Staff notes 2/25/20
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 25, 2020
SUB (Sketch Plan) 2-2020 JP GROSS PROPERTIES, LLC
Luzerne Road / MDR/LC-10A/RR-5A – Moderate Density Residential, Land
Conservancy 10 Acres, Rural Residential 5 Acres / Ward 4
SEQR Unlisted
Material Review: sketch plan application, sketch plan map
Parcel History:SUB sketch 3-2015, SUB sketch 7-2019
__________________________________________________________________________________________
Requested Action
Planning Board discussion of a 12 lot residential conservation subdivision.
Resolutions
N/A
Project Description
Applicant proposes a 12 lot residential conservation subdivision. The lots are divided with: Lot 2 – Lot 10 of
lot size range 1.45 acre to 0.79 acre with access from Luzerne Road; Lot 1 of 1.50 acre with access from Twin
Mountain Drive; Lot 11 of 13.2 acres with access from Tuthill Road. Project includes Lot 12 of 25.5 acres to be
deeded open space. Pursuant to Chapter 183 of the Zoning Ordinance, sketch plans may be brought before the
Planning Board for discussion.
Staff Comments
The applicant is proposing a conservations subdivision of where one lot of 25.5 acres is to be deeded open space
and the remaining 11 would be used for single family home sites. 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 project is similar to similar to the previous sketch with 12 residential
lots where now there is additional land associated with some of the lots on the cul-de-sac.
[[150,2071,856,2128][12][,I,][Times New Roman]]Conservation Subdivision Purpose [[853,2071,1068,2128][12][,I,][Times New Roman]]Article 10 [[1068,2071,1143,2128][12][,I,][Times New
Roman]]183 [[1143,2071,1159,2128][12][,I,][Times New Roman]]- [[1159,2071,1210,2128][12][,I,][Times New Roman]]36 [[1209,2071,1235,2128][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.
[[148,2592,318,2649][12][,I,][Times New Roman]]Excerpt [[318,2592,1024,2649][12][,I,][Times New Roman]]Conservation Subdivision Purpose [[1021,2592,1173,2649][12][,I,][Times New Roman]]Article
[[1173,2592,1236,2649][12][,I,][Times New Roman]]10 [[1236,2592,1311,2649][12][,I,][Times New Roman]]183 [[1311,2592,1328,2649][12][,I,][Times New Roman]]- [[1328,2592,1353,2649][12][,I,][Times
New Roman]]3 [[1353,2592,1377,2649][12][,I,][Times New Roman]]8 [[1377,2592,1403,2649][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 (non-motorized)
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.
[[148,150,318,207][12][,I,][Times New Roman]]Excerpt [[318,150,1024,207][12][,I,][Times New Roman]]Conservation Subdivision Purpose [[1021,150,1236,207][12][,I,][Times New Roman]]Article
10 [[1236,150,1311,207][12][,I,][Times New Roman]]183 [[1311,150,1328,207][12][,I,][Times New Roman]]- [[1328,150,1353,207][12][,I,][Times New Roman]]3 [[1353,150,1615,207][12][,I,][Times
New Roman]]8 contd…….. [[1615,150,1641,207][12][,I,][Times New Roman]]
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.
st
Meeting History: 1 Meeting;
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