1987-04-21
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QUEENSBURY TOWN PLANNING BOARD
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Regular Meeting Held: Tuesday, April 21, 1987 at 7:30 p.m.
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Present:
Richard Roberts, Chairman
Susan Levandowski
Joseph S. Dybas
Hilda Mann
Kenneth Sorlin, Secretary
Victor Macri
Frank DeSantis
Stuart F. Mesinger, Senior Town Planner
R. Case Prime, Counsel
The meeting was called to order at 7:30 p.m.
The minutes of the March 17 and March 23 Planning Board meetings were approved
by consensus without modification.
OLD BUSINESS
SUBDIVISION NO. 7-86, Final Approval
Grant Acres, Phase II
Mr. Mesinger said the APA mailed a letter today approving the project with several
conditions. These are that fill systems must be used on 6 lots and that no further
development of the pond could occur. All other approvals were received. Mr. Mesinger
suggested these conditions be entered onto the final plat before it is signed.
Mr. DeSantis MOVED FINAL APPROVAL of Grant Acres, Phase II conditioned on
receipt of the letter from the Adirondack Park Agency identifying 6 lots that need fill
systems for septic disposal and requiring that the beaver pond be delineated on the final
plat. The Chairman will not sign the plat map until this letter is received and the final
plat meets these conditions.
Second by Mrs. Levandowski.
Passed Unanimously.
SUBDIVISION NO. 9-86, Preliminary Approval
Queensbury Forest
Attorney Bob Stewart said the Board previously tabled this application for review
of traffic and drainage information.
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Mr. Sorlin read a letter from the Boards consulting engineer, Dennis Dickinson,
indicating he had reviewed these items and found no problems.
The Board discussed traffic problems. Mr. DeSantis noted that as a result of this
and other developments along Peggy Ann Road the Dixon Road intersection would approach
level of Service "D". The Town Board and other agencies should be made aware that traffic
problems will exist in this area.
Mrs. Mann MOVED that a Negative Declaration for SEQR be issued for Queensbury
Forest, Subdivision No. 9-86. The Board and its consulting engineer have reviewed EAF
documents and additional supporting information supplied by the applicant. Most concerns
raised can be mitigated. Traffic is the major problem; the Town Board and other agencies
should be made aware that traffic problems will exist in this area.
Passed 6 yes (Roberts, Mann, Dybas, Macri, Levandowski, DeSantis), 1 abstain (Serlin).
The public hearing remained opened from previous meetings. There being no comment,
the public hearing was closed.
The Board discussed discussed phasing. It was agreed the Boards policy was to grant
preliminary approval to an entire project and phase final approvals.
Mrs. Levandowski MOVED PRELIMINARY APPROVAL of Subdivision No. 9-86,
Queensbury Forest, as all the Boards requirements have been met.
Mr. Dybas seconded.
Passed Unanimously.
SITE PLAN REVIEW NO. 46-86
French Mountain Commons / L & M Investors
Architect Jim Miller of Northfield Designs said the application was tabled in February
for more information. Changes made included less floor space, a greater setback, more
parking and green area, a large stormwater retention area and two turning lanes for exiting
cars.
Mr. Sorlin read a letter from the Boards consulting engineer, Nick Sciartelli of Morse
Engineering, recommending approval.
Board members spoke favorably of the changes. Several Board members emphasized
the space could only be used for retail space as there was inadequate parking and septic
disposal for a restaurant. Developer Jim Leogrande asked whether an ice cream stand
would be allowed. The Board said it would have to review such a proposal.
The Board discussed curb cuts and agreed that one was sufficient. Proper maintenance
of pavement striping was emphasized.
The Board went through its site plan checklist and determined that all major problems
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The public hearing was left open from the previous meeting. There being no further
comment, the public hearing was closed.
The Warren County Planning Board approved.
The Beautification Committee approved with recommendations.
Mr. Dybas MOVED APPROVAL of Site Plan Review No. 46-86 as the applicant has
met all the requirements of the Board and its consulting engineer. The proposal will not
change the character of the neighborhood. Beautification Committee recommendations
are a part of this motion.
Second by Mr. Macri.
Passed Unanimously.
SITE PLAN REVIEW NO. 48-86
Francis Giroux
Mr. Mesinger said this application for a duplex on Mallory Avenue was previously
tabled for resolution of water and road service issues. Mallory Avenue is a paper road.
The highway superintendent had agreed to extend the road later in the summer; the water
superintendent would extend water service at the end of the summer. Letters to this
effect were in the file.
The public hearing was previously left open. There being no further comment, the
public hearing was closed.
Mr. Macri MOVED APPROVAL of Site Plan Review No. 48-86 for a duplex on Mallory
Avenue in the UR-I0 zone. The property is on an unimproved road which will be improved
by the Town.
Second by Mrs. Mann
Passed Unanimously.
NEW BUSINESS
PLANNED UNIT DEVELOPMENT NO.2, Conceptual Approval
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Earltown Corporation
Mr. Macri excused himself due to a conflict of interest.
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Developer Oliver Laakso outlined the history of the proposed 850 acre mixed use
planned unit development between Ridge, Quaker and County Line Roads. The bulk of
the site is higher than the surrounding area. The center is a saucer with a perched water
table due to a thick clay layer underlying a peat deposit. The area was farmed for many
years. Construction of the airport and various improvements interfered with natural
drainage, mainly because culverts were placed too high to drain the site. Failure to
maintain drainage improvements on Quaker Road also interfered with site drainage.
Consequently, the water table rose in the 1970's and 1980's and the wetlands expanded
as the water had nowhere to go.
Earltown began acquiring land in 1980, at which time it was zoned manufacturing.
There were no wetlands maps at this time for Queensbury. Peat was discovered in 1981.
The land was rezoned in 1982 to allow PUDs. Preliminary wetlands maps showing a wetland
on the property weren't issued until 1984. Earltown spoke with the DEC in 1980 about
potential wetlands but the agency was noncommittal.
Earltown believes that much of the wetlands are man made, although some are a
natural bog. The plan is to return the water table to its original level before man made
interferences. An EIS is planned to address these issues.
The project will consist of two 150 acre golf courses which will be located 3 feet
below the closest housing. There will be 548 single family homes built in areas where
peat is less than 6 feet depth. This will allow excavation to the underlying clay for
basements. There will be 3 major boulevard streets. There will be 4 housing complexes
of about 100 units each served by private roads. Commercial, hotel and industrial
development is also proposed.
Ed Bartholomew said that CT Male is the engineer for the project and will prepare
the EIS to address issues such as traffic. A wildlife biologist has been retained, as has
a historical archeologist. Market and fiscal studies have been prepared. Public scoping
sessions are planned.
Mr. Bartholomew described the phasing plan for an anticipated 15-20 year build
out. Commercial construction for previously improved commercial development should
begin this year.
Mr. Laakso described the plan for numerous small (20 room) inns and the golf course
which will be independently operated. These would be ideal for small business meetings.
In the event these prove unmarketable, large estate homes would be constructed.
Mr. Laakso said Earltown has been clearing out existing drainage ditches and has
installed several pumps to help bring the water table to its level before man made
improvements caused it to rise.
V<µ"ious Board members spoke favorably of the proposal, however, because of the
sensitive environmental nature of the wetland it was felt that conceptual approval could
not be granted until the EIS was reviewed. The Board felt it should forward the application
to the Town Board with the recommendation that an EIS be required and reserving all
rights to comment on or grant approvals to the project. Earltown representatives had
no objections with this.
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Mr. DeSantis MOVED that while the proposed project meets the intent of the P.U.D.
article in that multiple uses are included and the applicant has provided all necessary
information in accordance with Article 15, the Planning Board warrants to review the
DEIS before making further comment. Therefore, the Planning Board recommends to
the Town Board that it require that applicant to prepare and issue a draft EIS for review
and comment.
The Planning Board wishes to review the DEIS before making a recommendation
to the Town Board.
Second by Mrs. Mann.
Passed 6 yes (Roberts, Serlin, DeSantis, Mann, Dybas, Levandowski), 1 Abstain (Macri).
SUBDIVISION NO. 10-87, Oakwoods, Phase II was tabled by the applicant until May.
SUBDIVISION NO. 11-87, Sketch Plan Approval
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Brookfield Estates
Leon Steves said this subdivision on 61 acres south of East Sunnyside Road was
previously submitted and received sketch plan approval. The project had been redesigned
to show 25 lots in two phases. Average lot size was 2.3 acres, well in excess of the SR-30
zoning requirement. Phase I would consist of 9 lots on 25 acres. The development would
be served by a 2,600 foot cul-de-sac. Drainage would be directed via culverts and ditching
to a brook.
Mr. Roberts suggested using open ditches rather than culverts. Mr. Steves agreed
to this.
The Board discussed access to the Webster property at the south end of the property.
Developer Howard Dennison said he didn't wish to provide access to this property because
of the possibility of adverse development. The Webster property had access on Chestnut
Ridge Road. The Board agreed it would not require a stub road to the Webster property.
The Board discussed the cul-de-sac length and had no problems with it.
Mr. Steves submitted soil logs.
Mrs. Mann MOVED SKETCH PLAN APPROVAL of Subdivision No. 11-87, Brookfield
Estates, 25 lots. The subdivision will have 2 phases, with 9 lots in the first phase.
Mrs. Levandowski seconded.
Passed Unanimously.
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SITE PLAN REVIEW NO. 11-87
Noble True Value
As there was nobody present to represent this project, it was TABLED by consensus.
The meeting was adjourned at 10:30 p.m.
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Richard Roberts, Chairman
Minutes prepared by Stuart F. Mesinger, Senior Town Planner
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