Staff notes for 7/19/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 19, 2022
Site Plan 45-2022 & Christopher Detmer
Freshwater Wetlands 9-2022 70 Browns Path/ Moderate Density Residential/ Ward 2
SEQR Type II
Material Review: application, site drawings, survey, wetlands information, elevations,
floor plans
Parcel History: SUB 3-1998, AV 32-2022
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
The applicant proposes to construct a new single family dwelling with an attached garage. The home is 2,200 sq
ft. The project site contains wetlands. The project also includes site work for retaining wall, septic, and
driveway area. Pursuant to chapter 179-3-040, 179-6-050, chapter 94, a site plan for hard surface within 50 ft of
the shoreline and freshwater wetlands work within 100 feet of a wetland 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 site is located at 70 Brown’s path on a 1.42 ac parcel.
• Arrangement- The existing parcel is vacant and is noted to have wetlands on the property.
• Building – The new home to be constructed is 2,237 sq ft and includes landscaped step areas from the home
to the back yard.
• Site plan overall-The project includes installation of a four foot retaining wall between the home and the
wetlands. The disturbance area is within 50 ft of the wetlands and a freshwater wetlands permit has been
provided.
• Grading and drainage plan, Sediment and erosion control-The applicant proposes a grass swale along the
driveway and a gutter system along the home to address stormwater management. The plans indicate there
is 0.43 ac of disturbance proposed. The application materials have been provided to the Town Designated
Engineer for review and comment.
• Landscape plan-The plans show the area to be cleared for the home and associated site work. The
vegetation in the remaining areas is not to be disturbed.
• Site lighting plan-The plans do not indicate exterior lighting to the home. The applicant is to be reminded
lighting fixtures to be downcast.
• Site details-The site work involved includes grading and hard surfacing within 50 ft of the wetland.
• Utility details-The project includes the installation of a septic system that has received Local Board of
Health variance. The site is serviced by municipal water.
• Elevations- The applicant has indicated the home to be one story with a full basement.
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• Floor plans-The floor plans show a three bedroom, kitchen and access to the garage on the first floor. Then
the basement floor.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, l. landscaping, 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 as these items are typically
associated with commercial projects. Applicant has provided , j. stormwater k. topography, and 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.
Freshwater Wetlands
The project parcel has 0.24 ac of wetlands as delineated and shown on the survey. The construction of the
single family home is within 10.4 ft of the wetland. There is no construction within the wetlands themselves
just work adjacent to the wetland.
Nature of Variance
The house is proposed 10.4 ft from the wetland where 75 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: 1st Meeting