Subdivision Preliminary Stage ApplicationTOWN OI' QUEENSBURY
742 Bay Road, Queensbury, NY. 12804-5902
August 9, 2018
Tra-Tom Development
677 NYS Route 9
Gansevoort, NY 12831
RE. 5-Lot Residential Subdivision
Richmond Hill Drive
Tax Map No. 30R 7-1-48
Dear Tra-Tom Development:
I am writing to you in response to my review of your recently submitted proposal for a residential
subdivision of land on property along Richmond Hill Drive.
I find that an Area Variance and Subdivision approvals will be needed in order for you to proceed
with your project. Specifically, 4 of the 5 proposed lots do not meet the 2-acre minimum lot size
requirement for the Moderate Density Residential; (MDR) zoning requirement. Subdivision
approval is required for the creation of the new, additional lots.
I note your proposal requests a "blanket" change to the required setbacks for the 4 small lots on
the east side of Richmond Hill Drive. I find that this request is not a proper request as such
setback relief shall be considered on a parcel by parcel basis. If approved, development on the
lots would be subject to the existing MDR setbacks unless furore relief is sought and granted for a
specific project.
This letter serves as the denial letter for the processing of your variance application.
Should you have any questions regarding the above comments, please do not hesitate to contact
this office.
Sincerely,
Town of Queensbury
C�
Craig Brown
Zoning Administrator
CB/sh
Cc: Matt Stoves, PLS - Van Dusen & Stoves
Tom Center, PE — Hutchins Engineering
LACraig Brown\2018 LettealDenial TraTom 8_8_18.doc
"Horne of Natural Beauty... A Good Place to Live"
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 21, 2018
SUB Prel. Stage 15-2018 TRA TOM DEVELOPMENT
Richmond Hill Drive / MDR – Moderate Density Residential / Ward 3
SEQR Unlisted
Material Review: application, subdivision proposal, previous conservation subdivision, stormwater
Parcel History: SUB 4-2003 & FWW 6-2003 (33 lots); Mod. 10/2009 (lots 3-10 & 18 & 19); AV
55-2018;
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for relief for lot size and setbacks.
Resolutions
1. PB Recommendation
Project Description
Applicant proposes a five lot subdivision. Four lots to be residential – lot 1A to be 1.2 acres, Lob 1B to be 0.70
acres, Lot 1C to be 0.70 acres and lot 1D to be 0.70 acres. Lot 1 remainder of 25.78 acres not to be developed
per previous subdivision. Pursuant to Chapter 183 and Chapter 94 of the Zoning Ordinance, subdivision of land
shall be subject to Planning Board review and approval. Variance: Relief is sought for lot size. Planning
Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan –requesting waiver from sketch
Preliminary Review –
Layout plans –The plans show the previous subdivision under Barringer Heights for a 25 lot conservation
subdivision. The project included 24 residential lots and a 29.06 acre parcel with 25.78 acres noted no further
development and 3.28 acres for further development. The plans show four proposed lots to have access on
Richmond Hill Drive.
Construction details – The plans show the septic locations with perc tests values. The plans also show the
waterline connection.
Landscape plans –The number of lots proposed is less than 10 lots and does not require landscaping.
Clearing plan –The clearing limits are shown on each of the residential parcels indicating a majority of each
parcel is to be cleared.
Grading and erosion plans –The plans show the existing and proposed topography however, the elevations
should be noted more clearly –there is no elevations noted on the proposed topography. The plans include the
silt fence location and notes for erosion and sediment control.
The Environmental report – A long environmental assessment form has been completed. The applicant will
need to clarify wetlands on the property of the 3.28 acre parcel as it is noted there is an Army Corp wetland on
the property. The Board may be request to obtain a letter from Army Corp. Plans noted as flagged by NYSDEC
doesn’t indicate if they area DEC or Army Corp wetlands as mapping layers show slightly different wetland
boundary.
Stormwater management – The applicant has noted on Sheet S4 the requirements of the stormwater pollution
prevention plan.
Fees –per application.
Waivers –The applicant has not requested any waivers.
Open Space –There is no proposal for open space.
Streets –The plans show no new streets.
Nature of Area Variance
The applicant requests relief for subdivision of lots to be less than 2 ac in the MDR zone where 4 lots are to be
0.7 acres. Note the Zoning Administrator denial letter explains subdivision will have to apply the MDR
setbacks –30 ft front, 25 ft side, 30 ft rear - an individual project may request relief for setbacks ie porch
addition. The lots have sufficient size to apply the MDR setbacks – the plan will need to be updated showing
the MDR setbacks.
Summary
The Planning Board is to provide a recommendation to the Zoning Board in regards to the relief requested for
lot size less than 2 acres for four of the five parcels. The board may have further discussion on topography and
wetlands.
st
Meeting History: 1 meeting;
- 2 -
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 28, 2018
SUB Prel. Stage 15-2018 TRA TOM DEVELOPMENT
Richmond Hill Drive / MDR – Moderate Density Residential / Ward 3
SEQR Unlisted
Material Review: application, subdivision proposal, previous conservation subdivision, stormwater
and wetlands information.
Parcel History: SUB 4-2003 & FWW 6-2003 (33 lots); Mod. 10/2009 (lots 3-10 & 18 & 19); AV
55-2018;
__________________________________________________________________________________________
Requested Action
Application to be tabled to the second Planning Board meeting in October, October 23, 2018 with
information submitted by the deadline in mid-September.
Planning Board review and approval for a five lot subdivision.
Resolutions
1. SEQR
2. Planning Board decision
Project Description
Applicant proposes a five lot subdivision. Four lots to be residential – lot 1A to be 1.2 acres, Lob 1B to be 0.70
acres, Lot 1C to be 0.70 acres and lot 1D to be 0.70 acres. Lot 1 remainder of 25.78 acres not to be developed
per previous subdivision. Pursuant to Chapter 183 and Chapter 94 of the Zoning Ordinance, subdivision of land
shall be subject to Planning Board review and approval.
Staff Comments
Sketch Plan –requesting waiver from sketch
Preliminary Review –
Layout plans –The plans show the previous subdivision under Barringer Heights for a 25 lot conservation
subdivision. The project included 24 residential lots and a 29.06 acre parcel with 25.78 acres noted no further
development and 3.28 acres for further development. The plans show four proposed lots to have access on
Richmond Hill Drive.
Construction details – The plans show the septic locations with perc tests values. The plans also show the
waterline connection.
Landscape plans –The number of lots proposed is less than 10 lots and does not require landscaping.
Clearing plan –The clearing limits are shown on each of the residential parcels indicating a majority of each
parcel is to be cleared.
Grading and erosion plans –The plans show the existing and proposed topography however, the elevations
should be noted more clearly –there is no elevations noted on the proposed topography. The plans include the
silt fence location and notes for erosion and sediment control.
The Environmental report – A long environmental assessment form has been completed. The applicant has
followed up with the wetland delineator Deb Roberts who has explained the entire subdivision including land
on the east side of the road was evaluated based on the Army Corp and DEC original assessment (note some
assessments were done based on aerial photos) and the only wetlands identified and flagged are the ones noted
on the west side of the road property.
Stormwater management – The applicant has noted on Sheet S4 the requirements of the stormwater pollution
prevention plan.
Fees –per application.
Waivers –The applicant has not requested any waivers.
Open Space –There is no proposal for open space.
Streets –The plans show no new streets.
Nature of Area Variance
Tabled to the first meeting in October, October 17, 2018 –Board provided guidance decreasing the number of
lots requested. The applicant requests relief for subdivision of lots to be less than 2 ac in the MDR zone where 4
lots are to be 0.7 acres. Note the Zoning Administrator denial letter explains subdivision will have to apply the
MDR setbacks –30 ft front, 25 ft side, 30 ft rear - an individual project may request relief for setbacks ie porch
addition. The lots have sufficient size to apply the MDR setbacks – the plan will need to be updated showing
the MDR setbacks.
Summary
th
The application has been tabled at the Zoning Board and is to be tabled at the Planning Board August 28
meeting to an October review.
Meeting History: PB: PBR 8/21/18; ZBA 8/22/18;
- 2 -
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 27, 2018
Subdivision Prel. 15-2018 TRA TOM DEVELOPMENT
Subdivision Final 19-2018 Richmond Hill Drive / MDR – Moderate Density Residential / Ward 3
SEQR Unlisted
Material Review: application, subdivision proposal, previous conservation subdivision, stormwater
and wetlands information.
Parcel History: SUB 4-2003 & FWW 6-2003 (33 lots); Mod. 10/2009 (lots 3-10 & 18 & 19); AV
55-2018
________________________________________________________________________________________
Requested Action
Planning Board review and approval for a revision from a 5 lot to a 4 lot subdivision of lot one of Barringer
Heights.
Resolutions
1. SEQR
2. PB Decision
Project Description
Applicant proposes a revision from a 5 lot to a 4 lot subdivision of lot one of Barringer Heights. Three lots to
be residential, remainder lot 25.78 acres not to be developed per previous subdivision. Lot 1A to be 1.2 acres;
lot 1B to be 1.01 acres; Lot 1C to be 1.04 acres. Pursuant to Chapter 183 and Chapter 94 of the Zoning
Ordinance, subdivision of land shall be subject to Planning Board review and approval.
Staff Comments
Sketch Plan –requesting waiver from sketch
Preliminary Review –
Layout plans –The plans show the previous subdivision under Barringer Heights for a 25 lot conservation
subdivision. The project included 24 residential lots and a 29.06 acre parcel with 25.78 acres noted no further
development and 3.28 acres for further development. The plans show four proposed lots to have access on
Richmond Hill Drive.
Construction details – The plans show the septic locations with perc tests values. The plans also show the
waterline connection.
Landscape plans –The number of lots proposed is less than 10 lots and does not require landscaping.
Clearing plan –The clearing limits are shown on each of the residential parcels indicating a majority of each
parcel is to be cleared.
Grading and erosion plans –The plans show the existing and proposed topography however, the elevations
should be noted more clearly –there is no elevations noted on the proposed topography. The plans include the
silt fence location and notes for erosion and sediment control.
The Environmental report – A long environmental assessment form has been completed. The applicant has
followed up with the wetland delineator Deb Roberts who has explained the entire subdivision including land
on the east side of the road was evaluated based on the Army Corp and DEC original assessment (note some
assessments were done based on aerial photos) and the only wetlands identified and flagged are the ones noted
on the west side of the road property.
Stormwater management – The applicant has noted on Sheet S4 the requirements of the stormwater pollution
prevention plan.
Fees –per application.
Waivers –The applicant has not requested any waivers.
Open Space –There is no proposal for open space.
Streets –The plans show no new streets.
Final Stage Review – Final Plat-subdivision for 4 lots.
State/County agency – Planning and Zoning Board review for 4 lot proposed subdivision.
Other plans reports –no additional information provided.
Protected open space –none proposed.
Nature of Area Variance
Granted 11/14/18 with the revision with a reduction of lots to three lots. Tabled to the first meeting in October,
October 17, 2018 –Board provided guidance decreasing the number of lots requested. The applicant requests
relief for subdivision of lots to be less than 2 ac in the MDR zone where 4 lots are to be 0.7 acres.
Summary
The applicant has completed subdivision preliminary and final stage applications for the proposed subdivision
of 3 residential lots and the fourth lot to remain as is per previous subdivision.
st
Meeting History: PB: PBR 8/21/18; 8/28/18 tabled; 10/23/18 tabled; current mtg. 1 for Final Stage;
ZBA: 8/22/18;
- 2 -
,
E- AIL D
VI
QL ' ' 4L2 k4
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 55-2018 TRA TOM DEVELOPMENT
Tax Map ID: 308.7-1-48 / Property Address: Richmond Hill Drive / Zoning: MDR
The applicant has submitted an application for the following: Applicant proposes a five lot subdivision. Four
lots to be residential — lot I to be 1.2 acres, Lob I to be 0.70 acres, Lot I to be 0.70 acres and lot I to be
0.70 acres. Lot 1 remainder of 25.78 acres not to be developed per previous subdivision. Pursuant to Chapter
183 and Chapter 94 of the Zoning Ordinance, subdivision of land shall be subject to Planning Board review and
approval. Variance: Relief is sought for lot size and setbacks. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 55-2018 TRA TOM DEVELOPMENT.
Introduced by David Deeb who moved its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
Motion seconded by Brad Magowan. Duly adopted this 2 1 ' day of August, 2018 by the following vote:
AYES: Mr. Shafer, Mr. Hunsinger, Mr. Magowan, Mr. Dixon, Mr. Deeb, Ms. White, Mr. Traver
NOES: NONE
Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road. Queensbury, NY 12804 1 www.queensburv.net
QLE-MAILED
N ; L-
Town of Queensbury Planning Board
RESOLUTION —Table Subdivision Preliminary Stage 15-2018
Tra Tom Development
Tax Map ID: 308.7-1-48 / Property Address: Richmond Hill Drive / Zoning: MDR
Applicant proposes a five lot subdivision. Four lots to be residential — lot I to be 1.2 acres, Lob I to be
0.70 acres, Lot 1C to be 0.70 acres and lot ID to be 0.70 acres. Lot I remainder of 25.78 acres not to be
developed per previous subdivision. Pursuant to Chapter 183 and Chapter 94 of the Zoning Ordinance,
subdivision of land shall be subject to Planning Board review and approval.
DEVELOPMENT.
David Deeb who moved for its adoption,
Tabled to the October 23, 2018 Planning Board meeting.
Motion seconded by Brad Magowan. Duly adopted this 28`s day of August, 2018 by the following vote:
AYES: Mr. Dixon, Mr. Magowan, Mr. Valentine, Mr. Deeb, Ms. White, Mr. Shafer, Mr. Traver
NOES: NONE
Phone: 518,701.8210 Fay: ;18.74�.44,7 74_' Ru% Koud.Ouecnahun. Nl1_1SO4 liccnsbun.nct
Town Queensbury E.MAILED
CommuU nity Development Officeat �
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION —Table Subdivision
PRELIMINARY STAGE 15-2018 TRA TOM DEVELOPMENT
Tax Map ID: 308.7-1-48 / Property Address: Richmond Hill Drive / Zoning: MDR
Applicant proposes a five lot subdivision. Four lots to be residential — lot IA to be 1.2 acres, Lob 1B to be
0.70 acres, Lot 1C to be 0.70 acres and lot 1D to be 0.70 acres. Lot 1 remainder of 25.78 acres not to be
developed per previous subdivision. Pursuant to Chapter 183 and Chapter 94 of the Zoning Ordinance,
subdivision of land shall be subject to Planning Board review and approval.
MOTION TO TABLE SUBDIVISION PRELIMINARY STAGE 15-2018 TRA TOM
DEVELOPMENT. Introduced by David Deeb who moved for its adoption,
Tabled to the November 27, 2018 Planning Board meeting.
Motion seconded by Michael Valentine. Duly adopted this 23`d day of October, 2018 by the following vote:
AYES: Ms. White, Mr. Shafer, Mr. Hunsinger, Mr. Magowan, Mr. Valentine, Mr. Deeb, Mr. Traver
NOES: NONE
Phone: 518.761.82201 Fax: 518.745.4437 1742 Bay Road, Queensbury. NY 12804 1 w"Av.queensbury.net
OLTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
SEQR RESOLUTION — Grant Negative Declaration
Subdivision Preliminary Stage 15-2018 TRA TOM DEVELOPMENT
Tax Map ID: 308.7-1-48 / Property Address: Richmond Hill Drive / Zoning: MDR
The applicant proposes a revision from a 5 lot to a 4 lot subdivision of lot one of Barringer Heights. Three lots
to be residential, remainder lot 25.78 acres not to be developed per previous subdivision. Lot IA to be 1.2
acres; lot 1 B to be 1.01 acres; Lot IC to be 1.04 acres. Pursuant to Chapter 183 and Chapter 94 of the Zoning
Ordinance, subdivision of land shall be subject to Planning Board review and approval.
The Planning Board has determined that the proposed project and Planning Board action is subject to review
under the State Environmental Quality Review Act;
The proposed action considered by this Board is Unlisted in the Department of Environmental Conservation
Regulations implementing the State Environmental Quality Review Act and the regulations of the Town of
Queensbury;
No Federal or other agencies are involved;
Part 1 of the Long EAF has been completed by the applicant;
Upon review of the information recorded on this EAF, it is the conclusion of the Town of Queensbury Planning
Board as lead agency that this project will result in no significant adverse impacts on the environment, and,
therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is
issued.
MOTION TO GRANT A NEGATIVE DECLARATION FOR SUBDIVISION PRELIMINARY STAGE
15-2018 TRA TOM DEVELOPMENT. Introduced by David Deeb who moved for its adoption.
As per the resolution prepared by staff.
1. Part II of the Long EAF has been reviewed and completed by the Planning Board.
Part III of the Long EAF is not necessary because the Planning Board did not identify potentially
moderate to large impacts.
Motion seconded by Brad Magowan. Duly adopted this 27a' day of November, 2018 by the following vote:
AYES: Ms. White, Mr. Shafer, Mr. Dixon, Mr. Magowan, Mr. Jackoski, Mr. Deeb, Mr. Traver
NOES: NONE
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
GLTown of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION —Approve
Subdivision Preliminary Stage 15-2018 TRA TOM DEVELOPMENT
Subdivision Tax Map ID: 308.7-1-48 / Property Address: Richmond Hill Drive / Zoning: MDR
A subdivision application has been made to the Queensbury Planning Board for the following: Applicant
proposes a revision from a 5 lot to a 4 lot subdivision of lot one of Barringer Heights. Three lots to be
residential, remainder lot 25.78 acres not to be developed per previous subdivision. Lot IA to be 1.2 acres;
lot 1B to be 1.01 acres; Lot 1C to be 1.04 acres. Pursuant to Chapter 183 and Chapter 94 of the Zoning
Ordinance, subdivision of land shall be subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter A-183, the Planning Board
has determined that this proposal satisfies the requirements as stated in the Zoning Code;
The requirements of the State Environmental Quality Review Act have been considered and the Planning
Board has adopted a SEQRA Negative Declaration
A public hearing was scheduled and held on 08/28/2018, 10/23/2018 and 11/27/2018;
This application is supported with all documentation, public comment, and application material in the file of
record;
MOTION TO APPROVE SUBDIVISION PRELIMINARY STAGE 15-2018 TRA TOM
DEVELOPMENT. Introduced by David Deeb who moved its adoption.
Motion seconded by Brad Magowan. Duly adopted this 271h day of November 2018 by the following vote:
AYES: Mr. Shafer, Mr. Dixon, Mr. Magowan, Mr. Jackoski, Mr. Deeb, Ms. White, Mr. Traver
NOES: NONE
Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbory, NY 12804 1 www.queensbwy.net