1985-08-20
'!). if .3
MINUTES
Queensbury Planning Board
~ Tuesday, August 20, 1985 8:00 p.m.
Present:
R. Roberts, Chairman
K. Sorlin, Secretary
J. Dybas
H. Mann
R. Noll
V. Macri
S. Levandowski
M. Dean, Staff
The Minutes of the July 16, 1985 meeting were approved as written.
SUBDIVISION NO. 7-84 Courthouse Estates Section 3 off Glen Lake Road,
adjoining Sections 1 & 2
Andrew and John McCormack Developers
McCormacks and Robt. Stewart, Esq. present. Mr. McCormack said their
purpose was to clarify where they stand as far as their rights and
ability to develop Section 3 with or without a second entrance road.
He said in October 84 they received conceptual approval from Planning
Board to develop Section 3 the entrance being the extension of Courthouse
Drive. That presentation reflected their proposal to erect townhouses
on northwest corner of property. This also received approval of
County Planning Board. A variance application was necessary and
applied for. This was subsequently withdrawn - residents of existing
subdivision felt duplexes would be detrimental to their interests.
At the time of that Oct. approval there were reservations about traffic
flow. In January 1985 McCormack proposed acquiring and constructing
a road through county property to provide a second entrance. The
Planning Board gave conceptual approval to that plan with the proviso
that any road coming in from Route 9 be connected to the road in
Section 2. They have spent six months trying to get right-of-way
from Warren County and as of a week ago that issue seems to be closed.
Mr. Stewart said that the only legal point is that the conceptual
approval given in January 85 required Mr. McCormack to go to County
to see if there was possibility of putting second entrance in crossing
county property to Route 9. That they have tried to do. He said
they were surprised when they went to County, Mr. McLenithan and
Mr. Corbett representing residents of Courthouse Estates opposed
the approval of a second road. Mr. Stewart said they were willing
to continue to try, within reason, to acquire the property and build
the second road. At this point they cannot get access for road through
County, they have no way to provide the second access that the Board
asked them to inquire into. This land is zoned single family residential,
the plan before you is SFR, which complies with all the rules. The
Board has a right to look over plans and give steering, guidance
and controls that they do job well, as long as advice is reasonable
under the circumstances. Mr. Stewart said it would be totally un-
reasonable to tell a man who owns a valuable piece of property, zoned
for SFR, that he cannot have his subdivision unless he complies with
something that is totally out of his control.
'--.....
~~
Page Two
August 20, 1985
Mr. Roberts said that in the many meetings they have held on this
'- subject the one thing that has surfaced on all sides is the fact
that entrance where Courthouse Drive joins Glen Lake Road is not
anything they are proud of. It would never have happened under the
current Highway Supt. He said he would like to have the Board condition
an improved entrance onto Glen Lake Road. He said the Highway Supt.
is willing to commit time and effort in cooperation with the McCormacks.
Mr. McCormack said they had wanted to improve the entrance but it
required the regrading of lot 1. They are now in a contract situation
with the owner of lot 1, McCormack's will be the owners, they will
regrade and improve entrance. Mr. Stewart wanted it noted that the
McCormack's were not the owners of Section 1 and 2 when it was developed
and did not create the entrance.
Mr. Roberts said this is not a Public Hearing but they will take
time to hear from the general public.
Mr. McLenithan, Esq. filed petition of some residents of Courthouse
Estates expressing their opposition. He said Mr. McCormack has chosen
to make an economic decision not to have an entrance from Route 9.
He believes it was possible for him to purchase property that would
allow him to have access to Route 9. Mr. McLenithan also stressed
the reality of the safety factor. He understands that under the
present proposal the Lake George School District will not make arrangments
to have the school bus go into development, children must wait at
present entrance.
The following residents of Courthouse Estates spoke against the sub-
division as proposed: Bob Layton - deny application on grounds of
safety. Susan Baker - Ron Bryant - Joe Geroski - Donald Sipp - Bernard
McCann - Vincent Reis - Ray Rohne - Claudia Farone - Regina Reis-
Roy Urrico - Sue Bloom. Other concerns expressed related to construction
noise, emergency vehicle access, EIS (water courses going to Glen
Lake). Resident Don Crawford suggest they take a more positive approach
and put pressure on County for property.
For the record Mr. Sorlin pointed out that the Planning Board discussed,
at great length, changing that entrance before they would go with
a single entrance to that development. It was only when th~y went
to the two road concept that they steered away from changing that
entrance because they would now have two. Mrs. Mann asked how many
people had attended the last Finance Committee meeting to express
support for the county property. There was much discussion and some
confusion regarding attendance. Mr. Stewart said there is no requirement
for two entrances to a subdivision and that there are several in
the Town with only one entrance i.e. Rolling Ridge, Butternut Hill.
Mr. Stewart showed Board letter from Mr. Trampage, owner of property
to north, stating that his property is not for sale (3/5/85). Mr.
Stewart suggested that the residents contact the Lake George School
Board regarding school bus picking up children within the subdivision.
~
J-~5"
Page Three
August 20, 1985
'-
Mr. Nelson Griggs developer of Courthouse Estates spoke about the
need today for a second entrance, hopefully through the County
property. Mr. Sorlin reminded the people that if the Board decided
to grant conceptual approval, this is not an official püblic hearing,
further approvals are necessary. They are faced with a man who owns
a piece of property on a Town Doad, it would be difficult to tell
him he may not use that property for the exact use it is currently
zoned for. Mr. Macri offered a motion for conceptual approval for
Section 3 of Courthouse Estates. Motion seconded by Mrs. Mann, carried
unanimously.
RESOLVED: The Planning Board granted Conceptual Approval
òf Courthouse Estates, Section 3, Subdivision No. 7-84
with stipulation that improvements to entrance be made
for safety reasons.
SUBDIVISION No. 5-85 - Baybridge, Phase I - Townhouses
Daniel Valente, Developer
D. Valente, C. Scudder, D. Smith, B. Leaver, D. Phillips present.
Mr. Scudder presented final plan for Phase I (bldgs. 1 & 2). For
SPEDES permit Phase I will be 54 units. Bldgs. 1 & 2 can be handled
by leaching bed #1. When they reach 54 units they will have developed
the full capacity of this wastewater system. Mr. Richard Morse,
engineer for Planning Board has gone over plans and is satisfied.
Application rates are very conservative, they have discussed back-up
power (there will be an external connection for a portable generator).
Mr. Scudder explained service road and said you won't know it's a
service road because it will be landscaped and seeded to grass like
other lawn areas (there will be preparation to the sub-grade so it
will support a vehicle). There will be 90' from the edge of the
stream to the building and 50' from edge of stream to road.
Walker Lane
Mr. Leaver, landscape architect, discussed platttings. Mr. Dan Smith,
Esq. discussed Homeowners Association by-làws. Units will be owned,
association will maintain exterior.
Applicant looking for final approval, however, written SPEDES permit
or Letter of Intent, Health Dept. approval, written Highway approval
not yet received. Also require map of Phase I for filing. Board
reiterated that they are taking a strong stance with developers,
all approvals must be in before granting final approval. Mrs. Mann
offered motion to table, second by Mr. Noll. Motion carried unanimously.
Tabled. Until final maps are provided covering the specific
needs of Phase I consisting of Buildiñg 1 and 2 and associated
septic system and land area, and an opinion letter from
Town Engineer saying he sees no difficulty in obtaining
a SPEDES permit based on information that has been presented
to him.
',--", '
)q~
Page Four
August 20, 1985
'-
SUBDIVISION No. 2-85 - Kings Plantation - Phase I . Peggy Ann Road
Dr. Steven Karp, Developer
Gabe Armando present. Bob Leaver, landscape architect, submitted
new map. Revised to two entrances instead of three. The circles
have been removed. There are the same number (9g) of lots, however,
Phase I consists of 33 lots. There will be a 24" culvert running easterly
under Peggy Ann Road restoring natural drainage pattern. Supervisor
Walter will notify city of intention. Mr. Roberts read letter from
Supervisor Walter asking for more drainage information as it relates
to spring melt. An updated letter was submitted to Board from Mr.
Leaver (LA Partnership). Mr. Scudder said he thought this a good
plan, the Highway Superintendent likes it. The grades are in compliance,
commonly owned green areas have been eliminated. They are awaiting
DOH approval. Correct map will have to be submitted. The Board
members expressed their pleasure at the changes from the original
submission. Mr. Noll offered motion for preliminary approval, seconded
by Mr. Macri. Motion carried unanimously.
RESOLVED: Preliminary Approval granted. Correct map
of Phase I showing larger lots on east end of project
instead of large green area and correct lot count must
be submitted.
INTERPRETATION - Farone Townhouse Subdivision, Dixon Road
Leon Steves and Frank Walter, P.E. present. Presented proposal for
4-plexes in UR-I0 zone on 44 lots. This is in water district, roughly
34 acres in size. Discussion of whether Site Plan Review or Sub-division.
They plan to sell each unit w~th a small piece of land. After unit
is built they would survey lot and break it into four sections.
There would be a central sewer system, commonly owned. Lengthy dis-
cussion of subdividing lots and how to handle. This will be discussed
further at a later meeting.
~o~t~n
'---