Staff Notes for 12/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2022
Subdivision Preliminary 4-2022, JEFFREY & JOANNE MANN (3 LOT)
Subdivision Final 15-2022 & 76 Pickle Hill Road / Rural Residential 3A / Ward 1
Freshwater Wetlands 6-2022
SEQR Unlisted- Subject to APA Environmental Review
Material Review: application, subdivision plans, freshwater wetlands permit, stormwater
management plans.
Parcel History: AV 19-2022
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Requested Action
Planning Board review and approval to subdivide a 17.1 acre parcel into 3 lots.
Resolutions
1. PB decision
Project Description
Applicant proposes a 3 lot residential subdivision of a 17.1 acre parcel for preliminary and final stage. The lot
sizes are: Lot 6 to be 3.8 acres, lot 7 to be 4.1 acres, and lot 8 to be 9.2 acres. Lot 8 contains access to Pickle
Hill Road including easements for shared access to Pickle Hill Road for lots 6 and 7. The project site contains
APA wetlands, stream, and slopes greater than 20%. Pursuant to chapter 183 and chapter 94, subdivision for 3
lots, wetland permit and work within 100 ft of wetlands shall be subject to Planning Board review and approval.
Staff Comments
Sketch Plan Stage – sketch plan was not applied for this parcel
Preliminary Stage
• Preliminary Plat
o The overall plans shows the property to be subdivided along Pickle Hill Road
• Layout plans –
o The plans indicated 3 residential lots ranging from 3.8 ac, 4.1 ac and 9.2 ac.
• Construction details –
o The plans identify the house locations, septic system locations, and wells.
• Landscape plans –
o The number of lots does not trigger a landscape plan
• Clearing plan
o The plans shows the proposed area for the home, septic, driveway access but not necessarily for the
lot clearing for each lot in total.
- 2 -
o
• Grading and erosion plans –
o Grading Plans were not included but topography is shown on the plans.
• The Environmental report –
o The project is within the APA and is subject to the APA environmental review process. The
applicant is working with APA in regards to jurisdictional requirements.
• 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 has not been provided – the application is requesting a
waiver.
• Fees –
o per application $50 for preliminary, $100 for wetlands and $50 for Area Variance
• Waivers –
o The applicant requests waivers from the Clearing plan, grading and stormwater plan.
Freshwater Wetland,
The project work proposed on lots adjacent to the designated wetland are within 100 ft of the wetland and
trigger FWW permit.
Nature of Variance
Granted 7/27/2022. The applicant proposes a 3 residential lots. Relief is requested for distance to stormwater
device being less than 100 ft where 50 ft is proposed. Relief is requested for the 3 ft vertical separation distance
for a device where 2 ft is proposed. Relief is requested for lot 6 of 3.8 ac and Lot 7 of 4.1 ac physical access to
use a proposed drive for Lot 8 of 9.2 ac. In addition Road frontage relief is request for Lot 8 where 57.86 is
proposed, Lot 6 and Lot 7 where 0 ft is proposed and required is 400 ft.
Summary
The applicant has completed Preliminary and Final Stage subdivision applications and a Freshwater wetlands
permit for proposed three lots.
Meeting History: PB: 5/19/2022; ZBA: 7/27/2022