Staff Notes 1/19/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 19, 2021
SUB Prel. 19-2020 JP GROSS PROPERTIES, LLC
748 Luzerne Road / MDR/LC10A/RR5A – Moderate Density Residential/Land
Conservation 10 Acres/Rural Residential 5 Acres/ Ward 4
SEQR Type I Coordinated Review
Material Review: application, stormwater management SWPPP, subdivision plans
Parcel History:SUB 3-2015, SUB (S) 7-2019, SUB (S) 2-2020, SUB (P) 8-2020 (withdrawn), SUB (S)
13-2020
__________________________________________________________________________________________
Requested Action
Planning Board conduct SEQR and accept lead agency for project.
Resolutions
1. Accept lead agency
2. SEQR decision
Project Description
SEQR: Applicant proposes a six lot residential subdivision. The project includes shared driveways – Lots 2 & 3
and Lots 4 & 5. Lot 1 is a corner lot with access to Twin Mountain Drive and Lot 6 will have access on Tuthill
Road. Lot sizes: Lot 6 – 33.44 acres and includes a small section across from Luzerne Road; Lot 5 – 3.06
acres; Lot 4 – 2.80 acres; Lot 3 – 2.0 acres; Lot 2 – 5.01 acres; Lot 1 – 2.0 acres. Project is subject to water
district extension triggering coordinated SEQR review. Project will require stormwater management and is a
Class B subdivision for APA. Pursuant to Chapter 183 of the Zoning Ordinance, subdivision of land shall be
subject to Planning Board accept lead agency and review SEQR.
Staff Comments
Sketch Plan –The applicant provided a sketch plan in October 2013.
Preliminary Review –
[[148,2211,413,2268][12][,I,][Times New Roman]]Layout plans [[413,2211,429,2268][12][,,][Times New Roman]] [[429,2211,454,2268][12][,,][Times New Roman]]– [[453,2211,836,2268][12][,,][Times
New Roman]]The survey shows [[836,2211,2414,2268][12][,,][Times New Roman]]four lots to have access to Luzerne Road. Lot 1 will be accessed from Twin
Mountain Drive and is a corner lot. Lot 6 will have access from Tuthill Road and is located in three zones –
RR5A, LC10A and MDR – with the proposed home in the RR5A zone area. Lots 1-5 are to be 2.0 acres or
larger and Lot 6 is to be 37.442 acres and includes land area from across Luzerne Road.
[[150,207,556,264][12][,I,][Times New Roman]]Construction details [[556,207,569,264][12][,,][Times New Roman]] [[569,207,594,264][12][,,][Times New Roman]]– [[594,207,607,264][12][,,][Times
New Roman]] [[607,207,1001,264][12][,,][Times New Roman]]The plans show pro [[1001,207,2166,264][12][,,][Times New Roman]]posed house locations, with septic, and water connections.
[[2166,207,2189,264][12][,,][Times New Roman]]
[[150,265,176,322][12][,I,][Times New Roman]]
[[148,322,500,379][12][,I,][Times New Roman]]Landscape plans [[499,322,525,379][12][,I,][Times New Roman]]– [[525,322,1501,379][12][,,][Times New Roman]]the number of lots does not
require landscaping. [[1501,322,1524,379][12][,,][Times New Roman]]
[[150,380,176,437][12][,I,][Times New Roman]]
[[150,437,432,494][12][,I,][Times New Roman]]Clearing plan [[432,437,448,494][12][,,][Times New Roman]] [[448,437,473,494][12][,,][Times New Roman]]– [[473,437,2414,494][12][,,][Times
New Roman]]The applicant has indicated clearing will occur for each house, site septic and well installation
as lots are sold.
[[150,552,176,609][12][,I,][Times New Roman]]
[[150,610,714,667][12][,I,][Times New Roman]]Grading and erosion plans [[714,610,735,667][12][,,][Times New Roman]] [[735,610,760,667][12][,,][Times New Roman]]– [[760,610,2412,667][12][,,][Times
New Roman]]The plans show topography for each lot area to be developed. The proposed
grading of each lot is also shown.
[[150,782,673,839][12][,I,][Times New Roman]]The Environmental report [[672,782,685,839][12][,,][Times New Roman]] [[685,782,710,839][12][,,][Times New Roman]]– [[710,782,722,839][12][,,][Times
New Roman]] [[722,782,2355,839][12][,,][Times New Roman]]the applicant has completed a Long Environmental assessment review for 6 lots. [[2355,782,2378,839][12][,,][Times New Roman]]
[[150,840,176,897][12][,I,][Times New Roman]]
[[150,897,190,954][12][,I,][Times New Roman]]St [[189,897,660,954][12][,I,][Times New Roman]]ormwater management [[659,897,681,954][12][,,][Times New Roman]] [[681,897,706,954][12][,,][Times
New Roman]]– [[706,897,1301,954][12][,,][Times New Roman]]the applicant has provided a [[1301,897,1506,954][12][,,][Times New Roman]]n updated [[1506,897,1528,954][12][,,][Times New
Roman]] [[1528,897,2413,954][12][,,][Times New Roman]]stormwater management report which has
been provided to the engineer for review and comment
[[148,1070,243,1127][12][,I,][Times New Roman]]Fees [[243,1070,256,1127][12][,,][Times New Roman]] [[256,1070,281,1127][12][,,][Times New Roman]]– [[281,1070,605,1127][12][,,][Times
New Roman]]per application. [[605,1070,628,1127][12][,,][Times New Roman]]
[[150,1127,176,1184][12][,I,][Times New Roman]]
[[150,1185,313,1242][12][,I,][Times New Roman]]Waivers [[313,1185,326,1242][12][,,][Times New Roman]] [[326,1185,351,1242][12][,,][Times New Roman]]– [[351,1185,1136,1242][12][,,][Times
New Roman]]the applicant has not requested waivers [[1136,1185,1159,1242][12][,,][Times New Roman]]
[[150,1242,176,1299][12][,I,][Times New Roman]]
[[150,1300,390,1357][12][,I,][Times New Roman]]Open Space [[390,1300,403,1357][12][,,][Times New Roman]] [[403,1300,428,1357][12][,,][Times New Roman]]– [[428,1300,766,1357][12][,,][Times
New Roman]]there is no propo [[766,1300,1174,1357][12][,,][Times New Roman]]sal for open space . [[1174,1300,1197,1357][12][,,][Times New Roman]]
[[150,1357,176,1414][12][,I,][Times New Roman]]
[[150,1415,285,1472][12][,I,][Times New Roman]]Streets [[285,1415,298,1472][12][,,][Times New Roman]] [[298,1415,323,1472][12][,,][Times New Roman]]– [[323,1415,932,1472][12][,,][Times
New Roman]]the plans show no new streets. [[932,1415,955,1472][12][,,][Times New Roman]]
Summary
The applicant has completed preliminary stage application for the subdivision of a 52.31 ac parcel into six lots.
The project is subject to Town Board review for the extension of the water district. The board may accept Lead
Agency Status for SEQR and conduct SEQR.
Meeting History: PB: 12/15/2020;
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