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291397 - COMPLETE PRELIMINARY SUBDIVISION SUBMISSION 7-13-22
Hutchins Engineering PLLC 169 Haviland Road Queensbury, NY 12804 Phone: (518) 745-0307 Fax: (518) 745-0308 July 13, 2022 Chairman Traver and Planning Board Members Town of Queensbury 742 Bay Road Queensbury NY 12804 Re: Cerrone Builders – Upper Sherman Avenue Subdivision – Queensbury Subdivision – Preliminary Subdivision Plan Tax Map ID: 301.18-2-1 Dear Chairman Traver & Planning Board Members: We represent Cerrone Builders who has an agreement with the City of Glens Falls to purchase the City of Glens Falls property located on the north side of Upper Sherman Avenue between Lambert Drive and Algonquin Drive. Cerrone Builders proposes to construct a 45-lot subdivision on the 49.98- acre parcel located on tax map number 301.18-2-1. The proposed subdivision would be a redevelopment of an existing parcel which was formerly used by the City of Glens Falls to dispose of lawn pick-up waste and debris. The City of Glens Falls has performed a Phase 1 & 2 Environmental Assessments and has received a letter from NYS DEC declaring that no further actions will be required for the lawn waste disposal a rea. The proposed subdivision will redevelop the yard waste debris area as a passive recreation pocket park with trails and trail connections along Sherman Avenue to the west and east to allow access from Sherman Avenue into the pocket park. A loop road off from Sherman Avenue with a green space buffer is proposed along Sherman Avenue. The 45-lot subdivision will be designed as a maintenance free subdivision similar to the Cerrone Builders Sweet Road subdivision with lots ranging from 0.47 to 1.57 acres. Variances were approved on 4/20/2022 for lots less than 2 acres in an MDR zone, 20 feet rear setbacks instead of the required 30 feet setbacks and 15 feet side setbacks instead of the required 25 feet setbacks. The proposed subdivision is in character of the surrounding neighborhoods as three of the four neighboring subdivisions have lots predominantly 0.5 acres or less and the subdivision to the north has lots that are less than 2 acres. The proposed subdivision would offer all residents access to open space, provide a green buffer area along Sherman Avenue and is compatible with the neighboring. We revised the initially submitted plans with the following items: 1. We have added landscaping along lots 23 to 25 where disturbance is proposed up to the east property line See drawing S-3. We have also added landscape tree planting notes for the individual lots on drawing S-6. 2. We have added an Erosion & Sediment Control Plan (Drawing S13) which details the proposed disturbance phases. Phase 1 will be an 8.4-acre disturbance which will include clearing for construction of the road, road infrastructure and temporary erosion control sediment basins during road construction. Phase 2 will be limited to no more than 5 acres of disturbance at a time to construct the house lots to the rear of the proposed house locations. Phase 3 would be the construction of the park area facilities and individual house construction which would at no time disturb more than 5 acres at a time. 3. We have provided a pocket park plan with amenities which include three pickleball courts, a picnic pavilion, cluster mailbox with a roadside parking area and 4 ft wide mulched trail with the outer trail approximately 0.45 miles long. 4. We have also responded to the 1/21/22 Town Engineer comment letter and made revisions as noted in our response letter which is attached to this submission. We look forward to discussing the project at the next available planning board meeting. Please find enclosed a completed application and Subdivision Preliminary Plan. Best Regards, Thomas R. Center Jr., P.E. Enclosures Hutchins Engineering, PLLCCERRONE - SHERMAN AVENUESUBDIVISIONCOVER SHEETUPPER SHERMAN AVENUETOWN OF QUEENSBURYWARREN COUNTYNEW YORK STATETAX MAP # 301.18-2-1PRELIMINARY SUBDIVISION SUBMISSION:DECEMBER 15, 2021REVISED JULY 13, 2022DRAWING LIST:SURVEYSS1 - SUBDIVISION PLAT W/TOPOGRAPHYENGINEERING PLANSS2 -LAYOUT PLANS3 - GRADING PLANS4 - UTILITY PLANS5 - SEPTIC DETAILSS6 - STORMWATER POLLUTION PREVENTION PLANS7 - ROAD PROFILESS8-ROAD & UTILITY DETAILSS9- SW GRADING PLANS10-NW GRADING PLANS11- NE GRADING PLANS12-SE GRADING PLANS13- EROSION & SEDIMENT CONTROL PLANLOCATION MAPSITE LOCATIONAPPLICANTCERRONE LAND HOLDINGS1589 SARATOGA ROADFORT EDWARD, NY 12828Call Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New YorkTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN SHARED ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTS OF THEINDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATER MANAGEMENT SYSTEMS FORTHE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICAL FOR THE FOOTPRINTS SHOWN. IT ISRESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TO OBTAIN THE NECESSARY APPROVALS ANDPERMITS FOR THEIR RESPECTIVE DESIGNS.NYSDOH CONDITIONS OF APPROVALSUBDIVISION DENSITY CALCULATIONSQUEENSBURY ZONINGMDR(2-ACRE W/ON-SITE WASTEWATER)TOTAL AREA49.5 - ACRESRIGHT OF WAY AREA3.96 - ACRESUSABLE DENSITY ACREAGE45.54 - ACRESTOTAL NUMBER OF ALLOWABLE LOTS22 - LOTSTOTAL PROPOSED NUMBER OF LOTS45 - LOTSPROPOSED LOT SIZES0.47 - 1.57 - ACRESZONING SUMMARYZONE - MDR (MODERATE DENSITY RESIDENTIAL)MINIMUM LOT SIZE - 2-ACRE PER DWELLINGFRONT SETBACK - 30' SIDE SETBACKS - 25'REAR SETBACK - 30'SHORELINE/STREAM/WETLAND SETBACK - 75'AVERAGE LOT WIDTH - 100'ROAD FRONTAGE - 100'MAXIMUM BUILDING HEIGHT - 40'MINIMUM PERCENT PERMEABLE - 50%AREA VARIANCES APPROVED ON 4-20-2022§179-4-010 MDR:MINIMUM LOT SIZE: 2 ACRES REQUIREDPROPOSED: LOT SIZES 0.57 - 1.57RELIEF REQUESTED FOR LOTS LESS THAN 2 ACRES§179-4-010 MINIMUM REAR SETBACKS:MINIMUM REAR SETBACK: 30 FT REQUIREDPROPOSED: 20 FT10 FT OF RELIEF REQUESTED FROM REAR SETBACKS§179-4-010 MINIMUM SIDE SETBACKS:MINIMUM SIDE SETBACK: 25 FT REQUIREDPROPOSED: 10 FT15 FT OF RELIEF REQUESTED FROM SIDE SETBACKSOWNERCITY OF GLENS FALLS42 RIDGE STREETGLENS FALLS, NY 12801ZONING BOARD APPROVAL RESOLUTIONS DWG. NO. 16-109-BOUNDARYD-2626IRFIRFIPFIPFIPFIPFPPFIPFIPFIPFIPFIRFIRFPPFIRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFPPFIPFIRFU.P. NM103 NYT80U.P. NM1 0 3 - 1 N Y T 8 0 F U.P. NM1 0 7 - 1 V Z 8 4 - 1 U.P.U.P. NM110 NYT87U.P. NM109 NYT86U.P. NM108 NYT85U.P. NG107 VZ84U.P. NG106U.P. NM105 NYT82U.P. NG104 NYT81U.P. NM102 NYT79-5CIRFPost BoxTelecomm. Sign "Left Int."Sign "Curve Ahead"U.P. NM111 BA P886" Pine painted10" Pine painted10" Pine painted10" Pine w/ Wire14" Pine painted12" Pine painted8" Pine painted16" Pine paintedXXLands N/F ofRuth ColchesterB:5083 P:237301.18-2-2Lands N/F ofLee & Molly BakerB:5907 P:190301.18-2-3Lands N/F ofRichard V. & Leah M. HolsclawB:5045 P:265301.18-2-4Lands N/F ofEdward & Toni McQuateB:968 P:203301.18-2-5Lands N/F ofAdam BurrellB:4795 P:163301.18-2-6Lands N/F ofSusan CarpenterB:799 P:72301.18-2-7Lands N/F ofTimothy & Patricia BeldenB:934 P:115301.18-2-8Lands N/F ofFrank AntosB:690 P:730301.18-2-9Lands N/F ofMichael & Suzanne LombardoB:5631 P:163301.18-2-10Lands N/F ofChristopher & Diane OgdenB:690 P:978301.18-2-11Lands N/F ofThomas & Anne RascoeB:1275 P:193301.18-2-12Lands N/F ofFrank & Diane MadiaB:705 P:15301.18-2-13Lands N/F ofGary & Deborah BennettB:726 P:309301.14-1-1Lands N/F ofRichard & NancyWilsonB:1202 P:21301.14-1-7Lands N/F ofMichael Davis &Lisa SmithB:4427 P:167301.14-1-8Lands N/F ofDale M. TracyB:930 P:86301.14-1-9Lands N/F ofKragen S. & Nicole R.OrlemanB:5281 P:83301.14-1-10Lands N/F ofEric & LisaPiesnikowskiB:1458 P:212301.14-2-23Lands N/F ofRobert & DaneenScotto-LavinoB:1316 P:61301.14-2-10Lands N/F ofJohn & Tina BureauB:1264 P:69301.14-2-9Lands N/F ofKeith & ConnieFerraroB:1264 P:76301.14-2-8Lands N/F ofPeter & JacquelineBoltonB:1243 P:51301.14-2-7Lands N/F ofFrank R. & Carol A. CrowleyB:1494 P:182301.14-2-6Lands N/F ofDavid & StephanieMahoneyB:960 P:20301.13-2-51Lands N/F ofAndrew S. & Carolyn L.MartinB:5556 P:274301.17-2-22Lands N/F ofElisha & KristenHamiltonB:1061 P:71301.17-2-23Lands N/F ofFiore FamilyIrrevocable TrustB:5385 P:155301.17-2-24Lands N/F ofDennis & Lisa Davis301.17-2-25Lands N/F ofMatthew BallB:1469 P:261301.17-2-26Lands N/F ofLinda Ball &Gary TrombleyB:5028 P:254301.17-2-27Lands N/F ofAnnabelle & HarryHerboldB:1235 P:96301.17-2-28Sign "No Dumping"Sign "No Trespassing/Dumping"Gate PostsMap ReferencesMap of Section #3 ofLand O'Pines SubdivisionDated: December 08, 1970By: Coulter & McCormackThe Grove20 Lot SubdivisionDated: November 06, 2000Last Revised: March 03, 2001By: Van Dusen & StevesLand SurveyorsMap of a Surveyof lands North of Sherman Avenueowned bySarah Bailey & Mary JennejahnDated: October 06, 1972Last Revised: December 18, 1972By: John B. Van DusenMap of a Subdivision of lands ofSarah Bailey & Mary JennejahnDated: September 05, 1973Last Revised: March 14, 1974By: John B. Van DusenMap of a Survey made forSarah L. McEchronDated: June 04, 2000By: Van Dusen & StevesLand SurveyorsDeed ReferenceRuth ColchesterToAnette R. Bramer andChristine A. SchierlohDated: December 02, 2014Recorded on: December 11, 2014B:5083 P:237LegendIRF = Iron Rod FoundCIRF = Capped Iron Rod FoundIPF = Iron Pipe FoundPPF = Pinched Pipe FoundU.P. = Utility Pole= Overhead Utility Wire4.)5.)PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.3.)2.)NOTES:1.)UNDERGROUND UTILITIES, IF ANY, ARE NOT SHOWN HEREON.6.)7.)THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LANDSURVEYORS. UNAUTHORIZED ALTERATION OR ADDITION TO THISDOCUMENT IS VIOLATION OF SECTION 7209, SUBDIVISION 2, OF NEWYORK STATE EDUCATION LAW.THE SURVEYED PARCEL IS SUBJECT TO WHATEVER RIGHTS, TITLE ORINTEREST THE TOWN OF QUEENSBURY AND THE PEOPLE OF THE STATE OF NEWYORK MAY HAVE TO MAINTAIN THE ROADS, AND TO WHATEVER RIGHTS,TITLE OR INTEREST THE TRAVELING PUBLIC MAY HAVE TO THE BED OF THEROADS.TrailTrailCERRONE BUILDERS, INC.301.18-2-1301.18-2-1 20' NO CUT BUFFERHOA AREAHOA AREAHOA AREAArea2154714.2 Sq. Feet49.5 Acres12345678910111213141516171819202122232425262728293031323334353637383940414243444528273.7 Sq. Feet0.65 Acres28654.2 Sq. Feet0.66 Acres30986.8 Sq. Feet0.71 Acres34695.9 Sq. Feet0.80 Acres28829.4 Sq. Feet0.66 Acres28685.7 Sq.Feet0.66 Acres40136.7 Sq. Feet0.92 Acres35421.5 Sq. Feet0.81 Acres21695.5 Sq. Feet0.50 Acres20425.6 Sq. Feet0.47 Acres20587.6Sq. Feet0.47 Acres24508.9Sq. Feet0.56 Acres30869.5Sq. Feet0.71Acres28625.1Sq. Feet0.66Acres9752.7Sq. Feet0.22Acres10884.7Sq. Feet0.25 Acres68213.4 Sq. Feet1.57 Acres48083.2 Sq. Feet1.10 Acres42789.3 Sq. Feet0.98 Acres26110.1 Sq. Feet0.60 Acres21892.8 Sq. Feet0.50 Acres20360.8 Sq. Feet0.47 Acres24363.1 Sq. Feet0.56 Acres24352.7 Sq. Feet0.56 Acres22991.5 Sq. Feet0.53 Acres22991.5 Sq. Feet0.53 Acres22991.5 Sq. Feet0.53 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres22905.8 Sq. Feet0.53 Acres22264.5 Sq. Feet0.51 Acres26307.5 Sq. Feet0.60 Acres33009.9 Sq. Feet0.76 Acres34443.4 Sq. Feet0.79 Acres27343.5Sq. Feet0.63 Acres24750.0Sq. Feet0.57 Acres26936.8Sq. Feet0.62 Acres27172.5Sq. Feet0.62 Acres28933.6 Sq. Feet0.66 Acres26976.3 Sq. Feet0.62 Acres31476.3 Sq. Feet0.72 Acres27830.4 Sq. Feet0.64 Acres31979.7 Sq. Feet0.73 Acres31979.7 Sq. Feet0.73 AcresEDGE OF WOODS LOCATION WAS TRACED FROM ORTHOIMAGERY.8.)N 82°45'50" E29.54'N 82°45'50" E233.97'N 82°45'50" E172.23'N 82°45'50" E158.27'N 82°45'50" E94.99'N 80°51'31" E20.06'N 80°51'31" E116.06'N 80°51'31" E84.87'N 80°51'31" E110.03'N 80°51'31" E110.03'N 80°51'31" E60.95'N 82°28'38" E97.28'N 82°28'38" E219.16'N 82°28'38" E181.64'S 07°55'23" E123.94'S 07°55'23" E243.09'S 07°55'23" E35.71'S 08°33'53" E141.48'S 08°33'53" E142.85'S 08°33'53" E63.31'S 10°25'53" E61.70'90.77'S 07°33'23" E72.19'46.41'80.81'S 11°1 8 ' 4 1 " W 110.00 ' 110.00 ' 110.00 ' S 11°1 8 ' 4 1 " W S 07°33'23" E154.50'S 08°49'53" E388.22'216.24'N 79°06'23" W462.06'N 79°13'19" W93.82'N 83°31'40" W68.18'N 89°42'16" W151.79'N 77°53'36" W115.54'N 77°53'36" W141.22'N 79°26'24" W365.23'N 79°26'24" W313.15'N 06°56'16" W225.60'N 06°56'16" W73.92'N 06°56'16" W155.79'N 06°56'16" W227.65'N 06°56'16" W67.38'N 11°04'05" W67.25'N 48°14'19" W169.45'N 70°04'22" W226.61'N 49°09'31" W209.01'N 78°41'19" WS 78°41'19" E209.01'S 78°41'19" E209.01'S 78°41'19" E209.01'S 82°59'31" E196.39'N 80°43'01" E167.05'N 80°43'01" E162.33'N 74°34'55" E167.09'N 56°30'00" E216.61'N 3 8 ° 2 5 ' 0 4 " E 3 5 6 . 4 5 ' N 2 0 ° 2 0 ' 0 8 " E 345 . 8 4 ' N 02°15'12" E 274.27' N 07°53'55" W 263.81' N 07°53'55" W 261.42' N 07°53'55" W 259.04' N 09°27' 4 4 " E 241.32' N 09°27' 4 4 " E 204.29' N 09°27'44" E170.60'N 07°34'46" W144.65'N 28°42'27" W177.80'N 49°50'08" W304.04'N 11°1 8 ' 4 1 " E 110.00 'N 11°1 8 ' 4 1 " E 110.00 ' N 08°18'2 5 " E 91.53' 110.00 ' S 11°1 8 ' 4 1 " W 110.00 ' S 11°1 8 ' 4 1 " W 74.34' 110.00 ' 110.00 ' 61.21' 110.00 ' N 11°1 8 ' 4 1 " E 110.00 ' 72.95' 110.00 ' 61.21'225.00'N 78°41'19" WN 09°17'15" W78.33'59.70'S 82°06'05" W110.00'65.39'117.91'N 80°32'16" W120.00'57.19'108.33'L243.37'R250.00'L2 17.72'R 250.00'L253.94'R250.00'L52.77'R250.00'R350.00'L72.46'R350.00'L110.46'R350.00'L220.92'R350.00'L110.46'L87.19'R300.00'L248.45'R300.00'L128.33'R300.00'L 12 0 .19 ' R 6 0 0 .0 0 ' L4 8.8 2 ' R 600.0 0 'R650.00'L74.74'R 6 5 0 .0 0 ' L110 .13 ' R 65 0 .0 0 ' L4 8.8 2 'R350.00'L37.45'R350.00'L110.46'R350.00'L110.46'R350.00'L110.46'R350.00'L110.46'R350.00'L62.01'L90.90'R300.00'R300.00'L89.23'R300.00'L110.63'R300.00'L110.63'R300.00'L110.63'R 3 0 0 .0 0'L 14 6 .2 1'R300.00'L140.44'R300.00'L136.12'R300.00'L91.48'L211.52'R300.00'L209.26'R300.00'110.00'S 80°32'16" E110.00'44.23'25.13'48.17'110.00'110.00'N 82°06'05" ES 78°41'19" E225.00'S 78°41'19" E225.00'S 78°41'19" E225.00'S 83°21'04" E228.57'N 85°10'19" E226.78'N 80°42'45" E225.00'N 58°16'24" E230.45'N 08°45' 1 4 " E 231.07'N 02°16'59" E74.48'N 07°44'15" W107.39'N 18°10'00" W97.35'N 62°20'23" W48.33'S 88°06'42" W85.61'S 82°06'05" W110.00'N 07°53'55" W 225.00' N 07°53'55" W 225.00'200.00'N 78°41'19" WN 61°20'44" E203.00'N 20°56'56" E202.23'N 28°17'31" E200.00'N 54°38'18" E202.11'N 81°06'42" E140.96'S 70°57'48" E190.23'N 76°55'39" E225.00'225.00'N 84°59'25" WS 04°01'53" E180.71'2 2 5 . 0 0 ' N 4 0 ° 4 5 ' 4 8 " E 225.00'N 22°40'52" E225.00'N 22°54'51" E 225.00'N 81°06'42" E225.00'S 48°59'23" EN 09°27'44" E227.62'N 09°27'44" E225.00' 223.95' S 09°27' 4 4 " W120.00'N 81°02'26" W120.03'N 81°55'06" WS 73°14'41" E124.09'S 58°16'40" E180.71'S 56°19'14" W13.20'S 16°03'40" W21.09'S 37°59'13" E24.32'S 11°18'41" W11.89'N 11°18'41" E13.20'R=25.00L=39.60 R= 2 5 . 0 0 L= 3 8 . 9 4 R=25.00L=38.92R=25.00L=39.62Drainage EasementR350.00'L106.05'529978.6 Sq. Feet12.2 Acres45.932.640.960.948.0 N 89°42'16" W68.18'N 83°31'40" W93.82'606.46'N 79°26'24" W462.06'N 79°13'19" W216.24'N 79°06'23" WS 08°49'53 " E 388.22' S 07°33'23" E 273.10' 347.64'N 82°28'38" E498.08'N 80°51'31" E502.00'N 82°45'50" E689.00'383.44'N 06°56'16" W612.67'N 06°56'16" WS 10°25'5 3 " E 152.47' 402.73'S 07°55'23" EIRFIRFIPFIPFIPFIPFPPFIPFIPFIPFIPFIRFIRFPPF IRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFPPFIPFIRFXXLands N/F ofRuth ColchesterB:5083 P:237301.18-2-2Lands N/F ofLee & Molly BakerB:5907 P:190301.18-2-3Lands N/F ofRichard V. & Leah M. HolsclawB:5045 P:265301.18-2-4Lands N/F ofEdward & Toni McQuateB:968 P:203301.18-2-5Lands N/F ofAdam BurrellB:4795 P:163301.18-2-6Lands N/F ofSusan CarpenterB:799 P:72301.18-2-7Lands N/F ofTimothy & Patricia BeldenB:934 P:115301.18-2-8Lands N/F ofFrank AntosB:690 P:730301.18-2-9Lands N/F ofMichael & Suzanne LombardoB:5631 P:163301.18-2-10Lands N/F ofChristopher & Diane OgdenB:690 P:978301.18-2-11Lands N/F ofThomas & Anne RascoeB:1275 P:193301.18-2-12Lands N/F ofFrank & Diane MadiaB:705 P:15301.18-2-13Michael Davis &Lisa SmithB:4427 P:167301.14-1-8Lands N/F ofDale M. TracyB:930 P:86301.14-1-9301.14-2-23Lands N/F ofRobert & DaneenScotto-LavinoB:1316 P:61301.14-2-10Lands N/F ofJohn & Tina BureauB:1264 P:69301.14-2-9Lands N/F ofKeith & ConnieFerraroB:1264 P:76301.14-2-8Lands N/F ofPeter & JacquelineBoltonB:1243 P:51301.14-2-7Lands N/F ofFrank R. & Carol A. CrowleyB:1494 P:182301.14-2-6Lands N/F ofDavid & StephanieMahoneyB:960 P:20301.13-2-51Lands N/F ofAndrew S. & Carolyn L.MartinB:5556 P:274301.17-2-22Lands N/F ofElisha & KristenHamiltonB:1061 P:71301.17-2-23Lands N/F ofFiore FamilyIrrevocable TrustB:5385 P:155301.17-2-24Lands N/F ofDennis & Lisa Davis301.17-2-25Lands N/F ofMatthew BallB:1469 P:261301.17-2-26Lands N/F ofLinda Ball &Gary TrombleyB:5028 P:254301.17-2-27Lands N/F ofAnnabelle & HarryHerboldB:1235 P:96301.17-2-28PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THE20' NO CUT BUFFERHOA AREAHOA AREAHOA AREATotal Parcel Area2154714.2 Sq. Feet49.5 Acres12345678910111213141516171819202122232425262728293031323334353637383940414243444528273.7 Sq. Feet0.65 Acres28654.2 Sq. Feet0.66 Acres30986.8 Sq. Feet0.71 Acres34695.9 Sq. Feet0.80 Acres28829.4 Sq. Feet0.66 Acres28685.7 Sq.Feet0.66 Acres40136.7 Sq. Feet0.92 Acres35421.5 Sq. Feet0.81 Acres21695.5 Sq. Feet0.50 Acres20425.6 Sq. Feet0.47 Acres20587.6Sq. Feet0.47 Acres24508.9Sq. Feet0.56 Acres30869.5Sq. Feet0.71Acres28625.1Sq. Feet0.66Acres9752.7Sq. Feet0.22Acres10884.7Sq. Feet0.25 Acres68213.4 Sq. Feet1.57 Acres48083.2 Sq. Feet1.10 Acres42789.3 Sq. Feet0.98 Acres26110.1 Sq. Feet0.60 Acres21892.8 Sq. Feet0.50 Acres20360.8 Sq. Feet0.47 Acres24363.1 Sq. Feet0.56 Acres24352.7 Sq. Feet0.56 Acres22991.5 Sq. Feet0.53 Acres22991.5 Sq. Feet0.53 Acres22991.5 Sq. Feet0.53 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres22905.8 Sq. Feet0.53 Acres22264.5 Sq. Feet0.51 Acres26307.5 Sq. Feet0.60 Acres33009.9 Sq. Feet0.76 Acres34443.4 Sq. Feet0.79 Acres27343.5Sq. Feet0.63 Acres24750.0Sq. Feet0.57 Acres26936.8Sq. Feet0.62 Acres27172.5Sq. Feet0.62 Acres28933.6 Sq. Feet0.66 Acres26976.3 Sq. Feet0.62 Acres31476.3 Sq. Feet0.72 Acres27830.4 Sq. Feet0.64 Acres31979.7 Sq. Feet0.73 Acres31979.7 Sq. Feet0.73 Acres0+001+002+003+004+005+006+007+008+009+0010+00 1 1 + 0 0 12+ 0 0 13+00 14+00 15+00 16+00 17+00 18+0019+0020+0021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+0034+00THIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S2SUBDIVISION LAYOUT PLANSUBDIVISION LAYOUT PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYGRAPHIC SCALEMAP REFERENCECall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New YorkSUBDIVISION DENSITY CALCULATIONSQUEENSBURY ZONINGMDR(2-ACRE W/ON-SITE WASTEWATER)TOTAL AREA49.5 - ACRESRIGHT OF WAY AREA3.96 - ACRESUSABLE DENSITY ACREAGE45.54 - ACRESTOTAL NUMBER OF ALLOWABLE LOTS22 - LOTSTOTAL PROPOSED NUMBER OF LOTS45 - LOTSPROPOSED LOT SIZES0.47 - 1.57 - ACRESZONING SUMMARYZONE - MDR (MODERATE DENSITY RESIDENTIAL)MINIMUM LOT SIZE - 2-ACRE PER DWELLINGFRONT SETBACK - 30' SIDE SETBACKS - 25'REAR SETBACK - 30'SHORELINE/STREAM/WETLAND SETBACK - 75'AVERAGE LOT WIDTH - 100'ROAD FRONTAGE - 100'MAXIMUM BUILDING HEIGHT - 40'MINIMUM PERCENT PERMEABLE - 50%AREA VARIANCES APPROVED ON 4-20-2022§179-4-010 MDR:MINIMUM LOT SIZE: 2 ACRES REQUIREDPROPOSED: LOT SIZES 0.57 - 1.57RELIEF REQUESTED FOR LOTS LESS THAN 2 ACRES§179-4-010 MINIMUM REAR SETBACKS:MINIMUM REAR SETBACK: 30 FT REQUIREDPROPOSED: 20 FT10 FT OF RELIEF REQUESTED FROM REAR SETBACKS§179-4-010 MINIMUM SIDE SETBACKS:MINIMUM SIDE SETBACK: 25 FT REQUIREDPROPOSED: 10 FT15 FT OF RELIEF REQUESTED FROM SIDE SETBACKSSITE DEVELOPMENT DATATOTAL PARCEL AREA49.5-AC = 2,154,714.2 SFEXISTINGADDITIONSTOTALHOUSES0 SF107,910 SF107,910 SFTOWN ROAD & DRIVEWAYS0 SF141,151 SF141,151 SFTOTAL IMPERVIOUS0 SF249,061 SF 249,061 SFPERCENT IMPERVIOUS0%11.6%11.6%PERMEABILITY100%(11.6%)88.4% IRFIRFIPFIPFIPFIPFPPFIPFIPFIPFIPFIRFIRFPPFIRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFPPFIPFIRFXXPARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LAND20' NO CUT BUFFER474474473473473473472 472471470470 4 7 0470469 4 6 7 465465 465 465465463462 4654604604604604604 6 0 46046046046045 9 458 455455455450450 448447447 447 4 4 6 4454454 4 0 440439438437437471447 4554604704704600+001+002+003+004+005+006+007+008+009+0010+00 1 1 + 0 0 12+ 0 0 13+00 14+00 15+00 16+00 17+00 18+0019+0020+0021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+0034+00459458457456LOW PTSTA. 4+00ELEV. 454.24 5 5 45 6 45 7 458 459 460 461462463464467468471472HIGH PTSTA. 23+00ELEV. 472.95472471470469468467466465464463LOW PTSTA. 32+00ELEV. 462.0464467 460 457 459 458 461 463465467469471470473472471468466465 465458 467 464 458 456 466 468470464465 472470471470 472470473 474 473473472471470469472 471469468467468 467465464463462462 461 463462461460462464459456 458 460 462461461460457457458452 451 452 451 457 455 453452 454 456 45 7 456 454 457 455453452451460 459 454 456 453 455 457 451 450 449 448 447446 445 444443 442 441 440 439438437 453454 456 455 457 452453454455456457458459460461463461SOUTHWEST SHEETNORTHWEST SHEETNORTHEAST SHEETSOUTHEAST SHEETTP-1PT-1TP-2PT-2TP-3PT-3TP-4PT-4IT-1468 467466465 455455 456 465466469470463466 465459 458 457 457 457 462 463 466471472464463468 467 466467473 472471470470461455458 470466464463PROPOSEDPICKLEBALLCOURT AREAOPEN AREA TO BE DECOMPACTEDLAWN WASTE DEBRIS PILES TO BE MULCHED0.45 MILE OUTERPERIMTER TRAILPROPOSEDPICNICPAVILION20x24CLUSTER MAIL BOX WITHROAD SIDE PARKING ACCESS3 - 3" CALIPERDECIDUOUS TREES(SEE DWG S-6 FORDETAILS)ARBORVITAE BUFFER12 - 5-6 FT TREES10 FT OC ALONG TOPEDGE OF SLOPE(SEE DWG S6 FORDETAILS)Hutchins Engineering, PLLC291397-01-S3SUBDIVISION GRADING PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYSUBDIVISION GRADING PLANGRAPHIC SCALEMAP REFERENCESITE SOILS DATADEEP HOLE TEST PITSTP-1 :TP-2:TP-3:TP-4 :SITE SOILS DATAINFILTRATION TESTIT-1 AT TP #4 :PERCOLATION TEST AT 24" IN A 30" HOLEPT-1 AT TP#1 : PT-2 AT TP#2 : PT-3 AT TP#3 : PT-4 AT TP#4 : IRFIRFIPFIPFIPFIPFPPFIPFIPFIPFIPFIRFIRFPPFIRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFPPFIPFIRFCIRFXXPARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE IN20' NO CUT BUFFER474474473473473473472 472471470470 4 7 0470469 4 6 7 465465 465 465465463462465 4604604604604604 6 0 46046046046045 9 458 455455455450450 448447447 447 4 4 6 4454454 4 0 440439438437437471447 4554604704704606'typ.4'typ.UTILITY EASEMENT0+001+002+003+004+005+006+007+008+009+0010+001 1 + 0 0 12+ 0 0 13+00 14+00 15+00 16+00 17+00 18+0019+0020+0021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+0034+00459458457456LOW PTSTA. 4+00ELEV. 454.24 5 5 45 6 45 7 458 459 460 461462463464467468471472HIGH PTSTA. 23+00ELEV. 472.95472471470469468467466465464463LOW PTSTA. 32+00ELEV. 462.0464467 460 457 459 458 461 463465467469471470473472471468466465 465458 467 464 458 456 466 468470464465 472470471470 472470473 474 473473472471470469472 471469468467468 467465464463462462 461 463462461460462464459456 458 460 462461461460457457458452 451 452 451 457 455 453452 454 456 45 7 456 454 457 455453452451460 459 454 456 453 455 457 451 450 449 448 447 446 445 444443 442 441440 439438437 453454 456 455 457 452453454455456457458459460461463461SOUTHWEST SHEETNORTHWEST SHEETNORTHEAST SHEETSOUTHEAST SHEETTP-1PT-1TP-2PT-2TP-3PT-3TP-4PT-4IT-1468 467466465 455455 456 465466469470463466 465459 458 457 457 457 462 463 466471472464463468 467 466467473 472471470470461455458 470466464463CLUSTER MAIL BOX WITHROAD SIDE PARKING ACCESS6" DIP WATER LINEHYDRANT6" DIPWATER LINEHYDRANTHYDRANT6"DIP WATERLINE VALVEHYDRANTHYDRANT6" DIP WATER LINENEW VALVE CLUSTER2 - 12" VALVES, 1 - 6" VALVEAND 12 X 6 X 12 DIP TEENEW VALVE CLUSTER2 - 12" VALVES, 1 - 6" VALVEAND 12 X 6 X 12 DIP TEEHutchins Engineering, PLLC291397-01-S4SUBDIVISION UTILITY PLANprepared for:Cerrone Land holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYSUBDIVISION UTILITY PLANGRAPHIC SCALEMAP REFERENCE SEPTIC TANK NOTESNOTESNOTESTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S5SEPTIC DETAILS PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York RECLAIMEDTOPSOILSILT FENCEFENCESEDIMENT CONTROL ENTRANCECONSTRUCTION STABILIZED SEDIMENT TRAP& MULCHINGTEMPORARY SEEDING PRACTICEAFTER INITIAL SITE GRADINGVEGETATION ESTABLISHMENTUNTIL FINAL GRADING AND DURING INITIAL SITE GRADING IMPLEMENTATION TIMEPRIOR TO INITIAL SOIL & EXCAVATIONDISTURBANCESOIL DISTURBANCEPRIOR TO CLEARING AND TO FINAL DRIVEWAY FINISHING)ENTIRE PROJECT (REMOVE PRIOR ROAD & DRYWELLSCONSTRUCTION OF UNTIL FINAL SITE GRADING AND ESTABLISHMENT)AND VEGETATION AFTER FINAL SITE STABILIZATION ENTIRE PROJECT (REMOVE DURATION OF PRACTICESTABILIZATIONVEGETATION SEEDING & OTHER AFTER FINAL SITE GRADINGPERMANENTSTONE CHECK DAMS AFTER SEDIMENTTRAPS ARE COMPLETEVEGETATION ESTABLISHMENTSITE STABILIZATION ANDREMOVE AFTER FINALSTANDARD SPECIFICATIONS FOR SILT FENCEDEFINITIONPURPOSEAPPLICATIONDESIGN CRITERIAFABRIC MATERIAL CRITERIACONSTRUCTION SPECIFICATIONSTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S6STORMWATER POLLUTION PREVENTION PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York 459.00459.95459.00459.20459.00458.45459.00457.70459.00456.95459.00456.20459.00455.45458.78454.70457.77454.18457.11454.45 456.68 454.95 456.31 455.45 455.80 455.95 454.52 456.45 454.00 456.95 456.21 457.45 460.13 457.95 462.73 458.45 463.00 458.95 462.87 459.45 462.26 459.95 461.20 460.45 461.00 460.95 461.00 461.45 461.68 461.95 462.78 462.45 463.40 462.95 463.91 463.45 465.10 463.95 466.67 464.45 468.77 464.95 NEW FIRE HYDRANTNEW FIRE HYDRANTRIM ELEV 455.85 STA 2+50DRYWELL #1 & #2RIM ELEV 453.83STA 4+00DRYWELL #3 & #4RIM ELEV 455.10STA 5+50DRYWELL #5 & #6RIM ELEV 458.10STA 8+50DRYWELL #7 & #8RIM ELEV 461.10STA 11+50DRYWELL #9 & #10RIM ELEV 464.10STA 14+50DRYWELL #11 & #126" DIP WATER LINENEW VALVE CLUSTER12 X 6 X 12 TEE WITH 2 - 12" VALVES & 1 6" VALVE468.77464.95470.04465.45470.32465.95470.60466.45470.88466.95471.44467.45472.04467.95472.20468.45472.36468.95 472.51 469.45 472.67 469.95 472.83 470.45 472.99 470.95 473.00 471.45 473.00 471.95 473.00 472.45 473.00 472.76 472.93 472.45 472.68 471.95 472.42 471.45 472.17 470.95 471.86 470.45 471.42 469.95 470.96 469.45 470.33 468.95 469.81 468.45 469.40 467.92 468.97 467.20 468.13 466.45 466.90 465.70 NEW FIRE HYDRANTNEW FIRE HYDRANTNEW 6" DIP WATER MAINRIM ELEV 467.10STA 17+50DRYWELL #13 & #14RIM ELEV 470.10STA 20+50DRYWELL #15 & #16RIM ELEV 471.10STA 24+50DRYWELL #17 & #18RIM ELEV 468.10STA 27+50DRYWELL #19 & #208" DIP VALESTA 17+006" DIP WATER LINEHutchins Engineering, PLLC291397-01-S7ROAD PROFILE PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYROADWAY PROFILEROADWAY PROFILETHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Call Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York LLL465.70465.72464.95464.65464.20463.72463.45463.24462.70463.01462.28463.55462.95464.25463.95466.06464.95467.41465.95467.83466.95 NEW FIRE HYDRANTRIM ELEV 463.85STA 30+50DRYWELL #21 & #22RIM ELEV 461.93STA 32+00DRYWELL #23 & #24RIM ELEV 464.60STA 33+50DRYWELL #25 & #266" DIP WATERLINENEW VALVE CLUSTER12 X 6 X 12 TEE WITH 2 - 12" VALVES & 1 6" VALVETHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S8ROAD & UTILTY DETAILS PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New YorkROADWAY PROFILE PPFIPFIPFIPFIPF472471470470 4704694 6 5 46546546 3 4 6 2 4654604 6 0 46046046045 9 45546025+0026+0027+0028+0029+0030+0031+0032+0033+0034+00470469468467466465464463LOW PTSTA. 32+00ELEV. 462 .0 46 4467 4714684664 6 5 465458 467 464 458 456 466 46847046446 5 472470471470 472470SOUTHWEST SHEETNORTHWEST SHEET468 467 466 465 46 3466 465464463468 467 466467470PROPOSEDPICKLEBALLCOURT AREAOPEN AREA TO BE DECOMPACTEDLAWN WASTE DEBRIS PILES TO BE MULCHED0.45 MILE OUTERPERIMTER TRAILPROPOSEDPICNICPAVILION20x24CLUSTER MAIL BOX WITHROAD SIDE PARKING ACCESSNO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFOREPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 1 - DISTURBANCE8.4 ACRES TOTALPHASE 1 -TEMPORARY SEDIMENT BASINSPHASE 3 - DISTURBANCEPOCKET PARK TO BE CONSTRUCTEDWHEN PHASE 2 DISTURBANCE HAS BEEN TEMPORARILYSTABILIZEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTED6" DIP WATER LINEHYDRANTHYDRANTNEW VALVE CLUSTER2 - 12" VALVES, 1 - 6" VALVEAND 12 X 6 X 12 DIP TEETHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S9SOUTHWEST PARTIAL GRADING PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York IRFIRFIPFIPFIPFIPFPPFIRFIRFPPF20' NO CUT BUFFER474474473473473473472 4724 7 0470465460455 4714556'typ.4'typ.UTILITY EASEMENT16+00 17+00 18+00 19+00 20+00 21+00 22+0023+0024+0025+0026+00467468471472HIGH PTSTA. 23+00ELEV. 472.95472471470 469471470473472471456472470 472473 47 4 473473472471470469472 471469468467SOUTHWEST SHEETNORTHWEST SHEETTP-4PT-4IT-1465466469470471472473 472471470470PHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTED SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFOREAPPROXIMATE INDIVIDUAL LOTLIMITS OF DISTURBANCEPHASE 1 -TEMPORARY SEDIMENT BASINSPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTED6" DIPWATER LINEHYDRANTHYDRANT6"DIP WATERLINE VALVE4' WIDE MULCHEDTRAIL PATHTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S10NORTHWEST PARTIAL GRADING PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York 347.64'N 82°28'38" E498.08'N 80°51'31" E502.00'S 10°25' 5 3 " E 402.73'S 07°55'23" E IRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFXX20' NO CUT BUFFER473472470 465 4604604604604554554504714558+009+0010+001 1 + 0 0 12+0013+0014+0015+0016+00 458 459 460 461462463464461 463465467456 471469468467468467465464463462 462 461 463462461460462464460 462461461460458452453454455456457458459460461463461NORTHEAST SHEETSOUTHEAST SHEETTP-3PT-3465466459 462463 46647046146646446310 FT LONG BY 5 FT WIDE BY 3 FT DEEPSTONE INFILTRATION TRENCH WITH1 SC-310 STORMTECH INFILTRATORCONNECTED TO REAR ROOF GUTTERSTYPICAL FOR LOTS 15 - 20PHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDAPPROXIMATE INDIVIDUAL LOTLIMITS OF DISTURBANCEPHASE 1 -TEMPORARY SEDIMENT BASINS6"DIP WATERLINE VALVEHYDRANTTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S11NORTHEAST PARTIAL GRADING PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York 462.06'N 79°13'19" W216.24'N 79°06'23" WS 08°49'53 " E 388.22' S 07°33'23" E 273.10' 347.64' S 10°25' 5 3 " E 152.47'PPFPPFIPFIRF467 465460460460460460460460459 458 455455455450450 448447447 4 4 6 4454454 4 0 440439438437437447 4604704704600+001+002+003+004+005+006+007+008+00459458457456LOW PTSTA. 4+00ELEV. 454.24 5 5 45 6 45 7 458 460 457 459 458 461 458 467 459456 458 460 457457458452 451 452 451 457 455 453452 454 456 45 7 456 454 457 455453452451460 459 454 456 453 455 457 451 450 449 448 447 446 445 444443 442 441 440 439438437 453454 456 455 457 452453454455456457458459460461NORTHEAST SHEETSOUTHEAST SHEETTP-1PT-1TP-2PT-2455455 456 459 458 457 457 457 455458HYDRANT 6" DIP WATER LINE3 - 3" CALIPERDECIDUOUS TREES(SEE DWG S-6 FORDETAILS)ARBORVITAE BUFFER12 - 5-6 FT TREES10 FT OC ALONG TOPEDGE OF SLOPE(SEE DWG S6 FORDETAILS)NEW VALVE CLUSTER2 - 12" VALVES, 1 - 6" VALVETHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S12SOUTHEAST PARTIAL GRADING PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New York IRFIRFIPFIPFIPFIPFPPFIPFIPFIPFIPFIRFIRFPPFIRFIRFIRFIPFIPFPPFIPFIPFIPFIPFPPFPPFIPFIRFCIRFXXTHE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.20' NO CUT BUFFER474474473473473473472 472471470470 4 7 0470469 4 6 7 465465 465 465465463462465 4604604604604604 6 0 46046046046045 9 458 455455455450450 448447447 447 4 4 6 4454454 4 0 440439438437437471447 4554604704704600+001+002+003+004+005+006+007+008+009+0010+00 1 1 + 0 0 12+ 0 0 13+00 14+00 15+00 16+00 17+0018+0019+0020+0021+0022+0023+0024+0025+0026+0027+0028+0029+0030+0031+0032+0033+0034+00459458457456LOW PTSTA. 4+00ELEV. 454.24 5 5 45 6 45 7 458 459 460 461462463464467468471472HIGH PTSTA. 23+00ELEV. 472.95472471470469468467466465464463LOW PTSTA. 32+00ELEV. 462.0464467 460 457 459 458 461 463465467469471470473472471468466465 465458 467 464 458 456 466 468470464465 472470471470 472470473 474 473473472471470469472 471469468467468 467465464463462462 461 463462461460462464459456 458 460 462461461460457457458452 451 452 451 457 455 453452 454 456 45 7 456 454 457 455453452451460 459 454 456 453 455 457 451 450 449 448 447446 445 444443 442 441440 439438437 453454 456 455 457 452453454455456457458459460461463461SOUTHWEST SHEETNORTHWEST SHEETNORTHEAST SHEETSOUTHEAST SHEETTP-1PT-1TP-2PT-2TP-3PT-3TP-4PT-4IT-1468 467466465 455455 456 465466469470463466 465459 458 457 457 457 462 463 466471472464463468 467 466467473 472471470470461455458 470466464463PROPOSEDPICKLEBALLCOURT AREAOPEN AREA TO BE DECOMPACTEDLAWN WASTE DEBRIS PILES TO BE MULCHED0.45 MILE OUTERPERIMTER TRAIL10 FT LONG BY 5 FT WIDE BY 3 FT DEEPSTONE INFILTRATION TRENCH WITH1 SC-310 STORMTECH INFILTRATORCONNECTED TO REAR ROOF GUTTERSTYPICAL FOR LOTS 15 - 20PROPOSEDPICNICPAVILION20x24PHASE 1 - DISTURBANCE8.4 ACRES TOTALPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDAPPROXIMATE INDIVIDUAL LOTLIMITS OF DISTURBANCEPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDPHASE 1 - DISTURBANCE8.4 ACRES TOTALPHASE 1 -TEMPORARY SEDIMENT BASINSPHASE 1 -TEMPORARY SEDIMENT BASINSPHASE 1 -TEMPORARY SEDIMENT BASINSPHASE 3 - DISTURBANCEPOCKET PARK TO BE CONSTRUCTEDWHEN PHASE 2 DISTURBANCE HAS BEEN TEMPORARILYSTABILIZEDPHASE 2 - DISTURBANCENO MORE THAN 6 LOTS OR 5 ACRES SHALL BE CLEARED AND GRADED AT ANY TIMEAREA MUST BE TEMPORARILY STABILIZED BEFORENEXT SECTION IS STARTEDTHIS SET OF DRAWINGS IS ISSUED FOR THE CONSTRUCTION OF THE MAIN ROAD AND ASSOCIATEDGRADING & DRAINAGE & STORMWATER MANAGEMENT SYSTEMS. DETAILED ARCHITECTURAL LAYOUTSOF THE INDIVIDUAL RESIDENCES HAVE NOT BEEN COMPLETED. GRADING & STORMWATERMANAGEMENT SYSTEMS FOR THE RESPECTIVE LOTS ARE CONCEPTUAL IN DESIGN AND ARE TYPICALFOR THE FOOTPRINTS SHOWN. IT IS RESPONSIBILITY OF THE INDIVIDUAL HOMEOWNER/BUILDER TOOBTAIN THE NECESSARY APPROVALS AND PERMITS FOR THEIR RESPECTIVE DESIGNS.Hutchins Engineering, PLLC291397-01-S13EROSION & SEDIMENT CONTROL PLANprepared for:Cerrone Land Holdings - Upper Sherman Avenue SubdivisionTAX MAP # 301.18-2-1Upper Sherman AvenueTown of Queensbury, Warren County, NYCall Before You DigWait The Required TimeConfirm Utility ResponseRespect The MarksDig With Care800-962-7962www.digsafelynewyork.comDigSafely.New YorkEROSION & SEDIMENT CONTROL NOTES·········STANDARD SPECIFICATIONS FOR SEDIMENT BASINEROSION & SEDIMENT CONTROLDISTURBANCE PHASES···WINTER STABILIZATION STANDARDS N 89°42'16" WN 83°31'40" W93.82'606.46'N 79°26'24" W462.06'N 79°13'19" W12328293031323334353637383940414243444528273.7 Sq. Feet0.65 Acres28654.2 Sq. Feet0.66 Acres30986.8 Sq. Feet0.71 Acres34695.9 Sq. Feet0.80 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres24750.0 Sq. Feet0.57 Acres22905.8 Sq. Feet0.53 Acres22264.5 Sq. Feet0.51 Acres26307.5 Sq. Feet0.60 Acres33009.9 Sq. Feet0.76 Acres34443.4 Sq. Feet0.79 Acres27343.5Sq. Feet0.63 Acres24750.0Sq. Feet0.57 Acres26936.8Sq. Feet0.62 Acres27172.5Sq. Feet0.62 Acres28933.6 Sq. Feet0.66 Acres26976.3 Sq. Feet0.62 Acres31476.3 Sq. Feet0.72 Acres27830.4 Sq. Feet0.64 Acres31979.7 Sq. Feet0.73 Acres31979.7 Sq. Feet0.73 Acres6'typ.typ.1+002+003+009+0010+001 1 + 0 0 12+ 0 0 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+0021+0022+0023+0024+0027+0028+0029+0030+0031+0032+0033+0034+00459458457456STA. 4+00ELEV. 454.2460 461462463464467468471472HIGH PTSTA. 23+00ELEV. 472.95472469468467466465464 463LOW PTSTA. 32+00ELEV. 462 .0 46 4467 460 457 459 458 461 4634654674694714704734724714684664 6 5 465458 467 464 458 456 466 46847046446 5 474 470469468467463462462464456 458 460 462460 459 468 467466465 46546646947046 3466 465459 458 457 457 457 462 463 466471472464463468 467 466467470461458470466464463PROPOSEDPICKLEBALLCOURT AREAOPEN AREA TO BE DECOMPACTEDLAWN WASTE DEBRIS PILES TO BE MULCHED0.45 MILE OUTERPERIMTER TRAILPROPOSEDPICNICPAVILION20x24CLUSTER MAIL BOX WITHROAD SIDE PARKING ACCESS0.45 MILE OUTERPERIMTER TRAIL4' WIDE MULCHEDTRAIL PATH4' WIDE MULCHEDTRAIL PATHPROPOSED POCKETPARK DESIGN Hutchins Engineering PLLC 169 Haviland Road Queensbury, NY 12804 Phone: (518) 745-0307 Fax: (518) 745-0308 July 13, 2022 Mr. Craig Brown – Zoning Administrator Town of Queensbury 742 Bay Road Queensbury NY 12804 Re: Engineering Comments – SUB 2-2022 CERRONE – SHERMAN AVENUE SUBDIVISION – Queensbury Subdivision Modification Dear Mr. Brown: We are in receipt of the latest Chazen Companies’ comment letter dated January 21, 2022, and we offer the following responses: 1. No response required. 2. No response required. 3. We have revised the stormwater design to include a 10 ft wide by 35 ft wide by 3 ft deep infiltration trench with 1 – SC-310 stormtech infiltration chamber for attenuation of the runoff from subcatchment 2 to design point 2. See notes and details added to drawing S- 13, S-8 and the stormwater management report and calculations. 4. We have revised the SWPPP and added Erosion and Sediment Control plan drawing S- 13 to address construction disturbance phases. Phase 1 will be a will be an 8.4 acre disturbance which will require twice weekly inspections until the area has been temporarily stabilized. This will be addressed with the MS-4 coordinator during the preconstruction meeting. Phase 2 will be for the individual lot construction and will not exceed 5 acres of disturbance at any time. Phase 3 will be for the installation of the pocket park and pickleball courts when all areas of phase 2 disturbance have been temporarily stabilized. 5. We have added drawing S-13 to address Erosion and Sediment Control standards. 6. The parcel boundaries are relatively flat with no runoff shedding onto the property from the north, west or south property boundaries. The site slopes to the east which is where the discharge design points have been modeled. 7. As we have stated in previous subdivision submissions, we have spoken to the Town Highway Superintendent, and he has approved this design concept for town roads in this area of the town. During these discussions we have agreed to design drywells additional drywell clusters in the low points to provide additional mitigation during rain events and frozen conditions. Drywells 3A & 4A were added to low point at station 4+00 and drywells 23A & 24A were added to low point at station 32+00. 8. We are confident that the soils are deep well drained sands. We propose to do additional deep soil test pit and infiltration tests during the Phase 1 site disturbance when the road area is cleared and accessible. The soils in this area have been noted to have actual infiltration rates greater than 100 in/hr which we expect to find as shown in the infiltration test at TP#4. We have designed a very conservative model which we fill is reflective of the soils that will be encountered. 9. The typical lot grading detail includes notes for gutter downspout and has had the rear roof infiltrator notes for lots 15 – 20. 10. As stated in our answer to question #4 above the Highway Superintendent agreed that the stormwater design was acceptable and preferred. The Town has a robust maintenance plan for direct entry drywells and this subdivision is in an area of very deep well drained sands. The added expense of maintaining double the number of devices, having manhole covers in the crowned roadway or expanding the ROW to provide enough room for the stormwater devices in a Town ROW was not acceptable to the Highway Superintendent. The runoff directed to the grassed swales 14P and 15P will be pretreated across 25 ft plus of grassed lawn. 11. See response for comment number 10. 12. We have revised the ES & C to show that the drywells shall not be used as temporary sediment traps. We have revised the legend to show that the drywells shall be protected by drywell inlet protection devices. We have also added a grassed outlet sediment traps at both low points and at stations 19+00 to 16+00for road construction. See Drawing S- 13 attached. 13. We have revised the infiltration practices so that they are on individual lots. We will work with the Zoning Administrator for stormwater maintenance agreements for the infiltration swales on lots 23 & 27. 14. All properties surrounding this subdivision are connected to the Town of Queensbury Water District. 15. Winter conditions standards were added to the Erosion & sediment Control Drawing S- 13. 16. We will provide a draft NOI after the preliminary subdivision review meeting with the Planning Board. 17. The project has not been significantly modified since the July 21,2020 review by NYS DEC letter. 18. We have revised the silt fence detail on drawing S6 as requested. I trust the revised information and revisions adequately address the latest Labella engineering comments. Please contact me if you have any further questions. Best Regards, Thomas Center Jr., P.E. Enclosures