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Staff Notes for 11/15/2022 Town of Queensbury Planning Board Community Development Department Staff Notes November 15, 2022 Site Plan 75-2022 LOREEN HARVEY/KASSELMAN SOLAR 1516 Ridge Road / Moderate Density Residential / Ward 1 SEQR Type II (less than 4,000 sq ft) Material Review: site plan application, subdivision, site plan drawing, solar panel details Parcel History: AV 60-2022 Warren Co Referral Sent: November 2022 / Comments: Concur w/local board. Informal staff comments: Encourage discussion regarding reduction of glare through panel placement and/or surface treatment. __________________________________________________________________________________________ Requested Action Recommendation to the Zoning Board of Appeals Resolutions 1. Recommendation Project Description Applicant proposes a South facing ground mounted solar project for 25.92 kW (54 panels), approximately 1,348 sq ft. The existing 5,035 sq ft home is to remain unchanged. The project will be located on the North property line where no vegetation will be removed. Pursuant to chapter 179-5-140, site plan for a residential ground mounted solar project shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. The Planning Board shall make a recommendation to the Zoning Board of Appeals. Staff Comments • Location-The project is located at 1516 Ridge Road on 6.10 ac parcel zoned Moderate Density residential. • Arrangement- The site has existing home and associated residential elements. • Site Design- The plan is to install a 54 panel ground-mounted solar array on the north property line. • Building – The existing home of 5,035 sq ft, a porch area of 1,227 sq and a shed of about 240 sq ft is to remain with no changes. • Grading and drainage plan, Sediment and erosion control-The plans show the location of the panels with disturbance of about .25 ac. The plans indicate a fairly level area for placement. • Landscape plan-The applicant does not indicate any tree removal. The ground mount solar guidance on vegetation is …”Ground-mounted and freestanding solar collectors shall be screened as much as practicable from adjoining lots and street rights-of-way through the use of architectural features, earth berms, landscaping, fencing or other screening which will harmonize with the character of the property and surrounding area. The proposed screening shall not, however, interfere with the normal operation of the solar collectors….” The Board may request additional information in regards to screening. • Site lighting plan-The plans do not indicate if there will be site lighting. • Utility details-There are no changes proposed for the existing utilities. • Elevations, Floor plans-The applicant has provided details on the panel arrangement. - 2 - • Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, j. stormwater, k. topography, l. 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. Nature of Variance The solar array is proposed to be located at 0 ft setback where 75 ft setback is required. Summary The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks Meeting History: 1st Meeting