Staff Notes for 11/17/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 17, 2020
Subdivision (S) 14-2020 JEFFREY & JOANNE MANN
Bay Rd. & Pickle Hill Rd. / RR-3A – Rural Residential 3 Acres / Ward 1
SEQR Type II
Material Review: application, narrative, preliminary concept plan
Parcel History:2003-244 Demo, 2003-407 new sf home
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Requested Action
Planning Board discussion of a six lot residential subdivision in RR-3A zone.
Resolutions
n/a
Project Description
Applicant proposes a six lot residential subdivision in RR-3A zone – lots are greater than three acres. Project
includes shared driveways. Pursuant to Chapter 183 of the Zoning Ordinance subdivision of land shall be
subject to Planning Board discussion at sketch plan stage.
Staff Comments
Applicant requests discussion of a proposed 6 lot subdivision of a 34.5 acre parcel. The applicant has provided
a subdivision maps showing the 6 along Pickle Hill Road and one lot on Bay Road. The project will be subject
to variance review for road frontage as the parcel is zoned Rural Residential 3 acres where road frontage access
occurs as shared driveways. In addition, a variance for lot width where 400 ft is required and 300 ft is proposed.
The project is subject to a major stormwater project permit. The project is designed to minimize impacts to the
wetland and stream areas noted on the plan.
Code excerpts for review purpose:
Rural Residential 3 Acres: The Rural Residential District is 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.
Rural Residential design requirements
(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.
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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