Staff Note Packet Town of Queensbury Planning Board
Community Development Department Staff Notes
December 17, 2013
Application:, Site Plan 67-2013 SEQRA: Type II
Applicant: Michael & Tammy George Public Hearing: 12-19 -2013
Location: Between 1376 & 1456 Bay Road Variance/Other: AV 62-2013
Zonin RR-3A Rural Residential-3 Acres
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
PROJECT DESCRIPTION: Development of an existing vacant 54 acre parcel with a 2,302 sq. ft. 4
bedroom single family residential dwelling w/attached garage and 2,200
sq. ft. second detached garage with 300 sq. ft. workshop area.
PARCEL HISTORY:, SB 14-06: Subdivision of a 60+ acres into 2 lots of 6.001+/- acres &
54.824 acres Approved 1-16-07
MATERIAL REVIEW:
Cover letter,Application, House Plans
Map: V-1 site development; Map: O'Reilly subdivision; Map Si: Site Plan; Map S2: Details
Transmittal letter: Application for Stormwater Mgmt. permit, Soils analysis, stormwater control report
STAFF COMMENTS:
The applicant proposes the construction of a 2,302 sq. ft. single family house on a parcel in the 0' Reilly
subdivision SUB 14-06 approved in 2007. The condition of the subdivision included any development on the
site required site plan review. The plans shows the house to be constructed is 260 ft. from the road with the
associated driveway, septic and well infrastructure. The applicant also proposes a second garage that is to be
2,200 sq. ft. where 300 sq. ft. is to be a workshop area. The stormwater and erosion control measures are shown
on the plan with associated details. The applicant has provided a proposed house-plan and detached garage
plans with elevations. The project is classified as a major stormwater project in the Lake George Park and the
associated permit and stormwater control report have been prepared for review.
NATURE OF AREA VARIANCE
The applicant proposes to construct a detached 2nd garage on the property where the proposal of the single
family home will have an attached garage. The applicant has indicated the second garage will be needed for
storage.
SUMMARY
The Planning Board is to provide a recommendation to the Zoning Board in regards to the variance relief
request.
APPLICATION PROTOCOL:
12-17-2013 PB recommendation to ZBA
12-18-2013 ZBA review
12-19-2013 PB review
THE
North Country Office
ChaKep 375 Bay Road, Queensbury, NY 12804
P: (518) 812-0513 F: (518) 812-2205
COMPAN I ES $ www.chazencompanies.com
Proud to be Employee Owned Hudson Valley Office (845)454-3980
Engineers Capital District Office (518) 273-0055
Land Surveyors
Planners
Environmental Professionals
Landscape Architects
December 12, 2013
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
Re: Proposed Site Development of the Lands of Michael and Tammy George
Town of Queensbury, Warren County, New York
Chazen Project#91300.40
Queensbury Ref. No:Site Plan 67-2013
Dear Mr. Brown:
The Chazen Companies (Chazen) has received a submission package from your office for the above
family project.residence,The Applicant intends t attached develop aae, along with a second detached rgar garage. Submitted information
on
family residence, with an atta garage,
includes the following:
• Site Plans and Details, prepared by Environmental Design Partnership, dated November 15,
2013;
• Survey map, prepared by Jeffrey G. Martin, dated October 30,2006;
• Town of Queensbury Application for Stormwater Management Permit, dated November 15,
2013;
• Site Plan Review Application;
• House plan and Architectural plan, dated November 15, 2013;
• Deed Information, dated October 10, 2013;
• A Stormwater Pollution Prevention Plan, prepared by Environmental Design Partnership, dated
November 13, 2013; and
• A Site Plan Application with supporting documentation.
Your office has requested that we limit our review to the design of stormwater management and
erosion and sediment control items as it relates to compliance to local, state or relevant codes and
regulations. Based upon our review of the information provided, Chazen offers the following comments
for the Town's consideration:
Chazen Engineenng. Land Surveying&Landscape Architecture Co., D.P.C.
Chazen Environmental Services, Inc.
The Chazen Companies, Inc.
Town of Queensbury
Michael and Tammy George
December 12,2013
Page 2
Stormwater Management& Erosion and Sediment Control:
1. The proposed site improvements disturb less than 1 acre of land and will not be subject to
NYSDEC Phase II Stormwater Regulations. However, this project falls within the Lake George
watershed and will be subject to the requirements of Section 147-11, for Projects within the
Lake George Park. The proposed site disturbs approximately 42,700 square feet and is thus
classified as a major project, for which there shall be no increase in runoff volume from a ten-
year-frequency/twenty-four-hour duration storm event and no increase in the rate of runoff
from a twenty-five-year-frequency storm from the pre-development conditions to the post-
development conditions. The Applicant has submitted a Stormwater Control Report that
compares the pre-development and post-development conditions for the ten-year and twenty-
five-year frequency storm events.
2. The pre-development and post-development HydroCAD model does not provide distinct inflow
value depths, which indicates that the time span of 5-20 hours may not be sufficient. The
Applicant shall revise the time span such that the full effects of each storm are realized.
3. The proposed post-development HydroCAD model indicates that times of concentrations less
than 6-minutes were used to develop runoff quantities. The minimum allowed time of
concentration is 6-minutes as per TR-55 (NYSDEC standards). The Applicant shall revise the
calculations to use a minimum 6-minute time of concentration where appropriate (i.e. in
subcatchments where the time of concentration is less than 6 minutes) and include the revised
calculations in the SWPPP. These revisions will likely not have a significant effect on the overall
runoff calculations; however, these calculations must be revised to be in conformance with the
NYS Stormwater Management Design Manual.
4. The Applicant uses an arbitrary elevation of 0.00 feet for the eave trenches within the HydroCAD
model. The Applicant shall revise the elevations to depict the actual elevation.
5. Section 147-11.l.3(c).4 of the town code states that stormwater recharge areas shall be located
a minimum of 100 feet from the subsurface treatment system of a wastewater treatment
system unless it is demonstrated that a lesser separation will not adversely affect the function of
such leach fields. Pond 3P and the eastern eave trench are both located within 100 feet of the
septic field. The Applicant shall either revise the design or demonstrate that the lesser
separation will not adversely affect the function of the septic field.
6. The Applicant shall depict roof leaders on the site plan to ensure runoff originating from the roof
is being conveyed to the eave trenches.
7. Section 6.3.1 of the NYS Stormwater Management Design Manual states, "Infiltration practices
cannot be placed in locations that cause water problems to downgradient properties.
Infiltration trenches and basins shall be setback 25 feet downgradient from structures..." The
eave trenches and Pond 2P are located within 25 feet of structures. As such,the Applicant shall
either revise the design to conform to the setback requirements or verify that the infiltration
practices will not cause water problems to any structures.
8. The post-development subcatchments 3S and 4S exclude areas that are tributary to them in the
post-development map. The subcatchments and model shall include all proposed grading
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Town of Queensbury
Michael and Tammy George
December 12,2013
Page 3
within the development since the slope and ground cover are different than the pre-
development condition.
9. The existing conditions contour data does not extend far enough to the north to verify the
subcatchment boundary for 2S in the post-development condition. The Applicant shall extend
the existing contour data to verify the boundaries shown on the post-development
subcatchment map.
10. Section 147-11.1.1(b) of the town code states that emergency overflow provisions shall be made
as necessary to prevent erosion, flooding and damage to structures, roads and stormwater
control measures. The Applicant models a broad-crested weir (overflow provision) in the
HydroCAD model. The Applicant shall depict the weirs on the site plan sheet.
11. The Applicant shall provide a construction detail and maintenance notes for the proposed
grassed retention areas, so as to confirm they are constructed as designed and maintained
properly. Also, the applicant shall include a maintenance agreement which is consistent with
the agreement set forth in Schedule E, Chapter 147 of the Town Code.
12. Section 147-11.1.3(c).5 of the town code states that Infiltration devices shall be designed to
extend a minimum of 10% of the infiltration surface area below the prevailing frost depth or
four feet (whichever is greater) in order to provide infiltration during winter months. These
provisions shall be depicted on the plans.
13. The Applicant shall update the Erosion Control and Grading notes to include application rates
for the seed and mulch specifications.
14. The silt fence behind SMA#1 and SMA#3 shall be extended to depict protection down gradient
of all disturbed areas.
Conclusions and Recommendations
It is our opinion that the applicant should provide clarification for the above items and incorporate the
changes in subsequent plan submissions.
If you have any questions regarding the above, please do not hesitate to contact me at (518) 824-1926.
Sean M. Doty, P.E., LEED AP
Associate
Senior Project Engineer
cc: Pam Whiting,Town Planning Office Administrator(via email)
Laura Moore,Town Land Use Planner(via email)
File
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TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY. 12804-5902
TOWN OF QUEENSBURY PLANNING BOARD
PLANNING BOARD RECOMMENDATION TO ZONING BOARD OF APPEALS
AREA VARIANCE 62-2013 MICHAEL & TAMMY GEORGE
Tax Map ID 265.-1-73.1
The applicant has submitted an application for the following: Site Plan: Applicant proposes
development of an existing vacant 54 acre parcel with a 2,302 sq. ft. 4 bedroom single family
residential w/attached garage and 2,200 sq. ft. second detached garage with,300 sq. ft. workshop
area Site Plan review is required as a condition of subdivision',.approval. Further, projects
classified as Major within the LG Park relative to the Stormwater Management regulations require
Planning Board review and approval. Variance: Relief from second garage requirement,.
The Town of Queensbury Zoning Ordinance, per Section::;, ,*.-9-070,J .2 b. requires the Planning
Board to provide a written recommendation to the Zoning Board of Appeals for projects that require
both Zoning Board of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application,;the relief requested in the
variance application as well as the potential ,L pf this project on the neighborhood and
surrounding community, and found that ;; ,;;
MOTION TO MAKE A RECOMMENDATION 20N BEHALF OF THE PLANNING
BOARD TO THE ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. 62-2013
MICHAEL & TAMMY GEORGE: Introduced by who moved its adoption, seconded
by ; and
a) The Planning Board, based on a limited review, has not identified any significant adverse
ems
impact;;}}that _ of be mitigated with current project proposal -
Olt `��
b) The Planning Board, ed on limited review, has identified the following areas of
concern: .
1) �.
Duly adopted this 17th*y.afbecember 2013 by the following vote:
AYES:
NOES:
Cc: Dennis MacElroy