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Staff notes SP PZ 182-2016 & SUB Mod. PZ 183-2016 Tim Barber_7 19 16 Town of Queensbury Planning Board at Community Development Department Staff Notes July 19, 2016 Site Plan PZ 182-2016 Tim Barber/35& 48 Inglee Mountain Road/ Subdivision Mod. PZ 183-2016 Split zone Rural Residential 5 ac RR-5A and Land Conservation 10 acre LCIOA SEQR Unlisted Material Review: subdivision modification narrative, site plan application, subdivision modification plan Parcel History: AV 28-13 Pool; 2003-680 SF dwelling; RC 289-2016 1800 sq.ft. attached garage; SB 15-2002 create 3 lots/BP 2010-076 SF home Requested Action Recommendation to the Zoning Board of Appeals for relief for lot 3 to create a lot with no road frontage and lot less than 10 acres. Resolutions 1. Planning Board recommendation to the Zoning Board Prosect Description Applicant has started/completed maintenance work to improve an access drive—20,600 sq. ft. disturbance - portion of drive is greater than 10%. Applicant proposes a subdivision modification involving a lot line adjustment 300.-1-40.2 (Sankey) existing parcel 13.95 acres to increase to 18.71 acres, then 300.-1-40.3 (Inglee) existing parcel 12.23 acres to decrease to 7.47 acres. Pursuant to Chapter 179-6-060 of the Zoning Ordinance, and 183, modification to an approved subdivision and driveway development on slopes over 10% shall be subject to Planning Board review and approval. Chapter 183 —proposed modification creates a non- conforming parcel. Variance: Relief is sought for lot 3 to create a lot with no road frontage and lot less than 10 acres. Planning Board shall provide recommendation to the Zoning Board of Appeals. Staff Comments Subdivision Modification: The applicant has proposed a subdivision modification for lot 3 of Subdivision 12-2002. The modification would reduce lot 3 from 12.23 ac to 7.47 ac. The applicant has explained that through discussion with the Town Code compliance officer the road improvements violated the site plan and subdivision regulations and the submission addresses those items. The modification addresses neighboring concerns with access to and from property that is within Lake Luzerne though lot 3 and easements on property in Queensbury. The proposal will continue to allow access to Lot 3 over Lot 2 and Lot 1 through easements that are noted in the submission. The modification will create a parcel that is less than the 10 acre requirement and a lot that does not have physical road frontage. The submission addresses access with easements and the plans show the proposed lot adjoins property in Lake Luzerne. Site Plan: The applicant also requests approval of access driveway maintenance. The project completed included grading to even out rutted areas, improvement to ditches and driveway work of areas greater than 10%. The applicant has indicated the driveway can only be used by 4-wheel drive SUV type vehicle and would be used seasonally to access a trailer in Lake Luzerne. Location-The project area is 35 and 48 Inglee Mountain Road. Arrangement- The project area includes Lots 1, 2, and 3 in regards to easements and land transfer. Site Design- The submission includes detailed description of the activities completed to date and the proposed transfer of land described in the subdivision modification. Site conditions-The applicant has indicated the driveway maintenance overall disturbance of 9,000 sq ft. Pursuant to Section 179-9-050 the Planning Board may grant waivers upon review of the site plan review requirements checklist. At the time of application the applicant has either requested waivers, indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow items listed under Requirements of the applicant's application: a. vicinity map —less than 500 ft, b. map scale, e. dimensions, g. site lighting, h. signage, i. utilities, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction details,p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal. Nature of Variance The applicant requests relief for creating a parcel less than 10 acres and not having physical road frontage. Summary The PB is to provide a recommendation to the ZBA in regards to the applicants request for lot size and access.