Staff notes Town of Queensbury Planning Board
Community Development Department Staff Notes
March 15, 2016
Subdivision SKETCH: JOHN M. UGHES TRUST/State Rt� 149 & Oxbow Hill Road d Rural
PZ 79-2016 Residential 3A—1 R.3 Zoning
SEE R Type Unlisted
Material Review: Narrative, survey and site plan
Parcel History: SP 14-2001 Mining to extract sand
Proiect Descrip. on:
Applicant proposes 19.86 acres to be subdivided into five lots. Also proposed is a private road to be about 700
feet.
Staff Comments
'I"he sketch plan shows lot configuration for five lots: Lot 1 3.1 ac, Lot 2 3.24 ac,Lot 3 3.33 ac, Lot 4 4.'1 ac and
Lot 5 5.3 ac. 'nie plans shows lots would have access from a private road with the main access point on Oxbow
Hill Rd. The lots contain areas of steep slopes with a total of 11.24 ac at 20% or greater where relief may be
required for density. The project would be subject to potential variances for lot width where Lots 1, 2,and 3 are
less than the 400 ft required. Also the lots would not have direct access to a public road. The plans show the
potential location of the house septic and well on each lot.
179-4-010 Residential Design Requirements
D. Rural design.New residential subdivisions,construction and/or development that occurs in the LC, PR and
RR Zoning Districts shall comply with the following rural design requirements:
(1) Subdivisions.
(a) Existing stone walls, established hedgerows and/or mature tree lines shall be preserved and utilized for
establishment of lot lines and considered in the lot layout for design of subdivisions.
(b) Flag lots shall be allowed in order to provide more flexibility in design,provided the following standards are
rnet:
[I] A rnaxinium of one flag lot for every three frontage lots.
[21 A minimum of 60 feet of road frontage shall be required for the flag lot and,if applicable, an easement shall
be provided to allow for future connections,off,of the flag lot or its road frontage.
(31 All buildings on the flag lot shall be set back at least 125 feet from the closest rear property line of the
abutting parcel(s).
(4) Private roads are allowed in order to minimize public road frontage development and to increase flexibility
of design. The road frontage along a private road that is approved by the Planning Board and is constructed in
accordance with Town specifications may be used to satisfy the minimurn road frontage requirements set forth
in Article 3 above.
smuma!j
Chapter 183 Article 4 provides an outline of the review procedures for sketch plan—
The Planning Board shall study the sketch plan in conjunction with the neaps and information as may be
appropriate to determine if the proposed subdivision includes areas where there are severe limitations to
development. The Planning Board shall make advisory recommendations which shall be applicable to the
proposed subdivision.