Staff Notes for 02/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 16, 2021
Discussion 1-2021 CHRIS RACICOT
20 Newcomb Street / MS – Main Street / Ward 4
SEQR Type II
Material Review: narrative, site drawing
Parcel History:SP 45-2008, NOA 6-2005, 2009-039 Comm. Alt., 2005-494 partial demo garage;
__________________________________________________________________________________________
Requested Action
Planning Board discussion of potential project.
Resolutions
n/a
Project Description
Applicant proposes construction of a two story, 10,650 sq. ft. 14 unit townhouse building. The site includes a
25 foot access right of way through the parcel to another separate parcel at the rear of the property. The existing
property is partially developed and includes a wood frame house and several paved and gravel surface
driveways and parking areas. The current house is to remain. The site has 185 ft. of road frontage and includes
three existing driveway curb cuts, the center of the three to be removed. Townhouse units are to include small
rear patios, one interior garage and one exterior parking space. Pursuant to Chapter179-9-040 of the Zoning
Ordinance, discussion with the Planning Board may be requested by the applicant.
Staff Comments
The applicant is proposing a 2 story 14 unit townhouse building on a 1.04 acre parcel in the Main Street zone.
The building will include a garage space on the lower level and a patio area for each unit. The project includes
an existing drive to an adjoining parcel 309.10-1-60 that contains an existing home. Also included is another
existing residence to remain and will maintain a driveway area, where one of the three curbcuts is to be
removed. The plans shows the relocated access drive to the units.
Below are excerpts from the Town code for uses in the Main Street zoning area:
Section 179-3-040- Main Street
Main Street. The Main Street (MS) District includes those areas of the Town where there is potential to create a
traditional main street environment which includes a streetscape of relatively small-scale stores and businesses
that are arranged at build-to lines promoting pedestrian activity and a vehicular traffic-slowing aesthetic. This
area of the Town is described in the "Commercial Corridors" section of the Comprehensive Plan, adopted on
August 6, 2007, and contains a portion of what was formerly Highway Commercial Moderate (HC-Mod) under
the 2002 Zoning Law.
Section 179-3-040- Main Street continued
(a) Uses allowed. This district primarily allows a variety of retail, office, personal and business services uses
(excluding auto service) at a scale that is appropriate to a traditional rural town main street. In addition, while
residential uses are permitted on the first floor of multistory buildings that are set back 250 feet as measured
from the center line of Main Street, residential uses above the first and second floor are encouraged throughout
Residential uses, including single-family dwellings, duplexes or two-family dwellings, multiple-
the district.
family dwellings, and townhouses are permitted beyond 250 feet as measured from the center line of
Main Street.
However, townhouses and multiple-family units are strongly encouraged. Restaurants and taverns
will be allowed by special use permit. A mixture of uses in a building is also allowed.
[[150,840,194,897][12][,I,][Times New Roman]]… [[192,840,2318,897][12][,I,][Times New Roman]]Front Yard Setback…..The building setback for lots that do not have frontage on Main Street
is 20 feet as
[[150,897,1051,954][12][,I,][Times New Roman]]measured horizontally from the property line [[1051,897,1077,954][12][,I,][Times New Roman]]
[[150,955,194,1012][12][,I,][Times New Roman]]… [[194,955,664,1012][12][,I,][Times New Roman]]Side Yard Setback …60 [[664,955,2045,1012][12][,I,][Times New Roman]]% of building façade
divided by the lot width or waived by the board [[2041,955,2054,1012][12][,I,][Times New Roman]] [[2054,955,2269,1012][12][,I,][Times New Roman]]if it would
[[150,1012,891,1069][12][,I,][Times New Roman]]restrict rear yard access for parking [[891,1012,917,1069][12][,I,][Times New Roman]]
[[150,1070,176,1127][12][,I,][Times New Roman]]
[[150,1127,719,1184][12][,I,][Times New Roman]]…Rear Yard Setback….10 ft [[717,1127,743,1184][12][,I,][Times New Roman]]
[[150,1185,176,1242][12][,I,][Times New Roman]]
[[150,1242,194,1299][12][,I,][Times New Roman]]… [[192,1242,2184,1299][12][,I,][Times New Roman]]Percent permeable: 5% for projects less than one acre and 10% for projects greater than
one acre. [[2184,1242,2210,1299][12][,I,][Times New Roman]]
[[150,1300,176,1357][12][,I,][Times New Roman]]
[[150,1357,194,1414][12][,I,][Times New Roman]]… [[192,1357,350,1414][12][,I,][Times New Roman]]Percent [[349,1357,362,1414][12][,I,][Times New Roman]] [[362,1357,2303,1414][12][,I,][Times
New Roman]]landscaped: 5%. Wherever green infrastructure design features (e.g., rain gardens, bioretention
[[150,1415,2232,1472][12][,I,][Times New Roman]]basins, etc.) are used, the Planning Board may consider this as both landscaping and permeable areas.
[[148,1472,1295,1529][12][,I,][Times New Roman]]Required street plantings and visual screening for parkin [[1293,1472,2405,1529][12][,I,][Times New Roman]]g areas shall not be included
when calculating percent
[[150,1530,1827,1587][12][,I,][Times New Roman]]landscaping. See New York State Stormwater Management Design Manual Chapter [[1827,1530,1840,1587][12][,I,][Times New Roman]] [[1840,1530,1865,1587][1
2][,I,][Times New Roman]]5 [[1865,1530,1878,1587][12][,I,][Times New Roman]] [[1878,1530,2319,1587][12][,I,][Times New Roman]](or most current New
[[150,1587,1030,1644][12][,I,][Times New Roman]]York State standards) for more information. [[1030,1587,1056,1644][12][,I,][Times New Roman]]
179-5-090 Minimum Floor Area
…Multiple- family, each unit -600 sq ft
179-5-100 Multiple-family dwellings
…Access
…Water and Sewer facilities
179-7-070 Main Street (7) Stand Alone residential uses
[[150,2220,220,2277][12][,I,][Times New Roman]]….. [[216,2220,389,2277][12][,I,][Times New Roman]]Multiple [[389,2220,405,2277][12][,I,][Times New Roman]]- [[396,2220,1250,2277][12][,I,][Times
New Roman]]family buildings shall not exceed 150 feet [[1250,2220,1561,2277][12][,I,][Times New Roman]]along the street [[1560,2220,1576,2277][12][,I,][Times New Roman]]- [[1567,2220,1860,2277][12]
[,I,][Times New Roman]]facing facade. [[1860,2220,1886,2277][12][,I,][Times New Roman]]
179-8-050 Multifamily and nonresidential landscaping requirements
…landscaped strip along streets
Summary
Section 179-9-040 provides an opportunity for the application to have a sketch plan discussion with the
planning board. The Planning Board can provide feedback and comments to the applicant about the proposed
project.
[[150,2794,648,2851][12][B,I,][Times New Roman]]Fire Marshal comments
–Drawing review in regards to emergency vehicle access, surface load, calming
device, and turn around
[[149,2909,780,2966][12][B,I,][Times New Roman]]Building and Codes comments
–Building will need to be sprinklered, review of handicap accessibility for two
story structure, hammerhead design to be reviewed.
st
Meeting History: 1 Meeting
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