Site Plan Application1
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
TOWN OF QUEENSBURY
Site Plan Review Application
Review Process:
1.Required Pre-submission meeting with staff to determine general completeness to be held no later than 1
week prior to deadline day. Call (518) 761-8265 or (518) 761-8220 for an appointment.
2. Submittal of complete application: 1 original and 14 copies of the application package by monthly deadline.
3.Determination of application completeness. All necessary information must be provided and appropriate
fee(s) paid for consideration for placement on an agenda for that month.
4.Incomplete applications will not be considered for placement on any agenda until all missing
information has been submitted.
5. Submittal to Warren County Planning, if applicable.
6.Planning Board meeting, generally the third & fourth Tuesday of each month. You will be advised in
writing as to which meeting to attend.
7.Following the meeting you will be provided with a copy of the resolution stating the Board’s decision on
your application. If your application was approved, the next likely step is a Building Permit. Final
drawings must be provided for the next phase of review. If your application was denied, your project cannot
proceed as submitted.
DOCUMENTATION REQUIREMENTS (hard copy & electronic):
Please submit 1 original & 14 copies of the completed application package to include:
•Completed Application pages 2-9, signed & dated
•Pre-Submission Meeting Notes: signed by staff
•Copy of Deed
•Checklist & Plot Plan
•Environmental Assessment Form for any non-residential project
•Fee: $100 (0 – 10,000 sq. ft.); $250 (10,001 – 30,000 sq. ft.); $500 (30,001 -100,000 sq. ft.); $1,000
(100,000+ sq. ft.)
Staff & Contact Information:
Craig Brown, Zoning Administrator craigb@queensbury.net
Laura Moore, Land Use Planner lmoore@queensbury.net
Sunny Sweet, Office Specialist – Planning sunnys@queensbury.net (518) 761-8220
Visit our website at www.queensbury.net for further information and forms
2
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
General Information
Tax Parcel ID Number: ____________________
Zoning District: ____________________
Lot size: _____________________
Detailed Description of Project [includes current & proposed use]:
__________________________________________________________________________________________
Applicant Name: Address:
Home Phone Cell:
Work Phone Fax
E-Mail:
Agent’s Name: Address:
Home Phone Cell:
Work Phone Fax
E-mail
Owner’s Name Address
Home Phone Cell
Work Phone Fax
E-mail
A 416 square foot residential addition is proposed, which will include a bedroom, bathroom, and mudroom. Additionally, re-landscaping the
225 Winter Street,
Troy, NY 12180
518-450-4030 / 518-744-6422
Studio A | Landscape Arch. & Eng. DPC /
Jon Lapper, esq.
kcatellier@studioadpc.com/
jcl@bpsrlaw.com
38 High Rock Ave Suite 3, Saratoga Springs, 12866/
PO Box 2168, Glens Falls 12801
N/A
N/A N/A
Same as Applicant
3 Sons and Holly, LLC
(Contact: Michael Carey, JR)
lakeside portion of the property is proposed. This includes removing existing decks and replacing them with a smaller deck, on-grade pavers
and stone slabs. Enlarging the existing fire pit area is also proposed. A rain garden and native shoreline plantings are included is the site
design to reduce the impact of the proposed development.
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Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Site Development Data
Area / Type Existing sq. ft. Proposed
Addition sq. ft.
Total sq. ft.
A. Building footprint
B. Detached Garage
C. Accessory Structure(s)
D. Paved, gravel or other hard surfaced area
E.Porches / Decks
F. Other
G. Total Non-Permeable [Add A-F]
H. Parcel Area [43,560 sq. ft. / acre]
I. Percentage of Impermeable Area of Site [I=G/H]
Setback Requirements
Area Required Existing Proposed
Front [1]
Front [2]
Shoreline
Side Yard [1]
Side Yard [2]
Rear Yard [1]
Rear Yard [2]
Travel Corridor
Height [max]
Permeability
No. of parking spaces
100' (boathouse
storage shed)
1156 (parking areas)
571 (paver walkways)
66 (fire pit area)
-160 (demo pavers)
+414 (new pavers)
-437 (demo deck)
+200 (new deck)
+72 (new porch)
+12 (new steps)
365 (Deck)
72 (Porch)
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Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Additional Project Information
1.Will the proposal require a Septic Variance from the Town Board of Health? _______________
2.If the parcel has previous approvals, list application number(s): _________________________
3.Does this project require coverage under the New York State Pollutant Discharge Elimination System
(SPDES) Permit Program ? _______________
4.Estimated project duration: Start Date __________ End Date __________
5.Estimated total cost of project: _______________
6.Total area of land disturbance for project:
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total
building floor area by the lot size in square feet, yielding a percentage.
Zoning District Symbol Floor Area Ratio [FAR]
Waterfront Residential WR 0.22
Commercial Moderate/ Intensive CM/ CI 0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property,
including all floors of the structures, garages, basements and attics with more than five (5) feet of ceiling
height and covered porches. Building square footage does not include: Open deck, docks and that portion of
covered docks extending over water and one storage shed of one hundred twenty (120) square feet or less.
Any additional sheds will be included. (See “FLOOR AREA RATIO”).
B.Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a
building or structure, and when applicable, the sum total of all floor areas of the principal and accessory
buildings or structures on the project site.
A.Parcel Area ___________________________ sq. ft.
B.Existing Floor Area
C.Proposed Additional Floor Area ___________________________ sq. ft.
D.Proposed Total Floor Area ___________________________ sq. ft.
E.Total Allowable Floor Area ___________________________ (Area x _____) [see above table]
*If D is larger than E. a variance or revisions to your plan may be needed. Consult with Staff.
1,275 (residence) + 72 (front porch) + 310 (basement) + 1,152 (garage) = 2,809 sq. ft.
5
Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
§ 179-9-080 Requirements for Site Plan Approval.
The Planning Board shall not approve a Site Plan unless it first determines that such site plan meets the
following Standards. Please prepare responses to each of the following topics:
STANDARDS
A. The proposed project furthers or is consistent with the policies of the Town’s Comprehensive Plan.
B. The proposed project complies with all other requirements of this Chapter, including the site plan review standards as set forth in Paragraph
F of this section, the dimensional, bulk and density regulations of the zoning district in which it is proposed to be located (Article 3 and
Table 1), the applicable requirements of all other Articles that apply.
C. The site plan encourages pedestrian activity internally and, if practicable, to and from the site with pedestrian paths or sidewalks connected
to adjacent areas.
D. The site plan must conform to Chapter 136 Sewage and Sewage Disposal, Chapter 147 Stormwater Management Local Law, and other
applicable local laws.
E. The proposed use shall be in harmony with the general purpose or intent of this Chapter, specifically taking into account the location,
character and size of the proposed use and the description and purpose of the district in which such use is proposed, the nature and intensity
of the activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase in the burden on
supporting public services and facilities which will follow the approval of the proposed use.
F. The establishment, maintenance and operation of the proposed use will not create public hazards from traffic, traffic congestion or the
parking of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of persons residing or working in
the neighborhood or to the general welfare of the town. Traffic access and circulation, road intersections, road and driveway widths and
traffic controls will be adequate.
G. Off-street parking and l9oading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated
by the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers
the Town’s goal of reducing curb cuts and reducing congestion. A twenty-foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage, then a future connection must be identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordinating linkages with adjacent properties.
H. The project shall not have an undue adverse impact upon the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open
space resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by
the project, taking into account the commercial, industrial, residential, recreational or other benefits that might be derived from the project.
In making the determination hereunder, the Planning Board shall consider those factors pertinent to the project contained in the
development considerations set forth herein under § 179-9-080 of this Chapter, and in so doing, the Planning Board shall make a net overall
evaluation of the project in relation to the development objectives and general guidelines set forth in § 179-9-080 of this Article.
I. The provision for and arrangement of pedestrian traffic access and circulation, walkway structures, control of intersections with vehicular
traffic and overall pedestrian convenience shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent
sites shall be provided to encourage pedestrian use.
J. Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre-development drainage flows.
Drainage of the site shall recharge ground water to the extent practical. Surface waters flowing off-site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in conformance with the drainage standards of Chapter
147 of the Town Code and the Town of Queensbury Subdivision Regulations where applicable.
K. The water supply and sewage disposal facilities will be adequate and will meet all applicable and current requirements set forth by
Department of Health regulations and Chapter 136 of the Town Code.
L. The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping and screening shall effectively provide a
visual and/or noise buffer between the applicants and adjoining lands, including the maximum retention of existing vegetation and
maintenance, including replacement of dead or deceased plants.
M. Fire lanes, emergency zones and fire hydrants will be adequate and meet the needs and requirements of emergency service providers.
N. The design of structures, roadways and landscaping in areas susceptible to ponding, flooding and/or erosion will minimize or avoid such
impacts to the maximum extent practicable.
O. The site plan conforms to the design standards, landscaping standards and performance standards of this chapter.
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Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
§ 179-9-050 Checklist-Application for Site Plan Review.
Application materials and site plan shall include sufficient information for the Board to review and provide a
decision. The applicant is to provide a site plan drawing and all attachments that address items A-V. The
applicant may request a waiver from A-V and is to provide reasons for waiver(s) requested. Please label
information to be submitted.
REQUIREMENTS Sheet #
A. A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect
or serve it, such as roads, shopping areas, schools, etc. The map shall also show all properties, identify owners,
subdivisions, streets and easements within 500 feet of the property. Such a sketch may be superimposed on a United States
Geological Survey map of the area.
B. The site plan shall be drawn at a scale of forty feet to the inch (1” = 40 feet) or such other scale as the Planning Board may
deem appropriate, on standard 24” x 36” sheets, with continuation on 8 l/2 “x 11” sheets as necessary for written
information. The information listed below shall be shown on the site plan and continuation sheets.
C. Name of the project, boundaries, date, north arrow, and scale of the plan.
D. Name and address of the owner of record, developer, and seal of the engineer, architect or landscape architect. If the
applicant is not the record owner, a letter of authorization shall be required from the owner.
E. The location and use of all existing and proposed structures within the property, including all dimensions of height and
floor area, all exterior entrances, and all anticipated future additions and alterations.
F. The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas,
sidewalks, ramps, curbs, paths, landscaping, walls and fences. Location, type and screening details for all waste disposal
containers shall also be shown.
G. The location, height, intensity and bulb type (sodium, incandescent, etc.) of all external lighting fixtures. The direction of
illumination and methods to eliminate glare onto adjoining properties must also be shown in compliance with § 179-6-020.
H. The location, height, size, materials and design of all proposed signs.
I. The location of all present and proposed utility systems including:
1. Sewage or septic system;
2.Water supply system;
3. Telephone, cable and electrical systems; and
4. Storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls,
hydrants, manholes and drainage swales.
J. Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff
and flooding of other properties, as applicable. A Stormwater Pollution Prevention Plan (SWPPP) for all land development
activities (excluding agricultural activities) on the site that results in land disturbance of one acre or more. A SWPPP shall
comply with the requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury
Code. It shall be at the discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be
required for a site plan review project land disturbance of less than one acre.
K. Existing and proposed topography at two-foot contour intervals, or such other contour interval as the Planning Board shall
allow. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel
is within the 100-year floodplain, the area will be shown and base flood elevations given. Areas shall be indicated within
the proposed site and within 50 feet of the proposed site where soil removal or filling is required, showing the approximate
volume in cubic yards.
L. A landscape plan showing all existing natural land features than may influence the design of the proposed use such as rock
outcrops, stands of trees, single trees eight or more inches in diameter, forest cover and water sources and all proposed
changes to these features, including sizes and types of plants. Water sources include ponds, lakes, wetlands and
watercourses, aquifers, floodplains and drainage retention areas.
M. Land Use District boundaries within 500 feet of the site’s perimeter shall be drawn and identified on the site plan, as well
as any Overlay Districts that apply to the property.
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Site Plan Review application – Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
REQUIREMENTS (CONTINUED) Sheet #
N. Traffic flow patterns within the site, entrances and exits, loading and unloading areas, as well as curb cuts on the site and
within 100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or
for those in heavy traffic areas, which shall include:
1. The projected number of motor vehicle trips to enter or leave the site, estimated for weekly and
annual peak hour traffic levels;
2. The projected traffic flow pattern including vehicular movements at all major intersections likely
to be affected by the proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected
intersections. Existing and proposed weekly and annual peak hour traffic levels and road capacity
levels shall also be given.
O. For new construction or alterations to any structure, a table containing the following information shall be included:
1.Estimated area of structure to be used for particular purposes such as retain operation, office,
Storage, etc.;
2. Estimated maximum number of employees;
3. Maximum seating capacity, where applicable; and
4.Number of parking spaces existing and required for the intended use.
P. 1. Floor Plans.
2. Elevations at a scale of one-quarter inch equals one foot (1/4” = 1 foot) for all exterior facades of the proposed structure(s)
and/or alterations to or expansions of existing facades, showing design features and indicating the type and color of materials
to be used.
Q. Soil logs, water supply well and percolation test results, and storm water runoff calculations as needed to determine and
mitigate project impacts.
R. Plans for disposal of construction and demolition waste, either on-site or at an approved disposal facility.
S. Plans for snow removal, including location(s) of on-site snow storage.
T. An Environmental Assessment Form (“EAF”) as required by the SEQRA regulations, with Part 1 completed by the Applicant
shall be submitted as part of the application. If the proposed project requires a special use permit and an EAF has been
submitted in conjunction with a special use permit application, a duplicate EAF is not required for the site plan application.
U. If an application is for a parcel or parcels on which more than one use is proposed, the applicant may submit a single
application for all such uses, provided the proposed uses are accurately delineated on a site plan drawn pursuant to the
requirements set forth above. The Planning Board may grant the application with respect to some proposed uses and not
others. For purposes of reviewing an application (and for SEQRA compliance) all proposed uses on a single parcel or on
contiguous parcels shall be considered together.
V. A brief narrative statement on how the project proposed for review furthers or is consistent with the vision, goals and policies
in the Town’s Comprehensive Plan.
Town of Queensbury Site Plan Pre-Submission Conference Form / Section 179-9-040
1. Applicant Name: __________________________________________________
2. Tax Map ID ________________ Location: _______________________
3. Zoning Classification __________
4. Reason for Review: __________________________________________________________
5. Zoning Section #: ________________________
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed ____ _____________
General Information complete ____ _____________
Site Development Data Complete ____ _____________
Setback Requirements Complete ____ _____________
Additional Project Information Complete ____ _____________
FAR addressed ____ _____________
Requirements for Site Plan-Standards ____ _____________
Checklist items addressed ____ _____________
Environmental Form completed ____ _____________
Signature Page completed ____ _____________
Staff Representative: ________________________________
Applicant / Agent: ________________________________ Date: ___________
3 Sons and Holly LLC
239.12-2-57 0.34 ac 28 Holly Lane
WR
Project is for 416 sq ft addition, landscaping lakeside portion of property, rain garden and shoreline plantings, pavers and stone slabs.
179-3-040, 179-6-065, 147 179-4-080
x
x
x*
X*
X
x
NA
X
dock portion on land
height to be more sepcific
septic information
lighting, floor plans elevations etc
Laura Moore via email 08/19/2022
Applicant proposes alterations to an existing home and site. The project includes a 416 sq ft addition to
the existing home of 1,275 sq ft footprint. The deck portions include removal of deck/porch areas to
construct a new 72 sq ft porch and a 200 sq ft porch. Site work includes installation of an on-grade paver
patio area includes stone slab path, enlarging the fire pit area. In addition, there is to be rain garden and
shoreline plantings added to the site. There is no change to the existing 1,152 sq ft footprint garage with
living space. Project is subject to site plan for new floor area in the cea, expansion of a non conforming
structure, hard-surfacing within 50 ft of the shoreline. Project is subject to an area variance for
permeability 68.38% proposed_required 75%_existing 71.6%, expansion of a non-conforming structure,
setbacks for building deck 39 ft, house 44.2 ft, where 50 ft is required, patio 23.98 ft setback
(hardsurfacing within 50 ft) and stormwater practice 35ft proposed 100 ft required.
Items reviewed - site plan and area variance applications, site drawing, survey, deed, elevation and floor
plans, narrative
Items to be updated or provided
1) page 3 setback/height - specific height of addition should be noted, confirm portion of dock area on
land is accounted for in data sheet and on plans
2) page 4 septic information - BOH reso 4-2022 4 bedrooms (3 bedroom house and 1 bedroom above
garage - need floor plan of garage
3) page 6 and 7 - will need information on lighting ie confirming any new fixtures to be downcast, floor
plans for garage both levels to confirm 1 bedroom, existing conditions elevation and floor plans for garage
and house, porch and deck area elevations existing and proposed, confirm patio if using permeable paver
arrangement, also confirm patio design grading would need details, proposed dry creek bed purpose seems
to lead stormwater to the lake which is discouraged - details needed.
8
239 12 2-57
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030
PROPOSED SINGLE FAMILY RESIDENCE SITE IMPROVEMENTS
3 Sons and Holly, LLC
28 Holly Lane
Queensbury, NY
SITE PLAN REVIEW APPLICATION – Responses to Standards
A. The proposed project and residential property usage is in a residential district and is
consistent with the policies of the Town’s Comprehensive Plan.
B. The proposed project and related site usage comply with the Site Plan Review standards
set forth in this Chapter. The proposed project is seeking Zoning Board Approvals for
criteria not being met within the dimensional bulk and area table. The variances being
sought pertain to the shoreline setback, modification of a non-conforming structure, site
permeability, and the lakeshore stormwater infiltration practice setback.
C. The property is a residential single-family dwelling and is not subject to public pedestrian
access or use. The plan, however, encourages internal pedestrian activity. The proposed
development includes a stepping stone path from the front yard to the lakefront along
the southern property line.
D. Wastewater disposal is not included within the scope of this project, however, plans for a
new septic system have already been approved by the town. Water is assumed to be
supplied from Lake George, and the existing infrastructure for this will remain
unchanged. The project proposes to accommodate stormwater management through, a
rain garden. The project proposes to preserve the existing shoreline and incorporate
generous landscaping, thus improving the stormwater management and protecting the
lake water quality.
E. Considering the existing developed site is within a designated residential district
surrounded by similarly developed parcels (homes and lakeshore development – docks
and boathouses), and considering the size and configuration of the lot, the existing use is
in harmony with the general purpose or intent of this Chapter.
F. No modification to traffic or parking of vehicles is proposed by this project. Therefore, this
requirement does not apply to the proposed action.
G. Other than providing adequate parking for the owners and guests, no off-street parking or
loading facilities are proposed by this project. Therefore, this requirement does not apply
to the proposed action.
H. The proposed project does not have an undue adverse environmental impact on the
natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space
resources of the Town of Queensbury. The attached narrative and proposed site plan
illustrates that the proposed action does not have an undue adverse impact on the
environment through proposed vegetation, buffering from adjacent properties and uses,
and proposed stormwater management practices which currently do not exist.
I. The property is a residential single-family dwelling and is not subject to public pedestrian
access or use. Additionally, see response to ‘C’ above.
J. Currently there are no stormwater management practices on site. Proposed stormwater
management practices include a rain garden. Runoff created from the proposed addition
will be stored and treated by the rain garden before following existing drainage patterns
to the lake. The shoreline is also proposed to be vegetated, which will further help
protect the lake water quality.
K. The on-site wastewater treatment system and water supply are not part of the project
scope for this submittal.
L. The proposed landscaping plan effectively provides a visual and/or noise buffer from
adjacent lands and the lakefront. Both adjacent properties to the north and south are
already buffered with native trees, many of them evergreens. Additional native
evergreen trees are proposed along the north property line. The lakefront is already
buffered with vegetation, which will be enhanced with native shrubs and perennials.
Existing mature vegetation along Holly Lane are to remain as well to provide screening
from the road and neighbor across the road.
M. Fire lanes and emergency access on site remains unchanged and access is allowed.
N. The proposed development is within a relatively level area of the parcel and is not
susceptible to ponding, flooding, and/or erosion. As such, on the eastern property line
along the lake’s shoreline, where steeper slopes do exist, development is not proposed
within these areas and generous landscaping will be provided to further stabilize the
slopes.
O. The proposed site plan complies with the requirements listed in this chapter.