Location & Development Info

The Fawn Valley Development is located off Wes Valley Road across from Nash and Acorn Streets in the Village of Lake Placid on 3.09 acres.

Details

• Zoning: Planned Development

• Project area: 3.09 acres

• Proposed use: single family and multifamily

• Number of units: 22 with six (6) single family, sixteen (16) two-bedroom townhouses

• Density: 7.12 units per acre 2

• Perimeter setbacks: 10’ front and side. The development would be screened around its full perimeter.

• Building area: ¼ acre (10,800 square feet – impervious)

• Paved area: 1/3 acre, (16,000 square feet – impervious)

• Green space including permeable driveways and parking areas: 2.1 acres.

• Parking spaces for townhouses: six (6) per building of 9’ x 18’ (1.5 spaces per unit).

• Parking spaces for homes: two (2) vehicles per driveway

• Building height for townhouses: 23’ 2” to 32’ 2” 29.5’ – 31’ (Average grade to roof midpoint is from existing or finish grade to midpoint.)

• Building height for single family homes: 18’ 9”

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View the Site Plan

View as PDF

  • Townhouse

    · 16 in 4, two-story buildings

    · Starting at $190,000

    · 890 sq ft with 8’ ceiling height

    · 7-D industries triple pane series double hung windows

    · Full basement for storage – 700 sq ft per townhouse

    · 2 bedrooms

    · 1 full bathroom, 1 half bath

    · Kitchen with living & dining area

    · Stacked washer & dryer

  • Single Family

    · 6 on individual lots

    · $220,000

    · Approx. 60’ x 80’ lot / house with 8’ ceiling height

    · 7-D industries triple pane series double hung windows

    · 2 homes with 42” insulated crawl space, 4 homes with full basements

    · 786 sq ft on first floor w/2 bedrooms, 1 bathroom, living room & kitchen on first floor

    · Stairs to 2nd floor

    · Additional 360 sq ft available for homeowner to finish on 2nd floor

    · Stacked washer and dryer

Eligibility

A 2019 housing needs assessment determined that local households are less able to afford housing due to rising costs & lack of inventory.

As a result, Fawn Valley was born. To be eligible for purchase, your total household GROSS annual income must be less than 200% of Area Median Income:

  • 1 Member Household - $113,800

  • 2 Member Household - $130,000

  • 3 Member Household - $146,200

  • 4 Member Household - $162,400

  • 5 Member Household - $175,400

Modular construction will be used for all houses and townhouse buildings.  Simplex Homes will be the modular manufacturer.  Simplex is known for their excellent quality, innovative designs, energy efficiency and on-time delivery.  The company has ties to the local community and is interested in supporting this project as a community member. 

 

Four of the townhouse units – the two 1st floor units in the middle two buildings – will be set up with Universal Design elements and will be ADA compliant.

Ownership 

The preferred ownership for the Fawn Valley townhouses is that of a private planned development, supported by a Homeowner’s Association (HOA). The HOA would be responsible for parking areas and common space maintenance as well as approving the resale of units.

The Cape homes will not need to be part of the homeowners association and will have there own separate lots.

The intent is to provide reasonably priced, residential ownership at Fawn Valley and to keep the homes affordable for the future.  To help facilitate this, here will be deed restrictions including:

·        no renting, either long or short term (the housing unit must be owner-occupied)

·        the sale price on the resale of these homes will be limited to the initial investment plus 25% of the appreciated value as defined by an appraisal at time of sale compared with the appraisal at the time of purchase.  Additionally, the sale price can include the appreciated value of all approved capital improvements. 

HDC will set aside three (3) of the townhouses for low-income housing.  The price of the townhouses are designed to support a mortgage (principal, taxes, interest and insurance) that are less than 30% the income of a family of four earning 80% of the area median income for Essex County, NY.  The purchases of these three (3) townhouses could possibly be made with the assistance of local Housing Agencies if needed.

Vehicle and Pedestrian Access, Parking and Resident Mobility 

Fawn Valley would be accessed from a main entrance off Wes Valley Road.   The access road Right of Way is planned to be 50’ wide and built to Town of North Elba specifications.  The on-site road is designed for a width of 22’, with 11’ lanes. The roadway will be public – at the end of construction, it is anticipated that it will be deeded to the Town and therefore maintained by the Town. 

The plan includes six (6) parking spaces per townhouse building, sized for 1.5 parking spaces per townhouse.  The parking lot will be of permeable construction.

The single-family homes will have their own permeable driveways and private lots.

In addition, a bus shelter is shown in the proposed plan on the Fawn Valley property facing Wes Valley Road to help support school children and those who will use public transportation.

Infrastructure, Water Management and Utilities

Sanitary Sewer System - The existing Municipal Sewer Line has been replaced with a new line between the existing upstream manhole at one end of the property and a new, replacement downstream manhole in the hammer head and will connect the new buildings to the public sewer system as well as providing a modern upgrade to the Line. 

Water Supply System - Municipal water will be piped to the property from the main on Wes Valley Road to supply the new residences, fire hydrant and townhouse sprinkler systems. 

Drainage - A stormwater management system for Fawn Valley has been developed in accordance with Town and NYSDEC guidelines/requirements. 

Electric Service - HDC has been notified that sufficient capacity exists in the existing electrical lines adjacent to and on the site to serve Fawn Ridge. Plans for the proposed electrical distribution system will be reviewed and approved by the Village Electric Department. Site lighting for parking and sidewalks will utilize fixtures that will prevent light glare and will not trespass on adjacent properties. Each home will have built in Level 2 car charging stations.

Wetlands and Landscaping

The Fawn Valley plans include berms and grass swales, preservation of as much of the natural forest as possible, planting of new landscape elements, and complete implementation of the Storm Water Pollution Prevention Plan dated 03-05-2021 prepared by North Woods Engineering, PLLC.