Application`i General Information
Application No (Office Use Only)
Pre -Application MtR. Date (Office Use Only)
Application Stage Submitted (Check one):
(To be detern=ed at Pre -Application Meeting)
Sketch Plan Stage
Preliminary Stage
Final Stage
Indicate the following
Number of lots proposed
Residential - R or Commercial - C
Lot acreage
Project Location
-
FM
4P
C I
C>,S ij A A-c, G13, Z f�
FILE
RECEIVED
JA N J 1 2 (1g.}-�
TOWN OF QUEENSBURY
PLANNING OFFICE
W<,L.n.
Tax Map No.:j_
Zone Classification: M - 5
Lot size: p B!o
Detailed Description of Project (include current and proposed use): /(�� 1 o � '✓ is ,o t
r-
-'1-n,-
t.c se
Applicant: �chev m�s%loy nYO�Py t,es 1 rtc
Address: -1 Ct M a s A e v< <aM y o u �.I ✓� h
Home Phone:
Work Phone/Fax:-79E5-c)6-1 -., 71t3-,g6.53 ro.�
Applicant's Agent Natc e 1I f )0"
Address: ! -A,,. L4
ns Y�1 ILi;ol- /ok-..s'Fo ILSdI
Home Phone:
Work Phone/Fax: 745- Dtgoo79z-85,11 %gzall'/ -74qz-33o9
Property Owner: (1-1,,n ,L t a p �qsc, t r e (,11
Address: 4(e5 Lat ke
L-CLLe L-M M Li
Work Phone / Fax 1, ej— (p - ,34 -r
Directions to Site: z-!:-ctst 4
nVe.StAe I4 �v Lovte�
Revision Date: 7/12/00
§ A183-9. Preliminary Stage Review - Plat Details and Requirements
The applicant shall submit fifteen (15) copies, one original and 14 copies, of the preliminary plat
application. The application shall include the following documents and/or information:
Check each box to indicate the information has been provident
A. Preliminary plat. The preliminary plat shall be laid out by a licensed professional engineer
and/or a licensed professional land surveyor with a properly executed New York State
Education Department Exemption N. Such preliminary plat shall be prepared at a scale of
one (1) inch equals fifty (50) feet zero (0) inches, clearly showing:
aThe location of all existing and proposed property lines, buildings, watercourses and
other important topographic features.
AExisting and proposed contours showing elevations at two -foot contour intervals and
extending at least one hundred (100) feet off site.
The location, names and widths of all existing and proposed streets, easements, lots and
building lines, wells and septic tanks and fields and similar facts regarding property
immediately adjacent or opposite the proposed subdivision.
A location map showing:
Ef�The zoning district or districts in which the land to be subdivided is located; and
�(
�.I The property included in the proposed subdivision and all contiguous properties of
the proposed subdivision and all properties within five hundred (500) feet in each
direction from the boundary line of the proposed subdivision along any contiguous
street or highway. All properties shall be identified by lot and parcel number and
names of owners.
W The location and size of any existing sewers, water mains, culverts and drain pipes,
electric, telephone and cable television lines and proposed sewers, water mains, culverts
and drain pipes on the property or immediately adjacent to the property to be
subdivided.
The proposed arrangement and approximate area, width and length of street frontage and
setback requirements of each lot for the purpose of demonstrating to the Planning Board
that the proposed location of streets makes possible a layout of lots in accordance with
the requirements of the Zoning Ordinance for the district or districts in which the
subdivision is located.
JA All parcels of land proposed to be dedicated to the public use.
The date, north arrow and scale.
J9 The title under which the proposed subdivision is to be recorded, with the names of the
owner and the engineer or land surveyor who prepared the preliminary plat; the license
number and seal of the engineer or land surveyor shall be affixed to the drawing.
B. Layout Plan. Layout plans shall be prepared by a professional licensed engineer or
professional licensed land surveyor. Such construction drawings shall show the following:
The exact layout and dimensions of proposed streets, including stationing and tie-in to
the center line distances of existing streets with monuments and other points, as
required.
The location and widths of all streets, pavements, curbs, sidewalks. easements, parks
and other open spaces.
XThe proposed names of all streets, and the radii of all curves in the street line.
'The location of all proposed utilities, including the proposed water supply, sanitary
�r sewers, stormwater drainage system and any other proposed underground utilities.
xy Proposed lot lines (approximate dimensions).
The date, north arrow and scale.
,The title under which the proposed subdivision is to be recorded, with the names of the
owner and engineer who prepared the layout details, the license number and seal of the
engineer shall be affixed to the drawing.
C. Construction Details. Construction details shall be prepared by a licensed professional
engineer or a licensed professional land surveyor with a property executed New York State
Education Department Exemption N. Such details shall include:
AThe proposed sanitary sewer system, including pipe sizes, bedding and profiles.
The proposed storm drainage system, including pipe sizes, bedding, catch basin and
manhole details, profiles and method of disposal of collected stormwater.
The proposed water supply system
Any other proposed underground utilities.
,WA typical cross section of the roadway, including the right-of-way width, pavement
width and depth of pavement materials and subbase, the location of utilities, character
and dimensions of curbs and sidewalks and side slope grading.
Profiles, showing the original ground surface and finished street surface at center lines
of all streets, percentage of grades of streets, stationing and elevations of all points of
curvature, points of intersection, points of tangency and d proposed sewers, drains,
culverts, manholes and other features. Invert elevations and slopes of sewers and drains
and both surface and invert elevations of manholes shall be indicated. Profiles shall be
drawn to scale of four (4) feet to the inch vertical and forty (40) feet to the inch
horizontal. The stationing shall show accurate center -line distances. The elevations of
the original ground surface shall be to the nearest tenth of a foot and of fixed points to
the nearest hundredth of a foot.
The location and elevation of all proposed monument locations.
he date and scale.
laThe title under which the proposed subdivision is to be recorded, with the names of the
owner and engineer who prepared the construction details, the license number and seal
of the engineer shall be affixed to the drawing.
D. Landscaoe Plan. A landscape plan shall be prepared by a licensed landscape architect for
subdivisions greater than twenty (20) lots. Such landscape plan shall include:
krThe location and species of street trees, if retained within the right-of-way or proposed
to be planted by the subdivider.
Details of methods of tree protection and tree planting.
LI'Plans and details of any site improvements related to park or recreation planning,
including layout, grading, planting and details of any improvements.
,ans and details of any other public amenities provided in the subdivision.
L' date and scale.
The title number which the proposed subdivision is to be recorded, with the names of
the owner and landscape architect who prepared the landscape plan, the license number
and seal of the landscape architect shall be affixed to the drawing.
E. Clearing Plan. A clearing plan shall be prepared at a scale of one (1) inch equals fifty (50)
feet ze o (0) inches. Such plan shall show the following details:
^/Existing vegetation prior to any clearing of the site for site investigation purposes.
hd/Areas of vegetation removed from the site for investigation purposes.
X.! The location of roadways, underground or overhead utilities not in roadways, limits of
grading, proposed location of any buildings, septic systems, wells and driveways and
any other improvements which might require clearing.
eas where slopes are greater than twenty-five percent (25%).
Limits of proposed clearing of trees.
Measures to be taken to protect remaining trees, including details.
F. Grading and Erosion Control Plans. A grading plan and erosion control plan shall be
prepared at a scale of one (1) inch equals fifty (50) feet zero (0) inches. Such plan shall
show the following:
ZF�A generalized grading and drainage plan (does not require spot grades or slope
designation).
QAny phasing of tree removal and/or construction
LI'Proposed erosion control measures, including scheduling and phasing during the site
reparation, site construction and post construction.
Details of all erosion control measures.
G. Drainage Report.
ZrA drainage report shall be prepared by a licensed professional engineer and/or a licensed
landscape architect. Such drainage report shall be prepared in accordance with the
design standards established under Article VM, Design Standards, of these regulation.
H. Environmental Report.
An environmental report shall be prepared in accordance with the State Environmental
Quality Review Act describing the potential environmental impact of the proposed
subdivision as required by the Town Planning Board.
I. Statement of Intent. A statement of intent shall be submitted by the applicant. Such
statement shall include:
U-Proof of ownership of the land to be subdivided, in a form approved by the Town
Attorney.
�-y
LGI The nature and extent of proposed street improvements.
❑ The nature and extent of any recreational features, parks, playgrounds, water supply,
sewerage and drainage rights -of -way and easements, retention basins and other land to
be dedicated to public use and the condition under which dedication of these features is
to be made to the town.
❑ A statement that the applicant will install all improvements in accordance with the
standards prescribed by the departments of the town having jurisdiction, and set all
monuments as shown on the final plat thereof in such manner as the Board may
designate.
I Proof of Service.
❑ Proof of service shall be submitted by the applicant. The applicant shall show proof that
he has attempted to notify by certified mail all property owners of land contiguous to the
proposed subdivision or within five hundred (500) feet in each direction from the
boundary lines along a common roadway. Such notification shall indicate the
subdivider's intent to subdivide and the date, location and time of the public hearing to
be held by the Planning Board [See Art. IV, § A183-IOD(2)]. Certified Mail Receipts
and notice to be provided to Planning Staff prior to the meeting.
K. Fees.
❑ The application for preliminary plat approval shall be accompanied by a fee listed on the
correct schedule of fees for the Town of Queensbury posted in the Planning ffice
[Amended 6/3/91]. The fee for preliminary review is $50.
❑ In addition to the fee listed on the schedule of fees, the Planning Board may charge a fee
to developers of projects requiring legal and technical review, provided that the fee
charged reflects the actual cost of the legal and technical assistance to the Planning
Board.
Date:
Signature:
(Person responsible for providing the above information)
9
Signature Page
This Page includes the Authorization to Act as Agent Form. Engineering Fee Disclosure, Other Permit
Responsibilities and Agreement to provide documentation required.
Complete the following ifthe OWNER of the property is not the same as the applicant
Owner's Agent Form
Owner:
Designates: cJ te✓ ne�h
As agent regarding _ Variance _ Site Plan Subdivision
For Tax Map No.: (c O Section _�_ Block 4J7- Lot
Deed Reference: -J� Book Z03 Page 1/��ate
SIGNATURE: � (Owner) /-Z/,_r-�Date)
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by
another party.
Applicant's Agent Form
A4P4i i owner Lbw✓� �(t2vnneJyto n
Designates: J�,��������_��,
As agent regarding: Vari $ite Plan < Subdivision
For Tax Map No.: 'l4v Section Z Q Block i LKI - •ot
_.i sr/ —I —/tea•=
Engineerine 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.
Please Note: 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.
Official Meetine Minutes Disclosure: It is the practice of the Community Development Dept. to have a
designated stenographer tape record the proceedings of meetings resulting from application, and that minutes
transcribed from those tapes constitute the official record of all proceedings. If there is a discrepancy
between such record and the handwritten minutes taken by the designated stenographer, the handwritten
minutes shall be deemed the official record.
1, the undersigned, have thoroughly read and understand the instructions for submission, agree to the
submission requirements and completed the clrec ist. n / —
SIGNATURE OF APPLICANT: Date I zC I e I
SIGNATURE OF AGENT: -Date 1 Z 6 01
y
Town of Queensbury Planning Board
Community Development Department Staff Notes
Project Applicant: SCHERMERHORN PROPERTIES
BAY BROOK PROFESSIONAL PARK
Application No.: Subdivision 9-2000
Project Location: Eastside of Bay Road
Zone: Multi Family Residential 5,000 square feet — MR-5
SEQR Status: Unlisted
Meeting Date: March 20, 2001
The application has been moved to March 27, 2001. The application has been re -
advertised in the paper. The applicant has been informed to provide certify mail receipts.
Project Description
The applicant proposes a 16-lot subdivision, 12 of the lots for Professional Office use, 3 lots for
residential use, and one lot for future use. The plan has been reduced from 21 lots from sketch
plan because of the field location of the wetlands.
Study of nreliminaUplat (§ Al83-10)
(1) Lot arrangement: The lots are arranged with professional office parcels towards Bay
Road and residential parcels towards Meadowbrook Road.
(2) Location and design of streets: The application has been referred to the Highway
Department for review and comment.
(3) Topography: The property is fairly level; the parcels towards Bay Road are in the 316 to
304 foot elevation range.
(4) Water supply: The applicant proposes connecting to the municipal water supply. The
application has been referred to the Water Department for review and comment.
(5) Sewage disposal: The applicant proposes to connect to a municipal sewer. The
application has been referred to the Sewer Department for review and comment
(6) Drainage: The application has been referred to CT Male for comment and review.
(7) Lot sizes: The professional office parcels exceed the minimum requirements for the zone
(MR-5). The zone requires a minimum of 5,000 square feet for residential and 10,000
square feet for non-residential. The lots exceed the 10,000 square foot minimum for all
16 lots. The same applies for the residential parcels. The plans should be revised to
show the amount of developable area for lots containing wetlands or other
topographically restraints. Section A183-22 Density.
(8) Placement of utilities: The utility plan shows the location of the waterline, sewer line,
catch basins.
(9) Future development: The site is being subdivided to support a mixture of uses on the
site. The development of the professional office and residential area is subject to site
plan review.
(10) Land Use Plan and Zoning Ordinance: The project is located in Neighborhood 9 of the
1998 Land Use Comprehensive Plan- The Plan recommends this area include a mixture
of commercial, office, cultural and educational uses. In addition, the plan recommends
residential use if sewer service is provided. Neighborhood 9 page 3.
(11) State Environmental Quality Review Act: The applicant has submitted a long
environmental assessment form
• •
(12) Town Departments/Committees: The application has been referred to the Highway
Department, Water Department, and Wastewater Department. The Beautification
Committee requested that all the tree plantings be 3-inch caliper size.
Areas of Concern or Importance
The application submission includes the preliminary and final application. The final application
information is provided for informational purposes; the Board may choose to review only
preliminary information. The final application does not reference all of the notations required
for final plat review.
The preliminary plans addressed the following sketch plan comments:
• A revised landscape plan that indicates the buffering plan is for the stream.
• Identification ofNYSDEC and Army Corp wetlands
• The southern access point has been changed to right angles
• The applicant has provided a Long Environmental Assessment form
Suggestions
The Planning Staff would recommend the drawings be revised prior to final review. The
drawings should address:
1. CT Male comments
2. Buildable area for each lot; density
3. Beautification comments
4. Highway comments
5. Water Department comments
6. Wastewater Department comments
7. ClearingNegetation removal plan
8. Phasing
TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY 12804-5902 518-761-8201
Queensbury Committee For Community Beautification
Record Of Recommendation
TO: ( ) Warren County Planning Board DATE:: 3/12/01
(X) Queensbury Town Planning Bd.
( ) Queensbury Town Zoning Bd.
(X) Applicant
RE_ Subdivision No. 9-2000—Sehermerhorn Properties
Mr. Schermerhom presented proposed subdivision landscape plan and the Committee recommends to
the following:
1. Tree caliper must meet 3" minimum Zoning Ordinance requirement — several trees on plan are
less than the 3" minimum and need to be changed to meet Town requirements.
Motion to approve made by Karen Dougherty, seconded by Mary Ellen Reese. Motion carried.
In addition to the above Landscaping, Screening and Planting Provisions, the Committee wishes to go
on record that it does not approve:
1. Non -conforming signs, and
2. Plastic or artificial trees, shrubs or flowers.
In approving the above (or attached plans), the Committee has the expressed or implied agreement
with the applicant to replace immediately dead trees, shrubs or plants, and to give proper maintenance
to all plantings. All rubbish containers or dumpsters shall be screened, all plantings shall be mulched
and trees shall be retained or planted, as agreed.
Respectfully submitted:
f' ] au,rn 00LL,�Juz�4,
Karen Dougherty
Law.
Cc: File
"HOME OF NATURAL BEAUTY... A GOOD PLACE TO LIVE"
03408/01 15:25 FAX 518 786 7299 C.T. ➢LAZE 16003/004
•
✓ C.T. MALE ASSOCIATES, P.C. FA#1 0 (,
50 Century Hill Drive. P. O. Box 727, Latham, New York 12110-0727
518.786,7400 FAX 518.786.7299 www.ctmale.com ! l�� U LJi�fiJl
March 8, 2001
Mr. Chris Round
Director of Community Development
Town of Queensbury
742 Bay Road
Queensbury, New York 12804-5902
Re: Baybrook Professional Park
Subdivision No. 9-2000
Preliminary Plan Review
�U u
We have reviewed the subdivision plans consisting of 8 plan sheets and a stormwater
management report (not dated). Based on our review of these documents we offer the
following comments:
1. The proposed stormwater management plan includes detention basins to control the runoff
from the road surface solely. The runoff from the lots is intended to be handled on -site, on
an individual lot basis. The soils on the project site are not conducive to infiltration and
therefore are not conducive to the installation of drywells or infiltration trenches.
Therefore, it is our recommendation that each lot be provided with either access to a
drainage structure in the public right of way or to the stream corridor (without the need to
cross the DEC buffer). Of particular concern are lots 5, 8,10 and 15, none of which have
direct access to the stream corridor or to a drainage structure in the public right of way
without crossing another lot. This issue should be addressed to avoid cross lot easements.
2. The proposed concept intercepts sheet flow from some lots and concentrates the flow along
the backside of the earth berm that parallels the road. This concentrated flow is then
conveyed parallel to the road in an unprotected area that ultimately discharges to the
stream. Erosion protection measures should be shown in this area or the flow should be
allowed to enter the closed drainage system in the street.
3. The detention basin outlets are small (3.0" in diameter to 5.5') such that the outlets can be
easily blocked. Consideration should be given to providing an overflow structure at each
basin equipped with a grated opening to utilize the full capacity of the outlet pie prior to
overtopping the embankment through the rip -rap overflow.
4. The rip -rap overflow should be located away from the outlet pipe to avoid scour damage to
the outlet pipe during a spill condition.
5. The rainfall amount used to size the culverts (4.40") is inconsistent with the design storm
presented in the text of the report (4.60"). The rainfall amount should be explained and
consistent.
6. There are several inconsistencies between the report and the plans regarding catch basin
numbering that should be addressed. For example the report indicates a CB#17 and there is
no such structure on the plans.
7. The report assigns a runoff curve number of 65 to the existing meadow. The applicant
should provide justification for this curve number. It appears that for the soil types on site
this number may be higher.
Archtecture & Building Systems Engineering • Civil Engineering • Environmental Services • Survey & Land Information Services
VAA 015 tbu 1Z00 U.'1'. MALL 10004/004
PPC7.TMALE ASSOCIATES, P.C.
Mr. Chris Round
Page 2
S. With respect to the sewer force main, the County should be contacted to determine if Bay
Road can be open cut or if a bore and jack will be needed in crossing the road.
9. The road alignment at sta. 9+00 contains a 90 degree bend with no radius. A horizontal
curve with a radius capable of handling an emergency vehicle should be provided.
10. The typical road section does not indicate the use of underdrain or subbase geotextile fabric.
In this particular case, underdrain and fabric will likley be needed to help prevent roadway
subbase failure. The drainage system should be designed to accommodate an underdrain
system.
Comments raised during review of the prior (sketch plan) submittal that should be addressed
are as follows:
11. The applicant should provide a worst -case traffic peak hour generation estimate for this
parcel and for the adjacent parcel, assuming the lot is developed consistent with current
zoning. Depending on the level of new traffic, off -site mitigation may be warranted as the
project progresses.
12. In general, it is always advantageous for intersecting roadways that meet at a main corridor
to line up tangent to each other, creating a cross intersection. This project will create two
additional offset intersections along Bay Road, which can create conflicts for motorists
entering and exiting the site. Please provide an explanation as to why the intersections
align as shown on the plans.
If you have any questions related to our comments, feel free to call our office.
Sincerely,
C.T. MALE ASSOCIATES, P.C.
awes R. Edwards, P.E.
Project Managez
c: Applicant
OF QUEENSBURY WATER DEPARTMENT
NTH ROAD • QUEENSBURY, NEW YORK 12804 • PHONE (518) 793-8866 • FAX (518) 798-3320
March 14, 2001
Moore, Planning Department
sbury Town Office Building
V Road
sbury, New York 12804
ftpok Professional Park
Dear Laura:
BRUCE OSTRANDER
^oeprc
tRpd�i
RECEIVED
MAR 1\4 ZOO!
TOWN OF QUEENSBURY
PLANNING OFFICE
This department has reviewed the preliminary plans for the Saybrook Professional Park
in the Town of Queensbury.
If the installations are carried out as presented in the plans, with following exceptions,
this project will meet the requirements of this department subject to the regulations and general
requirements relating to this project in the Town of Queensbury.
1. South Entrance, a test hole should be made to determine the depth of our IT' water
main so they can plan the crossing of the casing and force main in that area.
2. Thrust blocks must be placed behind both tapping sleeves on Bay Road.
3. Pipe excavation and back fill detail cover over pipe must be min. 51h feet.
4. Hydrants must be 51/2 feet.
Once construction is completed, your water mains must be pressure tested to AW WA
Standards. Your engineer should certify to this department that this has been completed.
Please send an original copy and I will stamp it with approval.
Sincerely,
b, L
Ralph Van Dusen
Superintendent
RVD/tr
Copy: Rich Schermerhorn
Claude White
Nace Engineering
• Town of Queensbury •
Department of Wastewater
823 CORINTH ROAD, QUEENSBURY, NEW YORK 12804
Phone: (518) 745-5589 • Fax: (518) 798-3320
TO: Chris Round
FROM: Mike Shaw I)a
DATE: March 13, 2001
RE: Proposed Baybrook Professional Park Sanitary Sewer Review
RECENEU
MAR 1 J 9001
TOWN OF QUEENSBURY
PLANNING OFFICE
I have reviewed the above -mentioned proposal. Please refer to the following
comments:
1. The proposed subdivision is not within a Town Sanitary District. A District
Extension buy -in to G.F.W.W.T.P. and C.Q.Q.R.S.D. must be completed prior to
discharge.
2. The discharge point for this proposed subdivision (Baybridge) is not within a Town
Sanitary Sewer District. The final order creating the Baybridge District Extension
will not be completed until all infrastructures have been constructed (approx. 6-12
months).
3. Is this subdivision going to be privately owned and operated?
4. What capacities are the lift station and force main designed for?
5. Because of the elevations of this parcel, it may be divided into two (2) separate
sewer districts.
Utility Plan: page S-3
I. Sanitary sewer manholes should be located in the center of one (1)-driving lane.
2. Force main material needs to be noted.
3. Lateral connections are not noted on the plans.
4. Gravity mains on the subdivision roads (2) should be extended to the intersection of
Bay Road.
Sewer Detail & Profile: page S-8
Details needed for the following:
1. Force main boring casing under Bay Road and force main trench.
2. Lateral connections.
3. Force main connection at discharge point.
4. Pump Station control panel.
5. Lift Station should include pump hoist.
Additional review of this proposed subdivision will be completed once the above
information is provided.
If you have any questions on these comments, please contact me at my office.
MS/sek
cc: Tom Nace
• •
RESOLUTION APPROVING / DENYING PRELEVHNARY STAGE FOR
SUBDIVISION NO. 9-2000 - SCHERMERHORN PROPERTIES
RESOLUTION NO. SB 9-2000 B 0 p F V
INTRODUCED BY:
WHO MOVED ITS ADOPTION:
SECONDED BY:
WHEREAS, the Town Planning Board is in receipt of preliminary stage application, SB 9-2000,
Schermerhorn Properties for subdivision of an 81 +/- acre parcel into a 16 lot subdivision: 12 lots
for Professional Office use, 3 lots for residential use and 1 lot for future use, and;
WHEREAS, the application was received Feb. 2001;
WHEREAS, the above is supported with the following documentation, and inclusive of all newly
received information, not included in this listing as of 03/16/01;
3/20/01 Staff Notes
3/14/01 Water Department comments
3/13/01 Wastewater Department comments
3/13/01 Notice of Public Hearing
3/12/01 Beautification Committee recommendation
3/8/01 CT Male Associates engineering review comments
37/01 Meeting Notice
WHEREAS, public hearing was held on 3/20/01 concerning the above project (certified mail
receipts to be provided by applicant); and
WHEREAS, the Planning Board has determined that the proposal complies with the Subdivision
requirements of the Code of the Town Queensbury (Zoning); and
WHEREAS, the Planning Board has considered the environmental factors found in the Code of the
Town of Queensbury (Zoning); and
WHEREAS, the requirements of the State Environmental Quality Review Act have been considered
and the Planning Board has adopted a SEQRA Negative Declaration; and/or if application is a
modification, the requirements of the State Environmental Quality Review Act have been
considered; and the proposed modification(s) do not result in any new or significantly different
environmental impacts, and, therefore, no further SEQRA review is necessary; and
NOW, THEREFORE, BE IT
RESOLVED, that
The application is approved / denied and is subject to the following conditions:
Duly adopted this 20th day of March, 2001 by the following vote:
AYES:
NOES:
Cc: Schermerhorn Properties
15 F Birdie Lane
Queensbury, NY 12804
Nace Engineering
169 Haviland Road
Queensbury, NY 12804
Project Applicant:
Application No.:
Project Location:
Zone:
SEQR Status:
Meeting Date:
Proiect Description
Town of Queensbury Planning Board
Community Development Department Staff Notes
SCHERMERHORN PROPERTIES
BAY BROOK PROFESSIONAL PARK
Subdivision 9-2000
East side of Bay Road
Multifamily Residential 5,000 square feet
Unlisted
March 27, 2001
The applicant proposes a 16-lot subdivision: 12 lots for Professional Offices, 3 lots for
residential use, and one lot for future use.
Response review
The applicant has provided CT Male with a revised drawing and a response letter addressing CT
Male's comments of March 8, 2001. The applicant's letter of March 18, 2001 also provided a
response to the Water and Wastewater Department comments.
Staff Comments
Please refer to notes of March 20, 2001 for other review notes.
:J
Project Applicant:
Application No.:
Project Location:
Zone:
SEQR Status:
Meeting Date:
Town of Queensbury Planning Board
Community Development Department Staff Notes
SCHERMERHORN PROPERTIES
BAY BROOK PROFESSIONAL PARK
Subdivision 9-2000
Eastside of Bay Road
Multi Family Residential 5,000 square feet — MR-5
Unlisted
March 20, 2001
The application has been moved to March 27, 2001. 77te application has been re -advertised in
the paper. The applicant has been informed to provide certified mail receipts.
Project Description
The applicant proposes a 16-lot subdivision: 12 lots for Professional Office use, 3 lots for
residential use, and one lot for future use. The plan has been reduced from 21 lots from sketch
plan because of the field location of the wetlands.
Study of preliminary plat IS A183-101
(1) Lot arrangement: The lots are arranged with the professional office parcels
towards Bay Road and residential parcels towards Meadowbrook Road.
(2) Location and design of streets: The application has been referred to the Highway
Department for review and comment.
(3) Topography: The property is fairly level; the parcels towards Bay Road are in the
316 to 304 foot elevation range.
(4) Water supply: The applicant proposes connecting to the municipal water supply.
The application has been referred to the Water Department for review and
comment.
(5) Sewage disposal: The applicant proposes to connect to a municipal sewer. The
application has been referred to the Sewer Department for review and comment
(6) Drainage: The application has been referred to CT Male for comment and review.
(7) Lot sizes: The professional office parcels exceed the minimum requirements for
the zone (MR-5). The zone requires a minimum of 5,000 square feet for
residential and 10,000 square feet for non-residential. The lots exceed the 10,000
square foot minimum for all 16 lots. The same applies for the residential parcels.
The plans should be revised to show the amount of developable area for lots
containing wetlands or other topographically restraints. Section A183-22
Density.
(8) Placement of utilities: The utility plan shows the location of the waterline, sewer
line, and catch basins.
•
(9) Future development: The site is being subdivided to support a mixture of uses on
the site. The development of the professional office and residential area is subject
to site plan review.
(10) Land Use Plan and Zoning Ordinance: The project is located in Neighborhood 9
of the 1998 Land Use Comprehensive Plan. The Plan recommends this area
include a mixture of commercial, office, cultural and educational uses. In
addition, the plan recommends residential use if sewer service is provided.
Neighborhood 9 page 3.
(11) State Environmental Quality Review Act: The applicant has submitted a long
environmental assessment form
(12) Town Departments/Committees: The application has been referred to the
Highway Department, Water Department, and Wastewater Department. The
Beautification Committee requested that all the tree plantings be 3-inch caliper
size.
Areas of Concern or Importance
The application submission includes the preliminary and final application. The final application
information is provided for informational purposes; the Board may choose to review only
preliminary information. The final application does not reference all of the notations required
for final plat review.
The preliminary plans addressed the following sketch plan comments:
• A revised landscape plan that indicates the buffering plan is for the stream.
• Identification of NYSDEC and Army Corp wetlands
• The southern access point has been changed to right angles
• The applicant has provided a Long Environmental Assessment form
Sua¢estions
The Planning Staff would recommend the drawings be revised prior to final review. The
drawings should address:
1. CT Male comments
2. Buildable area for each lot; density
3. Beautification comments
4. Highway comments
5. Water Department comments
6. Wastewater Department comments
7. Clearing/Vegetation removal plan
8. Phasing
169 Haviland Road, Queensbury, NY 12804
Phone-518-745-4400 Fax - 518-792-851
March 18, 2001
F I L ct ff 48
Mr. Chris Round RECEIVED
Director of Community Development
Town of Queensbury -
745 Bay Road
Queensbury, NY 12804 TO'PI^4 CF GUEENSSURY
P1P4iJ;'1G C F F ! C E
Re: Saybrook Professional Park — Subdivision No. 9-2000
Gentlemen
In response to C.T. Male's comment letter of March 8a', the Town of Queensbury Department of
Wastewater's letter of March I'th and the Water Departments letter of March 14`s, we have the
following responses:
C.T. Male letter
The point of providing a reasonable outlet for the individual stormwater management
systems on each lot is well taken. Of the lots mentioned, numbers 5 and 15 are large lots that
have ample space for detention basins located outside of the DEC wetland buffer. These
basins can outlet toward the wetland, thereby maintaining the existing drainage patterns. I
am currently preparing a site design for lot #5. This site will have a series of shallow basins
which will outlet through a constructed buffer adjacent to the DEC buffer area. I have also
added two catch basinsonRoad 91 adjacent to lots 48 & #10. These will provide an outlet
for stormwater systems on those two lots. All other lots have access to natural drainage
outlets or the proposed stormwater collection system.
2. Where practical the earth berm parallel to the road has been eliminated. However, in areas
where the road is above the existing grade, this is not possible. In these areas rock check
dams have been shown to manage the existing site runoff in areas where it may collect along
the edge of the road fill.
I Catch basin overflow structures have been added to all of the detention basin outlets. The
elevations of the grates on these structures have been set below the elevation of the overflow
spillway, but above the predicted 50-year storm elevation in the basin.
4. The rip -rap spillway has been moved away from the outlet pipe as suggested.
5. Unfortunately, both rainfall amounts are wrong (a gremlin must have gotten into my
computer). The culverts are sized for a 25 year storm which should be 4.5 inches for this
area. I have rerun the HydroCAD analysis with 4.5 inches and am enclosing a revised copy
of this portion of the Stormwater Management Report.
6. Between the printing of the Stormwater Report and printing of the plans, I eliminated the
original CB #9 and renumbered the remaining CB's. Therefore Catch Basins #10 through 17
in the Report are labeled one number too high. I have revised the CB numbering in the
Report and am enclosing a revised Watershed Routing Diagram and Routing List with the
correct CB numbers.
7. The runoff curve number was obtained from SCS TR-55, based upon Raynham silt loam
soils (group C) and a cover type of `Brush — brush -weed -grass mixture" in good condition
(meaning over 75%ground cover).
8. We will be submitting driveway permit and utility permit applications to Warren County.
Based upon prior experience, I believe that we will be required to bore for the sewer
crossing.
9. The 90 degree bend at station 9+00 on Road 92 is intended to be a three way stop, "T"
intersection with the eastern leg being the main entry road into a proposed development on
lot #15.
10. Both subbase geotextile and underdrains have been added to the road section as suggested.
The underdrains will outlet directly into the catch basins.
11. The estimate of maximum vehicular trip generation of 157 trips per hour included in the
Long Form EAF was derived from ITE Traffic Generation rates applied to full build -out of
lots #1 through 415. Potential future development of lot 916 with multi -family residential
development would add approximately 110 trips per hour. If this lot were to develop, it
would include a primary entrance on Meadowbrook Road.
12. The need to internalize access to all of the proposed lots, the location of the stream corridor
and the presence of DEC wetlands and associated buffer along the southwestern side of the
property have dictated the locations of the entrance roads for the subdivision.
Town Wastewater Dept. letter
1. I am currently preparing the Map, Plan and Report for the formation of a sewer district
extension for the proposed lots #1 through #15. When complete, I will submit this to the
Town for review.
2. We are currently coordinating the engineering aspects of our sewer force main with the
engineer for the Baybridge sewer project.
3. The roads and infrastructure for this project, including the sewers and pump station, will be
turned over to the Town of Queensbury.
4. The sewers and lift station are designed for the 100% build -out of lots 91 through 1115. Lot
#16, if developed in the future, will be connected by a gravity sewer to the Hiland Pump
Station. The design flow for the proposed lift station is 20,000 GPD.
5. As stated above, the eastern portion of this property will be served through the Hiland Pump
Station, and will thus be in a different district.
6. The sewer manholes have been relocated to the center of one driving lane.
7. The force main has been noted as PVC SDR26.
8. Lateral connections have been shown from the sewer to the property line for each lot .
9. 1 disagree with the need for the gravity sewer to be extended to Bay Road since all of the
adjacent parcels are developed with the exception of the Hughes parcel on the north side of
this property. If that parcel were to develop, it would logically be served by a sewer along
the Old Maid Brook corridor and would connect to our proposed manhole #2. If other
parcels further north along Bay Road were to be served, they would connect directly into the
proposed Baybridge pump station.
10. Details for the boring under Bay Road will be added to the drawings as soon as we have
coordinated with Warren County Dept. of Public Works.
11. Details for lateral sewer connections have been added to the drawings.
12. Details for the connection to the Baybridge pump station will be added as soon as details for
the station are available.
13. 1 will coordinate with Mike Shaw to obtain specific requirements for pump station controls
and equipment.
Town Water Dept. letter
1. I will coordinate with Rich Schermerhorn and Ralph Van Dusen to make a test excavation to
determine the depth of the existing Bay Road water main as suggested.
2. A note has been added to the tapping detail requiring a thrust block behind the sleeve.
3. All of the water main details have been changed to require 5'6" of cover.
Enclosed are copies of Drawings 4S-3, S-4, S-7 & S-8 which have been revised as noted above.
Please let me know if there are any further comments or questions.
Sincereh.
Thomas W.
Nace, P.E.
cc w/encl.:
James Edwards, P.E.
Ralph Van Dusen
Mike Shaw
15:25 FAX 518 786 7A C.T. MALE a
U 003/004
MALE ASSOCIATES, P.C. FAP M ILQ
eniury Hie Drive, P. O. Box 727, LathamNew York 1211 D-0727RE
`r86.7400 FAX518.786.7299 www.ctrnale.com Lit
uch 8, 2001
r. Chris Round
.,rector of Community Development
Town of Queensbury
742 Bay Road
Queensbury, New York 12W4-5902
Re: Baybrook Professional Park
Subdivision No. 9-2000
Preliminary Plan Reuiew
OT u ri :....
We have reviewed the subdivision plans consisting of 8 plan sheets and a stormwater
management report (not dated). Based on our review of these documents we offer the
following comments:
I. The proposed stormwater management plan includes detention basins to control the runoff
from the road surface solely. The runoff from the lots is intended to be handled on -site, on
an individual lot basis. The soils on the project site are not conducive to infiltration and
therefore are not conducive to the installation of drywells or infiltration trenches.
Therefore, it is our recommendation that each lot be provided with either access to a
drainage structure in the public right of way or to the stream corridor (without the need to
cross the DEC buffer). Of particular concern are lots 5, 8,10 and 15, none of which have
direct access to the stream corridor or to a drainage structure in the public right of way
without crossing another lot. This issue should be addressed to avoid cross lot easements.
2. The proposed concept intercepts sheet flow from some lots and concentrates the flow along
the backside of the each berm that parallels the road. This concentrated flow is then
conveyed parallel to the road in an unprotected area that ultimately discharges to the
stream. Erosion protection measures should be shown in this area or the flow should be
allowed to enter the closed drainage system in the street.
3. The detention basin outlets are small (3.0" in diameter to 5.5") such that the outlets can be
easily blocked. Consideration should be given to providing an overflow structure at each
basin equipped with a grated opening to utilize the full capacity of the outlet pie prior to
overtopping the embankment through the rip -rap overflow.
4. The rip -rap overflow should be located away from the outlet pipe to avoid scour damage to
the outlet pipe during a spill condition.
5. The rainfall amount used to size the culverts (4.4(") is inconsistent with the design storm
presented in the text of the report (4.60"). The rainfall amount should be explained and
consistent.
6. There are several inconsistencies between the report and the plans regarding catch basin
numbering that should be addressed. For example the report indicates a CB#17 and there is
no such structure on the plans.
7. The report assigns a runoff curve number of 65 to the existing meadow. The applicant
should provide justification for this curve number. It appears that for the soil types on site
this number may be higher.
Architecture & Building Systems Ergineering • CMI Engineering • Environmental Services • Survey & Lono IntormaWn S8rvtces
(70
C.T. MALE ASSOCIATES, P.C.
Mr. Chris Round
Page 2
8. With respect to the sewer force main, the County should be contacted to determine if Bay
Road can be open cut or if a bore and jack will be needed in crossing the road.
9. The road alignment at sta. 9+00 contains a 90 degree bend with no radius. A horizontal
curve with a radius capable of handling an emergency vehicle should be provided.
10. The typical road section does not indicate the use of underdrain or subbase geotextile fabric.
In this particular case, underdrain and fabric will likley be needed to help prevent roadway
subbase failure. The drainage system should be designed to accommodate an underdrain
system.
Comments raised during review of the prior (sketch plan) submittal that should be addressed
are as follows:
11. The applicant should provide a worst -case traffic peak hour generation estimate for this
parcel and for the adjacent parcel, assuming the lot is developed consistent with current
zoning. Depending on the level of new traffic, off -site mitigation may be warranted as the
project progresses.
12. In general, it is always advantageous for intersecting roadways that meet at a main corridor
to line up tangent to each other, creating a cross intersection. This project will create two
additional offset intersections along Bay Road, which can create conflicts for motorists
entering and exiting the site. Please provide an explanation as to why the intersections
align as shown on the plans.
If you have any questions related to our comments, feel free to call our office.
Sincerely,
C.T. VLALE ASvSOCUTES, P.C.
"ygC/
awes R. Edwards, P.E.
Project Manager
c: Applicant
QUEENSBURY WATER DEPARTMENT
ROAD • QUEENSBURY, NEW YORK 12804 • PHONE (518) 793-8866 • FAX (518) 798-3320
March 14, 2001
Moore, Planting Department
is Town Office Building
LY Road
isbury, New York 12804
ybrook Professional Park
. Dear Laura:
BRUCE OSTRANDER
IfeprLtf
RECEIVED
MAR 14 ZOO! t0
TOWN OF QUEENSBURY
PLANNING OFFICE
This department has reviewed the preliminary plans for the Baybrook Professional Park
in the Town of Queensbury.
If the installations are carried out as presented in the plans, with following exceptions,
this project will meet the requirements of this department subject to the regulations and general
requirements relating to this project in the Town of Queensbury.
1. South Entrance, a test hole should be made to determine the depth of our IT' water
main so they can plan the crossing of the casing and force main in that area.
2. Thrust blocks must be placed behind both tapping sleeves on Bay Road.
3. Pipe excavation and back fill detail cover over pipe must be min. 5'V2 feet.
4. Hydrants must be 5 V2 feet
Once construction is completed, your water mains must be pressure tested to AWWA
Standards. Your engineer should certify to this department that this has been completed.
Please send an original copy and I will stamp it with approval.
Sincerely,
Ralph Van Dusen
Superintendent
RVD/tr
Copy: Rich Schermerhom
Claude White
1\iace Engineering
10 Town of Queensbury �A* RE�,
Department of Wastewater
66
823 CORINTH ROAD, QUEENSBURY, NEW YORK 12804 MAR 14 2001
Phone: (518) 745-5589 • Fax: (518) 798-3320 TOWN OF QUEENSBURY
PLANNING OFFICE
TO: Chris Round
FROM: Mike Shaw
DATE: March 13, 2001
RE: Proposed Baybrook Professional Park Sanitary Sewer Review
I have reviewed the above -mentioned proposal. Please refer to the following
comments:
1. The proposed subdivision is not within a Town Sanitary District. A District
Extension buy -in to G.F.W.W.T.P. and C.Q.Q.R.S.D. must be completed prior to
discharge.
2. The discharge point for this proposed subdivision (Baybridge) is not within a Town
Sanitary Sewer District. The final order creating the Baybridge District Extension
will not be completed until all infrastructures have been constructed (approx. 6-12
months).
3. Is this subdivision going to be privately owned and operated?
4. What capacities are the lift station and force main designed for?
5. Because of the elevations of this parcel, it may be divided into two (2) separate
sewer districts.
Utility Plan: page S-3
1. Sanitary sewer manholes should be located in the center of one (1)-d;:r ng lane.
2. Force main material needs to be noted.
3. Lateral connections are not noted on the plans.
4. Gravity mains on the subdivision roads ',2) should be extended to the intersection of
Bay Road.
Sewer Detail & Profile: page S-3
Details needed for the following:
1. Force main boring casing under Bay Road and force main trench.
2. Lateral connections.
3. Force main connection at discharge point.
4. Pump Station control panel.
5. Lill Station should include pump hoist.
Additional review of this proposed subdivision will be completed once the above
information is provided.
If you have any questions on these comments, please contact me at my office.
MS/sek
cc: Tom Nace
RESOLUTION APPROVING / DENYING PRELIMINARY STAGE FOR
SUBDIVISION NO. 9-2000 - SCHERMERHORN PROPERTIES RESOLUTION NO. SB 9-2000 D N n W F V
INTRODUCED BY:
WHO MOVED ITS ADOPTION:
SECONDED BY:
WHEREAS, the Town Planning Board is in receipt of preliminary stage application, SB 9-2000,
Schermerhorn Properties for subdivision of an 81 +/- acre parcel into a 16 lot subdivision: 12 lots
for Professional Office use, 3 lots for residential use and 1 lot for future use. Tax Map No. 60-2-4
Cross Reference: SB 4-1992, Use Var. 130-1992., and;
WHEREAS, the application was received Feb. 2001;
WHEREAS, the above is supported with the following documentation, and inclusive of all newly
received information, not included in this listing as of 03/23/01;
3/27/01 Staff Notes
3/20/01 Staff Notes
3/19/01 New Info received
3/18/01 C. Round from Nace Eng. in response to CT Male comment of 3/8, Wastewater
letter of 3/13 and Water Dept. letter of3/14
3/14/01 Water Department comments
3/13/01 Wastewater Department comments
3/13/01 Notice of Public Hearing
3/12/01 Beautification Committee recommendation
3/8/01 CT Male Associates engineering review comments
37/01 Meeting Notice
WHEREAS, public hearing was held on 3/27/01 concerning the above project (certified mail
receipts to be provided by applicant); and
WHEREAS, the Planning Board has determined that the proposal complies with the Subdivision
requirements of the Code of the Town Queensbury (Zoning); and
WHEREAS, the Planning Board has considered the environmental factors found in the Code of the
Town of Queensbury (Zoning); and
WHEREAS, the requirements of the State Environmental Quality Review Act have been considered
and the Planning Board has adopted a SEQRA Negative Declaration; and/or if application is a
modification, the requirements of the State Environmental Quality Review Act have been
considered; and the proposed modification(s) do not result in any new or significantly different
environmental impacts, and, therefore, no further SEQRA review is necessary; and
NOW, THEREFORE, BE IT
E
L
RESOLVED, that
The application is approved / denied and is subject to the following conditions:
Duly adopted this 27th day of March, 2001 by the following vote:
AYES:
R1610.`A
Cc: Schermerhorn Properties
15 F Birdie Lane
Queensbury, NY 12804
Nace Engineering
169 Haviland Road
Queensbury, NY 12804
0
TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY 12804-5902
FILE C PY
5 l 8-761-8201
Queensbury Committee For Community Beautification
Record Of Recommendation
TO: ( ) Warren County Planning Board DATE:: 11/6/2000
(X) Queensbury Town Planning Bd.
( ) Queensbury Town Zoning Bd.
(X) Applicant
RE: Subdivision.9-2000 — Schermerhorn Properties /BayBrook Professional Park
No one appeared before Committee and we ask Planning Board to defer any decisions until
presentation made to Beautification Committee. Note: Code size for proposed tree plantings does
not meet required caliper.
In addition to the above Landscaping, Screening and Planting Provisions, the Committee wishes to
go on record that it does not approve:
1. Non -conforming signs, and
2. Plastic or artificial trees, shrubs or flowers.
In approving the above (or attached plans), the Committee has the expressed or implied agreement
with the applicant to replace immediately dead trees, shrubs or plants, and to give proper
maintenance to all plantings. All rubbish containers or dumpsters shall be screened, all plantings
shall be mulched and trees shall be retained or planted, as agreed.
MG/pw
Respectfully submitted,
Marylee Gosline
G
"I IONIE OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE"
SETTLED 1763
is Town of Queensbury •
Department of Wastewater
823 CORINTH ROAD, QUEENSBURY, NEW YORK 12804
Phone: (518) 745-5589 • Fax: (518) 798-3320
� �%
TO: Chris Round
FROM: Michael Shaw, Wastewater
DATE: 11 /6/00
RE: Proposed Baybrook Professional Park
RECEIVED
NOV d 7 Im
TOWN OF QUEENSBURY
PLANNING OFFICE
In reviewing the proposed Baybrook Professional Park, I have the following comments.
1. Baybrook Professional Park is not within any Town owned sanitary sewer district. A
district extension would have to be completed so that the park could be included in
the C.Q.Q. R.S.D.
2. The concept plan is to discharge the park's sewage into the proposed Baybridge
pump station. The Baybridge pump station is currently a proposed district extension
and has not been acted upon at this date.
3. The over all concept seems reasonable at this date. Additional review will be needed
as this project moves forward.
Cc: Jon Lapper
C�
a FILE
TOWN OF QUEENSBURY
742 Bay Road, Queensbury. NY 12804-5902 518-761-8201
Queensbury Planning Board — Record of Resolution
Subdivision Review
Craig MacEwan, Chairman Catherine LaBombard, Secretary
TO: Schermerhorn Properties
15F Birdie Drive
Queensbury, NY 12804
DATE: March 20, 2001
RESOLVED:
RE: Subdivision No. 9-2000
Schermerhorn Properties
PRELIMINARY STAGE
Introduced by Craig MacEwan who moved for its adoption, seconded by John Strough:
Until March 27 h, pending additional information required to be completed for the application.
Duly adopted this 20'h day of March, 2001by the following vote:
AYES: Mr. Strough, Mr. Hunsinger, Mrs. LaBombard, Mr. Vollaro, Mr. Metivier, Mr. MacEwan
NOES: None
ABSENT: Mr. Ringer
Sincerely,
Craig MacEwan, Chairman
CM/pw
cc: Nace Engineering
"HOME OF NATURAL BEAUTY... A GOOD PLACE TO LIVE"
CCTTI Cr1 1791