ELIOPOULOS SUBDIVISION

Last Updated On:

Wednesday, May 16, 2012

Project Summary

The applicant is seeking a six lot subdivision of the point where Bythewood is located on the south shore of Gull Bay.  The total acreage is approximately 8.5 acres with nearly ½ mile of shoreline, including Skerrey Point.  The land is designated Low Intensity Use on the lake side of Gull Bay Road and Rural Use on the east side of Gull Bay Road.  The proposed lots will be serviced by on-site wastewater treatment systems and wells.  All lots will have lake access, some with easements through other properties.  DECEMBER 2009 - The applicant revised the application for a five lot subdivision, similar to the previous submission which was denied except for the removal of one lake side lot.  The revised application was presented at the May 2010 Planning Board meeting.  It was determined the subdivision was a 5-lot subdivision including the Blythewood property.  September 2010 - The applicant submitted an application for a proposed driveway to access proposed Lots 2 & 3.  The plan also proposed a second alternative driveway access for Lot 2.  The plan provided conceptual locations for stormwater management but no detailed information.  October 2010 - The applicant resubmitted another application for a 4 lot subdivision.  The lot layout remained similar to the May 2010 plan with 3 lots on the west side of Gull Bay Road and 1 lot on the east side.  The plan proposed a common driveway to Lots 2 & 3 to the north side of the existing gatehouse.  The plan contained new soil test information and proposed standard absorption systems on Lots 2, 3 & 4 and proposed to utilize the existing septic system (seepage pit) on Lot 1.  NOVEMBER 2010 - The applicant submitted a letter from the APA stating no wetlands were on the property but there is an intermittent stream present.  The applicant proposes to keep the recreational access drive near the intermittent stream.  The applicant provided additional information at the December 2010 meeting regarding the onsite wastewater systems for Lots 2 and 3 and a letter from the owner regarding the easements for Blythewood across Lot 4.  JANUARY 2011 - Revised plans were submitted which included individual lot onsite wastewater treatment plans and stormwater management.  APRIL 2011 - Revised plans were submitted that included a stormwater management plan for 4 lots, individual onsite wastewater treatment systems and a combined driveway for Lots 2 & 3.  A non-jurisdictional letter from the APA was also received.  JULY 2011 - The applicant presented a project update to the Planning Board, which included informing the Board of the submission of the stormwater management plan to the LGPC, who determined the project would be considered as a major stormwater project.  Soil investigations are being performed.  The applicant requested the Town of Putnam Planning Board declare themselves lead agency for the SEQR review but the Planning Board recommended the LGPC be lead agency since they are more prepared to perform the Long Form EAF review.  SEPTEMBER 2011 - The applicant has modified the proposed subdivision and eliminated one lot on the lake side of Gull Bay Road and eliminated the access drive and retaining wall to access proposed lots.   OCTOBER 2011 - The applicant further modified the site plan to relocate the OWTS on Lot 2 (gatehouse) to move to the west of the house, relocated the driveway for Lot 4 to the existing forest road location and provided clarifications on the site plan.  DECEMBER 2011 - The applicant revised the stormwater plan for Lot 4 driveway and added the permitted and proposed docks.  JANUARY 2012 -   The applicant determined to refuse to modify the plan as requested by the Planning Board and maintained the property lines, proposed 6,000 sf footprints, clearing on Lot 2, existing driveway/road width to Lot 1 (Blythewood), existing septic field easements on Lot 4.

Waterkeeper Perspective

The Waterkeeper is concerned about the concentration of development on the lake side of Gull Bay Road, six lots proposed (four new lots and the existing Blythewood and carriage house).  The proposed on-site wastewater treatment systems are proposed on steep slopes with marginal soils in close proximity to the lake.  There is concern about previously approved boathouses on the southeastern point of Skerrey Point previously approved by the Lake George Park Commission.  No stormwater management information was provided on the site plan submitted.  DECEMBER 2009 - The majority of the previous comments of the Waterkeeper remain for the application:  concern about the stream corridor setbacks; need for wetland delineation;  no stormwater management; on-site wastewater treatment design; and lack of a water supply for Lot 2.  SEPTEMBER 2010 - The Waterkeeper expressed concerns about the substantial clearing that had occurred on the property; segmentation of the SEQR process and environmental review; alternative locations for combined access to Lots 2 & 3 with less disturbance; and a lack of stormwater management plans.  OCTOBER 2010 - The Waterkeeper expressed the following concerns:  lack of stormwater management; proximity of driveways to streams; need for wetland delineation; grading information for OWTS; different percolation rates and the need to address the existing dock permits.  JANUARY 2011 - The Waterkeeper expressed concern about the need to provide a major stormwater management plan, need for soil investigations and disturbance associated with the site development.  APRIL 2011 - The Waterkeeper continues to have concerns about the incompleteness and inconsistencies in the application including:  failure to design a stormwater management plan to LGPC regulations; failure to provide soil investigations;  lack of stormwater collection and conveyance plans; inconsistency in stormwater details; lack of detail on proposed onsite wastewater system specifications; inconsistent information on grading plans; and excessive disturbance.   SEPTEMBER 2011 - Although the applicant reduced the number of lots from 4 to 3 and eliminated the driveway that required significant earthwork, the Waterkeeper has concerns about the incomplete application material, inconsistent information contained in the plans, non compliant stormwater management plan and overall amount of disturbance and clearing proposed on steep slopes in close proximity to the lake.

 

Waterkeeper Comments

Please refer to Lake George Waterkeeper comment letter to Town of Putnam Planning Board December 2008.  Please refer to Lake George Waterkeeper comment letter to the Town of Putnam Planning Board September 2010, October 2010, January 2011, April 2011, July 2011, September 2011, and February 2012.

 

Next Meeting

A public hearing was held on December 8, 2008 by the Town of Putnam Planning Board.  There were significant issues raised by the Planning Board members and the Waterkeeper.  The Planning Board closed the public hearing.  At the January 14, 2009 meeting, the Town of Putnam Planning Board denied the Eliopolous subdivision application based on non compliance with the Town's septic system requirement, failure to submit a stormwater management plan and the impact of the development to the character of the land.  REVISED 5 LOT APPLICATION:  Application was tabled at the December 9, 2009 Planning Board meeting by the applicant.  Application will be discussed at the May 12, 2010 Planning Board meeting.  At the May 2010 meeting, the Planning Board accepted the application and determined the application to be a major subdivision (despite the fact it is 4 new lots) since all proposed lots do not front on a public right-of-way.  The Board expressed concern about the small lake front lot (approximately 5,000 sf) created from lake access for the proposed lot east of Gull Bay Road.  At the September 8, 2010 Planning Board meeting, the Planning Board refused to hear the application for the proposed driveway for Lots 2 & 3 since there was not an approved subdivision and the application was premature.  At the October 13, 2010 Planning Board meeting, the Planning Board determined the revised application was a sketch plan.  The Planning Board expressed concern about the easements granted to Blythwood after the previous subdivision approval; need for a 50' ROW for Lots 2 & 3; concern about the fill required for the common driveway and proximity to the stream; need to replace the existing septic system for the gatehouse.  The application was tabled pending additional information.  At the November 2010 Planning Board meeting, the Board affirmed the project had sketch plan approval and it was deemed a major subdivision.  Board members expressed concern about the separate partial shoreline lot for access for Lot 4A, the number of curb cuts to Lot 4 and deeded rights, the proposed wastewater beds for Blythewood property on Lot 4, and the amount of clearing proposed for the infrastructure.  The Planning Board tabled the application pending the following information:  Lot 1 septic resolution; recreational road location; review of deeds by Town attorney; Stormwater runoff from Lots 2 & 3; addressing fill for common driveway and status of Lot 4A.  The Planning Board discussed the application at the December 2010 meeting reaffirming the concern about Lot 4A not being buildable and therefore, not approvable and are seeking recommendations from the Town attorney regarding the easements. The plan lacks stormwater management and a Long Environmental Assessment Form.  The Planning Board reviewed the revised application at their February 9, 2011 Planning Board meeting.  The Board expressed concern about the presentation of the plans, the need for additional information on the stormwater management system and separation requirements for the onsite wastewater treatment systems.  The application was tabled for revised plans. The revised application was placed on the April 13, 2011 Planning Board agenda.  At the April 13, 2011 Planning Board meeting, the Board expressed concern about the previous easements on the original subdivision which were not approved by the Planning Board, the status of the 50' ROW, submission of the stormwater plan to the LGPC and the septic plans.  The Board continued to feel there was too much development on the property.  The Board felt the application was a major subdivision.  The application was discussed at the July 13, 2011 Planning Board meeting and the applicant requested the Town of Putnam Planning Board declare themselves lead agent for the SEQR review.  The Planning Board recommended that the LGPC be lead agent since the project will be a major stormwater project.  The application was tabled pending LGPC stormwater review and SEQR determination.  The application was initially placed on the September 14, 2011 agenda for the review of a new three lot subdivision but was tabled at the applicant's request.   The revised plan was heard at the November 8, 2011 Planning Board meeting. The Planning Board stated the plan continues to improve but there are concerns about the proposed removal of the knoll on Lot 3, need to provide proper width of access to Lot 1 (Blythewood), concern about the proposed absorption beds for Lot 1 on Lot 4, amount of clearing proposed and the condition of existing dock permits.  The application was tabled for additional information.  At the December 14, 2010 meeting, the Planning Board expressed concern about the amount of vegetation removal and clearing required for Lot 3 and felt it would change the character of the neighborhood.  The Planning Board also expressed concern about the size of the proposed houses (6,000 sf) and recommended downsizing to reduce disturbance.  There was also discussion about the number and location of docks and requested consideration of locating all docks on the southern side of the point.  The application was tabled pending additional information.    At the January 10, 2012 Planning Board meeting, the Planning Board determined the project to be a Major Subdivision and scheduled a public hearing for February 12, 2012.  There was discussion regarding the previously granted septic easements for Lot 1 on Lot 4 and the Town Attorney determined the easements cannot be reviewed at this time since they were previously granted.  The Town Attorney did stated the easements could be reviewed when work started on the septic easements.  FEBRUARY 2012 - A public hearing was held and the Planning Board expressed concerns about the need for deeds detailing lakeshore access; stormwater management compliance; wastewater treatment compliance; emergency vehicular access; and elevation/grading and visual assessment for Lot 3.  The public hearing was closed but no decision rendered due to lack of quorum.  MARCH 2012 - The Lake George Park Commission assumed Lead Agency status for the SEQR review and issued a detailed comment letter. The applicant did not show up for the March 14, 2012 Planning Board meeting.  The Waterkeeper raised a question about the 45 day time limit to render a decision after the close of the public hearing, which would lapse before the next meeting.  The Town of Putnam Planning Board denied the subdivision application based on: 1) failure to submit subdivision fees; 2) Failure to respond to 7 requested items; and 3) incomplete stormwater application.
 

ELIOPOULOS - GATEHOUSE (UPDATED 11/02/09)

Project Summary

The applicant is seeking an after the fact site plan approval for an expansion of the existing Gatehouse located on Gull Bay Road.  Constructed had started on a 12' wide deck on 2 sides of the house which did not comply with the original proposed plans and appears to exceed the allowable 25% expansion of an existing structure.  Planning Board discussed the adequacy of the existing septic system and where it was located.  Applicant claimed it was installed 18 years ago for a 3-bedroom house.  Planning Board discussed the need to review the septic system since the project did not increase the wasteflow or the number of bedrooms.
 

Waterkeeper Perspective

The Waterkeeper has concerns about the existing septic system location and adequacy and the need to certify septic systems when projects are proposed on a site.
 

Waterkeeper Comments

No comments submitted
 

Next Meeting

The Town of Putnam Planning Board approved the proposed site plan 4-1 at the October 14, 2009 Planning Board meeting.

Related Town

Project Address

Bythewood on the south shore of Gull Bay
Putnam, NY 12861