Staff Note Packet.09.17.13 Town of Queensbury
Planning Board
Community Development Department Staff Notes
March 19, 2013 (sketch) revised for August 20, 2013 (PBR) &
September 17, 2013 (SEQR, PBR)
Application: SB 2-2013 /AV 43-2013 SEQRA: Unlisted
Applicant: Greenwood Builders
Location: Ridge Road
Zoning: MDR
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested for creating a 3-lot residential subdivision where lot 3 will not
have actual physical access to and from frontage on a public street as well
as the potential impacts of this project on the neighborhood and
surrounding community
PARCEL HISTORY: AV 43-2013: Pending
PROJECT DESCRIPTION: Site Plan: Applicant proposes subdivision of a 16.02 acre parcel into 3
residential lots of 3.44, 4.13, and 8.44 acres. Subdivision of land requires Planning Board review and approval.
Freshwater Wetlands: Work within 100 ft. of an adjacent Army Corp of Engineers designated wetland.
Variance: Relief requested from road frontage requirements of the MDR zone. Planning Board will conduct
SEQR review and provide a recommendation to the Zoning Board of Appeals.
MATERIAL REVIEW:
• Cover Letter: description of project
• Preliminary Stg. Application: project information
• Freshwater Wetlands application: project information
• Final Stg. Application: project information
• Long EAF: project information
• Stormwater Mgmt. Report & SWPPP
• Map-Plat: overview of the site
• Cl: design of lots 1 & 2
• C2: design of lot 3
• WW1: site section&wastewater plan
• WD1: wastewater details
• 01: green Infrastructure
• Dl: civil& stormwater details
• EC 1: environmental control details
STAFF COMMENTS
The applicant proposes a three lot subdivision. Two lots, 1 and 2, will have a shared driveway access on Ridge
Road. The third lot, Lot 3, has frontage of 142 +/- ft. on Ridge Road and 50 ft. on a paper-drive to Stonehurst
Drive. Lot 3 will be accessed from Stonehurst Drive paper drive portion of the property that is unimproved area
which is the requested frontage access variance request. The applicant has indicated that a driveway permit will
be required for to access Stonehurst from the paper-drive. The applicant has calculated each lot to be developed
to include 2 plus acres of buildable area and has identified the amount of wetlands for the project area. The
plans show the lot arrangement and definition of the side, rear, and front of the property as the configuration is
due to the wetlands on the property. The project requires a Freshwater wetlands permit for work within 100 ft.
of a designated wetland. The project has received a septic variance for having a septic system within 100 ft. of
wetland. The project is subject to a variance for lot 3 not having physical access to a Town Road.
NATURE OF AREA VARIANCE:
The project requires relief for Lot #3 from the requirement that the lot have physical access from the lot
frontage in this case the access is to be onto Stonehurst Drive from an unimproved paper drive not Ridge Road.
SUMMARY
The Planning Board should review the application to conduct SEQR a long EAF has been has been submitted
and provide a recommendation to the Zoning Board in regards to the application for the development of a 3-lot
subdivision that requires a variance for Lot#3 to have physical road frontage access where access is proposed to
be onto Stonehurst Drive via a paper street.
APPLICATION PROTOCOL
3/19/2013 PB review sketch -completed
8/20/2013 PBR to ZBA pending—tabled to 9-17-13
8/21/2013 ZBA review pending—tabled to 9-18-13
8/27/2013 PB review preliminary pending—October PB meeting
RESOLUTION APPROVING H. THOMAS JARRETT'S APPLICATION
FOR SANITARY SEWAGE DISPOSAL VARIANCES
1T!\ Tl1T 1 %f1".
RESOLUTION 1rO.: BOH 21,2013
INTRODUCED BY: Mr.Tim Brewer
WHO MOVED ITS ADOPTION
SECONDED BY: Mr. John Strough
WHEREAS, H. Thomas Jarrett filed an application for variances from provisions of the
Town of Queensbury On-Site Sewage Disposal Ordinance, Chapter 136 to install wastewater
leaching systems on lots #2 and #3 in the Ridgewood Meadows Subdivision from federally
jurisdictional(USACOE)wetlands as follows:
1. 59' from such wetlands instead of the required 100' setback; and
2. 68' from such wetlands instead of the required 100' setback
on property located in the Ridgewood Meadows Subdivision located on the east side of Ridge Road
between Haviland Road and Thistlewood Drive in the Town of Queensbury,and
WHEREAS,the Town Clerk's Office published the Notice of Public Hearing in the Town's
official newspaper and the Local Board of Health conducted public hearing concerning the variance
requests on Monday,August 19th and Monday, September 9th,2013,and
WHEREAS, the Town Clerk's Office has advised that it duly notified all property owners
within 500 feet of the subject property,
NOW,THEREFORE,BE IT
RESOLVED,that
1. due to the nature of the variances, the Local Board of Health determines that the
variances would not be materially detrimental to the purposes and objectives of this
Ordinance or other adjoining properties nor otherwise conflict with the purpose and
objectives of any Town plan or policy;and
2. the Local Board of Health finds that the granting of the variances is necessary for the
reasonable use of the land and is the minimum variances which would alleviate the
specific unnecessary hardship found by the Local Board of Health to affect the
applicant;and
BE IT FURTHER,
RESOLVED,that the Local Board of Health hereby approves the application of H. Thomas
Jarrett for variances from the Sewage Disposal Ordinance to install wastewater leaching systems on
lots #2 and #3 in the Ridgewood Meadows Subdivision from federally jurisdictional (USACOE)
wetlands as follows:
1. 59' from such wetlands instead of the required 100' setback;and
2. 68' from such wetlands instead of the required 100' setback
on property located in the Ridgewood Meadows Subdivision located on the east side of Ridge Road
between Haviland Road and Thistlewood Drive in the Town of Queensbury and bearing Tax Map
No.: 290.-1-83.
Duly adopted this 9th day of September,2013,by the following vote:
AYES : Mr. Clements, Mr. Strough,Mr.Brewer,Mr. Montesi
NOES : None
ABSENT:Mr.Metivier
2
f_ TOWN OF QUEENSBURY
wro 742 Bay Road, Queensbury, NY. 12804-5902
Town of Queensbury Planning Board
PLANNING BOARD RECOMMENDATION TO ZONING BOARD OF APPEALS
AREA VARIANCE 43-2013 GREENWOOD BUILDERS
TAX MAP ID 290.-i-83
tiny
The applicant has submitted an application for the following: Site Plan: Appli�cat propoes subdivision of
a 16.02 acre parcel into 3 residential lots of 3.44,4.13,and 8.44 acres. Subdi Rnof land requires Planning
Board review and approval. Freshwater Wetlands: Work adjacent to ACQE VCS" s. Variance: Relief
requested from road frontage requirements of the MDR zone. _;
The Town of Queensbury Zoning Ordinance, per Section 179-9-070'3 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that To:W.4 oth Zoning
Board of Appeals&Planning Board approval; ..-;::::::.::..... ` Iv
-*A public hearing was advertised and held on 8/27/2013 and table ~ 9/1 1313:. :•"
Q gave
4The requirements of the State Environmental., uali Review Act ha ,en considered and the Planning
Board has adopted a SEQRA Negative/Positive Declaration,
x
The Planning Board has reviewed and discussed.ti is Nation, the relief.regtiested in the variance
application as well as the potential impacts of this protect on ,a,,,S,•rhood an�d'''surrounding community:
MOTION TO MAKE A RECOMMENDATION ON BEHALF 0'..., :I PLANNING BOARD TO
THE ZONING BOARD Oti.'A'PPEALS FOR AREA VARIANCE NO. 43-2013 GREENWOOD
BUILDERS: Introduced . '' moved its adoption,seconded by ;and
a) The Planning Board '.t.'+.t ide •ied any significari verse impacts that cannot be mitigated with
current project proposal's ~ "'� 'y~ t\
ti . 4 ti.
OR ` } '• ti '
b)0,:;`,2,-:I lannin Boar: e tified '.'. wing areas of concern:
t ''ber 2013 by the following vote:
Duly adopted this ��; ay of Sep� y g
AYES: 4::v
NOES: .:.>
cc: H.Thomas Jarrett