Staff Notes 12/15/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2020
Subdivision (S) 17-2020 JENNIFER BALL
Pickle Hill Road / RR-3A – Rural Residential 3 Acres / Ward 1
SEQR Unlisted
Material Review: application, narrative, photos, subdivision plan drawings
Parcel History:(Parcel 1.8)–AV 61-1990, NOA 2-2013
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Requested Action
Planning Board review and approval of a two lot subdivision and a boundary line adjustment.
Resolutions
1. n/a
Project Description
Applicant proposes a two lot subdivision and a boundary line adjustment. Parcel 266.1-1-9.1 is 16 acres – Lot 1
to be 12 acres and Lot 2 to be 3 acres. Boundary line adjustment with parcel 266.1-1-8 that is 0.64 acre and add
1.00 acre for total of 1.64 acres. Lot 1 was formerly commercial garage with proposal to renovate garage and
construct a new home. Lot 2 to be marketable building lot. Pursuant to Chapter 183 of the Zoning Ordinance,
subdivision of land shall be subject to Planning Board review.
Staff Comments
The applicant is proposing a two lot residential subdivision in a Rural Residential 3 acre zone area. The project
includes the main 16 acre parcel divided into two lots of Lot 1 to be 12 acres and Lot 2 to be 3 acres. There is
an adjoining lot of 0.64 acres that is included in the project as a boundary line adjustment to be increased to
1.64 acres total.
Variances are associated with Lot 1 to convert an existing vacant commercial building to a garage of 2,400 sq
ft. Relief would be requested for Lot 1 to have two garages and have one garage to be in excess of 2,200 sq ft.
Below are excerpts from the Town code for subdivision in Rural Residential area.
179-3-040 Excerpt for Rural Residential Zoning
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.
179-4-010 Excerpt Residential Design requirements
Rural design. New residential subdivisions, construction and/or development that occurs in the LC, PR and RR
Zoning Districts shall comply with the following rural design requirements:
(1)
Subdivisions.
(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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