SUB 1-2017 Baertschi (Sketch Plan) Staff Notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 17, 2016
Subdivision 1-2017 (Sketch) DOUGLAS & MARIE BAERTSCHI
77 Old West Mt. Road/RR-5A —Rural Residential 5 Acres /Ward 3
SEQR Unlisted
Material Review: application, existing survey, proposed survey, previous topo survey Robinson
Estate
Parcel History: 1998 Single Family residence
Requested Action
Planning Board review and approval for a 3 lot subdivision of a 60.68 acre parcel. (Sketch Plan)
Resolutions
1. Planning Board decision
Prosect Description
Applicant proposes a 3 lot subdivision of a 60.68 acre parcel. One lot to contain existing home with 50.2 acres.
Lot 2 is to be 5.1 acres &lot 3 is to be 5.4 acres. Pursuant to Chapter 183 of the Zoning Ordinance, subdivision
of land shall be subject to Planning Board review and approval.
Staff Comments
The applicant proposes a 3-lot subdivision of a 60.68 acre parcel. The site has an existing home on lot 1 that is
to be 50.2 acres. Lot 2 is to be 5.1 acre and Lot 3 is to be 5.4 ac. The parcel is located in the Rural Residential
5 ac zone on West Mountain. The project shows a shared driveway between lots 2 and 3 where the code
requires new lots on West Mountain to have shared driveways. The plans also note there is approximately 38
ac of 20% slopes where the density calculation would allow for 4 lots and the applicant proposes 3.
The Design requirements for RRSA include the following from:
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 met:
[1] A maximum of one flag lot for every three frontage lots.
[2] 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.
[3] 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 minimum road frontage requirements set forth in Article 3 above.
Variance items
The plans have also identified variances that may be needed this include
• Road frontage -400 ft required Lot 2 proposed to be 25 Ft and Lot 3 proposed to be 218 ft,
• Average lot width -400 ft required Lot 2 proposed 280 ft and Lot 3 proposed to be 220 ft
Summary
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 maps 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.