Staff notes 9/25/19
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 25, 2019
Subdivision Sketch Plan 7-2019 JP GROSS PROPERTIES, LLC
Luzerne Road / MDR/LC-10A/RR-5A – Moderate Density Residential,
Land Conservation 10 Acres, Rural Residential 5 Acres / Ward 4
SEQR Unlisted
Material Review: sketch plan application, sketch plan map
Parcel History:SUB Sketch 3-2015
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Requested Action
Planning Board review and discussion for a conservation subdivision of 50.52 acres for eleven residential lots.
Project Description
Applicant proposes a conservation subdivision of 50.52 acres for eleven residential lots – Lot 1 to have access
on Twin Mountain Drive and Lot 11 to have access on Tuthill Road. Remaining lots to be part of a cul-de-sac
with access to Luzerne Road. Deeded greenspace to be 34.41 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 is proposing a conservations subdivision of 11 residential lots. Two of the lots will have frontage
on other roads and not the main road of the subdivision road. Lot 1 to have access from Twin Mountain Drive
and Lot 11 to have access on Tuthill Road. The plans indicate 34.41 acres to be dedicated as green space.
[[150,1726,856,1783][12][,I,][Times New Roman]]Conservation Subdivision Purpose [[853,1726,1068,1783][12][,I,][Times New Roman]]Article 10 [[1068,1726,1143,1783][12][,I,][Times New
Roman]]183 [[1143,1726,1159,1783][12][,I,][Times New Roman]]- [[1159,1726,1210,1783][12][,I,][Times New Roman]]36 [[1209,1726,1235,1783][12][,I,][Times New Roman]]
The purpose of a conservation subdivision is to preserve large areas of open space along with the natural and
scenic resources within them. Well-designed conservation subdivisions also lower building costs by minimizing
infrastructure, increase home values for residents and protect the overall Town environment by, among other
things, reducing stormwater runoff.
The board would need to consider if the two lots without access to the proposed subdivision road are
consistent with a conservation subdivision.
[[148,2247,318,2304][12][,I,][Times New Roman]]Excerpt [[318,2247,1024,2304][12][,I,][Times New Roman]]Conservation Subdivision Purpose [[1021,2247,1236,2304][12][,I,][Times New Roman]]Article
10 [[1236,2247,1311,2304][12][,I,][Times New Roman]]183 [[1311,2247,1328,2304][12][,I,][Times New Roman]]- [[1328,2247,1353,2304][12][,I,][Times New Roman]]3 [[1353,2247,1377,2304][12][,I,][Times
New Roman]]8 [[1377,2247,1403,2304][12][,I,][Times New Roman]]
Use of open space areas; open space areas may include features and improvements for active and/or passive
recreation, provided that such features do not materially detract from the purpose for preservation of the open
space. As a general principle, open space areas should be left in their natural state. Accepted conservation
management techniques may be employed to maintain their natural state and allow for passive (nonmotorized)
recreational opportunities such as, but not limited to, hiking trails, cross-country skiing or snow shoeing trails,
picnic areas, etc. Where appropriate, active recreational facilities may be included in the open space areas. In
addition, farming activities may be allowed to continue on open space areas pursuant to an agricultural
easement or other suitable arrangements. Where active agricultural lands are set aside in a conservation design
subdivision, such lands may remain in active agricultural use. The Planning Board may consider public access
to open space areas where it may be appropriate.
The board should consider additional information on the deeded greenspace ie ownership, access,
purpose. Review of Lot 11 appears to contain a majority of the deeded greenspace and Lot 1 appears to
contain zero deeded greenspace.
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.
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Meeting History: 1 meeting;
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