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Staff Notes for 9/27/2022STAFF NOTES SEPTEMBER 27, 2022 Queensbury Planning Board Agenda Second Regular Meeting: Tuesday, September 27, 2022 / Time 7 — 11 pm Queensbury Activities Center @ 742 Bay Road REVISED Administrative Item Site Plan 26-2022 & Freshwater Wetlands 5-2022 Eric Carlson table to October 25, 2022 Site Plan 62-2021 Queensbury Auto Mall Request for One year extension Tabled Item: Applicant(s) _JOHN ARCURI Application Type Site Plan 61-2022 Owner (s) John & Kathryn Arcuri SEQR Type _� Type II Agents) SRA Engineers Lot size ( 1.31 acres !, Location 46 Knox Road Ward: 1 i Zoning Classification: WR Tax ID No. 239.7-1-42 Ordinance Reference 179-3-040, 179-6-065 Cross Reference SUB 11-1991 Warren Co. Referral September 2022 Public Hearing September 20, 2022 Site Information CEA, LGPC, APA t Project Description: Applicant proposes to construct a new 2,783 sq ft footprint home with 755 sq ft of porches and decks. The new floor area of the home would be 6,196 sq ft with a home height of 28 ft. The project includes site work for new driveway, house area, septic and well. Pursuant to chapter 179-3-040 & 179-6-065, site plan review for new floor area in a CEA shall be subject to Planning Board review and approval. Tabled Item- Unapproved Development: Applicant(s)__REDS LG LLC �� Application Type Site Plan 29-2022 _ — �— Owner (s) Same as applicant i SEQR Type J Type II Aent(s) EDP (Nick Zeglen) ( Lot size ' 0.53 acres Location 7, 9 & Ward: 1 Zoning Classification: WR Tax ID No. 239.17-1 LtASIOrdinance Reference 179-3-040, 179-6-065, 179-6-050, 179-13-010, 147 Cross Reference SEP 37-2021, AV 21-2022 Warren Co. Referral May 2022 Public Hearing May 26, 2022, July 26, 2022, September 27, I Site Information APA, LPGC, CEA 2022 Project Description: (Revised) The applicant proposes to complete alterations to two existing dwelling units on the site and complete construction of third dwelling unit on the site. Site work had started on all three buildings prior to review. Alterations include 7 Nutley Lane new building reduced to 330 sq. ft. of one bedroom and 184 sq. ft. open porch, 24 sq. ft. covered entry area; Alterations to 9 Nutley Lane 704 sq. ft. footprint with two bedrooms j and kitchen floor area of 1,408 sq. ft., new open deck of 440 sq. ft. - walkout area below; interior alterations for 13 Nutley Lane existing floor area 2,053 sq. ft. with four bedrooms. Project includes grass depression areas, shoreline plantings, construction of a retaining wall reduction of hard surfacing. Project subject to site plan for new floor area for 7 Nutley Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing within 50 ft of the shoreline; Project subject to area variance for setbacks for 9 Nutley Lane, expansion of non -conforming, and height of 7 Nutley Lane. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning Board review and approval. Old Business Applicant(s) _CERRONE BUILDERS INC. Application Type Subdivision Preliminary 2-2022 Owner (s) ( City of Glens Falls ( SEQR Type Tyke I _ Agent(s) Tom Center, Hutchins Engineering I Lot size 49.98 acres _ J Location ( Upper Sherman Avenue I Ward: 3 1 Zoning Classification: MDR Tax ID No. 301.18-2-1 Ordinance Reference 183 Cross Reference ( SUB (S) 7-2021, AV 5-2022 Warren Co. Referral j n/a for subdivision _ Public Hearing February 22, 2022, September 27, 2022 J Site Information Project Description: Applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access points to Sherman Avenue. The sites would have on -site septic and be connected to municipal water supply. The project includes a 20 ft. no cut buffer on the North property lines. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, review for a subdivision shall be subject to Planning Board review and approval. _ j Applicant(s) PAR 27, LLC. Application Type I Site Plan 34-2022 Petition of Zone Change 1-2022 j Owner (s) Par 27 LLC, Lisa & Whitney Russell I SEQR Type J Type Agent(s) Hutchins Engineering Lot size 10.56 acres, 2.44 acres — Location ( 170 Sunnyside Rd, 0 Sunnyside Rd J Ward: I j Zoning Classification: MDR Tax ID No. 290.5-1-50.1, 290.6-1-11 Ordinance Reference 179-3-040, 179-15-040 Cross Reference Warren Co. Referral ( June 2022 j Public Hearing June 23, 2022, September 27, 2022 ( Site Information Project Description: Applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at 0 Sunnyside Road (Vacant) from MDR to RR3A and to add Golf course to the list of allowed uses in the Rural Residential zone with site plan review. The project includes construction of an addition of 1,613 sq. ft. to the existing 2,300 sq. ft. building. Pursuant to chapter 179-3-040, 179-15-040, site plan review, petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and Planning Board recommendation to Town Board. Site plan shall be subject to Planning Board review and approval. Applicants) JEFFREY RANDLES Application Type Site Plan 51-2022 —� Owner (s) Same as applicant ! SEQR Type Type II Agent(s) EDP Lot size .83 acres ' Location 42 Old Assembly Point Road Ward: 1 ( Zoning Classification: WR _ Tax ID No. 239.12-2-11 Ordinance Reference f 179-3-040, Chapter 147 Cross Reference AV 36-2022, AV 46-2022 Warren Co. Referral August 2022 — Public Hearing September 27, 2022 ( Site Information APA, LGPC, CEA Project Description: Applicant proposes alterations to an existing single family home with a second story addition and an attached garage. New floor ' area to be 6,968 sq. ft. and the total footprint of the new house to be 3,348 sq. ft. The additions include additional basement area. The main floor would alter the north side with a new dining area and a new garage. The south side bedroom areas to be added to the footprint of the structure. The second floor would include additional living space and storage. The project includes stormwater management and shoreline plantings. Pursuant to chapter 179- 3-040, 147, site plan review for a new floor area and alterations to the existing home shall be subject to Planning Board review and approval. Applicants THOMAS & MARYBETH BABCOCKJ Application Type Site Plan 57-2022 i Owner (s) Same as applicant .. SEQR Type Type II j Agent(s) Hutchins Engineering Lot size _17 acres Location 15 Chestnut Road Ward: 1 j Zoning Classification: WR Tax ID No. 289.13-1-12 ( Ordinance Reference 179-3-040, 179-5-020, 179-13-010 Cross Reference SP 35-88A, SP 55-2012 Addition, AV 1988, AV 73-1990, AV 45-2016 Addition, AV 46-2012 Dock re laced Warren Co. Referral September 2022 Public Hearing ( September 27, 2022 Site Information CEA, Glen Lake Project Description: Applicant proposes construction of a 2 story addition to the south side of the existing home. The existing home is 1,079.2 sq. ft. with a 357 sq. ft. porch area. The existing floor area is 2,230 sq. ft. The new garage is to be 554 sq. ft. Total new floor area is 2,569 sq. ft. Pursuant to chapter 179-3-040, 179-13-010, site plan review for new floor area in a CEA and expansion of a non -conforming structure shall be subject to Planning Board review and approval. Applicant(s) DAN HUNT I Application Type Site Plan 52-2022 j Petition of Zone Change 3-2022 Owner (s) Same as applicant SEQR Type Type I f Agent(s) n/a Lot size .8 acres Location ( 3 Pinello Road Ward: 4 Zoning Classification: MDR Tax ID No. 308.15-1-58 Ordinance Reference ( 179-9-040, 113-17 Cross Reference ( Warren Co. Referral ; August 2022 Public Hearing August 25, 2022, September 27, 2022 Site Information Project Description: Applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. _ New Business: Applicant(s) JP GROSS PROPERTIES Application Type Site Plan 62-2022 — Petition of Zone Change 4-2022 Owner (s) Same as applicant SEQR Type Agent(s) EDP (Nick Lot size ( 6.03 acres, 9.38 acres Location 84 Eagan & 21 VA i 1 Ward: 4 Zoning Classification: WR, CLI Tax ID No. 309.17-1-3, 309.17-1-17.2 Ordinance Reference 179-3-040 Cross Reference _ Warren Co. Referral ( September 2022 Public Hearing September 27, 2022 Site Information Project Description: Applicant proposes a lot line adjustment of a 6.03 acre parcel which would reduce the parcel's size to 2.42 acres in the WR zone. The remaining 3.61 of the parcel would be merged with the adjoining CLI parcel. The project includes a request to rezone the 3.61 acre parcel from WR to CLI. Pursuant to chapter 179-3-040, site plan review for development of the 3.61 acre portion of the property for outside gravel storage and stormwater management shall be subject to Planning Board review and approval. Pursuant to chapter 179-9-040, referral from the Town Board where the Planning Board is to complete SEQR and provide a recommendation to the Town Board. Pursuant to chapter 179-3-040, site plan for new use in an industrial zone shall be subject to Planning Board review and approval upon completion of rezoning. The Planning Board will request to be Lead agency. Discussion: Applicant(s) ( SEAN R. STUMVOLL Application Type _� Subdivision Sketch Plan 10-2022 Owner (s) Same as applicant SEQR Type ' Unlisted Agent(s) Hutchins Engineering Lot size 107.63 acres Location 1917 Ridge Road Ward: 1 Zoning Classification: LC 42A & RR-3A Tax ID No. 253.-1-4 Ordinance Reference 183 Cross Reference Warren Co. Referral j n/a i Public Hearing n/a for sketch plan Site Information APA i Project Description: Applicant request sketch plan stage for subdividing a parcel of 107 acres into two lots. Lot 1 would be 12.71 acres with the existing house and outbuildings to remain, Lot 2 would be 94.57 acres for a future home. The parcel zoning is split between LC-42A and RR-3A; both current and proposed homes would be within the RR-3A zone. The parcel is located in the APA and includes wetlands. Pursuant to chapter 183, subdivision sketch plans require review from the Planning Board. - Any further business which may be properly brought before the Board - Administrative Items: Site Plan 26-2022 & Freshwater Wetlands 5-2022 @ 67 Brayton Lane Eric Carlson Draft resolution- grant/deny further tabling Site Plan 62-2021 @ 44 East Quaker Service Road Queensbury Auto Mall Draft resolution- grant/deny extension request 4 Town of Queensbury Community Development Office &--561-we742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION — TABLE SITE PLAN 26-2022 & FRESHWATER WETLANDS 5-2022 ERIC CARLSON Tax Map ID: 239.12-2-84 / Property Address: 67 Brayton Lane / Zoning: WR Applicant proposes to demolish an existing home and detached garage to construct a new home with a footprint of 3,381 sq ft with an attached garage. New floor area to be 6,033 sq ft. The project includes stormwater management, alteration of a shared driveway and parking arrangement, as well as grading and erosion control. The house is to have 3 bedrooms. Pursuant to chapter 179-3-040, 179-6-065, 147 chapter 94, new floor area in a CEA, hard surfacing within 50 ft of the shoreline, a new structure within 50 ft of 15% slopes, work within 100 feet of wetlands, and driveway of 10% slope shall be subject to Planning Board review and approval. MOTION TO TABLE SITE PLAN 26-2022 & FRESHWATER WETLANDS 5-2022 ERIC CARLSON. Introduced by who moved for its adoption, Tabled until the October 25, 2022 Planning Board meeting at request of the applicant. Duly adopted this 271" day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net U'b-',, °tip Y , E'N S B /:IiTIT�7�/•\�� Attention Laura Moore and whomever else it may concern, I am requesting an extension on our Building Site Approval (#6a -202 1) from 10/20/2021. This is in part due to a rise in building costs, availability of contractors, supply chain issues etc. My intention is to start construction in the second quarter of 2023. If anyone has any further questions please feel free to reach out to me at (518)469-3278. Thank you, Matt Eberlein Owner of Queensbury Auto Mall Town of Queensbury Community Development Office ' 742 Bay Road, Queensbury, NY 12804 TOWN OF QUEENSBURY PLANNING BOARD RESOLUTION — GRANT / DENY EXTENSION REQUEST SITE PLAN 62-2021 QUEENSBURY AUTO MALL Tax Map ID: 303.15-1-18 /Property Address: 44 East Quaker Service Road /Zoning: CI Applicant proposed to develop a 1.58 acre site with a new car dealership and service center. The new building is to be 6,260 sq. ft. The project includes site design with parking, stormwater management, landscaping & lighting. Pursuant to Chapter 179-3-040, review for new auto use in a Cl zone shall be subject to Planning Board review and approval. The Planning Board approved Site Plan 62-2021 on October 19, 2021. MOTION TO APPROVE A ONE YEAR EXTENSION FOR SITE PLAN 62-2021 QUEENSBURY AUTO MALL. Introduced by who moved for its adoption, Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Site Plan 61-2022 @ 46 Knox Road John Arcuri Public hearing scheduled Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 61-2022 JOHN ARCURI 46 Knox Road / Waterfront Residential / Ward 1 SEQR Type II Material Review: site plan application, survey, site drawings, elevation and floor plans Parcel History: SUB 11-1991 Warren Co Referral Sent: September 2022 / Comments: Concur w/local board. Informal staff comments: Encourage applicant to limit stormwater runoff from construction site using perimeter barriers, screening. Requested Action Planning Board review and approval for construction of a new home and porch/deck. Resolutions 1. PB decision Proiect Description Applicant proposes to construct a new 2,783 sq ft home (footprint) with 755 sq ft of porches and decks. The new floor area of the home would be 6,196 sq ft with a home height of 28 ft. The project includes site work for new driveway, house area, septic and well. Pursuant to chapter 179-3-040 & 179-6-065, site plan review for new floor area in a CEA shall be subject to Planning Board review and approval. Staff Comments • Location -The project site is located at 46 Knox road on a 1.31 ac parcel. • Arrangement- The project is for the construction of a 2,783 sq ft home (footprint) on an existing lot with associated site work. • Site Design- The project work includes 21,521 sq ft of land disturbance — this includes the driveway, stormwater management, septic, well and house areas. • Building — The new home is 2,783 sq ft home (footprint) with 755 sq ft porch/deck areas. The new home will have a floor area of 6,196 sq ft with a height of 28 ft. • Site conditions -The parcel site should be noted that doesn't have shore frontage. The site plan review for the project is due to the new floor area in a CEA. • Grading and drainage plan, Sediment and erosion control -The applicant has indicated there is to be infiltration basin and rain garden to hand the stormwater. The project was provide to the Town Designated engineer for review. The applicant has provided some updated plans were the plans sheets note the update for the items identified by the Town Designated engineer — these appear to be minor in turn these updated plans are included with the notes. • Landscape plan -The applicant has indicated a minimal trees to be removed for the wastewater and house construction. The limits of disturbance and tree cutting are shown on the plans.. • Site lighting plan -No details for lighting were provide. The applicant is reminded exterior lighting fixtures are to be down cast cutoff fixtures. • Utility details -The site will have on -site septic and a drilled well. • Elevations -The elevations show the rendition of the homes appearance from all four sides. Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION — Grant / Deny Site Plan Approval SITE PLAN 61-2022 JOHN ARCURI Tax Map ID: 239.7-1-42 / Property Address: 46 Knox Road / Zoning: WR The applicant has submitted an application the Planning Board: Applicant proposes to construct a new 2,783 sq ft footprint home with 755 sq ft of porches and decks. The new floor area of the home would be 6,196 sq ft with a home height of 28 ft. The project includes site work for new driveway, house area, septic and well. Pursuant to chapter 179-3-040 & 179-6-065, site plan review for new floor area in a CEA shall be subject to Planning Board review and approval. Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning Board has determined that this proposal satisfies the requirements as stated in the Zoning Code; As required by General Municipal Law Section 239-m the site plan application was referred to the Warren County Planning Department for its recommendation; The Planning Board opened a public hearing on the Site plan application on 9/20/2022 and continued the public hearing to 9/27/2022, when it was closed, The Planning Board has reviewed the application materials submitted by the applicant and all comments made at the public hearing and submitted in writing through and including 9/27/2022; The Planning Board determines that the application complies with the review considerations and standards set forth in Article 9 of the Zoning Ordinance for Site Plan approval, MOTION TO APPROVE / DISAPPROVE SITE PLAN 61-2022 JOHN ARCURI; Introduced by who moved for its adoption. According to the draft resolution prepared by Staff with the following: 1) Waivers requested granted/denied; 2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting an extension of approval before the one (1) year time frame has expired. 3) Adherence to the items outlined in the follow-up letter sent with this resolution. a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall be installed around these areas and field verified by Community Development staff; b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater Department for its review, approval, permitting and inspection; Page 1 of 2 Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be issued until the approved driveway permit has been provided to the Planning Office; d) If application was referred to engineering then Engineering sign -off required prior to signature of Zoning Administrator of the approved plans; e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans and elevation for the existing rooms and proposed rooms in the building and site improvements;- f) If required, the applicant must submit a copy of the following to the Town: a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General Permit from Construction Activity" prior to the start of any site work. b. The project NOT (Notice of Termination) upon completion of the project; c. The applicant must maintain on their project site, for review by staff. i. The approved final plans that have been stamped by the Town Zoning Administrator. These plans must include the project SWPPP (Storm Water Pollution Prevention Plan) when such a plan was prepared and approved; ii. The project NOI and proof of coverage under the current NYSDEC SPDES General Permit, or an individual SPDES permit issued for the project if required. g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community Development Department before any further review by the Zoning Administrator or Building and Codes personnel; h) The applicant must meet with Staff after approval and prior to issuance of Building Permit and/or the beginning of any site work; i) Subsequent issuance of further permits, including building permits is dependent on compliance with this and all other conditions of this resolution; j) As -built plans to certify that the site plan is developed according to the approved plans to be provided prior to issuance of the certificate of occupancy. k) This resolution is to be placed in its entirety on the final plans Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Page 2 of 2 Phone: 53.8.761..82201 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net Site Plan 29-2Q22@ 7, 9 & 13 Nutley Lane Red's LG, LLC. Public hearing scheduled SEAR II Draft resolution- grant/deny further tabling Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 29-2022 REDS LG, LLC. 7, 9 & 13 Nutley Lane / Waterfront Residential / Ward 1 SEQR Type II Material Review: application, survey, floor plans, elevations, site plans, revised plans Parcel History: SEP 37-2021, AV 21-2022 Warren Co Referral Sent: May 2022 / Comments: NCI Requested Action Application to be tabled to the November 29, 2022. Resolutions 1. PB decision Project Description (Revised) The applicant proposes to complete alterations to two existing dwelling units on the site and complete construction of accessory building on the site. Site work had started on all three buildings prior to review. Alterations include 7 Nutley Lane new building reduced to 330 sq ft of one bedroom and 184 sq ft open porch, 24 sq ft covered entry area; Alterations to 9 Nutley Lane 704 sq ft footprint with two bedrooms and kitchen floor area of 1,408 sq ft, new open deck of 440 sq ft - walkout area below; interior alterations for 13 Nutley Lane existing floor area 2,053 sq ft with four bedrooms. Project includes grass depression areas, shoreline plantings, construction of a retaining wall reduction of hard surfacing. Project subject to site plan for new floor area for 7 Nutley Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing within 50 ft of the shoreline; Project subject to area variance for setbacks for 9 Nutley Lane, expansion of non -conforming, and height of 7 Nutley Lane. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning Board review and approval. Staff Comments • Location -The project is located on one parcel with 3 addresses for each building at 7, 9, 13 Nutley Lane. The parcel 0.53 acres. • Arrangement- The site has three buildings on the property with parking and access toward the east property line near Route 9L • Site Design- The applicant proposes stormwater management and shoreline plantings as part of the project. • Building - 7 Nutley Lane is considered a new bunk house, one story with new floor area at 330 sq ft and a 184 sq ft deck. 9 Nutley Lane already constructed 440 sq ft open deck with a704 sq ft footprint and 1,408 sq ft floor area. • Grading and drainage plan, Sediment and erosion control -The plans show a rip rap area and shallow depressions to be installed near the shoreline. The site has areas that are 15% or greater. • Landscape plan -The plans show additional shoreline plantings to be installed and the existing plantings are to remain. Below are the guidelines from the shoreline buffer code section o Shoreline Buffer - Section 179-8-040 -Minimum width 35 ft (Lake George) -For every 700 sgft of shoreline buffer area -one large tree minimum 3 inches in diameter -For every 350 sq ft of ground cover -7 - 24 in native shrubs; 14 herbaceous plants Project site -78 ft of shoreline per RPS -Shoreline buffer 78 ft X 35 ft width is 2730 sq ft -Shoreline buffer area -2730 /700 = 3.9 round up to 4-four large trees at 3 inch diameter -Ground cover-2730/350 = 7.8 round up to 8 (X7) =56 native shrubs and 8 (X14) herbaceous plants=112 o Shoreline Cutting restrictions- Section 179-6-050 - Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75 ft whichever is less - 78 ft Shoreline X 30%= 23.4 feet of the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the lot). - Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable within the 30%/75 ft cut area. • Site lighting plan -The applicant has indicated site lighting to be residential and down cast. • Site details -The previous survey for the site did note three buildings however not as described in the current proposal. • Utility details -The three units are on one septic system and have water drawn from the lake. • Elevations -The elevations are provided for all three buildings • Floor plans -The floor plans for all three buildings are provided. The 7 Nutley Lane building is to remove the kitchen, reduce the building size and reduced the deck size - the building would then be used as a bunk room with no kitchen facilities. • Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n traffic, q. soil logs, r. construction/demolition disposal s. snow removal. The waivers requested -Staff finds it reasonable to request a waiver as these items are typically associated with commercial projects. The applicant has provided information for g. site lighting, j. stormwater, k. topography,1. landscaping, o. commercial alterations/ construction details, p floor plans Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. Nature of Variance Section 179-3-040 dimensional -Revised - 7 Nutley Lane would be reduced with no kitchen, building size reduced, deck size reduced to meet setbacks. 7 Nutley Lane would be 19 ft in height and would require a height variance for being greater than 16 ft for an accessory structure. 9 Nutley Lane building work would be 4 ft to the north property line where a 20 ft setback is required; and 12 ft to the south property line where a 20 ft setback is required. Expansion of non -conforming for 7 and 9 Nutley Lane. Permeability existing is 67.78% and improved to 69.60% proposed where 75% is required- noting no relief is required as the site is improving the permeability on site. Summary Application to be tabled to November 291h, 2022. Meeting History: PB: 5/26/2022; ZBA: 5/18/2022 Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION — TABLE SITE PLAN 29-2022 REDS LG, LLC. Tax Map ID: 239.17-1-15 / Property Address: 7, 9 & 13 Nutley Lane / Zoning: WR Applicant proposes to complete alterations to two existing dwelling units on the site and complete construction of third dwelling unit on the site. Site work had started on all three buildings prior to review. Alterations include 7 Nutley Lane new building reduced to 330 sq. ft. of one bedroom and 184 sq. ft. open porch, 24 sq. ft. covered entry area; Alterations to 9 Nutley Lane 704 sq. ft. footprint with two bedrooms and kitchen floor area of 1,408 sq. ft., new open deck of 440 sq. ft. - walkout area below; interior alterations for 13 Nutley Lane existing floor area 2,053 sq. ft. with four bedrooms. Project includes grass depression areas, shoreline plantings, construction of a retaining wall reduction of hard surfacing. Project subject to site plan for new floor area for 7 Nutley Lane, expansion of non -conforming structure for 9 Nutley Lane, hard surfacing within 50 ft of the shoreline; Project subject to area variance for setbacks for 9 Nutley Lane, expansion of non -conforming, and height of 7 Nutley Lane. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to Planning Board review and approval. MOTION TO TABLE SITE PLAN 29-2022 REDS LG, LLC. Introduced by who moved for its adoption, seconded by Tabled until the November 29, 2022 Planning Board meeting with information due by October 17, 2022. Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Subdivision Preliminary 2-2022 @ Upper Sherman Avenue Cerrone Builders, Inc. Public Hearing Scheduled Type I Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Subdivision (P) 2-2022 CERRONE BUILDERS, INC. Upper Sherman Avenue / Moderate Density Residential / Ward 3 SEQR Type I Material Review: application, subdivision plans, narrative, SWPPP DEC NHP letters Parcel History: SUB (S) 7-2021, AV 5-2022 Requested Action Planning Board review and approval for a 45 lot subdivision of a 49.5 acre parcel. Resolutions 1. SEQR review 2. PB decision Proiect Description Applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access points to Sherman Avenue. The sites would have on -site septic and be connected to municipal water supply. The project includes a 20 ft no cut buffer on the North property lines. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, Preliminary Stage review for a subdivision shall be subject to Planning Board review and approval. Staff Comments Sketch Plan Stage Applicant completed a sketch plan stage SUB 7-2021 7/20/2021. The project was proposed for 49 residential lots. Preliminary Stage • Preliminary o The overall plans shows the property to be subdivided with two access points to Sherman Avenue • Layout plans — o The plans indicated 45 residential lots ranging from 0.47 ac to 1.57 ac. The Homeowners Association property appear to be three separate parcels with a total of 15.44 ac. The board may request information on sidewalks. • Construction details — o The plans identify the septic system locations. The waterline is proposed from Upper Sherman Avenue. Plans include cross section of the roadway. The board may request information for utility locations — underground, light poles • Landscape plans — o The applicant has updated the plans to show landscaping along lots 23 to 25. Information is on Sheet S-3 and for the individual lots on Sheet S-6. • Clearing plan o The plan shows the proposed clearing limits for the subdivision and lots. 0 Grading and erosion plans — o Grading Plans were included for the overall subdivision and per section of the subdivision. The applicant has indicated that the project will disturb greater than 5 acres — NYSDEC will need to acknowledge disturbance greater than 5 acres. There are three phases proposed where Phase 1 to be 8.4 ac, Phase 2 no more than 5 acres, and Phase 3 for the construction of the park area with individual house lots. • The Environmental report — o A long EAF was provided. The EAF will need to be updated to indicate the number of lots, and the number of phases proposed. • Statement of Intent- A statement of intent shall be submitted by the applicant o A deed was provided • Stormwater management — o A Stormwater Pollution Prevention Plan was provided to the Town Engineer in January 2022 and updated in July of 2022. • Fees — o per application $50 for preliminary • Waivers — o The applicant has not requested waivers at this time. • Open Space — o The project plans indicate there are multiple sections of Home Owner Association land. The HOA Center area of the project site is proposed to have the amenities for the property owners use. The area would have pickleball courts, a picnic pavilion, cluster mailbox and road side area and a mulched walking path. • Streets —The proposed road way and construction details have been provided to the highway department for review and comment. Nature of Variance Granted 2/23/2022.The applicant proposes a 45 residential lots ranging in size from 0.47 ac to 1.57 ac where a two acre lot minimum is required where lots do not have access to both sewer and water. The project has access to municipal water but will have on -site septic systems. In addition, relief is requested for the setbacks for Moderate Density Zone - Rear setback required is 30 ft proposed is 20 ft, Side setback required is 25 ft and 15 ft is proposed, the front setback of 30 ft is not proposed to change Summary The board will need to complete SEQR review then the preliminary stage review. The applicant has completed the preliminary stage for subdivision of a 45 acre parcel with 45 residential lots. The board may have further discussion about sidewalks within the subdivision, and possibly to confirm if there will be underground utilities. Meeting History: PB: 1/25/2022, 2/22/2022; ZBA: 1/26/2022, 2/23/2022 Town of Queensbury Community Development Office ' 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board SEQR RESOLUTION — Grant Positive or Negative Declaration SUBDIVISION PRELIMINARY 2-2022 CERRONE BUILDERS, INC. Tax Map ID: 301.18-2-1 / Property Address: Upper Sherman Avenue / Zoning: MDR The applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access points to Sherman Avenue. The sites would have on -site septic and be connected to municipal water supply. The project includes a 20 ft. no cut buffer on the North property lines. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, review for a subdivision shall be subject to Planning Board review and approval. The Planning Board has determined that the proposed project and Planning Board action is subject to review under the State Environmental Quality Review Act; The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of Queensbury; No Federal or other agencies are involved; Part 1 of the Long EAF has been completed by the applicant; Part 2 of the Long EAF has been reviewed by the Planning Board; Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning Board as lead agency that this project will result in no significant adverse impacts on the environment, and, therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is issued. MOTION TO GRANT A POSITIVE DECLARATION OR NEGATIVE DECLARATION FOR SUBDIVSION PRELIMINARY 2-2022 CERRONE BUILDERS, INC, Introduced by who moved for its adoption, As per the resolution prepared by staff. 1. Part II of the Long EAF has been reviewed and completed by the Planning Board. 2. Part III of the Long EAF has been reviewed and completed by the Planning Board. Or Part III of the Long EAF is not necessary because the Planning Board did not identify potentially moderate to large impacts. Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Duly adopted this 27th day of September 2022 by the following vote: AYES: NOES Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Town of Queensbury Community Development Office / 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION —Approve / Deny Subdivision Preliminary Stage 2-2022 CERRONE BUILDERS, INC. Subdivision Tax Map ID: 301.18-2-1 / Property Address: Upper Sherman Avenue / Zoning: MDR A subdivision application has been made to the Queensbury Planning Board for the following: Applicant proposes a 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres. The project includes a homeowner's association property. There is to be two access points to Sherman Avenue. The sites would have on -site septic and be connected to municipal water supply. The project includes a 20 ft. no cut buffer on the North property lines. The project site was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, review for a subdivision shall be subject to Planning Board review and approval. Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter A-183, the Planning Board has determined that this proposal satisfies the requirements as stated in the Zoning Code; The requirements of the State Environmental Quality Review Act have been considered and the Planning Board has adopted a SEQRA Negative / Positive Declaration A public hearing was scheduled and held on 9/27/2022; This application is supported with all documentation, public comment, and application material in the file of record; MOTION TO APPROVE / DISAPPROVE SUBDIVISION PRELIMINARY STAGE 2-2022 CERRONE BUILDERS, INC, Introduced by who moved for its adoption. Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Site Plan 34-2022 @ 170 & 0 Sunnyside Road Par 27, LLC. Public Hearing Scheduled Type I Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 34-2022 & Par 27, LLC. Petition of Zone Change 1-2022 170 & 0 Sunnyside Road/ Moderate Density Residential / Ward 1 SEQR Type I Material Review: application, narrative, stormwater details, site plans, site photo Parcel History: Subdivision 8-2017 Warren Co Referral Sent: June 2022 / Comments: Concur w/local board. Informal comments: Discuss snow removal with applicant since project to be used during golfing off season. Requested Action Planning Board review and approval for construction of an addition to an existing building and to add golf course to allowed uses in the Rural Residential zone. Resolutions 1. PB decision Proiect Description Applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at 0 Sunnyside Road (Vacant) from MDR to RR3A and to add Golf course to the list of allowed uses in the Rural Residential zone with site plan review. The project includes construction of an addition of 1,613 sq. ft. to the existing 2,300 sq. ft. building. Pursuant to chapter 179-3-040, 179-15-040, site plan review, petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and Planning Board recommendation to Town Board. Site plan shall be subject to Planning Board review and approval. Staff Comments • Location -The project site is located at 170 and 0 (vacant no 911 address) Sunnyside Road. The parcel at 170 Sunnyside is 10.56 ac and the parcel at 0 Sunnyside is 2.44 ac. • Arrangement- The building work occurs at 170 Sunnyside and change of zone will amend these two MDR zone Parcels to RR3A. In addition, the request for change of zone includes adding golf course to the Rural Residential Zone. • Building — The existing building is 2,300 sq ft and the addition is 1,850 sq ft with a porch of 322 sq ft. The addition would be construct on the west side of the existing building. The building is used for the clubhouse. • Site conditions -The parcel is used as Sunnyside Par 3 Golf Course and is to remain. • Traffic- The site has 27 parking spaces for the golf course and there is to be no changes to the parking area. • Grading and drainage plan, Sediment and erosion control -The applicant proposes an eave trench along the building of 40 ft by 5 ft to address stormwater from the new addition. The project information was provided to the Town Designated engineer for review and comment. • Landscape plan -There are no changes to the existing site landscaping. • Site lighting plan -There are no changes to the existing lighting. • Utility details -There are no changes to the existing utilities this includes on -site septic and municipal water. • Signage-There are no changes to the existing signage. • Elevations -The plans show a building rendition with no dimensions — dimensions should be added. • Floor plans -The floor plans show the existing building and the proposed addition — dimensions will need to be clarified. • Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal. • The waivers requested —Staff finds it reasonable to request a waiver as the project is for an addition to an existing building and does not change the use of the building and site as a golf course. The applicant has provided information for: j. stormwater. • Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. SUMMARY The applicant has completed a petition of zone change for the zone change of two parcels from MDR to RR3A and to add golf course as a listed use in the Rural Residential Zone requiring Site Plan. The applicant has also completed a site plan application for the addition of 1,850 sq ft to the existing 2,300 sq ft building. The Town Board granted the petition of zone change request and to add golf course to listed uses in the Rural Residential Zone at the Town Board meeting 9/12/2022. The Planning Board can now review the project for site plan. The board should consider requesting updated floor plans and elevations with dimension information and use of space as part of final plans. Meeting History: PB: 6/23/2022, 8/25/2022 GMM Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION — Grant / Deny Site Plan Approval SITE PLAN 34-2022 & PETITION OF ZONE CHANGE 1-2022 PAR 27, LLC. Tax Map ID: 290.5-1-50.1, 290.6-1-11 / Property Address: 170 & 0 Sunnyside Road / Zoning: MDR The applicant has submitted an application the Planning Board: Applicant proposes a change of zone for a 10.56 acre parcel at 170 Sunnyside Road and a 2.44 acre parcel at 0 Sunnyside Road (Vacant) from MDR to RR3A and to add Golf course to the list of allowed uses in the Rural Residential zone with site plan review. The project includes construction of an addition of 1,613 sq. ft. to the existing 2,300 sq. ft. building. Pursuant to chapter 179-3-040, 179-15-040, site plan review, petition of zone change, Town Board referral, SEQR for petition of zone change and building expansion, and Planning Board recommendation to Town Board. Site plan shall be subject to Planning Board review and approval. Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning Board has determined that this proposal satisfies the requirements as stated in the Zoning Code; As required by General Municipal Law Section 239-m the site plan application was referred to the Warren County Planning Department for its recommendation; The Planning Board has reviewed the potential environmental impacts of the project, pursuant to the State Environmental Quality Review Act (SEQRA) and adopted a SEQRA Negative Declaration — Determination of Non -Significance on 6/23/2022 and reaffirmed SEQRA on 8/25/2022; The Planning Board opened a public hearing on the Site plan application on 6/23/2022 and continued the public hearing to 9/27/2022, when it was closed, The Planning Board has reviewed the application materials submitted by the applicant and all comments made at the public hearing and submitted in writing through and including 9/27/2022; The Planning Board determines that the application complies with the review considerations and standards set forth in Article 9 of the Zoning Ordinance for Site Plan approval, MOTION TO APPROVE / DISAPPROVE SITE PLAN 34-2022 & PETITION OF ZONE CHANGE 1-2022 PAR 27, LLC.; Introduced by who moved for its adoption. According to the draft resolution prepared by Staff with the following: 1) Waivers requested granted/denied; 2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting an extension of approval before the one (1) year time frame has expired. Page 1 of 2 Phone: 518.761.82201 Fax: 53.8.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net 3) Adherence to the items outlined in the follow-up letter sent with this resolution. a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall be installed around these areas and field verified by Community Development staff; b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater Department for its review, approval, permitting and inspection; c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be issued until the approved driveway permit has been provided to the Planning Office; d) If application was referred to engineering then Engineering sign -off required prior to signature of Zoning Administrator of the approved plans; e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans and elevation for the existing rooms and proposed rooms in the building and site improvements;- f) If required, the applicant must submit a copy of the following to the Town: a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General Permit from Construction Activity" prior to the start of any site work. b. The project NOT (Notice of Termination) upon completion of the project; c. The applicant must maintain on their project site, for review by staff: i. The approved final plans that have been stamped by the Town Zoning Administrator. These plans must include the project SWPPP (Storm Water Pollution Prevention Plan) when such a plan was prepared and approved; ii. The project NOI and proof of coverage under the current NYSDEC SPDES General Permit, or an individual SPDES permit issued for the project if required. g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community Development Department before any further review by the Zoning Administrator or Building and Codes personnel; h) The applicant must meet with Staff after approval and prior to issuance of Building Permit and/or the beginning of any site work; i) Subsequent issuance of further permits, including building permits is dependent on compliance with this and all other conditions of this resolution; j) As -built plans to certify that the site plan is developed according to the approved plans to be provided prior to issuance of the certificate of occupancy. k) This resolution is to be placed in its entirety on the final plans Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Page 2 of 2 Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net Site Plan 51-2022 @ 42 Old Assembly Point Road Jeffrey Randles Public Hearing Scheduled Type II Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 51-2022 JEFFREY RANDLES 42 Old Assembly Point Road / Waterfront Residential / Ward 1 SEQR Type II Material Review: site plan application, site plans, elevations, floor plans, narrative, updated plan Parcel History: AV 36-2022 Warren Co Referral Sent: August 2022 / Comments: Concur w/local board. Requested Action Planning Board review and approval to add a second story and attached garage to an existing home. Resolutions 1. PB decision Project Description Applicant proposes alterations to an existing single family home with a second story addition and an attached garage. New floor area to be 6,968 sq. ft. and the total footprint of the new house to be 3,348 sq. ft. The additions include additional basement area. The main floor would alter the north side with a new dining area and a new garage. The south side bedroom areas to be added to the footprint of the structure. The second floor would include additional living space and storage. The project includes stormwater management and shoreline plantings. Pursuant to chapter 179-3-040, 147, site plan review for a new floor area and alterations to the existing home shall be subject to Planning Board review and approval. Staff Comments • Location -The project is located at 42 Old Assembly Point Road on a 0.83 ac parcel • Arrangement- The project remains the same with the construction proposed for the home. The project has an additional variance. The site foundation is to remain and the new construction is to be consistent with the original home. • Building — The existing home has a footprint of 1,630 sq ft with 450 sq ft of deck/porch area. The new footprint will be 2,680 sq ft with 488 sq ft of deck/porch area and a floor area of 6,968 sq ft. The project includes removal of the first floor walls to the foundation, a garage addition, a second floor addition, screen porch, updated driveway area. • Grading and drainage plan, Sediment and erosion control -The plans indicate there is to be drip edge infiltration areas for the new construction and stone reservoir for the screen porch. There are to be shallow grass depressions on the site as well. The project was referred to the Town Designated Engineer for review and comment. • Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review. The plans indicate existing plantings and trees to remain as well as plantings to be installed. • Below are the guidelines from the shoreline buffer code section o Shoreline Buffer - Section 179-8-040 -Minimum width 35 ft (Lake George) -For every 700 sgft of shoreline buffer area -one large tree minimum 3 inches in diameter -For every 350 sq ft of ground cover -7 - 24 in native shrubs; 14 herbaceous plants Project site -68.47 ft of shoreline per survey -Shoreline buffer 195 ft X 35 ft width is 2937 sq ft -Shoreline buffer area -2397 /700 = 3.4 round up to 4 -four large trees at 3 inch diameter -Ground cover-2397/350 = 6.8 round up to 7 (X7) =49 native shrubs and 20 (X7) herbaceous plants=140 o Shoreline Cutting restrictions- Section 179-6-050 - Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75 ft whichever is less - 68.47 ft Shoreline X 30%= 20.5 feet of the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the lot). - Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable within the 30%/75 ft cut area. • Site lighting plan -A reminder lighting should be down cast fixtures. • Utility details -The applicant proposes to use the 2016 system and has provided an engineering certification • Elevations -The elevations show the additions to the home with the height where the maximum height is at 27.84 ft • Floor plans -The project plans show the existing basement and new basement area. Then the first floor with the screen porch, alterations interior and the garage addition. Then the second floor with a bedroom areas. • Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, n traffic, o. commercial alterations/ construction details, q. soil logs, r. construction/demolition disposal s. snow removal. • The waivers requested -Staff finds it reasonable to request a waiver as these items are typically associated with commercial projects. The applicant has provided information for: j. stormwater, k. topography,1. landscaping, p floor plans • Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. Nature of Variance Granted 9/21/2022. The applicant proposes the new home on the existing foundation. The shoreline setback is to be 46 ft from the mean high -mean water mark where 53.75 ft is required. Previous plans indicated a 51 ft shoreline setback taken from an other shoreline marking. Summary The applicant has completed a site plan application for the construction of a home on the foundation, a garage and associated site work. Meeting History: PB: 8/16/2022, 9/20/2022; ZBA: 8/24/2022, 9/21/2022 Town of Queensbury Community Development Office ? 742 Bay Road, Queensbury; NY 12804 Town of Queensbury Planning Board RESOLUTION — Grant / Deny Site Plan Approval SITE PLAN 51-2022 JEFFREY RANDLES Tax Map ID: 239.12-2-11 / Property Address: 42 Old Assembly Point Road / Zoning: WR The applicant has submitted an application the Planning Board: Applicant proposes alterations to an existing single family home with a second story addition and an attached garage. New floor area to be 6,968 sq. ft. and the total footprint of the new house to be 3,348 sq. ft. The additions include additional basement area. The main floor would alter the north side with a new dining area and a new garage. The south side bedroom areas to be added to the footprint of the structure. The second floor would include additional living space and storage. The project includes stormwater management and shoreline plantings. Pursuant to chapter 179-3- 040, 147, site plan review for a new floor area and alterations to the existing home shall be subject to Planning Board review and approval. Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning Board has determined that this proposal satisfies the requirements as stated in the Zoning Code; As required by General Municipal Law Section 239-m the site plan application was referred to the Warren County Planning Department for its recommendation; The Planning Board made a recommendation to the Zoning Board of Appeals on 9/20/2022; the ZBA approved the variance on 9/21/2022; The Planning Board opened a public hearing on the Site plan application on 9/27/2022 and continued the public hearing to 9/27/2022, when it was closed, The Planning Board has reviewed the application materials submitted by the applicant and all comments made at the public hearing and submitted in writing through and including 9/27/2022; The Planning Board determines that the application complies with the review considerations and standards set forth in Article 9 of the Zoning Ordinance for Site Plan approval, MOTION TO APPROVE / DISAPPROVE SITE PLAN 51-2022 JEFFREY RANDLES; Introduced by who moved for its adoption. According to the draft resolution prepared by Staff with the following: 1) Waivers requested granted/denied; 2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting an extension of approval before the one (1) year time frame has expired. Pagel of 2 Phone: 518.76i.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net 3) Adherence to the items outlined in the follow-up letter sent with this resolution. a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall be installed around these areas and field verified by Community Development staff, b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater Department for its review, approval, permitting and inspection; c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be issued until the approved driveway permit has been provided to the Planning Office; d) If application was referred to engineering then Engineering sign -off required prior to signature of Zoning Administrator of the approved plans; e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans and elevation for the existing rooms and proposed rooms in the building and site improvements;- f) If required, the applicant must submit a copy of the following to the Town: a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General Permit from Construction Activity" prior to the start of any site work. b. The project NOT (Notice of Termination) upon completion of the project; c. The applicant must maintain on their project site, for review by staff: i. The approved final plans that have been stamped by the Town Zoning Administrator. These plans must include the project SWPPP (Storm Water Pollution Prevention Plan) when such a plan was prepared and approved; ii. The project NOI and proof of coverage under the current NYSDEC SPDES General Permit, or an individual SPDES permit issued for the project if required. g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community Development Department before any further review by the Zoning Administrator or Building and Codes personnel; h) The applicant must meet with Staff after approval and prior to issuance of Building Permit and/or the beginning of any site work; i) Subsequent issuance of further permits, including building permits is dependent on compliance with this and all other conditions of this resolution; j) As -built plans to certify that the site plan is developed according to the approved plans to be provided prior to issuance of the certificate of occupancy. k) This resolution is to be placed in its entirety on the final plans Duly adopted this 271h day of September 2022 by the following vote: AYES: INSIMS Page 2 of 2 Phone: 51.8.761.82201 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net Site Plan 57-2022 @ 15 Chestnut Road Thomas & Marybeth Babcock Public Hearing Scheduled Type II Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 57-2022 THOMAS & MARYBETH BABCOCK 15 Chestnut Road / Waterfront Residential / Ward 1 SEQR Type II Material Review: site plan application, site drawings, elevations, floor plans Parcel History: SP 35-88A, SP 55-2012, AV 1988, AV 73-1990, AV 45-2016, AV 46-2012 Warren Co Referral Sent: September 2022 / Comments: Concur w/local board. Requested Action Planning Board review and approval for a two story addition to the south side of an existing home. Resolutions 1. PB decision Proiect Description Applicant proposes construction of a 2 story addition to the south side of the existing home. The existing home is 1,079.2 sq ft with a 357 sq ft porch area. The existing floor area is 2,230 sq ft. The new garage is to be 554 sq ft. Total new floor area is 2,569 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan review for new floor area in a CEA and expansion of a non -conforming structure shall be subject to Planning Board review and approval. Staff Comments • Location -The project is located at 15 Chestnut Road on a 0.17 ac parcel • Arrangement- The site has an existing home and detached garage. • Site Design- The project includes an addition to the existing home and a replacing the garage. Site work includes replacing a portion of the driveway with permeable reinforced turf, installation of a proposed buffer plantings, shrubbery and perennials near the shoreline. • Building — The addition to the existing home is to be two story. The second floor is expanded bathroom area and the first floor is for an expanded kitchen • Grading and drainage plan, Sediment and erosion control -The site has an existing drywell that is to be used for the new garage runoff. In addition, it is noted a portion of the existing driveway is to be converted to a grass planted grid system. The proposed planting bed buffer area near the shoreline is proposed to capture the additional stormwater runoff. • Landscape plan- The project site is located on Glen Lake and is subject to the shoreline buffer review. The plans indicate existing plantings and trees to remain. The plans also show an area of proposed buffer plantings, shrubbery and perennials. Below are the guidelines from the shoreline buffer code section o Shoreline Buffer - Section 179-8-040 -Minimum width 20 ft (Glen Lake) -For every 700 sgft of shoreline buffer area —one large tree minimum 3 inches in diameter -For every 350 sq ft of ground cover -7 — 24 in native shrubs; 14 herbaceous plants Project site -52 ft of shoreline per survey -Shoreline buffer 52 ft X 20 ft width is 1040 sq ft -Shoreline buffer area -1040 /700 = 1.49 round up to 2 -two large trees at 3 inch diameter -Ground cover-1040/350 = 3 round up to 3 (X7) =21 native shrubs and 3 (X7) herbaceous plants=21 o Shoreline Cutting restrictions- Section 179-6-050 - Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75 ft whichever is less - 52 ft Shoreline X 30%= 15.6 feet of the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the lot). - Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable within the 30%/75 ft cut area. • Site lighting plan -Lighting information was not provided as such the applicant is reminded any new lighting on for the site or buildings is to be code compliant cutoff fixtures. • Utility details -The site utilizes an existing septic system and a well. The septic certification was provided in accordance with the requirements. • Elevations -The elevation plans for the house addition indicate there are to be new windows on the first floor and second floor. The height of the addition is to be 24 ft. The garage is to have windows on the front and rear of the building. Both the addition and the garage are to be consistent with the house color and features. The new garage is to be greater than 16 ft on the rear side of the building due to the topography of the site. • Floor plans- The information provided for the house addition indicates the first floor would expand the kitchen area and the second floor would expand a bathroom area. The garage is a replacement with a one- story garage. • Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, k. topography, n traffic, o. commercial alterations/ construction details, q. soil logs, r. construction/demolition disposal s. snow removal. • The waivers requested -Staff finds it reasonable to request a waiver as these items are typically associated with commercial projects. The applicant has provided information on j. stormwater, 1. landscaping, and p floor plans • Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. Nature of Variance Granted 9/21/2022.The relief requested for the house addition is to the south side for setbacks where 6.8 ft is proposed where 12 ft setback is required. The garage setback to the south side is proposed to be 5 ft where 12 ft is required; the front setback for the garage is proposed to be 16.2 ft where 30 ft is required. The floor area is to be 2,569 sq ft where 1,615 sq ft is the maximum allowed. The garage is to be less than 17 ft in height where 16 ft is the maximum allowed. Summary The applicant has completed a site plan application for the construction of a new garage, a two-story residential addition associated site work. Meeting History: PB: 9/20/2022; ZBA: 9/21/2022 Town of Queensbury t Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION — Grant / Deny Site Plan Approval SITE PLAN 57-2022 THOMAS & MARYBETH BABCOCK Tax Map ID: 289.13-1-12 / Property Address: 15 Chestnut Road / Zoning: WR The applicant has submitted an application the Planning Board: Applicant proposes construction of a 2 story addition to the south side of the existing home. The existing home is 1,079.2 sq. ft. with a 357 sq. ft. porch area. The existing floor area is 2,230 sq. ft. The new garage is to be 554 sq. ft. Total new floor area is 2,569 sq. ft. Pursuant to chapter 179-3-040, 179-13-010, site plan review for new floor area in a CEA and expansion of a non -conforming structure shall be subject to Planning Board review and approval. Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning Board has determined that this proposal satisfies the requirements as stated in the Zoning Code; As required by General Municipal Law Section 239-m the site plan application was referred to the Warren County Planning Department for its recommendation; The Planning Board made a recommendation to the Zoning Board of Appeals on 9/20/2022; the ZBA approved the variance on 9/21 /2022; The Planning Board opened a public hearing on the Site plan application on 9/27/2022 and continued the public hearing to 9/27/2022, when it was closed, The Planning Board has reviewed the application materials submitted by the applicant and all comments made at the public hearing and submitted in writing through and including 9/27/2022; The Planning Board determines that the application complies with the review considerations and standards set forth in Article 9 of the Zoning Ordinance for Site Plan approval, MOTION TO APPROVE / DISAPPROVE SITE PLAN 57-2022 THOMAS & MARYBETH BABCOCK; Introduced by who moved for its adoption. According to the draft resolution prepared by Staff with the following: 1) Waivers requested granted/denied; 2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting an extension of approval before the one (1) year time frame has expired. Page 1 of 2 Phone: 518.761.82201 Fax: 518.745-4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net 3) Adherence to the items outlined in the follow-up letter sent with this resolution. a) The limits of clearing will constitute a no -cut buffer zone, orange construction fencing shall be installed around these areas and field verified by Community Development staff, b) If applicable, the Sanitary Sewer connection plan must be submitted to the Wastewater Department for its review, approval, permitting and inspection; c) If curb cuts are being added or changed a driveway permit is required. A building permit will not be issued until the approved driveway permit has been provided to the Planning Office; d) If application was referred to engineering then Engineering sign -off required prior to signature of Zoning Administrator of the approved plans; e) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans and elevation for the existing rooms and proposed rooms in the building and site improvements;- f) If required, the applicant must submit a copy of the following to the Town: a. The project NOI (Notice of Intent) for coverage under the current "NYSDEC SPDES General Permit from Construction Activity" prior to the start of any site work. b. The project NOT (Notice of Termination) upon completion of the project; c. The applicant must maintain on their project site, for review by staff: i. The approved final plans that have been stamped by the Town Zoning Administrator. These plans must include the project SWPPP (Storm Water Pollution Prevention Plan) when such a plan was prepared and approved; ii. The project NOI and proof of coverage under the current NYSDEC SPDES General Permit, or an individual SPDES permit issued for the project if required. g) Final approved plans, in compliance with the Site Plan, must be submitted to the Community Development Department before any further review by the Zoning Administrator or Building and Codes personnel; h) The applicant must meet with Staff after approval and prior to issuance of Building Permit and/or the beginning of any site work; i) Subsequent issuance of further permits, including building permits is dependent on compliance with this and all other conditions of this resolution; j) As -built plans to certify that the site plan is developed according to the approved plans to be provided prior to issuance of the certificate of occupancy. k) This resolution is to be placed in its entirety on the final plans Duly adopted this 271" day of September 2022 by the following vote: AYES: NOES: Page 2 of 2 Phone: 51.8.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Site Plan 52-2022 & Petition of Zone Change 3- 2022 @ 3 Pinello Road Dan Hunt Public hearing scheduled Type Draft resolution- grant/deny site plan approval Town of Queensbury Planning Board Community Development Department Staff Notes -' September 27, 2022 Site Plan 52-2022 & DAN HUNT Petition of Zone Change 3-2022 3 Pinello Road / Moderate Density Residential / Ward 4 SEQR Type I Material Review: site plan application, mobile home project description, petition of zone change, site drawings, previous approval Parcel History: Town Board permit resolution #181 of 1964 for 7 units; Chapter 113 Manufactured Home Parks Town Code Change 3/7/2022 LLNo3-2022 Warren Co Referral Sent: July 2022 / Comments: Concur w/local board. Requested Action Planning Board review and approval for operation of a 6 unit manufactured home park. Resolutions 1. Accept Lead Agency 2. Complete SEQR 3. Provide Recommendation to the Town Board Project Description Applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. Project Description Applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. Staff Comments • Location -The site is located at 3 Pinello Road a 0.79 ac parcel. • Site Design- The plans shows a layout of six units. • Building — The site has proposes 6 units total where two existing units are approved. • Site conditions -There is currently work being done on the site for the preparation of the two units approved. • Traffic- The applicant has shown each unit would have a parking area of 24x24 that would accommodate 2 vehicles per unit. • Grading and drainage plan, Sediment and erosion control -There is grading on site for installation of units and utilities. The applicant request a waiver from stormwater due to the site location being relatively flat. • Landscape plan -The plans show a fence line on the east side of the property to be 6 ft in height privacy fence, the remaining property lines will have a split rail fence of vinyl. New grass, perimeter/privacy trees, bushes and flowers. • Site lighting plan -The plans show there is to be 6 pole lights installed for the site. • Utility details -The site has proposed six septic system that has been reviewed and approved by DOH. Connection water, power, cable and natural gas is proposed. • Signage-There is no sign proposed. • Elevations -The applicant has provided a typical modular unit to be installed on the lots • Floor plans -The applicant has provided a floor plan of the typical unit arrangement. • Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal. • The waivers requested —Staff finds it reasonable to request a waiver as these items are typically associated with commercial projects. • Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the written request of an applicant. The Board is to review the waivers and to determine if they are to be granted. Chapter 113 Manufactured Home Parks review — As submitted in the application where it outlines responses completed by the applicant. The following identifies the request by the applicant for waivers to Chapter 113 Requesting waivers per the Chapter 113 — • Showing lot lines — tenants are provided with park rules that explains utilization of space between each unit • Lot size -where 10 acre is require and 0.8 ac is proposed — there have been as many as 8 units on this site and proposed is 6 per staff this is not a variance but to be addressed by the planning board. • Topography - lot is level • Surface drainage — no issues on site with 8 units proposed is 6 units and the site is to be maintained lawn and landscaping on the borders of the parcel no problems with stormwater will be generated • Density - only proposing 6 units where 4 units would be allowed — again previous was for 8 and proposed is for 6 • Lot size and setbacks — tenants are provided with rules as to how space is used between units Summary The Planning Board may accept Lead Agency, review and determine SEQR, and provide a recommendation to the Town Board. Previous staff notes included a map showing the existing mobile home/ manufactured home overlay areas in the Town. The map provides names of the existing parks within the overlay area. The project would bean overlay and a park. Tentative Schedule • July 2022 Town Board — referral to Planning Board and consent to Lead Agency (completed) • August 2022 Planning Board — seeks Lead Agency • September 2022 (9/27/2022 for 30 days) Accepts Lead Agency, Planning Board may conduct SEQR, may provide recommendation to Town Board • September -October Meeting Town Board Public Hearing Change of Zone • October Meeting Planning Board — Site Plan Meeting History: PB: 8/25/2022 Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION —ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH SITE PLAN 52-2022 DAN HUNT Tax Map ID: 308.15-1-58 / Property Address: 3 Pinello Road / Zoning: MDR WHEREAS, the applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. WHEREAS, the Planning Board of the Town of Queensbury has determined to begin an environmental review process under the State Environmental Quality Review Act (SEQRA). WHEREAS, in connection with the project, the Town of Queensbury Planning Board, by resolution, previously authorized the Community Development Office to notify other involved agencies of the desire of the Town Board to conduct a coordinated SEQR review; WHEREAS, the Zoning Administrator has advised that other involved agencies have been notified and have consented to the Town of Queensbury Planning Board being lead agency; NOW, THEREFORE BE IT RESOLVED: MOTION TO ACKNOWLEDGE LEAD AGENCY STATUS IN CONNECTION WITH SITE PLAN 52- 2022 DAN HUNT, Introduced by who moved for its adoption, As per the draft resolution prepared by staff. Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board SEQR RESOLUTION — Grant Positive or Negative Declaration SITE PLAN 52-2022 DAN HUNT Tax Map ID: 308.15-1-58 / Property Address: 3 Pinello Road / Zoning: MDR The applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of Queensbury; No Federal or other agencies are involved; Part 1 of the Long EAF has been completed by the applicant; Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning Board as lead agency that this project will result in no significant adverse impacts on the environment, and, therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is issued. MOTION TO GRANT A POSITIVE DECLARATION OR NEGATIVE DECLARATION FOR SITE PLAN 52-2022 DAN HUNT, Introduced by who moved for its adoption. As per the resolution prepared by staff. 1. Part II of the Long EAF has been reviewed and completed by the Planning Board. 2. Part III of the Long EAF has been reviewed and completed by the Planning Board. Or Part III of the Long EAF is not necessary because the Planning Board did not identify potentially moderate to large impacts. Duly adopted this 271h day of September 2022 by the following vote: AYES: NOES: Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road. Queensbury; NY 12804 1 www.queensbury.net µ'> Town of Queensbury Community Development Office 742 Bay Road, Queensbury, NY 12804 Town of Queensbury Planning Board RESOLUTION -Planning Board Recommendation to the Town Board for Zoning Addition Request to add Mobile Home Park Overlay to Current MDR Zoning of Parcel SITE PLAN 52-2022 DAN HUNT Tax Map ID: 308.15-1-58 /Address: 3 Pinello Road / Zoning: MDR WHEREAS, the applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to Chapter 113-17, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and approval upon completion of rezoning. WHEREAS, the Town of Queensbury Town Board is proposing a zoning change to add Mobile Home Park overlay zone to the parcel zoned as only moderate density residential. The Town Board referred this proposed change to the Planning Board for an advisory recommendation pursuant to Section 179-15-020, resolution number 282, 2022 dated on 7/25/2022; MOTION FOR RECOMMENDATION TO THE TOWN BOARD AS FAVORABLE/UNFAVORABLE FOR ADDITION OF MOBILE HOME PARK OVERLAY TO MDR ZONING, The Planning Board based on limited review has not identified any significant adverse impacts that cannot be mitigated with this proposal. Introduced by who moved for its adoption. Duly adopted this 271" day of September 2022 by the following vote: AYES: NOES Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road; Queensbury; NY 12804 1 www.queensbury.net Site Plan 62-2022 & Petition of Zone Change 4- 2022 @ 84 Eagan Road & 27 Silver Circle JP Gross Properties The Town Board requires a workshop for this project. Unknown if it will be referred to the Planning Board at this time. Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Site Plan 63-2022 & JP GROSS PROPERTIES Petition of Zone Change 4-2022 84 Eagan Road & 27 Silver Circle / Waterfront Residential, Commercial Light Industrial / Ward 4 SEAR Type I Material Review: petition of zone change, site plan application, site plans Parcel History: multiple Warren Co Referral Sent: September 2022 / Comments: Concur w/local board. Requested Action The project is subject to a workshop discussion with the Town Board. No meetings with the Planning Board at this time. Subdivision Sketch Plan 10-2022 @ 1917 Ridge Rd Sean Stu mvol I No hearing scheduled Discussion only Y Town of Queensbury Planning Board Community Development Department Staff Notes September 27, 2022 Subdivision (S) 10-2022 SEAN STUMVOLL 1917 Ridge Road / Land Conservation 42A & Rural Residential 3A / Ward 1 SEQR Unlisted Material Review: subdivision plan Parcel History: Building permit 2001-491 deck, 2001-492 pool Requested Action Subdivision Sketch Plan discussion Resolutions 1. Discussion Proiect Description Applicant proposes sketch plan stage for subdividing a parcel of 107 acres into two lots. Lot 1 would be 12.71 acres with the existing house and outbuildings to remain, Lot 2 would be 94.57 acres for a future home. The parcel zoning is split between LC-42A and RR-3A; both current and proposed houses would be within the RR- 3A zone. The parcel is located in the APA and includes wetlands. Pursuant to chapter 183, subdivision sketch plans require review from the Planning Board. Staff Comments Sketch Plan Stage - The applicant proposes a 2 lot subdivision. One of the lots proposed of 12.71 acres will contain the existing home and the other lot is of 94.57 acres is to be sold for a future house site. The applicant has provided information about the project area being within the APA and the wetlands. Code Excerpt for review purposes: 179-3-040 Establishment of Districts -Rural Residential The Rural Residential (RR) Districts are intended to preserve and enhance the natural open space and rural character of the Town by limiting development to low densities. Low densities are warranted in this area of the Town due to natural features (such as steep slopes, wetlands, and limiting soils) as well as marginal access to populated areas. This area of the Town is described in the "Neighborhoods" section of the Comprehensive Plan, adopted on August 6, 2007. In addition, and perhaps most importantly, this is the land area of the Town that is extremely important to the preservation of its rural character. As such, the district is intended to promote open spaces and rural design. 179-4-010 Residential Development Design Requirements Rural design. New residential subdivisions, construction and/or development that occurs in the LC, PR and RR Zoning Districts shall comply with the following rural design requirements: (1) Subdivisions. (a) Existing stone walls, established hedgerows and/or mature tree lines shall be preserved and utilized for establishment of lot lines and considered in the lot layout for design of subdivisions. (b) Flag lots shall be allowed in order to provide more flexibility in design, provided the following standards are met: [1] A maximum of one flag lot for every three frontage lots. [2] A minimum of 60 feet of road frontage shall be required for the flag lot and, if applicable, an easement shall be provided to allow for future connections off of the flag lot or its road frontage. [3] All buildings on the flag lot shall be set back at least 125 feet from the closest rear property line of the abutting parcel(s). [4] Private roads are allowed in order to minimize public road frontage development and to increase flexibility of design. The road frontage along a private road that is approved by the Planning Board and is constructed in accordance with Town specifications may be used to satisfy the minimum road frontage requirements set forth in Article 3 above. (2) Nonsubdivision development. (a) Buildings shall be located in such a manner as to avoid placement in the middle of open fields. Building locations shall be encouraged to be placed at the edges of fields or in cleared areas next to fields wherever practicable. (b) Buildings shall be located where existing vegetation and/or topography provides a natural buffer and screening from roads and neighboring properties. (c) Clearing of vegetation and trees along roads shall be minimized so long as adequate site distances for driveways are maintained. The use of curves in driveways shall be utilized to screen buildings so long as right- angle intersections with roads are maintained for the last 50 feet of the driveway. (d) Buildings shall also be sited so that existing vegetation and topography can be used as a background or integrated into the building site location. Chapter 94 Freshwater Wetlands The subdivision plan identifies wetland areas on the property. The site work within 100 ft of the wetland will require a wetland permit as part of the subdivision. Summary Chapter 183 Article 4 provides an outline of the review procedures for sketch plan — The Planning Board shall study the sketch plan in conjunction with the maps and information as may be appropriate to determine if the proposed subdivision includes areas where there are severe limitations to development. The Planning Board shall make advisory recommendations which shall be applicable to the proposed subdivision. Meeting History: 1 sc Meeting