Staff notes for 6/23/2022STAFF NOTES
JUNE 23, 2022
Queensbury Planning Board Agenda
Second Regular Meeting: Thursday, June 23, 2022 / Time 7 — 11 pm
�J Queensbury Activities Center @ 742 Bay Road
Tabled Items
Applicant(s)
3 ANTIGUA ROAD, LLC,
Application Type
Site Plan 25-2022
Owner (s)
Same as applicant
SEQR Type_
Type II
Agent(s)
EDP
Lot size
.74 acres and .04 acres
Location
3 & 5 Antigua Road
Ward: i
Zoning Classification: WR
Tax ID No.
239.17-1-2
Ordinance Reference
179-9-020, 179-6-065, 179-3-040, Chapter 147
Cross Reference
AV 59-2014, AV 22-2022
Warren Co. Referral
May 2022
Public Hearing
June 23, 2022
Site Information
APA, LGPC, CEA
Project Description: (Revised) Applicant proposes to construct a new 1,225 sq ft home with an 845 sq ft covered patio; total floor area is 3,979 sq ft.
The new home will be greater than 28 ft in height. The driveway area includes 7,483 sq ft of hard surfacing and 1,170 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
new area for the outdoor kitchen that is located in both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-020,179-6-065, 179-3-
040 and
Old Business:
147, site plan for a new floor area in a CEA shall be sul:
Board review and
Applicant(s)
JOE SHEEHAN
Application Type
Site Plan 40-2022 _ I
Owner (s)
Same as applicant
SEQR Type
Type II
Agents)
EDP
Lot size
.22 acres
Location
80 Rockhurst Road
Ward: 1
Zoning Classification: WR
Tax ID No. I
227.13-2-42
Ordinance Reference I
179-3-040, 147, 179-5-020, 179-6-065, 179-
13-010
Cross Reference AV 27-2022 Warren Co. Referral June 2022 j
Public Hearing June 23, 2022 Site Information CEA, LGPC, APA j
Project Description: Applicant proposes a 618 sq ft garage addition to an existing home and a 500 sq ft deck to replace an existing deck. A portion of
the new deck will be covered. Updates to the covered entryway are also proposed. The project includes stormwater management, shoreline plantings,
retaining wall and steps to be reconstructed. The new footprint of the home will be 2,500 sq ft and a floor area of 3,728 sq ft. Pursuant to chapter 179-3-
040, 147, 179-5-020, 179-6-065, 179-13-010, site plan for new floor area in a CEA, hard surfacing within 50 ft of the shoreline, and expansion of
nonconforming structure shall be subject to Planning Board review and approval.
Applicant(s) _ALICE AND JACK LYNCH ( Application Type Site Plan 36-2022
Owner (s) Same as applicant SEQR Type Tie II
Agent(s) Redbud Development Lot size I 0.69 acres
------------
Location 14 Highview Road Ward: 1 Zoning Classification: WR
Tax ID No. 239.15-1-15 Ordinance Reference 179-3-040, 179-6-065, 179-6-050, 179-5-020,
147
Cross Reference AV 45-1996, SP 42-1996 (addition to back & deck) Warren Co. Referral June 2022
Public Hearing June 23, 2022 1 Site Information CEA, LGPC, APA
Project Description: Applicant proposes to construct a new open deck addition of 563 sq ft, install a 123 sq ft pool, and construct a 166 sq ft covered
porch. The project includes installation of stormwater control measures, site landscaping, and shoreline plantings. There is an existing 169 sq ft shed j
that requires review for after -the -fact work. The existing house has a 2,775 sq ft footprint and an existing floor area of 4,773 sq ft. Pursuant to chapter
179-3-040, 179-6-065, 179-6-050, 179-5-020, 147, site plan for a new floor area in a CEA and hard surfacing within 50 ft of the shoreline shall be
subject to Planning Board review and approval.
Applicant(s) { MEGHAN ORBAN { Application Type Site Plan 39-2022
Owner (s) { Me an & Stephen Orban { SEQR Type Tyke II 11
—Agent(s)-----] Stefanie Bitter { Lot size .5 acres, .66 acres
Location { 21 & 25 Duncan Cove Road Ward: 1 { Zoning Classification: WR
Tax ID No. { 226.16-1-7, 226.16-1-9 (secondary access road) { Ordinance Reference { 179-3-040, 147, 179-6-050, 179-6-065
Cross Reference { AV 82-1992, AV 29-2022 { Warren Co. Referral { June 2022
Public Hearing June 23, 2022 { Site Information { CEA, LG PC, APA
Project Description: Applicant proposes demolition of an existing home and out buildings to construct a new 2,548 sq ft home and porch area of 463 sq
ft with a floor area of 4,584 sq ft. The permeable patio facing the lake will also include a hot tub, which is classified as a pool per Town Code. Project
includes site work for stormwater management, shoreline and site planting plan, development for permeable patio, driveway area. Project includes a
new onsite septic system and water supply drawn from the lake. Pursuant to chapter 179-3-040, 147, 179-6-050, 179-6-065, site work for new floor area
in a CEA and hard surface within 50 ft of the shoreline shall be subject to Planning Board review and approval.
Old Business: Unapproved Development:
Applicant(s) { _MORGAN GAZETOS/GREG FRANCIS_ Application Type { Site Plan 35-2022
Owner (s) ( Gregory R Francis Trustee { SEQR Type__ Type II _ _i
Agent(s) { Morgan Gazetos Lot size .92 acres i
Location { 2930 State Route Ward: 1 { Zoning Classification: WR
Tax ID No. { 239.20-1-19 B r Ordinance Reference { 179-3-040, 179-13-010 G
Cross Reference { SP 72-2014, AV 85-2014, AV 25-2022 { Warren Co. Referral { June 2022
Public Hearing June 23, 2022 { Site Information { CEA, APA, LGPC {
Project Description: Applicant requests approval for construction of a deck addition not constructed per approval. Additionally, the applicant has
completed additional work without approval including deck area near shoreline, shoreline pathway decking, and a reconstructed shed/changing
accessory structure near the shore. The existing house footprint of 1,285 sq ft to remain the same. The decking areas of 2,270 sq ft to be reduced to ;
1,930 sq ft; original approval was for 1,408 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan for hard surfacing within 50 ft of the shoreline
and expansion of a non -conforming structure shall be subject to Planning Board review and approval.
Recommendation:
_Applicant(s) { ROBERT & JEAN TARRANT { Application Type { Site Plan 41-2022 {
Owner (s) { Robert and Jean Tarrant { SEQR Type { Type II
Agent(s) { Hutchins Engineering { Lot size { 0.24 acres {
Location { 308 Cleverdale Road ( Ward: 2 Zoning Classification: WR
Tax ID No. { 226.12-1-82 { Ordinance Reference { 179-3-040, 179-6-065, 147
Cross Reference AV 28-2022 Warren Co. Referral June 2022 j
Public Hearing n/a for recommendation { Site Information APA, LPGC, CEA f
Project Description: Applicant proposes to demolish an existing home and to construct a new home with a footprint of 1,005 sq ft including the
porch/deck areas. The new floor area is to be 2,266 sq ft. The project includes a new septic system, site work for stormwater and landscaping. The
existing garage of 365 sq ft and 220 sq ft shed are to remain. Site Plan for new floor area in a CEA, hard surfacing within 50 ft of the shore. Pursuant to
Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. Planning Board j
shall provide a recommendation to the Zoning Board of Appeals.
Applicants) { _DANIEL ZOTTO { ��lication Type ( Site Plan 42-2022
Owner (s) { Daniel Zotto & Carrie Hedderman { SEQR Type { Type II
Agent(s) { n/a { Lot size .28 acres _j
Location { 306 Glen Lake Road { Ward: I { Zoning Classification: WR
Ordinance Reference 179-3-040, 179-4-080, 179-13-010
Tax ID No. { 289.9-1-86 { i
Cross Reference AV 30-2022 ( Warren Co. Referral { n/a
Public Hearing I n/a for recommendation _J Site Information CEA 1
Project Description: Applicant proposes a 400 sq ft deck to be added to an existing home. The footprint is 798 sq ft and the total floor area is 1,326 sq
ft. The deck is to be located facing the shoreline area. There are no other proposed changes. Pursuant to chapter 179-3-040, 179-4-080, 179-13-010, site
plan for new hard surfacing within 50 ft of the shoreline and expansion of a non -conforming structure shall be subject to Planning Board review and
annrnval. Variance: Relief is sought for setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
New Business:
Applicant(s) ACPOWER 31, LLC. I Application Type Site Plan 37-2022, Special Use Permit 2-2022,
Freshwater Wetlands 8-2022 f
Owner (s) Ciba Specialty Chemicals Corp. SEQR Type Type II
Agent(s) Tetra Tech Lot size 62.72 acres j
Location 89 Lower Warren Street Ward: 2 Zoning Classification: HI
Tax ID No. 303.20-2-50, 303.20-2-48.1 (access road) Ordinance Reference 179-3-040, 179-10-040, 179-5-140, Chapter 94
Cross Reference I Warren Co. Referral June 2022
Public Hearing June 23, 2022 Site Information
Project Description: Applicant proposes to utilize 44.1 acres between lower Warren and the Hudson River of a 62.72 acre parcel for a new solar farm of
5MW AC with fixed panels. The project proposes disturbance less than 25 acres. The number of panels would be 11,804 to be installed over 9 acres of
property. The project includes preparation of the property for installation of the panels, access drive areas on the site and access through an adjoining
parcel to the east. Stormwater management, landscaping and fencing to be included as well. Pursuant to Chapter 179-3-040, 179-10-040, 179-5-140, 94, j
site plan, special use permit and freshwater wetlands permit shall be subject to Planning Board review and approval.
Applicant(s) PAR 27, LLC. I Application Type Site Plan 34-2022
Petition for Zone Change 1-2022
Owner (s) Par 27 LLC, Lisa & Whitney Russell SEQR TypType I f
Agent(s) Hutchins Engineering Lot size 10.56 acres, 2.44 acres
Location 170 Sunnyside Rd, 0 Sunnyside Rd Ward: I ( Zoning Classification: MDR
Tax ID No. 290.5-1-50.1, 290.6-1-11 Ordinance Reference 179-3-040, 179-15-040
Cross Reference ( Warren Co. Referral June 2022
Public Hearing June 23, 2022 Site Information
Project Description: Applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at 0 Sunnyside Road
(Vacant) from MDR to RR3A. The project includes construction of an addition of 1,613 sq ft to the existing 2,300 sq ft building. Pursuant to chapter
179-3-040, 179-15-040, site plan review, petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and
Planning Board recommendation to Town Board. Site plan shall be subiect to Planning Board review and approval.
- Any further business which may be properly brought before the Board -
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
0�_w Community Development Department Staff Notes
June 23, 2022
Site Plan 25-2022 3 ANTIGUA ROAD, LLC.
3 & 5 Antigua Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site drawings, elevations, floor plans, stormwater details
Parcel History: AV 59-2014, AV 22-2022
Warren Co Referral Sent: May 2022/Comments: NCI
Requested Action
Planning Board review and approval for construction of a new home, outdoor kitchen section, patio area, and
driveway areas.
Resolutions
1. PB decision
Project Description
(Revised) Applicant proposes to construct a new 1,225 sq ft home with an 845 sq ft covered patio; total floor
area is 3,979 sq ft. The new home will be greater than 28 ft in height. The driveway area includes 7,483 sq ft of
hard surfacing and 1,170 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 new area
for the outdoor kitchen that is located in both the Town of Lake George and Queensbury. Pursuant to Chapter
179-9-020, 179-6-065, 179-3-040 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 0.74 acre parcel.
• 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 1,225 sq ft footprint and 3,979 sq ft of floor area on the Queensbury
parcels. The home is to be 29 ft 5 inches in height. The covered outdoor cooking area portion in
Queensbury is 875 sq ft and includes portion of the support/retaining wall areas on the north and west side
of the covered cooking area.
• 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 for the shoreline of Lake George in 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 29 ft 5 inches 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. Note one of the kitchens will need to be removed — applicant has confirmed
the lower kitchen to be removed.
• 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
Granted 6/23/2022. The construction of the new home requires relief from height where 29 ft 5 inches is
proposed and 28 ft is the maximum height allowed; relief of 1 ft 5 inches. Relief for rear setback is proposed to
be 0 ft setback where 30 ft is required. Relief is requested for the stormwater devices located less than 100 ft
from the shoreline where 76 ft is proposed. Permeability is being improved from 58.12 % to 68.55% where
75% is required no variance is necessary as it is an improvement.
Summary
Applicant has completed a site plan application for the construction of a new home with associated site work.
Meeting History: PB: 5/17/2022, 5/26/2022, 6/21/2022; ZBA: 5/18/2022, 6/22/2022
Town of Queensbury
Community Development Office
— 742 Bay Road, Queensbury, NY 12804
Fe
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 25-2022 3 ANTIGUA ROAD, LLC.
Tax Map ID: 239.17-1-2 / Property Address: 3 & 5 Antigua Road / Zoning: WR
The applicant has submitted an application the Planning Board: (Revised) Applicant proposes to construct a
new 1,225 sq ft home with an 845 sq ft covered patio; total floor area is 3,979 sq ft. The new home will be
greater than 28 ft in height. The driveway area includes 7,483 sq ft of hard surfacing and 1,170 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 new area for the outdoor kitchen that is
located in both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-020, 179-6-065, 179-
3-040 and Chapter 147, site plan for a new floor area in a CEA 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 6/21/2022; the ZBA
approved the variance on 6/22/2022;
The Planning Board opened a public hearing on the Site plan application on 6/23/2022 and continued the
public hearing to 6/23/2022, 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 6/23/2022;
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 25-2022 3 ANTIGUA ROAD, LLC;
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: 518.761.8220 1 Fax: 518.745.4437 1 742 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 23rd day of June 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 518.761.82201 Fax: 53.8.745.44371742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 40-2022 @ 80 Rockhurst Road
Joe Sheehan
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2022
Site Plan 40-2022 JOE SHEEHAN
80 Rockhurst Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, floor plans and elevations
Parcel History: AV 27-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Planning Board review and approval for a garage addition and deck replacement.
Resolutions
1. PB decision
Project Description
Applicant proposes a 618 sq ft garage addition to an existing home and a 500 sq ft deck to replace an existing
deck. A portion of the new deck will be covered. Updates to the covered entryway are also proposed. The
project includes stormwater management, shoreline plantings, retaining wall and steps to be reconstructed. The
new footprint of the home will be 2,500 sq ft and a floor area of 3,728 sq ft. Pursuant to chapter 179-3-040, 147,
179-5-020, 179-6-065, 179-13-010, site plan for new floor area in a CEA, hard surfacing within 50 ft of the
shoreline, and expansion of nonconforming structure shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project is located at 80 Rockhurst Road on a 0.21 ac parcel.
• Arrangement- The site has an existing home with an attached deck.
• Building — The home has a footprint of 982 sq ft with a 450 sq ft deck area. The addition to the home of
618 sq ft is for an attached garage and to replace the deck with a 500 sq ft deck. The upgrades are to allow
for access to the home and site for the owner accessibility.
• Grading and drainage plan, Sediment and erosion control -The stormwater narrative indicates there shallow
vegetate depressions and areas of permeable block pavers. The information has been provided to the Town
Designated Engineer for review and comment.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has provided information on the existing and proposed planting plan for both the house area
and the shoreline area. The applicant has indicated there 8 existing trees and the buffer requires 6 so no
additional trees are being planted. In regards to the ground cover the plans indicate the shrubs and
herbaceous plants will be code compliant. 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
-107 ft of shoreline per survey
-Shoreline buffer 107 ft X 35 ft width is 3745sq ft
-Shoreline buffer area -3745 /700 = 5.4 round up to 6 -six large trees at 3 inch diameter
-Ground cover-3745/350 =10.7 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
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
- 107 ft Shoreline X 30%= 32.1 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 plans indicate typical residential light with a floodlight for the driveway and a post
light for the walkway areas. The board to remind the applicant fixtures are required to be cutoff fixtures as
the terminology use for flood light may be considered not -compliant.
• Site details -The project includes work in the shoreline with reconstructing a retaining wall with steps.
• Utility details -The new home will have a water supply drawn from the lake and an on site septic system
installed. The septic system was approved under variance with a five foot setback from the south property
line.
• Elevations -The elevation view shows all four sides of the building for existing and proposed.
• Floor plans -The floor plans show two levels. On the second level is the kitchen, living area, and a bedroom.
The first floor plan shows bedroom areas and a great room.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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: g. site lighting j. stormwater, k.
topography;1. landscaping, 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
Granted 06/22/2022. The deck addition is to be located 28ft 11 inches from the shoreline where 50 ft is
required. The deck addition is to be 8 ft 5 inches where 20 ft is required for the south side. The garage addition
is to be 10 ft 3 inches from the north side where 20 ft is required. The garage is 12 ft 3 inches to the front yard
where a 30 ft setback is required. Relief is requested for permeability where 67.75% is proposed and 75% is
required. The floor area ratio relief where 40.41 % is proposed, existing is 33% and 22% is the maximum
allowed.
Summary
The applicant has completed a site plan application for the garage addition, deck addition and site work for the
shoreline area and the addition areas of the site. The project includes a new septic system that will have the
ability to connect to a sewer system and to install stormwater management on the site.
Meeting History: PB: 6/21/2022; ZBA: 6/22/2022
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 40-2022 JOE SHEEHAN
Tax Map ID: 227.13-2-42 / Property Address: 80 Rockhurst Road / Zoning: WR
The applicant has submitted an application the Planning Board: Applicant proposes a 618 sq ft garage
addition to an existing home and a 500 sq ft deck to replace an existing deck. A portion of the new deck will
be covered. Updates to the covered entryway are also proposed. The project includes stormwater
management, shoreline plantings, retaining wall and steps to be reconstructed. The new footprint of the home
will be 2,500 sq ft and a floor area of 3,728 sq ft. Pursuant to chapter 179-3-040, 147, 179-5-020, 179-6-065,
179-13-010, site plan for new floor area in a CEA, hard surfacing within 50 ft of the shoreline, and
expansion of nonconforming structure 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 6/21/2022; the ZBA
approved the variance on 6/21 /2022;
The Planning Board opened a public hearing on the Site plan application on 6/23/2022 and continued the
public hearing to 6/23/2022, 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 6/23/2022;
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 40-2022 JOE SHEEHAN; 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: S18.745.44371742 Bay Road, Queensbury, NY 128041 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 23rd day of June 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 53.8.761.82201 Fax: 53.8.745.44371742 Bay Road, Queensbury, NY 128041 www.queensbury.net
Site Plan 36-2022 @ 14 Highview Road
Alice & Jack Lynch
Public Hearing Scheduled
SEQR 11
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2022
Site Plan 36-2022 ALICE & JACK LYNCH
14 Highview Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, planting plan, elevations, rendition
Parcel History: AV 45-1996, SP 42-1996
Warren Co Referral Sent: June 2022 / Comments: NCI. Informal Staff Comments: Encouraged discussion
with applicant for use of erosion control measures and onsite water management.
Requested Action
Planning Board review and approval for deck construction, pool installation, and construction of a covered
porch.
Resolutions
1. PB decision
Proiect Description
Applicant proposes to construct a new open deck addition of 563 sq ft footprint, install a 123 sq ft pool, and
construct a 166 sq ft covered porch. The project includes installation of stormwater control measures, site
landscaping, and shoreline plantings. There is an existing 169 sq ft footprint shed that requires review for after -
the -fact work. The existing house has a 2,775 sq ft footprint and an existing floor area of 4,773 sq ft. Pursuant to
chapter 179-3-040, 179-6-065, 179-6-050, 179-5-020, 147, site plan for a new floor area in a CEA and hard
surfacing within 50 ft of the shoreline shall be subject to Planning Board review and approval.
Staff Comments
• Location -The project tis located at 14 Highview Road on a 0.83 ac parcel
• Arrangement- The site has an existing home and proposed new decking with a spa as well as request relief
for the shed. The project includes site work for retaining walls, stormwater management and shoreline
buffer plantings.
• Building — The existing home of 2,775 sq ft footprint is to remain the deck addition is 563 sq ft the covered
porch addition is to be 166 sq ft. The existing shed is 169 sq ft and is to remain in the current location.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes a stormwater retention
area at the bottom of the terraced area at the home.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has explained the shoreline area is already heavily vegetated and addition plantings are
proposed to minimize the view of the shed and patio area from the Lakeside. 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
-116 ft of shoreline per survey
-Shoreline buffer 116 ft X 35 ft width is 4,060 sq ft
-Shoreline buffer area -4060 /700 = 5.8 round up to 6 -six large trees at 3 inch diameter
-Ground cover-4060/350 =11.6 round up to 12 (X7) =84 native shrubs and 12 (X14) herbaceous
plants=168
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
- 116 ft Shoreline X 30%= 34.8 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 considered this not applicable however the board should have the
applicant confirm any residential lighting is code compliant with cut-off fixtures.
• Site details -The plans indicate there us an existing stone step walkway from the house to the dock. There is
a deck extension proposed where the pine is to be removed and the walk extended to access the deck. The
plans also show an area at the shed of a patio area with a fire pit. There is a portion of the shed and shed
patio and the walk are all considered hard -surfacing within 50 ft of the shoreline.
• Utility details -no changes to the on site septic system and water supply. The applicant has provided a septic
certification indicating the existing septic system meets the code requirements.
• Elevations -The applicant has provided a rendition of the work to be done for the covered patio, the decking
with the spa and landscaping terrace/retaining walls at the shoreline side of the home. The applicant has
included a photo of the shed that is 13 ft in height.
• Floor plans -The applicant has provided the rendition and floor plan area of the covered patio, the decking
with spa.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, n traffic, o. commercial alterations/ construction details, q. soil logs, r. construction/demolition
disposal s. snow removal.
• The waivers requested -Staff finds it reasonable to request a waiver for these items as they are typically
for commercial projects and the work is primarily for an outdoor deck on a residential home.. The
following items have been provided by the applicant: j. stormwater, k. topography,1. landscaping 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
Granted 06/22/2022. The applicant proposes a 123 sq ft spa and under Town Code meets the definition of a pool
where relief is requested for locating a pool in the front yard. The shed is located 23 ft to the shoreline where a
75 ft setback is required. The applicant has identified a retaining wall on the eastside that is located 6 inches to
an easement area - this is not subject to a variance with Queensbury.
Summary
The applicant has completed a site plan application for the deck addition with a pool, shoreline and site
plantings and review of the existing shed with patio area where the project also includes installation of
stormwater management for the site.
Meeting History: PB: 6/21/2022; ZBA: 6/22/2022
G.o
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 36-2022 ALICE & JACK LYNCH
Tax Map ID: 239.15-1-15 / Property Address: 14 Highview Road / Zoning: WR
The applicant has submitted an application the Planning Board: Applicant proposes to construct a new open
deck addition of 563 sq ft, install a 123 sq ft pool, and construct a 166 sq ft covered porch. The project
includes installation of stormwater control measures, site landscaping, and shoreline plantings. There is an
existing 169 sq ft shed that requires review for after -the -fact work. The existing house has a 2,775 sq ft
footprint and an existing floor area of 4,773 sq ft. Pursuant to chapter 179-3-040, 179-6-065, 179-6-050, 179-
5-020, 147, site plan for a new floor area in a CEA and hard surfacing within 50 ft of the shoreline 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 6/21/2022; the ZBA
approved the variance on 6/22/2022;
The Planning Board opened a public hearing on the Site plan application on 6/23/2022 and continued the
public hearing to 6/23/2022, 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 6/23/2022;
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 36-2022 ALICE & JACK LYNCH; 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: 518.761.82201 Fax: 518.745.4437 (742 Bay Road, Queensbury, NY 3.2804 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 23rd day of June 2022 by the following vote:
AYES:
12[01M
Page 2 of 2
Phone: 518.763..82201 Fax: 518.745.44371742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 39-2022 @ 21 & 25 Duncan Cove Road
Meghan Orban
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Ow Community Development Department Staff Notes
June 23, 2022
Site Plan 39-2022 MEGHAN ORBAN
21 & 25 Duncan Cove Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, narrative, site plan, stormwater details, survey, floor plans and elevations
Parcel History: AV 82-1992, AV 29-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Planning Board review and approval for demolition of existing home and out buildings in order to construct a
new house and porch.
Resolutions
1. PB decision
Project Description
Applicant proposes demolition of an existing home and out buildings to construct a new 2,539 sq ft home and
porch area of 447 sq ft footprints with a new floor area of 4,584 sq ft. The permeable patio facing the lake will
also include a hot tub, which is classified as a pool per Town Code. Project includes site work for stormwater
management, shoreline and site planting plan, development for permeable patio, driveway area. Project includes
a new onsite septic system and water supply drawn from the lake. Pursuant to chapter 179-3-040,147, 179-6-
050, 179-6-065, site work for new floor area in a CEA and hard surface within 50 ft of the shoreline shall be
subject to Planning Board review and approval.
Staff Comments
• Location -The new home construction is located at 21-25 Duncan Cove and the access drive is located on
233 Cleverdale Road. The lot at 21-25 is 0.48 ac and the lot at 233 Cleverdale is 0.65 ac.
• Arrangement- The buildings on each lot are to be demolished
• Site Design- The project includes altering the grade for plantings and stormwater management on the
shoreline parcel.
• Building — The new home is to be 2,539 sq ft with a porch are of 447 sq ft footprints. The new floor area is
to be 4,584 sq ft.
• Grading and drainage plan, Sediment and erosion control -The stormwater narrative indicates there shallow
vegetate depressions and areas of permeable block pavers. The information has been provided to the Town
Designated Engineer for review and comment.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has provided information on the existing and proposed planting plan for both the house area
and the shoreline area. The applicant has indicated there 8 existing trees and the buffer requires 6 so no
additional trees are being planted. In regards to the ground -cover the plans indicate the shrubs and
herbaceous plants will be code compliant. 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
-102 ft of shoreline per survey
-Shoreline buffer 102 ft X 35 ft width is 3570sq ft
-Shoreline buffer area -3570 /700 = 5.1 round up to 6 -six large trees at 3 inch diameter
-Ground cover-3570/350 = 10.2 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
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
- 102 ft Shoreline X 30%= 30.6 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 plans indicate typical residential light with a floodlight for the driveway and a post
light for the walkway areas. The board to remind the applicant fixtures are required to be cutoff fixtures as
the terminology use for flood light may be considered not -compliant.
• Site details -The project includes installing an access drive through a parcel from Duncan to Cleverdale to be
used by the owner.
• Utility details -The new home will have a water supply drawn from the lake and an on site septic system
installed.
• Elevations -The elevation view show all four sides of the building. The rendition also shows some of the
patio areas.
• Floor plans -The floor plans show two levels. On the first level is the kitchen, living area, game room and
garage - note the game room area and the garage on the same level where sheet A-1 pulls these areas out
separately. The second floor plan shows the bedroom areas.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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:g. site lighting j. stormwater, k.
topography,1. landscaping, 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
Granted 6/22/2022. The project involves placement of a stormwater device at 42 ft from the shoreline where
100 ft is required. in addition the applicant proposes a spa/pool area on the sher-eli-ne side of the prepel:(�, that is
E - iderea „^^' in ^ front )Txd requiring a variane�The pool was removed from the application.
Summary
The applicant has completed a site plan application for the demolition of an existing home and to construct a
new home with associated site work and to develop an access road on an adjoin lot from Duncan to Cleverdale.
Meeting History: PB: 6/21/2022; ZBA: 6/22/2022
Gws
Toum of Queensbury
13
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 39-2022 MEGHAN ORBAN
Tax Map ID: 226.16-1-7, 226.16-1-9 / Property Address: 21 & 25 Duncan Cove Road / Zoning: WR
The applicant has submitted an application the Planning Board: Applicant proposes demolition of an existing
home and out buildings to construct a new 2,548 sq ft home and porch area of 463 sq ft with a floor area of
4,584 sq ft. The permeable patio facing the lake will also include a hot tub, which is classified as a pool per
Town Code. Project includes site work for stormwater management, shoreline and site planting plan,
development for permeable patio, driveway area. Project includes a new onsite septic system and water
supply drawn from the lake. Pursuant to chapter 179-3-040, 147, 179-6-050, 179-6-065, site work for new
floor area in a CEA and hard surface within 50 ft of the shoreline 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 6/21/2022; the ZBA
approved the variance on 6/22/2022;
The Planning Board opened a public hearing on the Site plan application on 6/23/2022 and continued the
public hearing to 6/23/2022, 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 6/23/2022;
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 39-2022 MEGHAN ORBAN; 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: 53.8.761.82201 Fax: 518.745.44371742 Bay Road, Queensbury, NY 128041 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 23rd day of June 2022 by the following vote:
AYES:
M►to] _M
Page 2 of 2
Phone: 518.763..82201 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 35-2022 @ 2930 State Route 9L
Morgan Gazetos/Greg Francis
Public Hearing Scheduled
SEQR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2022
Site Plan 35-2022 MORGAN GAZETOS/GREG FRANCIS
2930 State Route 9L/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, survey, deck drawings, pictures
Parcel History: SP 72-2014, AV 85-2014, AV 25-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Application previously tabled to the first meeting in August for August 16, 2022 with information due by July
15, 2022. The Planning Board to leave public hearing open rearm tabling.
Resolutions
1. PB decision
Project Description
Applicant requests approval for construction of a deck addition not constructed per approval. Additionally, the
applicant has completed additional work without approval including deck area near shoreline, shoreline
pathway decking, and a reconstructed shed/changing accessory structure near the shore. The existing house
footprint of 1,306 sq ft to remain the same. The decking areas of 1,508 sq ft to be reduced to 1,262 sq ft;
original approval was for 976 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan for hard surfacing
within 50 ft of the shoreline and expansion of a non -conforming structure shall be subject to Planning Board
review and approval.
Staff Comments
• Location -The project is located at 2930 State Route 9L on a 0.93 acre parcel
• Arrangement- The existing home is 1,285 sq ft footprint with a deck area of 1,508 sq ft. The applicant is
attempting to correct errors made during the 2014 proposed deck addition to now.
• Site Design- The applicant has proposed to remove 310 sq of deck area which primary is the walking path
(198 sq ft) deck to the adjoining boathouse, then deck on the boathouse to be removed (64 sq ft), and the
shoreline deck at the dock reduced (48 sq ft).
• Building — The house will remain the same as no work has been proposed on the house. The existing shed
at the shoreline has been converted to a changing room for the applicant's elderly parents so to minimize the
walking to and from the house. The shed is now located closer to the deck area.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes no changes to the existing
conditions on the site in regards to grading, drainage. The applicant will install erosion control as necessary
when removing the deck path area.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant had previously indicated there would be no future shoreline disturbance as the site had
existing vegetation at the shoreline that was 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
-195 ft of shoreline per survey
-Shoreline buffer 195 ft X 35 ft width is 6825 sq ft
-Shoreline buffer area -6825 /700 = 9.75 round up to 10 ten large trees at 3 inch diameter
-Ground cover-6825/350 = 19.5 round up to 20 (X7) =140 native shrubs and 20 (X14) herbaceous
plants=280
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
- 195 ft Shoreline X 30%= 58.5 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 -There is no lighting proposed or changes to the lighting on the site.
• Site details -The applicant has indicate some of the additional decking was to assist with elderly parents and
since the dock is complete some of the decking can be removed.
• Utility details -There are no changes to the septic or water source for this site.
• Elevations -The applicant has provided photo narrative of before 2014 of deck area and shed. In addition
there are photos for the deck area and the shed after 2014. This shows the shed and shoreline decking were
altered after the original approvals.
• Floor plans-
o Upper Deck and Lower Deck - the deck plans for the as -built survey shows the existing conditions
as of 2022 of 901 sq ft. The 2014 approval the upper and lower indicates 688 sq ft was approved.
o Shoreline Deck -The shoreline wood deck area on the as built survey indicates the size is 409 sq ft
where the 2014 shoreline deck was to be 288 sq ft
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, 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.
• 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
1. Upper Deck — The as -built for the upper deck addition indicates is 24 ft from the shoreline where the 2014
approval was for 24.4 ft from the shoreline. Relief needed 25.6 ft for shoreline. Relief is also required for
the side setback where 14.3 ft furthest extent, is proposed and 25 ft is required. The deck addition at the
house 11.2 ft to the side setback where 25 ft is required.
2. Lower Deck -The as -built survey shows the Deck addition to the house the closest point is 22 ft where the
2014 approval was for this portion of the deck to be 22 ft (built as approved)
3. Shoreline Deck — The as built indicates 0 ft from the shoreline for the landing connection to the dock and 6
ft from the shoreline dock to the shoreline. The 2014 approval was for the shoreline deck to be 12 ft from
the shoreline. Relief needed for the landing of 50 ft and the shoreline dock of 46 ft
4. Shoreline Shed — As built indicates the shed of 46 sq ft is 2 ft from the property line. The 2014 approval
indicates an unlabeled square near the shoreline. Relief need for 48 ft.
5. Wooden walkway path from shoreline deck to covered boathouse; length 198 ft and 5 ft to the shoreline
where 50 ft is required. Relief need of 45 ft. Note the 2014 approval does not identify a wooden walkway.
Not subject to variance but additional hard surfacing review under site plan —permeability is greater than 75%
even with the deck additions -
6. Upper and lower deck size 213 sq ft of additional decking — approved was 688 sq ft existing is 901 sq ft
7. Shoreline deck size 121 sq ft of additional decking- approved was 288 sq ft and existing is 409 sq
8. The decking is 334 sq ft in excess of what is approved- specific to the deck elements at the house and
shoreline.
9. Total existing for decking and includes boathouse deck areas and wooden walk existing 2270 sf and proposed 1960 sf.
The applicant has proposed to removed 310 sq ft of deck area; this includes 64 sq ft of boathouse rear deck,
48 sq ft of the shoreline deck at the dock, and 198 sq ft of the wooden path. (noting the boathouse decking
and the woodenwalking path were not in the 2014 calcs)
Summary
Reaffirm Tabling and leave public hearing open.
Meeting History: PB: 6/21/2022; ZBA: 6/22/2022
CZ%]Q
Town of Queensbury
Community Development Office
—�� 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — REAFFIRM TABLING OF SITE PLAN 35-2022 MORGAN GAZETOS/
GREG FRANCIS
Tax Map ID: 239.20-1-19 / Property Address: 2930 State Route 9L / Zoning: WR
Applicant proposes Applicant requests approval for construction of a deck addition not constructed per
approval. Additionally, the applicant has completed additional work without approval including deck area
near shoreline, shoreline pathway decking, and a reconstructed shed/changing accessory structure near the
shore. The existing house footprint of 1,285 sq. ft. to remain the same. The decking areas of 2,270 sq. ft. to
be reduced to 1,930 sq. ft.; original approval was for 1,408 sq. ft.. Pursuant to chapter 179-3-040, 179-13-
010, site plan for hard surfacing within 50 ft. of the shoreline and expansion of a non -conforming structure
shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. Planning
Board shall make a recommendation to the Zoning Board of Appeals.
At the June 21, 2022 meeting, the Planning Board voted to table Site Plan 35-2022 until the first August
2022 Planning Board meeting with the condition that the additional information requested be provided prior
to the July deadline of the 15"' of the month,
MOTION TO REAFFIRM TABLING OF SITE PLAN 35-2022 MORGAN GAZETOS/GREG
FRANCIS. Introduced by who moved for its adoption, seconded by
Tabled until the August 16, 2022 Planning Board meeting with information due by July 15, 2022.
Duly adopted this 23`d day of June 2022 by the following vote:
AYES:
NOES:
ABSENT:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 41-2022 @ 308 Cleverdale Road
Robert &Jean Tarrant
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
- June 23, 2022
Site Plan 41-2022 ROBERT & JEAN TARRANT
308 Cleverdale Road/ Waterfront Residential/ Ward 2
SEQR Type II
Material Review: application, narrative, site plans, elevations, floor plans
Parcel History: AV 28-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Proiect Description
Applicant proposes to demolish an existing home and to construct a new home with a footprint of 1,005 sq ft
including the porch/deck areas. The new floor area is to be 2,266 sq ft. The project includes a new septic
system, site work for stormwater and landscaping. The existing garage of 365 sq ft and 220 sq ft shed are to
remain. Site Plan for new floor area in a CEA, hard surfacing within 50 ft of the shore. Pursuant to Chapter 179-
3-040, 179-6-065, 147, shall be subject to Planning Board review and approval. Variance: Relief is sought for
setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project is at 308 Cleverdale Road on a 0.24 ac parcel.
• Site Design- The project is for demolish of the existing home and alteration to the site for stonnwater,
plantings, and septic system to construct a new home.
• Building — The home is be 640 sq ft with 365 sq ft of porch/deck area. The existing garage of 365 sq ft shed
of 220 sq ft would remain. The new floor area is 2,266 sq ft.
• Grading and drainage plan, Sediment and erosion control- The project is a minor stormwater project
disturbing less than 15,000 sq ft. The plans indicate shallow vegetated detention areas near the shoreline.
The information has been provided to the Town Designated Engineer for review and comment.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has provided information for planting areas at the shoreline include a 240 sq ft area and a 140
sq ft 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 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
-61 ft of shoreline per survey
-Shoreline buffer 61 ft X 35 ft width is 2135 sq ft
-Shoreline buffer area -2135 /700 = 3.1 round up to 4 —four large trees at 3 inch diameter
-Ground cover-2135/350 = 6.1 round up to 7 (X7) =49 native shrubs and 7 (X14) herbaceous plants=98
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
— 61 ft Shoreline X 30%= 18.3 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%l75 ft cut area.
• Site lighting plan -Lighting was not identified on the elevations. The applicant is reminded lighting fixtures
are to be down cast.
• Site details -The project work includes site grading with the installation stone steps and permeable paver
walkway from the house to the dock access area.
• Utility details -The project includes lake water supply and a new septic system approved by variance
• Elevations -The elevations also included height assessment indicating the new home to be 27.8 ft. The
elevations also show the view of the home from the exterior.
• Floor plans -The floor plans show the crawl space area and the first and second floor. The first floor has one
bedroom, great room, kitchen and screened porch. The second floor includes the two bedrooms.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, n traffic, o. commercial alterations/ construction details, , 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: j. stormwater, k. topography, 1.
landscaping, 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 porch stairs are to be 37.5 ft from the shoreline where a 50 ft setback is required. The house is to be 16.3 ft
from the north side and the garage is to be 1.0 ft where a 20 ft setback is required. The house is to be 15.8 ft
from the south side and the existing shed is to be 1.5 ft where a 20 ft setback is required. The garage is to be 6.5
ft from the front setback where a 30 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
Meeting History: I" Meeting
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Powered by partnership.
June 7, 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: Robert and Jean Tarrant
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.30
Queensbury Ref #SP41-2022
Dear Mr. Brown:
LaBella Associates has received a submission package from your office for the above referenced project.
The Applicant is proposing to tear down an existing house and build a smaller home that is more conforming
in its location upon the parcel. The applicant is also proposing to construct a new enhanced on -site
wastewater treatment system, as well as stormwater management and shoreline buffering. Information
submitted to our office for review includes the following:
• APA letter, dated April 20, 2022;
• Architectural drawings, prepared by Curt Dybas, dated September 14, 2021;
• Cover Letter, prepared by Hutchins Engineering PLLC, dated May 16, 2022;
• Height and Elevations, prepared by Hutchins Engineering PLLC, dated March 30, 2022;
• Lot Width Computations, prepared by Hutchins Engineering PLLC, dated March 22, 2022;
• Site Plan Application, prepared by Hutchins Engineering PLLC, dated May 16, 2022, and;
• Site Plans, prepared by Hutchins Engineering PLLC, dated October 14, 2021.
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance of 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 underthe NYSDEC SPDES General Permit
for Stormwater Discharges from Construction Activity (GP-0-20-001). 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 management and erosion and sediment control features proposed for the site are
offered below:
2. According to the site plans, this project proposes land disturbance of 9,000 (+/-) square feet and is
classified as a minor project for stormwater management by Town Code Section 147-11.E(1)(a).
20 Elm Street I Suite 110 I Glens Falls, NY 128oi I p (518) 812-0513
%/\,.vvdabeLLapc.com
Town of Queensbury
Robert and Jean Tarrant
June 6, 2022
Page 2 of 2
With the minor project classification, the Applicant has opted to use the alternative stormwater
calculation method described in Town code section 147-11.1(2)(a), which allows a flat rate of 1.5 gallons
of stormwater to be used for every square foot net increase in impervious area, where net increase is
the difference between predevelopment and post development conditions.
It is noted that the site improvements will result in a net decrease in impervious area. The Applicant is
proposing stormwater management practices that are not required but are highly recommended. Prior
correspondence with the LGPC has generally concluded that when stormwater control measures are not
required but are provided, the design standards can be less stringent (except for separation distances
to wastewater absorption fields and potable water wells).
3. There does not appear to be soil test pits or infiltration test results provided for the proposed infiltration
areas. The Applicant should ensure at the time of construction that the soil within the infiltration basins
has infiltrative capacity and separation to ground water exists.
4. It does not appear that silt fence is depicted downgradient of the stormwater practices (the lowest land
disturbance activities). The Applicant to revise their erosion and sediment control plan to incorporate silt
fence below all areas of disturbance.
5. It appears multiple retainingwalls are proposed on the site plans. The NYS Standards and Specifications
for Erosion and Sediment Control (SSESC) states, "The design of any retaining wall structure must
address the aspects of foundation bearing capacity, sliding, overturning, drainage and loading systems.
These are complex systems that should be designed by a licensed professional engineer." The Applicant
to provide the design for the wall prior to construction so long as the Town does not take exception to
this approach. The design shall be developed in accordance with the NYS SSESC and other regulating
documents (for example, the residential building code).
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 Administrator (via email)
Laura Moore, Town Land Use Planner (via e-mail)
File
Z:\2022Projects\Queensbury, Town of\2220706.30 -Robert& Jean Tarrant SP-41.2022\OS Design\Gvil\Munlrev\2220706.30-Tarrant-SP41-2022.2022.06.07-11.doa
Town of Queensbury
`;�Community Development Office
; 742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 28-2022 ROBERT & JEAN TARRANT
Tax Map ID: 226.12-1-82 / Property Address: 308 Cleverdale Road/ Zoning: WR
The applicant has submitted an application for the following: Applicant proposes to demolish an existing home
and to construct a new home with a footprint of 1,005 sq ft including the porch/deck areas. The new floor area
is to be 2,266 sq ft. The project includes a new septic system, site work for stormwater and landscaping. The
existing garage of 365 sq ft and 220 sq ft shed are to remain. Site Plan for new floor area in a CEA, hard
surfacing within 50 ft of the shore. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning
Board review and approval. Variance: Relief is sought for setbacks. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 28-2022 ROBERT & JEAN TARRANT,
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
K'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 231d day of June 2022 by the following vote:
AYES:
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 42-2022 @ 306 Glen Lake Road
Daniel Zotto
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2022
Site Plan 42-2022 DANIEL ZOTTO/CARRIE HEDDERMAN
306 Glen Lake Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans of deck area, survey map
Parcel History: AV 30-2022
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a 400 sq ft deck to be added to an existing home. The footprint is 798 sq ft and the total
floor area is 1,326 sq ft. The deck is to be located facing the shoreline area. There are no other proposed
changes. Pursuant to chapter 179-3-040, 179-4-080, 179-13-010, site plan for new hard surfacing within 50 ft of
the shoreline and expansion of a non -conforming structure shall be subject to Planning Board review and
approval. Variance: Relief is sought for setbacks. Planning Board shall provide a recommendation to the Zoning
Board of Appeals.
Staff Comments
• Location -The project is located at 306 Glen Lake Road on a 0.29 ac parcel.
• Arrangement- The site has an existing home, a masonry wall on the west side of the property and a small
shed.
Building - The existing home is 798 with two 30 sq ft porch/deck areas at the front of the home. The
addition is a 500 sq ft open porch to the existing home.
Grading and drainage plan, Sediment and erosion control -The applicant is requesting a waiver and has
indicated there are no changes to the site. The plans indicate there is filter fabric and stone being put down
underneath the deck.
Landscape plan -The applicant is requesting a waiver and has indicated there are no changes to the site.
Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 20 ft (Glen Lake)
-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
-57 ft of shoreline per survey
-Shoreline buffer 57 ft X 20 ft width is 1140 sq ft
-Shoreline buffer area -1140 /700 =1.6 round up to 2-two large trees at 3 inch diameter
-Ground cover-1140/350 = 3.2 round up to 4(X7) =28 native shrubs and 4 (X14) herbaceous plants=56
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
- 57 ft Shoreline X 30%= 17.1 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 -There are no lighting proposed for the deck addition.
• Utility details -There are no changes to the existing on site septic and water drawn from the lake.
• Elevations, Floor plans -The plans show the deck proposed at 12 inches off the ground
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, 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 and the project site and the project doesn't have any other site
changes.
• 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 proposed 500 sq ft deck is to be 21.5 ft from the shoreline where 50 ft is required and 8 ft from the east side
of the property line where 15 ft is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
Meeting History: I` Meeting
Town of Queensbury
'm Community Development Office
742 Bay Road, Queensbury, NY 12804
— ��
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 30-2022 DANIEL ZOTTO
Tax Map ID: 289.9-1-86 / Property Address: 306 Glen Lake Road / Zoning: WR
The applicant has submitted an application for the following: Applicant proposes a 400 sq ft deck to be added to
an existing home. The footprint is 798 sq ft and the total floor area is 1,326 sq ft. The deck is to be located
facing the shoreline area. There are no other proposed changes. Pursuant to chapter 179-3-040, 179-4-080, 179-
13-010, site plan for new hard surfacing within 50 ft of the shoreline and expansion of a non -conforming
structure shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 30-2022 DANIEL ZOTTO,
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
N'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 23rd day of June 2022 by the following vote:
F.1%14263
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 37-2022, Special Use Permit 2-2022 &
Freshwater Wetlands 8-2022 @ 89 Lower Warren
Street
AC Power 31, LLC.
Public Hearing Scheduled
SEQR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Ow
Community Development Department Staff Notes
June 23, 2022
Site Plan 37-2022, AC Power 31, LLC.
Special Use Permit 2-2022, 89 Lower Warren Street/ Heavy Industry/ Ward 2
Freshwater Wetlands 8-2022
SEQR Type II
Material Review: site plan application, special use permit, freshwater wetlands permit,
site plan, swppp, decommission plan, cross section details
Parcel History: inactive hazardous waste site
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board. Informal staff
comments: Encourage discussion with applicant on traffic issues and
impact on surrounding land uses.
Requested Action
Planning Board review and approval for Solar Farm and associated site work.
Resolutions
1. PB decision
Proiect Description
Applicant proposes to utilize 44.1 acres between lower Warren and the Hudson River of a 62.72 acre parcel for
a new solar farm of 5MW AC with fixed panels. The project proposes disturbance less than 25 acres. The
number of panels would be 11,804 to be installed over 9 acres of property. The project includes preparation of
the property for installation of the panels, access drive areas on the site and access through an adjoining parcel
to the east. Stormwater management, landscaping and fencing to be included as well. Pursuant to Chapter 179-
3-040, 179-10-040, 179-5-140, 94, site plan, special use permit and freshwater wetlands permit shall be subject
to Planning Board review and approval.
Staff Comments
• Location -The project site is at lower Warren and the Hudson River —labeled as River Street as there multiple
property sections — it is vacant with no 911 address. The parcel is 62.72 ac and 44.1 ac is the only portion of
the property between lower Warren/River Street and the Hudson River is to be used for this project.
• Site conditions -The site is known as - Ciba Geigy Main Plant/Pretreatment Plant. The site is managed by
NYSDEC as an inactive hazardous waste site. The applicant has explained they will lease the site portion
for a. 25 year team and two option 5 year optional extensions.
• Site Design- The project will include installation of two array systems one on the north side of the railroad
and one on the south side of the railroad. The access to the site is an existing easement with the adjoining
property currently owned by Perkins Recycling center of a 20 ft gravel road.
• Building — There are to be equipment type buildings on the site — the plan show a equipment pad on the
north side of the property near the access area, then a small generator shed on the south portion also near an
access road.
Traffic- The applicant has indicated there are access roads on the site for emergency vehicles and
maintenance folks will use to check on the panels and other equipment.
• Grading and drainage plan, Sediment and erosion control -The project involves a revegetated plan and
installation of French -drains. The SWPPP indicate disturbance total is about 25 ac but no more than 5 ac to
be disturbed at a time.
• Landscape plan -The SWPPP outlines a the vegetation plan for a meadow planting in areas of disturbance.
• Site lighting plan -The applicant has requested a waiver from lighting — there is no lighting proposed other
than access points and equipment pad areas.
• Utility details -The applicant will coordinate with National Grid for connections
• Signage-signage on fence for safety purposes
• Elevations, Floor plans -The applicant has provided a detail of the panel. Additional information will be
needed for the generator shed and the equipment pad area — including dimensions on plan.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, o.
commercial alterations/ construction details, 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 projects with building and requirements for public access as the project is described as a
solar farm with no public access. The applicant has provided information for: h. signage, j. stormwater,
k. topography,1. landscaping, n traffic, p floor plans/elevations
• 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.
Special Use Permit Criteria:
A special use permit is required as outlined in Section 179-10-070.
• Harmony with the Comprehensive Plan — The project will be located in the Heavy Industrial zone where the
Town Code outlines the requirements of Solar Farms in the HI zone.
• Compatibility- The project is located on previously used industry land and is designated as in active
hazardous waste site. There are other retail/commercial businesses, industrial designated parcels and will
be compatible with the uses in the area. The Town has encouraged solar farms as outline in the Town
Code.
• Access, circulation and parking — The project does not generate traffic as it is not open to the public. The
applicant anticipates maintenance visits to be less than 10 visits per year.
• Infrastructure and services- The project will not utilize sewer or water services. The applicant will
coordinate with National Grid for service connection requirements.
• Environment and natural features — The project design takes into account the capped landfill by placing the
array on top of the cap area and not disturbing it. The applicant has taken into account the feeder canal
area, the Hudson River area and the existing area wetlands. The applicant has indicated a natural
vegetative buffer exists it will be remain if not in the disturbance area.
• Long-term effects -Project is to create clean renewable energy. The site once constructed will include
ground cover vegetation to assist with erosion control if any.
Specific Special Use Permit Criteria
DD. Solar farms.
• Solar farms shall require a minimum land area of five acres.- Parcel is 62.72 acres and project is 44.1 acre
with only 24.5 acres for the arrays.
• Solar farms shall be enclosed by perimeter fencing to restrict unauthorized access at a height consistent with
the current fence code. (See § 179-5-070.) However, the Planning Board shall have the discretion to vary or
eliminate this requirement where the Planning Board has determined that safety and security at the site will
be assured by alternate methods.- Project will have a 8 ft high gated entry and fencing around panel areas.
Gate to have knox box noted for emergency access
• The manufacturer's and installer's identification and appropriate warning signage and emergency contact
information shall be posted at the site and clearly visible. Applicant has indicated appropriate warning
signage to be installed —Detail will need to be included in plans.
• Solar farm buildings and accessory structures shall, to the extent reasonably possible, use materials, colors
and textures that will blend the facility into the existing environment. — The applicant has indicated colors
and materials that blend into the facility and the existing environment. Details will need to be included in
plans.
• Appropriate landscaping and/or screening materials may be required to help screen the solar farm and
accessory structures from major roads and neighboring residences pursuant to Article 8 of Chapter 179. The
applicant has indicate the location of the project is adjacent to natural vegetated buffers on some of the
boundaries of the property and to be maintained
• The average height of the solar panel arrays shall not exceed 12 feet. However, the Planning Board shall
have the discretion to permit the solar panel arrays to exceed the height limitation of 12 feet to the extent
necessary, as determined by the Planning Board, to achieve the intended purpose of the solar collectors.
Such determination shall be made in consideration of the design of the solar collectors and the subject
property's natural and proposed characteristics, including, but not limited to, topography, existing and
proposed vegetative buffers, and proximity to residential and/or commercial uses. The applicant has
indicated the height is 7-]Oft tall and not exceeding 12 ft.
• Solar farm and solar power plant panels and equipment shall be surfaced, designed, and sited so as not to
reflect glare onto adjacent properties, facilities, and roadways. The applicant has provided a Glare Hazard
report. The report indicates it will not interfere with FAA. The board may request additional information
on the glare along the bike path and information on Green and Yellow glare.
• On -site power lines shall, to the maximum extent practicable, be placed underground. The applicant has
indicated there are utility connects with some above ground —power pole connections
• All applications for solar farms shall be accompanied by a decommissioning plan to be implemented upon
abandonment, or cessation of activity, or in conjunction with the removal of the structure, which shall be
reviewed and approved by the Town Board. The decommission plan has been provided and is to be
reviewed.
• The following requirements shall be met for decommissioning: The decommission plan has identified items
a-d. The applicant has identified the desire to have an agreement in place for decommissioning. The Town
Board will need to be notified of the request for an agreement.
(a) Solar farms and solar power plants which have not been in active and continuous service for a period of
one year shall be removed at the owners' or operators' expense within six months of the date of expiration of
the one-year period.
(b) All aboveground and below -ground equipment, conduits, structures, fencing and foundations shall be
removed from the site to a depth of at least three feet below grade.
(c) The site shall be restored to as natural a condition as possible within six months of the removal of all
equipment, structures and foundations. Such restoration shall include, where appropriate, restoration of the
surface grade and soil after removal of all equipment and revegetation of restored soil areas with native seed
mixes.
;MM
(d) The Planning Board shall, as a condition of approval, require the posting of a removal bond of the solar
farm's and solar power plant's equipment. In lieu of a removal bond, the Town Board, in its discretion, may
permit the owner and/or operator to enter into a decommissioning agreement with the Town which provides,
in relevant part, that if the decommissioning of the site is not completed within six months of the time
period specified in Subsection DD(10)(a) above, and/or the restoration is not completed within the time
period specified in Subsection DD(10)(c) above, the Town may, at its own expense, enter the property and
remove or provide for the removal of the structures and equipment and/or the restoration of the site, as the
case may be, in accordance with the decommissioning plan. Such agreement shall provide, in relevant part,
that the Town may recover all expenses incurred for such activities from the defaulting property owner
and/or operator. The cost incurred by the Town shall be assessed against the property and shall become a
lien and tax upon said property and shall be added to and assessed as part of the taxes to be levied and
assessed thereon and enforced and collected with interest in the same manner as other taxes. This provision
shall not preclude the Town from collecting such costs and expenses by any other manner by action in law
or in equity. In the event of any such legal proceedings, the owner and/or operator, as the case may be, shall
be liable for all legal expenses, costs and disbursements in connection with said litigation, as awarded by a
court of competent jurisdiction.
Freshwater Wetland
The applicant has indicate the wetlands have been identified and are the plan sheet. The work to be completed
is within 100 ft of the wetland areas and will not involve wetlands.
Summary
The applicant has completed a site plan application, freshwater wetlands permit and a special use permit for the
development of a 42 acre area for a solar farm.
Meeting History: I` Meeting
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�i LaBeRa
Powered by partnership.
June 15, 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: AC Power 31 LLC — Lower Warren Solar Array
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.27
Queensbury Ref # SP37-2022
Dear Mr. Brown:
LaBella has received a submission package from your office for the above referenced project. The
Applicant is proposing a 5 MW solar array, and associated utility infrastructure and site work.
Submitted information includes the following:
• AC Power Solar Glare Analysis, prepared by Tetra Tech, dated April 19, 2022;
• Cover letter, prepared by Tetra Tech, dated May 16, 2022;
• Decommissioning Plan, prepared by Tetra Tech, dated May 6, 2022;
• Short Environmental Assessment Form, prepared by AC Power 31 LLC, dated April 26, 2022;
• Freshwater Wetlands Permit, prepared by AC Power 31 LLC, dated May 6, 2022;
• Project Narrative, prepared by AC Power 31 LLC;
• Site Plan Application, prepared by AC Power 31 LLC;
• Site Plan Review Standards, prepared by AC Power 31 LLC;
• Plan Set, prepared by Tetra Tech, dated April 19,2022;
• Special Use Permit Application, prepared by AC Power 31 LLC;
• Stormwater Pollution Prevention Plan (SWPPP), prepared by Tetra Tech, dated May 2022, and;
• Visual Cross Sections, prepared by AC Power 31 LLC, dated May 2, 2022.
Your office has requested that we limit our review to the design of the stormwater system as it relates
to compliance with the relevant local and state 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 application, the proposed project will disturb an area of approximately
24.5 acres, which typically requires the preparation of a Stormwater Pollution Prevention Plan
(SWPPP) in accordance with GP-0-20-001 that includes erosion and sediment controls, as well as
post construction stormwater management practices. A SWPPP has been provided.
At this time, it is unclear if the project is eligible for coverage under the General Permit for two
reasons.
20 Etm Street! Suite i10 j Glens Falls, NY 128o1 i p (518) 812-0513
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First, section 4.3 of the SWPPP states that the stormwater in both the pre and post development
condition for this project flows to a French drain along the southern property boundary and is
pumped to a wastewater treatment facility. It is assumed that the French drain also collects non-
stormwater sources. So, in accordance with I.F.2 of the General Permit, the project may not be
eligible for coverage under the General Permit.
Second, in accordance with I.F.3 of the General Permit, "Discharges that are required to obtain an
individual SPDES permit or another SPDES general permit..." are not eligible for coverage under
the General Permit. The Applicant shall clarify if an individual SPDES permit exits for the project
site. If an individual permit exists, the Applicant must comply with conditions of that permit, and
possibly seek a modification to that permit.
The current SWPPP does not explicitly state if stormwater discharges are mixed with non-
stormwater sources nor does it state if an individual permit exits, as it relates to the General
Permit.
Although it is not expressly stated, it appears the Applicant is seeking coverage under the General
Permit. Based on the reasons stated above, the Applicant should submit a preliminary plan set
and SWPPP to the NYS DEC Region 5 to determine permit eligibilty.
2. Our office has reached out to the NYS DEC Region 5 to ask for clarification on specific design items
and how they relate to requirements of the General Permit. Below find a summary of our questions
to the NYS DEC:
A. The DEC April 6, 2018 Memorandum Scenario 1, bullet 1, states solar panels are
constructed on post or rack systems and elevated off the ground surface - when
determining if post -construction stormwater controls are required. This application is a
concrete ballast on grade.
a. First, is a concrete ballast on grade automatically considered an impervious surface
(therefore a Table 2 activity)? Or does it have to be a certain size to be considered
impervious? Unfortunately the initial application does not state the area of each
ballast (we assume this matters).
b. Second, is a concrete ballast on grade considered a land disturbance activity if
excavation does not occur? We are going to clarify with the Applicant that the
ballasts do not require excavation, but our understanding of the site is that
excavation is not allowed.
B. The Applicant states that the WQv and RRv get conveyed to a wastewater treatment facility
via an existing French drain. We assume a wastewater facility is an acceptable WQv/RRv
technique, but we request the DEC to confirm.
The DEC has not provided comments yet. Once we receive comments, we will forward the
comments to the Town and Applicant.
3. Section 179-6-080 of the Town Code states, "the stormwater drainage plan shall analyze the
impacts of the project using at least... a fifty-year return interval storm for commercial or industrial
projects," 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
not provided a 50-year storm analysis but did provide a 100-year analysis. The Applicant shall
provide a 50-year storm analysis to ensure rates and volumes are equal to or less than pre -
development conditions.
4. Many of the labels, leaders, and text on the plan set are not legible at 100-scale. The Applicant to
revise the site plans accordingly.
5. Based on the comments above, a full review of the state and town standards will occur once the
comments are addressed.
6. The Applicant to clarify if the concrete ballasts require an excavation or are the pre -cast ballasts
simply placed on grade. The Applicant should provide a narrative describing the land disturbance
activities.
7. The Applicant to provide the details and dimensions of the concrete ballasts, as well as installation
details showing the area and depth of disturbance.
8. The Applicant to clarify if the site has any land disturbance restrictions as it is an inactive
hazardous waste site.
9. It appears that existing French drains are present on this site. The Applicant to clarify what the
French drains were designed to capture?
10. There appears to be an existing drainage network that includes pipes, outlets, and catch basins.
However, the SWPPP does not provide an explanation of the existing drainage system. The
Applicant should provide an explanation of the existing drainage network and if the existing
drainage network conveys stormwater discharges it shall be included in the HydroCAD model.
11. General Permit Part I.F.8 states that construction activities that have the potential to affect an
historic property are not authorized bythe permit, unless there is documentation that such impacts
have been resolved. The Applicant shall provide correspondence from NYS OPRHP to the Town
once received and include with the SWPPP in accordance with Part I.F.8.
12. The Applicant to provide a draft NO] in subsequent submissions (if applicable).
13. The standards 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 ongoingland disturbance and exposure
between November 15th to the following April 1st."The Applicant to clarify if construction will occur
during the winter months. If so, 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 between November 15th to the following April 1st. This
erosion and sediment control plan shall conform to all requirements of the winter stabilization
specification referenced above.
14. It appears that existing pumps are present on this site to aid in transporting the groundwater and
or surface runoff offsite. The Applicant to clarify if the pumps are adequately sized to handle the
change in land use.
15. The erosion and sediment control (ESC) narrative appears to be general and mentions grading,
clearing, grubbing, and installation of underground utilities - which are difficult to discern on the
plans. The ESC plan shall be revised to be more project specific.
Further, the ESC plan shall specify what the site restrictions are, as far as land disturbance
activities and the restrictions of the site, and how the ESC plan will prevent restricted activities.
3
16. The erosion and sediment control plan sheet (C-203) is difficult to discern as there are many
dashed line types of similar lineweight. The Applicant should revise the erosion and sediment
control plan for clarity.
17. Soil restoration is mentioned in the SWPPP, however the plan set does not appear to depict the
limits of soil restoration nor a detail. The Applicant to revise accordingly.
18. Section 4.1.5 of the stormwater report appears to state that the solar panels are constructed on
post or rack systems elevated off the ground surface and the existing cover is cultivated row crops
and agricultural field. This does not appear to match the site plan and the applicant to clarify or
revise accordingly.
19. The Applicant to provide a narrative explaining the existing soils and landfill cap system The
Applicant shall explain activities that are excluded on the site (i.e. excavations or soil disturbance)
due to the site being a formal hazardous waste site.
20. The HydroCAD model shows a ">" for the inflow depth suggesting that the time span of the storm
is not long enough to realize the full effects of the storm. The Applicant to revise accordingly.
21. The Applicant to clarify if a geotechnical report has been prepared.
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) 824-1932.
Respectfully submitted,
Richard Adams, PE
Senior Civil Engineer
cc: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via email)
File
FIRE MARSHAL'S OFFICE
Town of Queensbury
742 Bay Road, Queensbury, NY 12804
"Honte of Natural Beauty... A Good Place to Live"
PLAN REVIEW (site)
AC Power 31 LLC
177 River Street
SP — 37 - 2022
5/26/2022
The following comments are based on a review of submittals:
• All driving surfaces to comply with IFC Section 503.2.3 in relationship to
the imposed load of a fire apparatus
• All gates for access shall be equipped with a Knox padlock for fire service
use
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fire Marshal's Office - P h o 2t e: 518-761-8206 - F a is 518-745-4437
{tremarshaftueensbiti2L.net - 7mmi).gueensbur-ii net
r 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 37-2022, SPECIAL USE PERMIT 2-2022 & FRESHWATER WETLANDS
8-2022 ACPOWER 31, LLC
Tax Map ID: 303.20-2-50, 303.2-2-48.1 / Property Address: 89 Lower Warren Street / Zoning: HI
The applicant has submitted an application the Planning Board: Applicant proposes to utilize 44.1 acres
between lower Warren and the Hudson River of a 62.72 acre parcel for a new solar farm of 5MW AC with
fixed panels. The project proposes disturbance less than 25 acres. The number of panels would be 11,804 to
be installed over 9 acres of property. The project includes preparation of the property for installation of the
panels, access drive areas on the site and access through an adjoining parcel to the east. Stormwater
management, landscaping and fencing to be included as well. Pursuant to Chapter 179-3-040, 179-10-040,
179-5-140, 94, site plan, special use permit and freshwater wetlands permit 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 opened a public hearing on the Site plan application on 6/232022 and continued the
public hearing to 6/232022, 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 6/232022;
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 PLAN37-2022, SPECIAL USE PERMIT 2-2022 &
FRESHWATER WETLANDS 8-2022 ACPOWER 31, LLC; 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: 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
Motion seconded by . Duly adopted this 23`d day of June 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: S18.76i.82201 Fax: 518.745.44371742 Bay Road, Queensbury, NY 228041 www.queensbury.net
Site Plan 34-2022 & Petition of Zone Change 1-
2022@ 170 & 0 Sunnyside Road
Par 271 LLC.
Public Hearing Scheduled
Type I- Zone Change
Draft resolution- 1.) Accept Lead Agency
2.) SEQR
3.) Recommendation to Town
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2022
Site -Plan 34-2022, Par 27, LLC.
Petition of Zone Change 1-2022 170 & 0 Sunnyside Road/ Moderate Density Residential/ Ward 1
SEQR. Type I
Material Review: application, narrative, stormwater details, site plans, site photo
:::Parcel History: Subdivision 8-2017
Warren Co Referral: Sent: June 2022 / Comments: Concur w/local board. Informal staff
comments: Encouraged discussion with applicant for snow removal for off
season use of project.
Requested Action
Planning Board accept lead agency, review application for SEQR and recommendation to the Town Board
"Resolutions
12! Seek;& Accept Lead Agency
2: SEQR
3. Recommendation
Prokct Description
Applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at 0
Sunnyside Road (Vacant) from MDR to RR3A and to add Golf course to Rural Residential. The project
'includes construction of an addition of 1,850 sq ft and a porch of 322 sq ft to the existing 2,300 sq ft building.
Pursuant to chapter 179-3-040, 179-15-040, site plan review, petition of zone change, Town Board referral,
SEQR' for petition of zone change and building expansion, and Planning Board recommendation to Town
Board.. Site plan shall be subject to Planning Board review and approval.
Staff :Comments
• . Location -The project site is located at 170 and 0 (vacant no 911 address) Sunnyside Road. The parcel at
-170 Sunnyside is 10.56 ac and the parcel at 0 Sunnyside is 2.44 ac.
•, Arrangement- The building work occurs at 170 Sunnyside and change of zone will amend these two MDR
zone -Parcels to RR3A. In addition, the request for change of zone includes adding golf course to the Rural
Residential Zone.
•:: ! Site. Design-
'' ;: Building — The existing building is 2,300 sq ft and the addition is 1,850 sq ft with a porch of 322 sq ft. The
addition would be construct on the west side of the existing building. The building is used for the clubhouse.
• i Site conditions -The parcel is used as Sunnyside Par 3 Golf Course and is to remain.
•1 Traffic- The site has 27 parking spaces for the golf course and there is to be no changes to the parking area.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes an eave trench along the
building of 40 ft by 5 ft to address stormwater from the new addition.
• Landscape plan -There are no changes to the existing site landscaping.
i , i Site lighting plan -There are no changes to the existing lighting.
:'• Site details -
Utility details -There are no changes to the existing utilities this includes on -site septic and municipal water.
Signage-There are no changes to the existing signage.
•. , Elevations -The plans show a building rendition with no dimensions — dimensions should be added.
• Floor plans -The floor plans show the existing building and the proposed addition — dimensions will need to
be clarified.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, p floor
plans, q. soil logs, r. construction/demolition disposal s. snow removal.
• The waivers requested —Staff finds it reasonable to request a waiver as the project is for an addition to an
existing building and does not change the use of the building and site as a golf course. The applicant has
provided information for: j. stormwater.
• 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 petition of zone change for the zone change of two parcels from MDR to RR3A
and to add golf course as a listed use in the Rural Residential Zone requiring Site Plan. The Planning Board can
accept Lead Agency as they are the only other involved agency and the Town Board consented in the referral
resolution; the Planning Board may conduct SEQR and may provide a recommendation to the Town Board.
Meeting History: 1" Meeting
GWII�
LaBeLLa
rt- Powered by partnership.
June 7, 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@queensbur,
Re: Par 27 LLC (Sunnyside Par 3 Golf Course)
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.25
Queensbury Ref #SP 34-2022
Dear Mr. Brown:
LaBella Associates (LaBella) has received a submission package from your office for the above referenced
project. The Applicant is proposing to construct a new 1,850 SF addition and a new 322 SF deck to the
existing facility. Information submitted to our office for review includes the following:
• Floor Plan;
• Full Environmental Assessment Form, prepared by Hutchins Engineering PLLC, dated May4, 2022;
• Narrative, prepared by Hutchins Engineering PLLC, dated May 4, 2022;
• Building Elevation Drawing;
• Site Plan, prepared by Hutchins Engineering PLLC, dated April 26, 2022;
• Site Plan Application, prepared by Hutchins Engineering PLLC, dated March 15, 2022, and;
• Stormwater Information, prepared by Hutchins Engineering PLLC, dated April 24, 2022.
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:
2. Section 179-6-080 of the Town Code states that stormwater drainage plans shall analyze the impacts
of commercial or industrial projects using at least a 50-year return storm. The stormwater plan shall
work in effect so that post -development runoff rate and volume conditions do not exceed pre -
development conditions. The Applicant only provided a 25-year storm analysis. The applicant to provide
a 50-year storm analysis.
3. It does not appear that erosion and sediment controls are depicted on the plans, and they shall be
incorporated in subsequent submission in accordance with the NYS SSESC.
4. 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.
5. The plans appearto depict neither the existing contours northe proposed contours. The Applicant should
provide the existing and proposed contours, existing and proposed spot grades, or flow path arrows on
subsequent submissions to better understand the existing and proposed flow paths.
6. There does not appear to be soil test pits or infiltration test results provided for the proposed infiltration
devices. The Applicant to perform soil test pits and infiltration testing within the bounds of the infiltration
practice and provide the results in subsequent submissions. The Applicant shall ensure that soil testing
for the proposed infiltration practices meets the requirements specified in Appendix D of the 2015 NYS
Stormwater Management Design Manual (SMDM).
7. Section 6.3.3 of the NYS SMDM and good engineering practice suggests that pretreatment should be
provided for infiltration practices. LaBella understands that for small sites involving projects disturbing
less than an acre, it is not necessarily always feasible to provide standard pretreatment facilities. The
Applicant to clarify what is the intended pre-treatment practices for the proposed infiltration devices.
8. The Applicant may be required to execute a stormwater maintenance agreement with the Town in
accordance with Section 147-10.D of the Town Code. The Applicant should submit a draft stormwater
maintenance agreement if required by the town.
9. Section 6.3.1 of the SMDM states `Infiltration practices cannot be placed in locations that cause water
problems to downgradient properties. Infiltration trenches and basins shall be setback 25 feet
downgradient from structures and septic systems." The proposed infiltration trench appears to be within
25 feet of the approximate bounds of the existing septic field. The Applicant to revise accordingly.
10. The Applicant to depict any neighboring water wells or septic systems within reason (approximately 200
feet).
Conclusion & Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate changes
in subsequent plan submissions.
Z:\2022ProJects\Queensbury, Town of\2220706.25-Par 27 LLC-SP 34-2022\05_Des(gn\CiViRMunRrev\2220706.25-Par 27_LLC-SP34-2022-Li.doa
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 Administrator (via email)
Laura Moore, Town Land Use Planner (via e-mail)
Z:\2022Projects\Queensbury, Town of\2220706.25-Par 27 LLC-5P 34.2022\05_Design\Civif\Muni\rev\2220706.25-Par 27_LLC-SP34-2022-Li.doa
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH
SITE PLAN 34-2022 PAR 27, LLC.
Tax Map ID: 290.5-1-50.1, 290.6-1-11/ Property Address: 170 & 0 Sunnyside Road/ Zoning: MDR
WHEREAS, the applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44
acre parcel at 0 Sunnyside Road (Vacant) from MDR to RR3A. The project includes construction of an addition
of 1,613 sq ft to the existing 2,300 sq ft building. Pursuant to chapter 179-3-040, 179-15-040, site plan review,
petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and
Planning Board recommendation to Town Board. Site plan shall be subject to Planning Board review and
approval.
WHEREAS, the Planning Board of the Town of Queensbury has determined to begin an environmental review
process under the State Environmental Quality Review Act (SEQRA).
WHEREAS, the Town of Queensbury Planning Board has been determined to be Lead Agency as granted by
consent from the Town Board and there are no other agencies involved;
NOW, THEREFORE BE IT RESOLVED:
MOTION TO ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH SITE PLAN 34-
2022 PAR 27, LLC, Introduced by who moved for its adoption,
As per the draft resolution prepared by staff.
Duly adopted this 231d day of June 2022 by the following vote:
AYES:
NOES:
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
SEQR RESOLUTION — Grant Positive or Negative Declaration
SITE PLAN 34-2022 PAR 27, LLC.
Tax Map ID: 290.5-1-50.1, 290.6-1-11 / Property Address: 170 & 0 Sunnyside Road/ Zoning: MDR
The applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at
0 Sunnyside Road (Vacant) from MDR to RR3A. The project includes construction of an addition of 1,613 sq ft
to the existing 2,300 sq ft building. Pursuant to chapter 179-3-040, 179-15-040, site plan review, petition of
zone change, Town Board referral, SEQR for petition of zone change and building expansion, and Planning
Board recommendation to Town Board. Site plan 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 Long 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 34-2022 PAR 27, LLC. Introduced by who moved for its adoption.
As per the resolution prepared by staff.
1. Part II of the Long EAF has been reviewed and completed by the Planning Board.
2. Part III of the Long 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 23`d day of June 2022 by the following vote:
AYES
NOES:
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 -Planning Board Recommendation to the Town Board for Zoning Change
From MDR to RR3A
SITE PLAN 34-2022 PAR 27, LLC.
Tax Map ID: 290.5-1-50.1, 290.6-1-11/Address: 170 & 0 Sunnyside Road / Zoning: MDR
WHEREAS, the applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44
acre parcel at 0 Sunnyside Road (Vacant) from MDR to RR3A. The project includes construction of an addition
of 1,613 sq ft to the existing 2,300 sq ft building. Pursuant to chapter 179-3-040, 179-15-040, site plan review,
petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and
Planning Board recommendation to Town Board. Site plan shall be subject to Planning Board review and
approval.
WHEREAS, the Town of Queensbury Town Board is proposing the following zoning changes: Changing
Moderate Density Residential to Rural Residential and adding golf course use by site plan review to be added to
the Rural Residential Zone. The Town Board referred this proposed change to the Planning Board for an
advisory recommendation pursuant to Section 179-15-020, resolution number 210, 2022 dated May 16, 2022;
MOTION FOR RECOMMENDATION TO THE TOWN BOARD AS FAVORABLE/UNFAVORABLE
FOR ZONING CHANGE FROM MDR TO RR3A;
The Planning Board based on limited review has not identified any significant adverse impacts that cannot be
mitigated with this proposal.
Introduced by
who moved for its adoption.
Duly adopted this 23rd day of June 2022 by the following vote:
AYES:
NOES:
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