Staff Notes DISC 1-2019 Wilcox_3 26 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 26, 2019
Discussion 1-2019 ALEX & MICHELLE WILCOX
Corner Walkup & Moon Hill Roads / RR3A – Rural Residential 3 acres / Ward 1
SEQR N/A for discussion
Material Review: narrative and drawing
Parcel History: AV32-2018 (voided)
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Requested Action
Planning Board discussion of a proposal to construct a 2,840 sq. ft. single family home at corner of Walkup Rd.
& Moon Hill Rd.
Resolutions
N/A for discussion
Project Description
Applicant proposes construction of a 2,840 sq. ft. single family home at corner of Walkup Rd. & Moon Hill Rd.
This is a 1.93 acre lot zoned RR3A. The project proposed will have driveway access off Moon Hill Road due to
the slopes on the site. The project would be subject to Site Plan and Variance relief due to the slopes and
zoning requirements. Pursuant to Chapter 179-9-040 of the Zoning Ordinance, discussion with the Planning
Board may be requested by the applicant.
Staff Comments
The applicant has provided a narrative explaining the development of the lot for a single family home. The
project site has steep slopes and is considered a corner lot. The applicant has obtained a topographic survey
identify the areas of steep slopes and is working on obtaining the stormwater management for the site when
developed with a single family home.
Code sections for review are noted below:
Section 179-3-040 Establishment of zoning districts.
Rural residential. The Rural Residential (RR) Districts are intended to preserve and enhance the natural open
space and rural character of the Town by limiting development to low densities. Low densities are warranted in
this area of the Town due to natural features (such as steep slopes, wetlands, and limiting soils) as well as
marginal access to populated areas. This area of the Town is described in the "Neighborhoods" section of the
Comprehensive Plan, adopted on August 6, 2007. In addition, and perhaps most importantly, this is the land
area of the Town that is extremely important to the preservation of its rural character. As such, the district is
intended to promote open spaces and rural design.
Section 179-4-010 D2. Residential Design requirements.
(2) Non-subdivision development.
(a) Buildings shall be located in such a manner as to avoid placement in the middle of open fields. Building
locations shall be encouraged to be placed at the edges of fields or in cleared areas next to fields wherever
practicable.
(b) Buildings shall be located where existing vegetation and/or topography provides a natural buffer and
screening from roads and neighboring properties.
(c) Clearing of vegetation and trees along roads shall be minimized so long as adequate site distances for
driveways are maintained. The use of curves in driveways shall be utilized to screen buildings so long as right-
angle intersections with roads are maintained for the last 50 feet of the driveway.
(d) Buildings shall also be sited so that existing vegetation and topography can be used as a background or
integrated into the building site location.
Variance items
The project may be subject to area variances for setbacks. The parcel is 1.73 acres and considered to have two
fronts the remaining property lines are rear yard. The setbacks are then 100 ft from all property lines.
Summary
Pursuant to Chapter 179-9-040 of the Zoning Ordinance, applicant may present a sketch to receive comments
and feedback from the Planning Board.
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Meeting History: 1 meeting;
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