26, 2022 ( Site Information APA, LPGC, CEA
Project Description: The applicant proposes to complete alterations to two existing dwelling units on the site and complete construction of third
dwelling unit on the site. Site work had started on all three buildings prior to review. Alterations include 7 Nutley Lane new building of 540 sq ft of one
bedroom and kitchen, 288 sq ft open porch, 24 sq ft covered entry area; Alterations to 9 Nutley Lane 704 sq ft footprint with two bedrooms and kitchen
(floor area of 1,408 sq ft, new open deck of 440 sq ft - walkout area below; interior alterations for 13 Nutley Lane existing floor area 2,134 with four
bedrooms. Project includes grass depression areas, shoreline plantings, construction of a retaining wall of 72 ft in length at 1.8 ft in height. Project
subject to site plan for new floor area for 7 Nutley Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing within 50 It of the
shoreline; Project subject to area variance for setbacks for 7 and 9 Nutley Lane, expansion of non -conforming, stormwater devices less than 100 ft from
the shoreline, adding a third dwelling unit- kitchen, and permeability. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning
Board review and approval.
New Business:
Applicant(s)
FOOTHILLS BUILDERS (FHB APTSI��
Application Type �'
Site Plan 27-2022
Owner (s)
Same as applicant (
SEQR Type (
Unlisted ,
Agent(s)
Studio A (Matthew Huntington)
Lot size
.76 acres
Location (
78-80 Main Street
Ward: 4
Zoning Classification: NC
^3
Tax ID No.
309.10-1-24 and 309.10-1-25
Ordinance Reference
179-3-040, 179-7-030, 179-7-070, 140
Cross Reference
Disc 6-2021 (
Warren Co. Referral May 2022 _ E
Public Hearin
May 26, 2022
Site Information
Main Street j
Project Description: Applicant proposes removal of existing structures and to construct a new building with a footprint of 8,663 sq ft and floor area of
25,989 sq ft. First floor office/retail with a second and third floor containing 24 apartment total. Site work to include parking/drive area, lighting,
landscaping and stormwater. Site plan for new uses and multi -story building in the Main Street zone. Pursuant to chapter 179-3-040, site plan for a new
commercial use in a main street zone shall be subject to Planning Board review and approval.
- Any further business which may be properly brought before the Board -
Site Plan 26-2022 & Freshwater Wetlands 5-2022
@ 67 Brayton Lane
Eric Carlson
Public Hearing Scheduled
SEQR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 26, 2022
Site Plan 26-2022, ERIC CARLSON
Freshwater Wetlands 5-2022 67 Brayton Lane/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, FWW permit, site plans, floor plans, elevation, stormwater, survey
Parcel History: SEP 241-2019, AV 20-2022
Warren Co Referral Sent: May 2022/ Comments: Concur w/local board.
Requested Action
Applicant to be tabled to the second meeting July pending ZBA meeting.
Planning Board review and approval for demolition of an existing home and garage to build a new home and
detached garage.
Resolutions
1. PB decision
Proiect Description
Applicant proposes to demolish an existing home and detached garage to construct a new home with a footprint
of 2,381 sq ft which includes porch/deck areas and living space of detached building. The project includes 873
sq ft footprint area detached garage. New floor area to be 6,194 sq ft. The project includes stormwater
management, alteration of a shared driveway and parking arrangement, as well as grading and erosion control.
The house is to have 3 bedrooms. Pursuant to chapter 179-3-040, 179-6-065, 147 chapter 94, new floor area in a
CEA, hard surfacing within 50 ft of the shoreline, a new structure within 50 ft of 15% slopes, work within 100
feet of wetlands, and driveway of 10% slope shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located at 67 Brayton Lane on a 1.25 acre parcel.
• Arrangement- The project includes demolition of the existing home and out buildings. The existing home
was about 43 ft to the shoreline where the new home is to be 50 ft from the home.
• Building — The new home is to be 2,381 sq ft then the detached building is to be 1,196 sq ft. The detach
building contains the garage area of 873 sq ft.
• Grading and drainage plan, Sediment and erosion control -The plans indicate 6 depression areas and 2 rain
gardens to be installed. The plans have been provided to the Town Engineer for review and comment.
• Landscape plan -The plans shows vegetation removal and a new planting plan for the shoreline area. The
project site is located on Lake George and is subject to the shoreline buffer review. The applicant proposes
no changes to the existing shoreline area. 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 sq ft 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
-126 ft of shoreline per RPS information
-Shoreline buffer 126 ft X 35 ft width is 4410 sq ft
-Shoreline buffer area -4410 /700 = 6.3 round up to 7 -seven large trees at 3 inch diameter
-Ground cover -4410 /350 = 12.6 round up to 13(X7) =91 native shrubs and 13 (X14) herbaceous
plants=182
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
- 126 ft Shoreline X 30%= 37.8 ft ( if greater than 75 ft) would be reduced to maximum of 75 ft feet
of the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the
lot).Noting if in excess of 30%/75 ft site plan review for cutting plan.
- 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 plans note typical residential lighting to be installed - all down cast fixtures
• Utility details -The plans show the septic field to be used. A septic certification letter has been provided.
• Elevations -The home is to be 26 ft 3 inches and the detached building is to be 30 ft 7 inches. The detached
building will have an 873 sq ft garage area and the living space that includes main floor and upper floor
with no kitchen amenities. There will also be storage area over the garage where storage
• Floor plans -The first floor plans indicate a master bedroom and great room in the main home, a changing
room and garage area in the detached building. The second floor has two bedrooms in the main home and
a storage area in the detached building.
• 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 for 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 Wetlands Permit
The project work for the driveway area occurs within 100 ft of a wetland area.
Nature of Variance
Still under review by the ZBA. The construction of the detached building with garage and living space is to be
located 5 ft from the property line where a 25 ft setback is require. The detached building is to be 30 ft 7 inches
where accessory buildings are limited to 16 ft in height. The stormwater device is to be 49 ft where 100 ft
setback is required.
Summary
Application to be tabled to July pending ZBA
Meeting History: PB: 5/17/2022; ZBA: 5/18/2022
R�.
Town of Queensbury
f� Community Development Office
`�— 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — TABLE SITE PLAN 26-2022 & FRESHWATER WETLANDS
5-2022 ERIC CARLSON
Tax Map ID: 239.12-2-84/ Property Address: 67 Brayton Lane/ Zoning: WR
Applicant proposes to demolish an existing home and detached garage to construct a new home with a
footprint of 2,381 sq ft which includes porch/deck areas and living space of detached building. The project
includes 873 sq ft footprint area detached garage. New floor area to be 6,194 sq ft. The project includes
stormwater management, alteration of a shared driveway and parking arrangement, as well as grading and
erosion control. The house is to have 3 bedrooms. Pursuant to chapter 179-3-040, 179-6-065, 147 chapter 94,
new floor area in a CEA, hard surfacing within 50 ft of the shoreline, a new structure within 50 ft of 15%
slopes, work within 100 feet of wetlands, and driveway of 10% slope shall be subject to Planning Board
review and approval.
MOTION TO TABLE SITE PLAN 26-2022 & FRESHWATER WETLANDS 5-2022 ERIC CARLSON.
Introduced by who moved for its adoption,
Tabled until the July 26, 2022 Planning Board meeting pending ZBA decision.
Duly adopted this 26`h day of May 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net
Site Plan 25-2022 @ 3 & 5 Antigua Road
3 Antigua Road, LLC.
Public Hearing Scheduled
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
ow Community Development Department Staff Notes
May 26, 2022
Site Plan 25-2022 3 ANTIGUA ROAD, LLC.
5 Antigua Road/ Waterfront Residential? Ward 1
SEQR Type II
Material Review: application, stormwater report, survey, waste water system, site plans, elevations and
floor plans
Parcel History: AV 59-2014, AV 22-2022
Warren Co Referral Sent: May 2022/ Comments: NCI
Requested Action
To be tabled to the First June meeting for Planning Board recommendation, public hearing should be
opened.
Planning Board review and approval for construction of a new home and deck.
Resolutions
1. PB decision
Project Description
Applicant proposes to construct a new 2,145 sq ft home with a 180 sq ft deck footprint; total floor area is 6,483
sq ft. The new home will be 37 ft in height. The driveway area includes 8,145 sq ft of hard surfacing and 1,400
sq ft of permeable pavers. The parcel that is located in the Town of Queensbury adjoins a parcel that is in the
Town of Lake George that has frontage on the lake. The project includes a new entry porch overhang to the
existing home and a portion of new hard surface area for the outdoor kitchen that is located on the Town of
Lake George. Pursuant to Chapter 179-9-020, 179-3-040, 179-6-065 and Chapter 147, site plan for a new floor
area in a CEA shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located at 5 Antigua Road of .078 acre made up of two parcels in Queensbury.
• Arrangement- The project on the Queensbury parcels includes a property with a home that was a total loss
due to fire. The current site contains the hard surface area of the driveway area.
• Site Design- The project includes construction of a new home on the Queensbury parcels, new hard
surfacing area, and improvements to the existing Lake George home with a new entry way and new updates
for the outdoor kitchen area.
• Building — The building is to be 2,145 sq ft footprint and 6,483 sq ft of floor area on the Queensbury
parcels. The home is to be 37 ft in height.
• Site conditions- The project includes improvements to the hard surface parking area that access the main
house and the new guest house.
• Grading and drainage plan, Sediment and erosion control -The project includes stormwater management —
depression areas and permeable paver areas. The plans have been forwarded to the Town designated
engineer for review and comment.
• Landscape plan -The plans show the existing shoreline planting and the photos also show the existing
plantings. The project site shoreline area is on Lake Georg and within the Town of Lake George.
• Site lighting plan -The plans indicated typical residential lighting to be installed.
• Utility details -The applicant has indicates they will use the existing septic system on site and will draw
water from lake. The septic system was installed in 1990 the home 2 Bedroom home. The existing septic
system would support 4- bedrooms per the septic certification provided by EDP.
• Elevations -The home is to be 37 ft in height. There are three levels of the home lower level, main floor, and
upper floor level. The plans show there is a two car garage.
• Floor plans -The plans show the lower level with a game room, the main floor has dining room area, and the
upper level has the bedrooms.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage 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 the project g. site
lighting, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, 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
The construction of the new home requires relief from height where 37 ft is proposed and 28 ft is the maximum
height allowed. In addition relief is requested for building to be located 68 ft from the shoreline when 75 ft is
required; rear setback proposed at 0 ft where 30 ft is required. Relief is requested for the stormwater devices
located less than 100 ft from the shoreline. Permeability is being improved from 60.27 % to 67.12% where 75%
is required no variance is necessary as it is an improvement.
Summary
Application to be tabled to June meetings.
The applicant plans to revise the application materials with a smaller guest home and an expanded patio with
an outdoor kitchen. The applicant has been made aware the revisions may require to re -advertise the project
with the new information. Staff would suggest tabling the application to a June meeting.
Meeting History: PB: 5/17/2022; ZBA: 5/18/2022
LaBeLLa
t Pov./erect by partnership,
May 17, 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: 3 & 5 Antigua Road
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.16
Queensbury: SP25-2022
Dear Planning Board Members:
LaBella Associates (LaBella) has received a submission package from your office for the above
referenced project. The Applicant is proposing improvements to their property, including a single-family
residence on +/- 1.38-acre parcel located at 3 Antigua Road in the Town of Lake George, New York
(0.63-acre) and Queensbury, New York (0.75-acre). Submitted information includes the following:
• Concept Plans, prepared by Rucinski Hall Architecture;
• Site Plan Review Application, prepared by EDP LLP;
• Site plan, prepared by EDP LLP, dated February 18, 2022;
• Stormwater Management Narrative, prepared by EDP LLP, dated April 2022; and,
• Survey Map, prepared by Van Dusen & Steves Land Surveyors, dated April 14, 2022;
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance to local, state, or relevant codes and regulations. For this review, we have included
comments for the entire site (Improvements within the site fall both in the Town of Lake George and
the Town of Queensbury). Based upon our review, LaBella offers the following comments for theTown's
consideration:
Stormwater Management
1. According to the site plan review application, the proposed site improvements will disturb less
than one (1) acre and therefore this project is not required to obtain coverage under the
NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity (GP-O-
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 and erosion
and sediment control features proposed for the site are offered below:
2. Projects that disturb greater than 15,000 SF are considered Major Projects per Town code
section 147-11.E(2). In accordance with Town code section 147-11.1.(3)(c)[1] Major Project
stormwater control measures shall be designed so that there will be no increase in runoff
volume from a ten-year-frequency/twenty-four-hour-duration storm event following
development over the predevelopment volume; and for storm events exceeding the ten-year
design storm, the stormwater controls measures shall function to attenuate peak runoff flow
rates for a twenty -five-year frequency storm to be equal to or less than predevelopment flow
rates. The Applicant has provided a ten- and twenty -five-year storm analysis.
3. 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." While soil test pits and infiltration test results have been provided
that this is a previously developed site, TP2 (approximately 347') shows no mottling or
seasonal water table depth at 80 inches. The proposed drywell SMA5 has a bottom elevation
of 338.75'. The Applicant to conduct another test pit at the time of construction to confirm the
two feet of separation from the bottom of the infiltration practice.
4. The Applicant shall depict the limits of disturbance on the grading plan for the entire project
(Towns of Lake George and Queensbury)
5. The property lines and subcatchment boundary lines make the subcatchment map difficult to
discern. This makes review of the subcatchment areas within the HydroCAD model unclear.
Further, the subcatchment should not be limited to the parcel area. The Applicant should
include all tributary areas to the site. The Applicant to revise the subcatchment map for our
office to do a full review of the subcatchment map.
6. In the HydroCAD model, the invert of the drywell (Pond DW) is modeled at 340.50'. Further, a
broad -crested rectangular weir is modeled as the primary outflow at the same elevation as the
invert for Pond DW. The applicant is to clarify the design of the drywell.
7. For SMA #5, the HydroCAD model shows a 6" round culvert as the primary outflow for the
drywell. A culvert extending from SMA #5 is not depicted on the site plan. The applicant is to
revise the site plans accordingly.
8. Section 147-111(3)(d)(3) of the Town code states, "Pretreatment devices such as sediment
traps, detention/stilling basins, filter strips, grassy swales, or oil/water separators shall be
provided for runoff from paved areas or other areas subject to human -induced pollution,
including grease and oils, fertilizers, chemicals, road salt, sediments, organic materials and
settleable solids, which shall be sufficient to remove pollutants from the runoff."
It is difficult to discern the pretreatment practices proposed for SMA2, SMA4, and SMA5. The
Applicant is to clarify or revise accordingly.
9. In the HydroCAD model, SMA2 (the drip edge) models the practice as 3 feet deep. However,
the site plan details depict the drip edge as 2' deep. The Applicant is to clarify or revise
accordingly.
10. Section 147-11.1(3)(c)[4] of the Town code states "Infiltration devices for major projects shall
be located a minimum of 100 feet from Lake George and any down gradient drinking water
supply, lake, river, protected stream, water well, pond, or wetland; a separation of more than
100 feet may be required in cases where contamination of the water supply is possible due
to highly permeable soils, shallow groundwater and similar situations. The separation distance
shall be a minimum of 50 feet from up -gradient watersupplies. Designs shall mitigate adverse
effects that groundwater recharge will have on adjacent wells, water supplies, wastewater
treatment systems, buildings, roadways, properties and stormwater control measures.
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 shall revise the plans to depict the existing locations of any neighboring water
wells and septic systems within reason to ensure proper separation from infiltration devices.
11. Section 147-111(3)(c)(4) of the Town Code states, "Infiltration devices for major projects shall
be located a minimum of 100 feet from Lake George and any down -gradient drinking water
supply." Further, that section of the Town code states, "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."
Proposed infiltration practices SMA4, SMA6, SMA7, and SMA8 are within 100 feet of Lake
George. The Applicant to revise accordingly or seek a variance.
Proposed infiltration practices SMA1, SMA2, SMA3, SMA5, and SMA8 are within 100 feet from
the subsurface absorption field. The applicant to revise accordingly or demonstrate why a
lesser separation is acceptable.
Also, the Applicant is to depict the existing locations of any neighboring water wells and septic
systems within reason to ensure proper separation from infiltration devices.
12. The Applicant shall depict roof leaders on subsequent submissions.
Erosion and Sediment Control
13. It appears the erosion and sediment control plan is incorporated into the overall site plan. The
Applicant shall add the erosion control measures specified within Section 147-11.J of the Town
Code to the erosion and sediment control plan.
Further, it does not appear that the ESC plan is complete as no temporary ESC controls are
depicted to protect the infiltration areas. Section 6.3.6 of the NYS SMDM states "Infiltration
practices shall never serve as a sediment control device during site construction phase. In
addition, the Erosion and Sediment Control plan for the site shall clearly indicate how
sediment will be prevented from entering an infiltration facility." The Applicant shall revise the
plans to clearly indicate how sediment will be prevented from entering the infiltration facilities
during the site construction phase
14. The standard and specifications for winter stabilization of the NYS SSESC requires "A
temporary site specific, enhanced erosion and sediment control plan to manage runoff and
sediment at the site during construction activities in the winter months to protect off -site water
resources. This standard applies to all construction activities involved with ongoing land
disturbance and exposure between November 15th to the following April 1st." The Applicant
shall provide a separate, temporary site specific, enhanced erosion and sediment control plan,
if construction activities with ongoing land disturbance and exposure is planned after
November 15th. This erosion and sediment control plan shall conform to all requirements of
the winter stabilization specification referenced above.
It is our opinion that the Applicant should provide clarification for the above items and incorporate
changes in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information,
please do not hesitate to contact me at (518) 824-1926.
Sincerely,
'�� V1 7n3!5—
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/ Regional Leader
cc: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via email)
File
Town of Queensbury
Community Development Office
` - 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — TABLE SITE PLAN 25-2022 3 ANTIGUA ROAD, LLC.
Tax Map ID: 239.17-1-1, 239.17-1.1 / Property Address: 3 & 5 Antigua Road / Zoning: WR
Applicant proposes to construct a new 2,145 sq ft home with a 180 sq ft deck footprint; total floor area is
6,483 sq ft. The new home will be 37 ft in height. The driveway area includes 8,145 sq ft of hard surfacing
and 1,400 sq ft of permeable pavers. The parcel that is located in the Town of Queensbury adjoins a parcel
that is in the Town of Lake George that has frontage on the lake. The project includes a new entry porch
overhang to the existing home and a portion of new hard surface area for the outdoor kitchen that is located
on the Town of Lake George. Pursuant to Chapter 179-9-020, 179-3-040, 179-6-065 and Chapter 147, site
plan for a new floor area in a CEA shall be subject to Planning Board review and approval.
MOTION TO TABLE SITE PLAN 25-2022 3 ANTIGUA ROAD, LLC.. Introduced by
moved for its adoption,
Tabled until the June 21, 2022 Planning Board meeting.
Duly adopted this 261h day of May 2022 by the following vote:
F.—W&I
NOES
who
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 28-2022 @ 28 Lansburg Lane
Beth Portuese
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
JCNA
Town of Queensbury Planning Board
MECommunity Development Department Staff Notes
May 26, 2022
Site Plan 28-2022 BETH PORTUESE
28 Lansburg Lane/ Waterfront Residential/ Ward 4
SEQR Type II
Material Review: application, floor plans, elevations, narrative, site plan, stormwater, updated plan
information
Parcel History: AD 7-2006, AV 17-2022
Warren Co Referral Sent: May 2022/ Comments: NCI
Requested Action
Planning Board review and approval for removal of existing home to build new home and attached garage.
Resolutions
1. PB decision
Project Description
Applicant proposes to remove a home of 1,064 sq ft to construct a new home with an attached garage of 3,277
sq ft. Also to be constructed is a patio of 1,219 sq ft. A new floor area of 5,751 sq ft. A new septic system will
be installed. Site work for grading for the project and a new driveway to Big Bay Road over parcel 316.9-1-
27.2. Lots are in separate ownership but related. Pursuant to chapter 179-4-030, 179-6-060, 1794-050, site plan
for construction within 50 feet of 15% slopes shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located at 28 Lansburg Lane on a 0.75 ac parcel for the house site and a 1.02 ac
parcel for the shared driveway area.
• Arrangement -The existing camp and shed are to be demolished where a new home is to be constructed with
access from an adjoining parcel.
• Building — The new home is 3,277 sq ft footprint, 1,219 sq f patio area, with a new floor area of 5,751 sq ft.
The applicant has included 93 sq ft of additional footprint for access to the media room within home and
does not extend past the proposed porch on the main floor.
• Grading and drainage plan, Sediment and erosion control -The plans indicate stone trenches. The
information has been provided to the Town Designated Engineer for review and comment.
• Landscape plan -There existing shoreline area vegetation is remaining and not to be disturbed. Below are
the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Hudson River)
-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
-185 ft of shoreline per site drawing
-Shoreline buffer 185 ft X 35 ft width is 6475 sq ft
-Shoreline buffer area -6475 /700 = 9.3 round up to 10 ten large trees at 3 inch diameter
-Ground cover-6475/350 = 18.5 round up to 19 (X7) =133 native shrubs and 19 (X14) herbaceous
plants=266
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
- 185 ft Shoreline X 30%= 55.5 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 -Applicant has indicated lighting to be code compliant down cast fixtures.
• Utility details -The applicant has indicated there is to an onsite septic system and will connect to municipal
water.
• Elevations -The elevations show there is a 2-car garage for the front of the home and for the shore side a
deck on the main level.
• Floor plans -The plans show a five bedroom home, an outdoor patio area, media room, family room.
• 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 for the project: 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.
Nature of Variance
Granted 5/18/2022. The application proposes to access the property through an adjoining parcel. The required
road frontage is 150 ft and 0 ft is proposed.
Summary
The applicant has completed a site plan application for the demolition of an existing home to construct a new
home with associated site work and a shared drive -way to Big Bay Road.
Meeting History: PB: 5/17/2022; ZBA: 5/18/2022
GWs
Q,�-
LaBella
Powered by partnership.
May 16, 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: Portuese Residence
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.20
Queensbury Ref #SP28-2022
Dear Mr. Brown:
LaBella has received a submission package from your office for the above referenced project. The
Applicant is proposing to demolish the existing house and construct a new single-family residence with
associated driveway, patio, new absorption field and stormwater treatment. Submitted information
includes the following:
• Site plan Narrative, prepared by Hutchins Engineering, dated April 15, 2022;
• Site plans, prepared by Hutchins Engineering, dated April 15, 2022;
• Site plan Application, prepared by Hutchins Engineering, dated April 15, 2022;
• Architectural plans, prepared by Miller Design, dated April 14, 2022;
• Stormwater Analysis Summary, prepared by Hutchins Engineering, dated April 13, 2022;
• Deed, provided by Warren County, dated February 5, 2016
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance with local, state, or relevant codes and regulations. Based upon our review, Chazen 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). Comments related to the
stormwater management and erosion and sediment control features proposed for the site are offered
below:
2. Section 179-6-080 of the Town Code states that a "stormwater drainage plan shall analyze the impacts
of the project using at least a 25 year return interval storm for residential projects with regards to both
runoff rate and volume," and, "all stormwater management plans shall be designed so that post -
development run-off rates and volumes are equal to or less than pre -development run-off."The applicant
has provided the 25-year storm for analysis.
20 Elm Street 1 Suite 1io ( Glens Falls, NY 128011 p (518) 812-0513
vvww.labeilapc.com
3. The applicant currently has not shown the required 2' separation distance for the infiltration trenches.
The applicant provided a test pit at elevation 323' that showed information down to 316.33'. Currently,
the applicant shows infiltration trench 1P as having a ground elevation at elevation 320'. The applicant
shows the house roof infiltration trench detail as being 4' deep and thus needing 2 more feet of
clearance for a total of 6' below surface elevation. To confirm separation distance, the Applicant would
need to provide data to 314' LaBella does not take exception to deep soil tests and infiltration tests
being performed at the time of construction, so long as the Town does not take exception. The Applicant
shall notify the Town prior to performing the tests such that the town can witness if they so choose.
Additional site plan review may be required if conditions discovered in the field differ from the assumed
conditions.
4. The applicant is to depict neighboring septic systems on adjacent properties within a reasonable
distance (at least 25 feet in accordance with the NYS SMDM).
5. The project is subject to the NYS Standards and Specifications for Erosion and Sediment Control
(SSESC). The site plans should be revised to include a concrete washout and rock construction entrance
in accordance with the NYS SSESC.
Conclusion & Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate changes
in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information, please
do not hesitate to contact me at (518) 824-1926.
Sincerely,
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/ Regional Leader
cc: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via e-mail)
File
Z:\2022Projects\Queensbury, Town of\2220706.20- Beth Portuese\OS Design\Civil\Muni\REV\2220706.20-Portuese Residence-SP28-2022—Li.dou
QW,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 28-2022 BETH PORTUESE
Tax Map ID: 316.5-1-3 / Property Address: 28 Lansburg Lane / Zoning: WR
The applicant has submitted an application the Planning Board: Applicant proposes to remove a home of
1,064 sq ft to construct a new home with an attached garage of 3,184 sq ft. Also to be constructed is a patio
of 1,219 sq ft. A new floor area of 5,658 sq ft. A new septic system will be installed. Site work for grading
for the project and a new driveway to Big Bay Road over parcel 316.9-1-27.2. Lots are in separate ownership
but related. Pursuant to chapter 179-4-030, 179-6-060, 1794-050, site plan for construction 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 5/17/2022; the ZBA
approved the variance on 5/18/2022;
The Planning Board opened a public hearing on the Site plan application on 5/26/2022 and continued the
public hearing to 5/26/2022, 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 5/26/2022;
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 28-2022 BETH PORTUESE; 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.
Page 1 of 2
Phone: 518.763..82201 Fax: 53.8.745.44371742 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 26th day of May 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: S18.761.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net
Site Plan 29-2022 @ 71 9 & 13 Nutley Lane
Reds LD, LLC.
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Ow Community Development Department Staff Notes
May 26, 2022
Site Plan 29-2022 REDS LG, LLC.
7, 9, & 13 Nutley Lane/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, survey, floor plans, elevations, site plans
Parcel History: SEP 37-2021, AV 21-2022
Warren Co Referral Sent: May 2022/ Comments: NCI
Requested Action
Application to be tabled to the second meeting in July pending ZBA review.
Planning Board review and approval for completion of existing alterations in process on two structures and new
construction of a third.
Resolutions
1. PB decision
Project Description
Applicant proposes to complete alterations to two existing dwelling units on the site and complete construction
of third dwelling unit on the site. Site work had started on all three buildings prior to review. Alterations include
7 Nutley Lane new building of 540 sq ft of one bedroom and kitchen, 288 sq ft open porch, 24 sq ft covered
entry area; Alterations to 9 Nutley Lane 704 sq ft footprint with two bedrooms and kitchen (floor area of 1,408
sq ft, new open deck of 440 sq ft - walkout area below; interior alterations for 13 Nutley Lane existing floor
area 2,134 with four bedrooms. Project includes grass depression areas, shoreline plantings, construction of a
retaining wall of 72 ft in length at 1.8 ft in height. Project subject to site plan for new floor area for 7 Nutley
Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing within 50 ft of the shoreline;
Project subject to area variance for setbacks for 7 and 9 Nutley Lane, expansion of non -conforming, stormwater
devices less than 100 ft from the shoreline, adding a third dwelling unit- kitchen, and permeability. Pursuant to
Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located on one parcel with 3 addresses for each building at 7, 9, 13 Nutley Lane.
The parcel 0.53 acres.
• Arrangement- The site has three buildings on the property with parking and access toward the east property
line near Route 9L
• Site Design- The applicant proposes stormwater management on shoreling plantings as part of the project.
• Building - 7 Nutley Lane is considered a new building as a one story with new floor area at 540 sq ft and a
288 sq ft deck. 9 Nutley Lane already constructed 440 sq ft open deck with a704 sq ft footprint and 1,408
sq ft floor area.
• Grading and drainage plan, Sediment and erosion control -The plans show a rip rap area to be installed at the
shoreline. The site has areas that are 15% or greater.
• Landscape plan -The plans show additional shoreline plantings to be installed and the existing plantings are
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
-78 ft of shoreline per RPS
-Shoreline buffer 78 ft X 35 ft width is 2730 sq ft
-Shoreline buffer area -2730 /700 = 3.9 round up to 4-four large trees at 3 inch diameter
-Ground cover-2730/350 = 7.8 round up to 8 (X7) =56 native shrubs and 8 (X14) herbaceous
plants=112
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
- 78 ft Shoreline X 30%= 23.4 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 site lighting to be residential and down cast.
• Site details -The previous survey for the site did note three buildings however not as described in the current
proposal.
• Utility details -The three units are on one septic system and have water drawn from the lake.
• Elevations -The elevations are provided for all three buildings
• Floor plans -The floor plans for all three buildings are provided.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, 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. The applicant has provided information for g. site lighting, j.
stormwater, k. topography,1. landscaping, o. commercial alterations/ construction details, p 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.
Nature of Variance
The project work existing and proposed requires relief: Setbacks for 7 Nutley Lane area 16 ft to the north
property line and for 9 Nutley Lane 4 ft to the north property line where a 20 ft setback is required; on the south
property line 7 Nutley Lane area 11 ft to the south property line and for 9 Nutley Lane 12 ft to the south
property line where a 20 ft setback is required. Expansion of non -conforming. Stormwater device of stone rip
rap at the shoreline where a 100 ft setback is required. Also 7 Nutley Lane for adding a third dwelling unit -
kitchen. Permeability 70.91% is proposed where 75% is required.
Summary
Application to be tabled pending ZBA.
Meeting History: PB: 5/17/2022; ZBA: 5/18/2022
LaBeLLa
Powered by ioartnershio.
May 19, 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: Reds Residence
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.19
Queensbury Ref #SP29-2022
Dear Mr. Brown:
LaBella has received a submission package from your office for the above referenced project. The
Applicant is proposing to add porches and renovate 2 of the existing building and also replace the existing
asphalt drive/
• Site plans, prepared by EDP, dated May 6, 2021;
• Site plan Application, Prepared by EDP, dated November 1, 2021;
• Floor Plans, prepared by Griner, dated February 3, 2021
• Survey Map, prepared by EDP, dated May 7, 2021
• Deed, provided by Warren County, dated November 28, 2018
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance with 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). Comments related to the
stormwater management and erosion and sediment control features proposed for the site are offered
below:
20 Elm Street 1 Suite 1101 Glens Falls, NY 128o1; p (518) 812-0513
www.Lab,-LLapc.com
2. According to Town code section 147-11D, the applicant may qualify for the exemption from stormwater
management practices. The applicant appears to meet the following criteria from section 147-111)(2)
stating that "Development involving land disturbance and land clearing of less than 5,000 square feet
which does not result in the creation of new impervious surfaces of more than 1,000 square feet." is
exempt from this chapter. To confirm this, the applicant shall confirm the following:
A. Applicant shall show the limit of disturbance on the site plans in future submissions.
B. What is the ground surface material underneath the proposed porches?
3. The project is subject to the NYS Standards and Specifications for Erosion and Sediment Control
(SSESC). The site plans provided do not depict any ESC measures to implemented on the site during site
disturbance. The Applicant shall revise accordingly.
4. The applicant is to show neighboring water wells on adjacent properties.
Conclusion & Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate changes
in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information, please
do not hesitate to contact me at (518) 824-1926.
Sincerely,
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/ Regional Leader
cc: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via e-mail)
File
Z:\2022Projects\Queensbury, Town of\2220706.19- Reds LG, LLC\05_Design\Civil\Mun*i\REV\2220706.19-Reds Residence-SP29-2022_Ll.doa
~- Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — TABLE SITE PLAN 29-2022 REDS LG, LLC.
Tax Map ID: 239.17-1-15 / Property Address: 7, 9 & 13 Nutley Lane / Zoning: WR
Applicant proposes to complete alterations to two existing dwelling units on the site and complete
construction of third dwelling unit on the site. Site work had started on all three buildings prior to review.
Alterations include 7 Nutley Lane new building of 540 sq ft of one bedroom and kitchen, 288 sq ft open
porch, 24 sq ft covered entry area; Alterations to 9 Nutley Lane 704 sq ft footprint with two bedrooms and
kitchen (floor area of 1,408 sq ft, new open deck of 440 sq ft - walkout area below; interior alterations for 13
Nutley Lane existing floor area 2,134 with four bedrooms. Project includes grass depression areas, shoreline
plantings, construction of a retaining wall of 72 ft in length at 1.8 ft in height. Project subject to site plan for
new floor area for 7 Nutley Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing
within 50 ft of the shoreline; Project subject to area variance for setbacks for 7 and 9 Nutley Lane, expansion
of non -conforming, stormwater devices less than 100 ft from the shoreline, adding a third dwelling unit -
kitchen, and permeability. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning
Board review and approval.
MOTION TO TABLE SITE PLAN 29-2022 REDS LG, LLC. Introduced by who moved for
its adoption,
Tabled until the July 26, 2022 Planning Board meeting pending ZBA decision.
Duly adopted this 26th day of May 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 I Fax: 51.8.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 27-2022 @ 78-80 Main Street
Foothills Builders/FHB Apts
Public Hearing Scheduled
Unlisted SEAR
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 26, 2022
Site Plan 27-2022 Foothills Builders/FHB Apartments
78-80 Main Street/ Neighborhood Commercial/ Ward 4
SEQR Unlisted
Material Review: application, elevation, site plans, floor plans elevations, stormwater management
Parcel History: Disc 6-2021
Warren Co Referral Sent: May 2022/ Comments: Concur w/local board. Informal staff comments suggest
consideration for safe access to Main Street and sidewalks to be provided.
Requested Action
Planning Board review and approval for removal of existing buildings to construct a new mixed use building.
Resolutions
1. SEQR resolution
2. PB decision
Project Description
Applicant proposes removal of existing structures and to construct a new building with a footprint of 8,663 sq ft
and floor area of 25,989 sq ft. First floor office/retail with a second and third floor containing 22 apartment
total. Site work to include parking/drive area, lighting, landscaping and stormwater. Site plan for new uses and
multi -story building in the Main Street zone. Pursuant to chapter 179-3-040, site plan for a new commercial use
in a main street zone shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located on two parcels 78 and 80 Main Street. The lot size for 78 Main Street is 0.31
ac and for 80 Main Street is 0.45 ac. The project is located in the Main Street Zoning District that includes
additional review criteria for the building details.
• Arrangement- The applicant proposes to remove the existing buildings on the property to construct a multi
use building with commercial/retail on the bottom floor and the two upper floors to be apartments.
• Site Design- The plans includes an entrance area on the west side of the property with parking and loading
to the area to the rear.
• Building — The building is to be 8,663 sq ft footprint with a floor area of about 25,989 sq ft.
• Traffic- The applicant proposes 38 parking spaces for office use and apartment use (noting these are one
bedroom units). Main Street allows for shared parking 179-7-070 in conjunction of 179-4-090. The
required parking would be 58 spaces with the sharing factor 49.2 or 50 spaces would be required using 0.6
for office/residential. Further Main Street allows for 50% reduction in parking requirements or waive all or
portions if the applicant can demonstrate how parking demands may be mitigated , based on trip
generations. (Note if bottom floor was retail -33 spaces required — still less than apt (Calc 33*.6= 20spaces)
20 spaces+36 spaces =56 spaces then 50% Of 56 spaces is 28 spaces applicant still provides 38 spaces)
• Grading and drainage plan, Sediment and erosion control- The applicant has indicated that 0.76 ac or the
entire site is to be disturbed. Subsurface infiltration devices and catch basins are to be installed in the
parking area. The project has been referred to the Town Designated Engineer for review and comment.
• Landscape plan -The planting plan includes front of the building plantings then there are planting plans in
the island for the rear parking area. The applicant has included a planting area for the rear property line that
abuts neighboring properties. The applicant has also addressed the required percentage of landscaping
where 10% would be required and the applicant proposes 12% of interior landscaping.
• Site lighting plan -The lighting plan needs to be clarified. There appears to be bollard fixtures to be installed
in the courtyard area. There appear to be some type of fixture in the planting islands but they are not labeled.
• Utility details -Utility connections area shown on Sheet 3.10. They includes connection to municipal sewer
and water. Electric utility to be coordinated with utility provider. Utilities for stormwater management are
also provided and to be reviewed under stormwater.
• Signage-The applicant has shown an area at the front of the building for signage that could be installed and
to include down cast light fixtures. The sign areas should be defined by size. The sign materials are to be
noted on the plans -All signs shall be made of durable materials, Wood, metal, stone, brick or similar
traditional sign materials are recommended, Resin or composite materials that give the appearance of
traditional materials may also be used.
• Elevations -The elevations are shown noting the overall height and height between floors. The plans also
note the color scheme blue spruce, windows to be aluminum panels dark bronze, Glass transparency 32% is
noted however it should specify if it is the pedestrian level glass or the whole facade
• Floor plans -The applicant has indicated the main floor has the ability to accommodate up to four tenants and
the next two levels would accommodate the apartments. Noting the laundry appears to be only available on
the first floor and only one elevator is proposed.
• Waivers -There are Main Street waivers to consider as noted in summary
• The applicant has provided information on site lighting, signage, stormwater, topography, landscaping,
parking, floor plans, construction details, soils information.
• 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.
Main Street Code Sections
179-3-040 Main Street
1. Side yard setback — zero -foot side yard setbacks are preferred - The Planning Board may waive this
requirement wherever this provisions would restrict rear yard access the applicant has placed the
building so there is a 5 ft side setback on the east side adjacent to other buildings and 22 ft from the west
property line. A waiver would be reasonable to grant one for access on the west side and second for the
type of building to be constructed apartments on the second and third floor on the east side.
2. Rear Yard setback needs to be on drawing
179-7-030 specific design standards
1. The board may have further discussion for stipulating more than one tenant on the lower level to
encourage pedestrian activity
179-7-020 design standards
1. Mechanicals appear to be located on the roof to be hidden by parapet — the board may request a roof
plan to confirm roof mechanicals are hidden
179-7-070 Design standards
1. Applicant to confirm --Up to 50% of the front facade may include recesses at least 18 inches deep and
three feet wide, but no more than 10 feet deep.
2. Drawings should show Future interconnect to adjoining properties — with associated notes in regards to
future interconnect to be on site plan drawing per condition.
3. Parking see notes above on Traffic — additional information to be provided
4. Buffer -adjacent uses are not identified but appear to be residential — no information on green buffer --
but different height privacy fence for each side of the property --length needs to be noted
5. Lighting — see notes above about parking lot lighting and building lighting — need lighting plan
6. Floor height —proposed is 12 ft for the first floor, 11 ft for the second floor and 9 ft 1 inch for the third
floor.
7. Building transparency and interior lighting is important at the street level; consequently, ground floor
levels facing major or internal access roads shall have a minimum of 60% of transparent glass surface
that is oriented vertically, beginning within 24 inches from above the sidewalk. Where full shopfront
area is expressed architecturally utilizing framing and infill panels of wood or other approved shopfront
materials, a minimum clear glass area of at least 40% is required, starting within 36 inches from above
the sidewalk. Dark or reflective tinted glass is prohibited along Main Street frontageThe board should
have further discussion about the transparency at pedestrian level
Summary
The applicant has completed a site plan application for the construction of 3 story structure with office use for
the main floor and 22 apartments for the two floors.
• The board will need to consider the request for waivers -Waiver for side setbacks not at zero feet, buffer
between residential and office use.
• The board should request additional information for the following -Site lighting, Fence length for each
section and detail, rear setback to be on the plans, additional parking calculations for retail use not just
office use, building design front faced recess depth value, possible traffic assessment, interconnect with
adjoining properties, windows at pedestrian level may need additional transparency glass, use of parking
spaces in winter months for snow storage.
Meeting History: I'Meeting
FIRE MARSHAL'S OFFICE
Town of Queensbury
742 Bay Road, Queensbury, NY 12804
"Home of Natural Beauty... A Good Place to Live"
PLAN REVIEW
FHB Main Street Apts
78 — 80 Main Street
SP 27-2022
4/26/2022
The following comments are based on review of drawings:
• Sprinkler system and standpipe system required.
• FD apparatus access acceptable
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fire Marshal's Office - P It o tt e: 518-761-8206 - Fax: 518-745-4437
{irertlarshal@queensbury.net - unvw.queensbunImet
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
SEAR RESOLUTION — Grant Positive or Negative Declaration
SITE PLAN 27-2022 FOOTHILLS BUILDERS/FHB APTS
Tax Map ID: 309.10-1-24, 309.10-1-25 / Property Address: 78-80 Main Street / Zoning: NC
The applicant proposes removal of existing structures and to construct a new building with a footprint of 8,663
sq ft and floor area of 25,989 sq ft. First floor office/retail with a second and third floor containing 24 apartment
total. Site work to include parking/drive area, lighting, landscaping and stormwater. Site plan for new uses and
multi -story building in the Main Street zone. Pursuant to chapter 179-3-040, site plan for a new commercial use
in a main street zone shall be subject to Planning Board review and approval.
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;
Part 1 of the Short EAF has been completed by the applicant;
Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning
Board as lead agency 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 GRANT A POSITIVE DECLARATION OR NEGATIVE DECLARATION FOR SITE
PLAN 31-2022 KASSELMAN SOLAR/LOREEN HARVEY. Introduced by who moved for its
adoption.
As per the resolution prepared by staff.
1. Part II of the Short EAF has been reviewed and completed by the Planning Board.
2. Part III of the Short EAF has been reviewed and completed by the Planning Board.
Or
Part III of the Short EAF is not necessary because the Planning Board did not identify potentially
moderate to large impacts.
Duly adopted this 261" day of May 2022 by the following vote:
AYES:
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 — Grant / Deny Site Plan Approval
SITE PLAN 27-2022 FOOTHILLS BUILDERS/ FHB APARTMENTS
Tax Map ID: 309.10-1-24, 309.10-1-25 / Property Address: 78-80 Main Street / Zoning: NC
The applicant has submitted an application the Planning Board: Applicant proposes removal of existing
structures and to construct a new building with a footprint of 8,663 sq ft and floor area of 25,989 sq ft. First
floor office/retail with a second and third floor containing 24 apartment total. Site work to include
parking/drive area, lighting, landscaping and stormwater. Site plan for new uses and multi -story building in
the Main Street zone. Pursuant to chapter 179-3-040, site plan for a new commercial use in a main street
zone 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 has reviewed the potential environmental impacts of the project, pursuant to the State
Environmental Quality Review Act (SEQRA) and adopted a SEQRA Negative Declaration — Determination
of Non -Significance;
The Planning Board opened a public hearing on the Site plan application on 5/26/2022 and continued the
public hearing to 5/26/2022 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 5/26/2022;
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 27-2022 FOOTHILLS BUILDERS/FHB
APARTMENTS; 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.
Pagel of 2
Phone: 518.761.82201 Fax: 518.745.44371742 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 26t" day of May 2022 by the following vote:
AYES:
0163�
Page 2 of 2
Phone: 518.761.82201 Fax: 53.8.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net