Site Plan Application1
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
TOWN OF QUEENSBURY
Site Plan Review Application
Review Process:
1. Required Pre-submission meeting with staff to determine general completeness to be held no later than 1
week prior to deadline day.Call (518) 761-8265 or (518) 761-8220 for an appointment.
2. Submittal of complete application: 1 original and 14 copies of the application package by monthly deadline.
3. Determination of application completeness. All necessary information must be provided and appropriate
fee(s) paid for consideration for placement on an agenda for that month.
4.Incomplete applications will not be considered for placement on any agenda until all missing
information has been submitted.
5. Submittal to Warren County Planning, if applicable.
6. Planning Board meeting, generally the third & fourth Tuesday of each month. You will be advised in
writing as to which meeting to attend.
7. Following the meeting you will be provided with a copy of the resolution stating the Board’s decision on
your application. If your application was approved, the next likely step is a Building Permit. Final
drawings must be provided for the next phase of review. If your application was denied, your project cannot
proceed as submitted.
DOCUMENTATION REQUIREMENTS (hard copy & electronic):
Please submit 1 original & 14 copies of the completed application package to include:
x Completed Application pages 2-9, signed & dated
x Pre-Submission Meeting Notes:signed by staff
x Copy of Deed
x Checklist & Plot Plan
x Environmental Assessment Form for any non-residential project
x Fee:$100 (0 – 10,000 sq. ft.); $250 (10,001 – 30,000 sq. ft.); $500 (30,001 -100,000 sq. ft.); $1,000
(100,000+ sq. ft.)
Staff & Contact Information:
Craig Brown, Zoning Administrator craigb@queensbury.net
Laura Moore, Land Use Planner lmoore@queensbury.net
Sunny Sweet, Office Specialist – Planning sunnys@queensbury.net (518) 761-8220
Visit our website at www.queensbury.net for further information and forms
2
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
General Information
Tax Parcel ID Number: ____________________
Zoning District: ____________________
Lot size: _____________________
Detailed Description of Project [includes current & proposed use]:
__________________________________________________________________________________________
__________________________________________________________________________________________
__________________________________________________________________________________________
Location of project:
________________________________________________________________________________
Applicant Name: Address:
Home Phone Cell:
Work Phone Fax
E-Mail:
Agent’s Name:Address:
Home Phone Cell:
Work Phone Fax
E-mail
Owner’s Name Address
Home Phone Cell
Work Phone Fax
E-mail
253.-1-23
LC-10A
16.8
Construction of a single family residence, along with an access driveway, wastewater management, stormwater management, and
other associated utilities.
1918 Ridge Road
James S. Brown 1815 Bay Road, Lake George, NY
518-791-7710
jamesstewartbrown@gmail.com
JARRETT Engineers, PLLC
12 E. Washington St. Glens Falls, NY
518-744-5019
518-792-2907
tjarrett@jarrettengineers.com
4
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? _______________
2. If the parcel has previous approvals, list application number(s): _________________________
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System
(SPDES) Permit Program ? _______________
4. Estimated project duration: Start Date __________ End Date __________
5. Estimated total cost of project: _______________
6. Total area of land disturbance for project: _______________
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total
building floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol Floor Area Ratio [FAR]
Waterfront Residential WR 0.22
Commercial Moderate/ Intensive CM/ CI 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property,
including all floors of the structures, garages, basements and attics with more than five (5) feet of ceiling
height and covered porches. Building square footage does not include: Open deck, docks and that portion of
covered docks extending over water and one storage shed of one hundred twenty (120) square feet or less.
Any additional sheds will be included. (See “FLOOR AREA RATIO”).
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a
building or structure, and when applicable, the sum total of all floor areas of the principal and accessory
buildings or structures on the project site.
A. Parcel Area ___________________________ sq. ft.
B. Existing Floor Area ___________________________ sq. ft. [see above definition]
C. Proposed Additional Floor Area ___________________________ sq. ft.
D. Proposed Total Floor Area ___________________________ sq. ft.
E. Total Allowable Floor Area ___________________________ (Area x _____) [see above table]
*If D is larger than E. a variance or revisions to your plan may be needed. Consult with Staff.
no
Yes
Fall 2022 Fall 2023
500,000.00
Aprox. 1 acre
Required Existing Proposed
100 N/A 398±
400 670± 670±
200 N/A N/A
100 N/A 444±
100 N/A 320±
100 N/A 486±
N/A N/A N/A
35 N/A <35'
95% N/A 98.0%
2N/A2
ExistingSq.ft. ProposedAdditionsq.ft. Totalsq.ft.
A. BuildingFootprint N/A 1336 1336
B. DetachedGarage N/A 0 0
C. AccessoryStructure(s) N/A 0 0
D. N/A 8810 8810
E. Porches/Decks N/A 600 600
F. Other N/A 0 0
G. TotalNonͲPermeable(Sq.Ft.)[AddAͲF] N/A 10746 10746
H. ParcelArea[43,560sqft/acre] 730793 730793 730793
I. N/A 1.5% 1.5%
100%Ͳ1.5% 98.5%
ExistingSq.ft. ProposedAdditionsq.ft. Totalsq.ft.
A. BuildingFootprint 1048 0 1048
B. DetachedGarage 1040 0 1040
C. AccessoryStructure(s)Ͳ 00
D. 11969 0 11969
E. Porches/Decks 168 0 168
F. AccessRoad(Existing+NewBrownSpur) 37800 8000 45800
G. TotalNonͲPermeable(Sq.Ft.)[AddAͲF] 52025 8000 60025
H. ParcelArea[43,560sqft/acre] 2874960 2874960 2874960
I. 1.8% 0.3% 2.1%
98.2%Ͳ0.3% 97.9%NetPermeabilityStarkParcel(Required95%)
ParcelInformation
Owner:
TaxmapI.D.#:
ZoningDesignation:
LotArea:
JamesS.Brown
253.Ͳ1Ͳ23
LCͲ10A
16.8Ac
PercentageofImpermeableAreaofSite
[I=G/H]
SideYardSetback[2](South)
RearYardSetback[1](East)
TravelCorridor
NetPermeabilityBrownParcel(Required95%)
SiteDevelopmentDataͲBrownLot(253.Ͳ1Ͳ23)
Area/Type
SiteDevelopmentDataͲStarkLot(253.Ͳ1Ͳ22)
Area/Type
FrontSetback[1](RidgeRd,9L)
Height[max]
Shoreline
(ProjectArea)
Paved,Gravelorotherhardsurfacedarea
(ProjectArea)Paved,
Gravelorotherhardsurfacedarea
PercentageofImpermeableAreaofSite
[I=G/H]
SetbackRequirements
Area
RoadFrontage(Length)
Permeability(min)(TotalProject)
No.ofparkingspaces
SideYardSetback[1](North)
Stephen Traver, Chairman, and Planning Board Members June 2022
Re: Brown Residence, Upper Ridge Road
Page 1 of 3
§ 179-9-080 Requirements for Site Plan Approval. The Planning Board shall not
approve a Site Plan unless it first determines that such site plan meets the following
Standards. Please prepare responses to each of the following topics:
Standards
A. The proposed project furthers or is consistent with the policies of the Town’s
Comprehensive Plan.
Yes, one single family residence on a 16± acre parcel in the LC-10 zone is
consistent with the current comprehensive plan.
B. The proposed project complies with all other requirements of this Chapter,
including the site plan review standards as set forth in Paragraph F of this
section, the dimensional, bulk, and density regulations of the zoning district in
which it is proposed to be located (Article 3 and Table 1), the applicable
requirements of all other Articles that apply.
All standards will be met except for access to the lot is proposed by means of
an existing driveway off Ridge Road, as opposed to construction of a new
driveway entrance. (Area variance required for access not through the lot
frontage)
C. The site plan encourages pedestrian activity internally and, if practicable, to
and from the site with pedestrian paths or sidewalks connected to adjacent
areas.
This is largely not applicable, as the site is in a rural area with no nearby
amenities within walking distance.
D. The site plan must conform to Chapter 136 Sewer and Sewage Disposal,
Chapter 147 Stormwater Management Local Lay, and other applicable local
laws.
Systems compliant with Chapters 136 & 147 are proposed.
E. The proposed use shall be in harmony with the general purpose or intent of
this Chapter, specifically taking into account the location, character and size
of the proposed use and the description and purpose of the district in which
such use is proposed, the nature and intensity of the activities to be involved
in or conducted in connection with the proposed use and the nature and rate
of any increase in the burden on supporting public services and facilities
which will follow the approval of the proposed use.
One single family residence is proposed on a 16± acre parcel in the LC-10
zone. The project is being designed to be as inconspicuous and as least
disruptive of the site as practical. No steep slopes are to be impacted, and in
as much as old log roads will be upgraded for access, additional tree clearing
will be minimized.
F. The establishment, maintenance and operation of the proposed use will not
create public hazards from traffic, traffic congestion or the parking of vehicles
Stephen Traver, Chairman, and Planning Board Members June 2022
Re: Brown Residence, Upper Ridge Road
Page 2 of 3
and/or equipment or be otherwise detrimental to the health, safety or general
welfare of persons residing or working in the neighborhood or to the general
welfare of the town. Traffic access and circulation, road intersections, road
and driveway widths, and traffic controls will be adequate.
One new single family residence will be accessed by sharing an existing
driveway, therefore, no undue traffic hazard will be introduced.
G. Off-street parking and loading facilities will be appropriately located and
arranged and sufficient to meet traffic anticipated to be generated by the new
use. The establishment of vehicle links between parking areas of adjacent
properties are provided where feasible. This furthers the Town’s goal of
reducing curb cuts and reducing congestion. A twenty-foot wide connection is
required. If adjacent properties area either undeveloped or previously
developed without having made provision for future linking, then a future
connection must be identified and provided for in the site plan under review
for such future linking when the time arises. The Planning Board may require
proof that the applicant has made contact with adjacent property owners for
purposes of coordinating linkages with adjacent properties.
Not applicable.
H. The project shall not have an undue adverse impact upon the natural, scenic,
aesthetic, ecological, wildlife, historic, recreational or open space resources
of the town or the Adirondack Park or upon the adequate provision of
supporting facilities and service made necessary by the project, taking into
account the commercial, industrial, residential, recreational or other benefits
that might be derived from the project. In making the determination
hereunder, the Planning Board shall consider those factors pertinent to the
project contained in the development considerations set forth herein under §
179-9-080 of this chapter, and in so doing, the Planning Board shall made a
net overall evaluation of the project in relation to the development objectives
and general guidelines set forth in § 179-9-080 of this Article.
Little to no impact on natural resources on the site is expected, based on the
following that have been incorporated into the project:
1. An existing driveway will be shared for access to the site
2. Old log roads will be followed, thus minimizing new driveway
construction
3. No significant impact to steep slopes is necessary
4. Little tree clearing is required on the building site, as an old log
landing will be used as the house site, and only relatively minimal tree
trimming will be necessary for aesthetics.
I. The provisions for and arrangement of pedestrian traffic access and
circulation, walkway structures, control of intersections with vehicular traffic
and overall pedestrian convenience shall be safe and adequate for pedestrian
movement. Pedestrian connections between adjacent sites shall be provided
to encourage pedestrian use.
Not applicable.
Stephen Traver, Chairman, and Planning Board Members June 2022
Re: Brown Residence, Upper Ridge Road
Page 3 of 3
J. Stormwater drainage facilities will prevent an increase of post development
drainage flows as compared to pre-development drainage flows. Drainage of
the site shall recharge ground water to the extent practical. Surface waters
flowing off-site shall not degrade any streams or adversely affect drainage on
adjacent properties or public roads. Facilities shall be in conformance with
the drainage standards of Chapter 147 of the Town Code and the Town of
Queensbury Subdivision Regulations where applicable.
Stormwater management is proposed for new sections of driveway, as with
the impervious areas on the house site. The system has been sized to mitigate
the rate of runoff from a “25 year” storm event, consistent with Town
standards.
K. The water supply and sewage disposal facilities will be adequate and will
meet all applicable and current requirements set forth by Department of
Health Regulations and Chapter 136 of the Town Code.
Both systems will be adequate for the anticipated needs, and in conformance
with Town and State standards.
L. The adequacy, type and arrangement of trees, shrubs and other suitable
plantings, landscaping and screening shall effectively provide a visual and/or
noise buffer between the applicants and adjoining lands, including the
maximum retention of existing vegetation and maintenance, including
replacement of dead or deceased plants.
Tree cover on the site will largely be left intact, with only minimal tree
removal needed to facilitate the driveway and house site construction.
Existing surrounding woodlands will provide excellent screening from all
public vantage points.
M. Fire lanes, emergency zones and fire hydrants will be adequate and meet the
needs and requirements of emergency service providers.
The driveway has been planned to facilitate emergency vehicle access, and the
house will have a sprinkler system to aid in fire suppression and response.
N. The design of structures, roadways and landscaping in areas susceptible to
ponding, flooding and/or erosion will minimize or avoid such impacts to the
maximum extent practicable.
The house site is located such that it is not readily susceptible to flooding, and
the driveway has been designed to minimize flood risk.
O. The site plan conforms to the design standards, landscaping standards and
performance standards in this chapter.
Site design follows Queensbury standards.
F:\DataFile\2021 Proj\Resid\21-008 Brown SP\Work Docs\21008 22xxxx SP\Srce Files\21008 220421 SP Quest.doc
6
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
§ 179-9-050 Checklist-Application for Site Plan Review.
Application materials and site plan shall include sufficient information for the Board to review and provide a
decision. The applicant is to provide a site plan drawing and all attachments that address items A-V. The
applicant may request a waiver from A-V and is to provide reasons for waiver(s) requested. Please label
information to be submitted.
REQUIREMENTS Sheet #
A.A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect
or serve it, such as roads, shopping areas, schools, etc. The map shall also show all properties, identify owners,
subdivisions, streets and easements within 500 feet of the property. Such a sketch may be superimposed on a United States
Geological Survey map of the area.
B.The site plan shall be drawn at a scale of forty feet to the inch (1” = 40 feet) or such other scale as the Planning Board may
deem appropriate, on standard 24” x 36” sheets, with continuation on 8 l/2 “x 11” sheets as necessary for written
information. The information listed below shall be shown on the site plan and continuation sheets.
C.Name of the project, boundaries, date, north arrow, and scale of the plan.
D.Name and address of the owner of record, developer, and seal of the engineer, architect or landscape architect. If the
applicant is not the record owner, a letter of authorization shall be required from the owner.
E.The location and use of all existing and proposed structures within the property, including all dimensions of height and
floor area, all exterior entrances, and all anticipated future additions and alterations.
F.The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas,
sidewalks, ramps, curbs, paths, landscaping, walls and fences. Location, type and screening details for all waste disposal
containers shall also be shown.
G.The location, height, intensity and bulb type (sodium, incandescent, etc.) of all external lighting fixtures. The direction of
illumination and methods to eliminate glare onto adjoining properties must also be shown in compliance with § 179-6-020.
H.The location, height, size, materials and design of all proposed signs.
I.The location of all present and proposed utility systems including:
1. Sewage or septic system;
2. Water supply system;
3. Telephone, cable and electrical systems; and
4. Storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls,
hydrants, manholes and drainage swales.
J.Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff
and flooding of other properties, as applicable. A Stormwater Pollution Prevention Plan (SWPPP) for all land development
activities (excluding agricultural activities) on the site that results in land disturbance of one acre or more. A SWPPP shall
comply with the requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury
Code. It shall be at the discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be
required for a site plan review project land disturbance of less than one acre.
K.Existing and proposed topography at two-foot contour intervals, or such other contour interval as the Planning Board shall
allow. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel
is within the 100-year floodplain, the area will be shown and base flood elevations given. Areas shall be indicated within
the proposed site and within 50 feet of the proposed site where soil removal or filling is required, showing the approximate
volume in cubic yards.
L.A landscape plan showing all existing natural land features than may influence the design of the proposed use such as rock
outcrops, stands of trees, single trees eight or more inches in diameter, forest cover and water sources and all proposed
changes to these features, including sizes and types of plants. Water sources include ponds, lakes, wetlands and
watercourses, aquifers, floodplains and drainage retention areas.
M.Land Use District boundaries within 500 feet of the site’s perimeter shall be drawn and identified on the site plan, as well
as any Overlay Districts that apply to the property.
Cover
all
all
all
EX1
EX1/C1-C5
N/A
N/A
C5/WD1/
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1/D2/D2
ESC
SWPPP
Prepared /
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EX1
C1-C5
Cover / EX1
7
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
REQUIREMENTS (CONTINUED)Sheet #
N.Traffic flow patterns within the site, entrances and exits, loading and unloading areas, as well as curb cuts on the site and
within 100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or
for those in heavy traffic areas, which shall include:
1. The projected number of motor vehicle trips to enter or leave the site, estimated for weekly and
annual peak hour traffic levels;
2. The projected traffic flow pattern including vehicular movements at all major intersections likely
to be affected by the proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected
intersections. Existing and proposed weekly and annual peak hour traffic levels and road capacity
levels shall also be given.
O.For new construction or alterations to any structure, a table containing the following information shall be included:
1. Estimated area of structure to be used for particular purposes such as retain operation, office,
Storage, etc.;
2. Estimated maximum number of employees;
3. Maximum seating capacity, where applicable; and
4. Number of parking spaces existing and required for the intended use.
P.1. Floor Plans.
2. Elevations at a scale of one-quarter inch equals one foot (1/4” = 1 foot) for all exterior facades of the proposed structure(s)
and/or alterations to or expansions of existing facades, showing design features and indicating the type and color of materials
to be used.
Q.Soil logs, water supply well and percolation test results, and storm water runoff calculations as needed to determine and
mitigate project impacts.
R.Plans for disposal of construction and demolition waste, either on-site or at an approved disposal facility.
S.Plans for snow removal, including location(s) of on-site snow storage.
T.An Environmental Assessment Form (“EAF”) as required by the SEQRA regulations, with Part 1 completed by the Applicant
shall be submitted as part of the application. If the proposed project requires a special use permit and an EAF has been
submitted in conjunction with a special use permit application, a duplicate EAF is not required for the site plan application.
U.If an application is for a parcel or parcels on which more than one use is proposed, the applicant may submit a single
application for all such uses, provided the proposed uses are accurately delineated on a site plan drawn pursuant to the
requirements set forth above. The Planning Board may grant the application with respect to some proposed uses and not
others. For purposes of reviewing an application (and for SEQRA compliance) all proposed uses on a single parcel or on
contiguous parcels shall be considered together.
V.A brief narrative statement on how the project proposed for review furthers or is consistent with the vision, goals and policies
in the Town’s Comprehensive Plan.
N/A
N/A
N/A
EX1
N/A
C5
N/A
N/A
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Digitally signed by Gail
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Date: 2022.06.27 09:35:51
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9
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Signature Page
This page includes the 1.)Authorization to Act as Agent Form: 2.)Engineering Fee Disclosure; 3.)Authorization for Site Visits; 4.)
Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.)Agreement to provide documentation required.
OWNER’S AGENT FORM:
Complete the following if the OWNER of the property is not the same as the applicant
Owner: ____________________________________
Designates: ____________________________________
As agent regarding: _____ Variance _____ Site Plan _____ Subdivision
For Tax Map No.: _____ Section _____ Block _____ Lot
Deed Reference: _____ Book _____ Page _____ Date
OWNER SIGNATURE: ___________________________________DATE: _______________
APPLICANT’S AGENT FORM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party:
Owner: ____________________________________
Designates: ____________________________________
As agent regarding: _____ Variance _____ Site Plan _____ Subdivision
For Tax Map No.: _____ Section _____ Block _____ Lot
Deed Reference: _____ Book _____ Page _____ Date
OWNER SIGNATURE: ___________________________________DATE: _______________
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic design, storm
drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be charged directly to the applicant.
Fees for engineering review will not exceed $ 1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS:By signing this page and submitting the application materials attached herein, the Owner, Applicant,
and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject properties for the purpose of
reviewing the application submitted.
4.) OTHER PERMIT RESPONSIBILITIES:Other permits may be required for construction or alteration activity subsequent to approval by the
Zoning Board or Planning Board. It is the applicant’s responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application, and minutes transcribed from those tapes constitutes the official
record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand the instructions
for submission and agree to the submission requirements, I acknowledge no construction activities shall be commenced prior to issuance of a valid
permit. I certify that the application, plans and supporting materials are a true and complete statement/description of the existing conditions and the
work proposed, and that all work will be performed in accordance with the approved plans and in conformance with local zoning regulations. I
acknowledge that prior to occupying the facilities proposed, I or my agents, will obtain a certificate of occupancy as necessary. I also understand that
I/we may be required to provide an as-built survey by a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of
occupancy
I have read and agree to the above.
____________________________ ___________________________ __________________
Signature [Applicant] Print Name [Applicant] Date signed
____________________________ ___________________________ __________________
Signature [Agent] Print Name [Agent] Date signed
James S.Brown
JARRETT Engineers,PLLC
X X
253.1 23
James S.Brown
JARRETT Engineers,PLLC
X X
253.1 23
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_________________________________________________________________________________ ____
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__________________________________________
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Digitally signed by Gail Morehouse
Date: 2022.06.27 09:40:43 -04'00'