Staff Notes for 12/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2022
Subdivision Preliminary 5-2022, JEFFREY & JOANNE MANN (5 LOT)
Subdivision Final 14-2022 & Bay Rd & Pickle Hill Rd / Rural Residential 3A / Ward 1
Freshwater Wetlands 7-2022
SEQR Unlisted- Subject to APA Environmental Review
Material Review: application, narrative, subdivision plans, freshwater wetlands permit,
stormwater management.
Parcel History: SUB (S) 14-2020, AV 18-2022
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Requested Action
Planning Board review and approval to subdivide a 34.74 acre parcel into 5 lots.
Resolutions
1. PB decision
Project Description
Applicant proposes a 5 lot residential subdivision of a 34.74 acre parcel for preliminary and final stage. The lots
would be divided as follows: Lot 1 to be 6.37 acres, lot 2 at 5.96 acres, lot 3 to be 7.21 acres, lot 4 to be 3.63
acres with access through lot 3, and lot 5 at 11.57 acres. Lot 4 contains an existing barn and shed that will
remain. Project site work contains APA wetland areas. Pursuant to Chapter 183 and Chapter 94, subdivision of
5 lots, and wetlands permit for site work within 100 ft of wetlands shall be subject to Planning Board review
and approval.
Staff Comments
Sketch Plan Stage
Applicant completed a sketch plan stage SUB 14-2020 11/2020. The project was for 6 residential lots.
Preliminary Stage
• Preliminary Plat
o The overall plans shows the property to be subdivided along Bay Road and Pickle Hill Road
• Layout plans –
o The plans indicated 5 residential lots ranging from 3.63 ac to 11.57 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.
Final Stage Review –
• Final Plat-subdivision for 5 lots for residents
• State/County agency –Planning Board and Adirondack Park Agency
• Other plans reports –Stormwater management –SWPPP, Major Stormwater Permit, Maintenance agreement
• Protected open space –none proposed.
• Fee - $100 and $50 per each lot
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 5 residential lots. Lot 2 requires relief for lot width where 362 is
proposed and 400 ft is required; road frontage where 400 ft is required and 325 ft is proposed. Relief is
requested for distance to stormwater device being less than 100 ft where 50 ft is proposed. Relief is also
requested for the 3 ft vertical separation distance for a device where 2 ft is proposed. Lot Four will have access
to Pickle Hill Road through Lot Three.
Summary
The applicant has completed Preliminary and Final Stage subdivision applications and a Freshwater wetlands
permit for proposed five lots.
Meeting History: PB: 5/19/2022; ZBA: 7/27/2022