Town of Ticonderoga Project Review

Town of Ticonderoga
132 Montcalm Street
PO Box 471
Ticonderoga, NY  12883

Town of Ticonderoga Planning Board information
Town of Ticonderoga Zoning Board of Appeal information
Planning Board Secretary 518-585-5285
Zoning Board of Appeals Secretary 518-585-6203 / fax 585-7211

Town of Ticonderoga Topics of Interest

BANARSEE (UPDATED 3/4/10)

BHATIA (UPDATED 3/4/10)

GENNARO (UPDATED 3/4/10)

LAUNCHING POINT (UPDATED 2/16/10) PINKOWSKI (UPDATED 7/23/09)

BANARSEE (UPDATED 3/4/10)

Project Summary: Applicant proposes three lot subdivision on 3.77 acres on Snapping Turtle Lane off Baldwin Road (150.67-4-21.11).  The project will connect to the Baldwin Road Sewer District and have on-site wells.  The project required a stormwater permit from the Lake George Park Commission and required a variance for relief from the requirements for infiltration due to site conditions, i.e. clay soils.  The stormwater management system contains shallow grass swales with underdrains for the house runoff.  Road side swales and a central bioretention facility with an underdrain is provided for stormwater treatment.  An 18" underdrain (14 feet deep) is provided to discharge to treated stormwater northeast of the project site into a separate subwatershed with a channel to Lake George.   

Waterkeeper Perspective:  The Waterkeeper has the following concerns regarding the application:  infiltration should be encouraged on site and could be achieved in the top 12" of the site soils and reduce the underdrain; areas of the existing meadow should remain undisturbed and be incorporated into the stormwater management treatment system; existing drainage patterns should be maintain and the large underdrain should be eliminated, which will be s significant cost. 

Comments: See comment letter to the Lake George Park Commission February  2010.

Next Meeting: The Lake George Park Commission reviewed the application and variance at the February 23, 2010 meeting and granted approval with conditions.

BHATIA (UPDATED 3/4/10)

Project Summary: Applicant proposes a the construction of a single family dwelling on a 1.785 acre lot on Baldwin Road (160.26-1-1.4).  The lot is part of a previously approved APA project (APA Permit 2004-261).  The project was submitted to the Town of Ticonderoga Planning Board in July 2009.  The project will have wastewater service through the Baldwin Road Sewer District and have an on-site well.  The project required a major stormwater permit from the Lake George Park Commission.    The stormwater system required a variance from the Lake George Park Commission for relief the requirements for infiltration due to site conditions, i.e, clay soils.  The stormwater system proposed a retention basin with an underdrain. 

Waterkeeper Perspective:  The Waterkeeper has the following concerns regarding the application:  stormwater treatment should be maximized and recommended the removal of the low orifice to increase retention time and filtration; recommends the creation of bioretention with incorporating plants in the basin; and the discharge should be modified to create sheet flow conditions.

Comments: See comment letter to the Lake George Park Commission February 2010.

Next Meeting: The Ticonderoga Planning Board expressed concern about the project at the October 2009 and tabled the application requesting additional information:  Site Plan, building location, driveway, stream location, stormwater management plan and septic.  The Lake George Park Commission reviewed the stormwater permit application in Novermber 2009 and determined the application to be incomplete.  The Commission reviewed the application at the Febraury 23, 2010 meeting and granted the variance with conditions.

GENNARO (UPDATED 3/4/10)

Project Summary: Applicant proposes the construction of a single family dwelling on a 9,599 sf property located a 365 Baldwin Road (160.26-1-14).  The project will be serviced by the Baldwin Road Sewer District and have an on-site well.  The project required a stormwater permit from the Lake George Park Commission and required a variance for relief from infiltration due to site conditions, i.e. clay soils.  The applicant proposed grass swales and bioretention trenches with an underdrain discharge to Lake George.

Waterkeeper Perspective:  The Waterkeeper has the following concerns about the proposed project:  maximum stormwater treatment should be provided which would include increasing contact time with the native soils by raising the outlet elevation of the discharge pipe; the bioretention trench should be redesigned to  increase the length parallel to the shoreline to increase infiltration; and a shoreline buffer should be installed.

Comments: See comment letter to the Lake George Park Commission February 2010. 

Next Meeting: The Lake George Park Commission granted the permit and variance with conditions at the February 23, 2010 meeting.

LAUNCHING POINT (UPDATED 2/16/10)

Project Summary: Applicant proposes a five lot subdivision (four building lots and one to be retained by the owner) on Mossy Point Road (150.83-2-1).  The project is located in Medium Density Residential Zoning and in Moderate Intensity APA Land Use class.  Wetlands have been delineated by the APA on-site.  The applicant proposes a 50-foot no disturbance buffer around all wetlands.  The applicant provides a building envelope on each property and the Planning Board requested stormwater management design for each lot.  The project will require a Lake George Park Commission permit for a major stormwater project, which has yet to be submitted.  The proposed lots will be serviced by the new Black Point Road sewer district and on-site water supplies.  The Adirondack Park Agency determined the application was complete in December 2009 and announced a public hearing.    

Waterkeeper Perspective:  There are numerous concerns of the Waterkeeper regarding the proposed project.  First, the entire site is very saturated and there have been no soil investigations to determine if stormwater management is possible in accordance with the LGPC regulations.  Standing water is evident in road side ditches as well as on the property.  This will prevent infiltration and require significant fill for construction.  The submitted stormwater management plan fails to meet the requirements.  Will there be restrictions on future development?  Does the project provide contractual access to the lake?  There is a question about potential segmentation in the previous subdivided lots and whether those should be considered as part of the subdivision.  The Waterkeeper submitted comments to the public hearing for the Adirondack Park Agency addressing many of the concerns expressed to the Town of Ticonderoga Planning Board. 

Comments: See comment letter to the Town of Ticonderoga Planning Board June 2009.   See comment letter to the Adirondack Park Agency January 2010.

Next Meeting: The Planning Board expressed concern about the site conditions and the ability to provide stormwater management.  The Planning Board requested additional information:  soil test information; depth to groundwater on each lot; DEC and Army Corp wetland determination and topographic information.  The Planning Board will hire an outside engineering consultant to review the application.  The public hearing has been held open.  The Planning Board received a comment letter from the Town Engineer at the July 2, 2009 meeting and allowed the applicant a mont the review the letter and prepare responses.  It is anticipated to be discussed at the August 6, 2009 Planning Board meeting.   The Adirondack Park Agency announced aa public hearing on the application in December 2009 and accepted comments until January 18, 2010. 

PINKOWSKI (UPDATED 7/23/09)

Project Summary: Applicant proposes a bed and breakfast with one bedroom at an existing single family residence on Outlet Drive.  The application requires a Special Use Permit.  The project is located within the Medium Residential District and is an allowable use with a Special Use Permit.  The APA has claimed jurisdiction and developed comment letter requesting details on on-site wastewater treatment system including flows, soil information and compliance with current standards.  There was significant public concern about the project including the conversion of the site to a two-family and septic concerns.    

Waterkeeper Perspective:  Concerns from the Waterkeeper would focus on the adequacy of the existing OWTS and certifcation.  The site should be required to  address stormwater management which is known to be a problem in the area. 

Comments: No comments  submitted as of this date.

Next Meeting: It was determined the application required a Special Use Permit and required a public hearing.  The Planning Board requested additional information - a site plan with topographic information and survey of the on-site wastewater treatment system location.  Pending the submission of this information, a public hearing was tentatively scheduled for August 6, 2009.