Staff Notes for 2/23/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 23, 2021
SUB Prel. 19-2020 JP GROSS PROPERTIES, LLC
SUB Final 4-2021 748 Luzerne Road / MDR/LC10A/RR5A – Moderate Density Residential/Land
Conservation 10 Acres/Rural Residential 5 Acres/ Ward 4
SEQR Type I - Completed 1/19/2021 negative declaration
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Parcel History:SUB 3-2015, SUB (S) 7-2019, SUB (S) 2-2020, SUB (P) 8-2020 (withdrawn), SUB (S)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 review and approval for a six lot residential subdivision.
Resolutions
1. PB decision
Project Description
Applicant proposes a six lot residential subdivision. The project site is 52.31 acres and contains areas of steep
slopes and APA wetlands. The project includes a water district extension that is to be completed by the Town
Board. The Planning Board has completed the SEQR review of the project. The applicant is working with the
APA as the project site contains wetlands triggering their review. 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. Pursuant to Chapter 183
of the Zoning Ordinance, subdivision of land shall be subject to Planning Board review and approval.
Staff Comments
Sketch Plan –The applicant provided a sketch plan in October 2013.
Preliminary Review –
[[148,2186,413,2243][12][,I,][Times New Roman]]Layout plans [[413,2186,429,2243][12][,,][Times New Roman]] [[429,2186,454,2243][12][,,][Times New Roman]]– [[453,2186,836,2243][12][,,][Times
New Roman]]The survey shows [[836,2186,2414,2243][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]] [[607,207,2166,264][12][,,][Times New Roman]]The plans show proposed house locations, with septic, and water connections. [[2166,207,2189,264][12][,,][Times New Roman]]
[[150,265,176,322][12][,I,][Times New Roman]]
[[148,322,443,379][12][,I,][Times New Roman]]Landscape pla [[443,322,500,379][12][,I,][Times New Roman]]ns [[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]]– [[760,610,1626,667][12][,,][Times
New Roman]]The plans show topography for each lot [[1626,610,2412,667][12][,,][Times New Roman]]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]]
[[150,897,660,954][12][,I,][Times New Roman]]Stormwater management [[659,897,681,954][12][,,][Times New Roman]] [[681,897,706,954][12][,,][Times New Roman]]– [[706,897,1858,954][12][,,][Times
New Roman]]the applicant has provided an updated stormwater man [[1858,897,2413,954][12][,,][Times New Roman]]agement 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]]– [[428,1300,1174,1357][12][,,][Times
New Roman]]there is no proposal 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]]
Final Stage Review – Final Plat-subdivision for 2 lots.
[[225,1591,648,1648][12][,I,][Times New Roman]]State/County agency [[648,1591,672,1648][12][,,][Times New Roman]] [[672,1591,697,1648][12][,,][Times New Roman]]– [[697,1591,1286,1648][12][,,][Times
New Roman]]Planning and Zoning Board [[1286,1591,1422,1648][12][,,][Times New Roman]], APA [[1421,1591,1632,1648][12][,,][Times New Roman]](wetlands) [[1632,1591,2065,1648][12][,,][Times
New Roman]], NYSDEC/SPEDES [[2065,1591,2089,1648][12][,,][Times New Roman]] [[2089,1591,2414,1648][12][,,][Times New Roman]]are the agency
involved for the proposed subdivision.
[[225,1710,618,1767][12][,I,][Times New Roman]]Other plans reports [[618,1710,631,1767][12][,,][Times New Roman]] [[631,1710,656,1767][12][,,][Times New Roman]]– [[656,1710,1171,1767][12][,,][Times
New Roman]]Stormwater management [[1171,1710,1196,1767][12][,,][Times New Roman]]– [[1196,1710,1905,1767][12][,,][Times New Roman]]SWPPP, Major Stormwater Permit. [[1905,1710,1928,1767][12][,,][Tim
es New Roman]]
[[223,1771,654,1828][12][,I,][Times New Roman]]Protected open space [[654,1771,667,1828][12][,,][Times New Roman]] [[667,1771,693,1828][12][,,][Times New Roman]]– [[693,1771,1011,1828][12][,,][Times
New Roman]]none proposed. [[1011,1771,1034,1828][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 board completed SEQR and issued a negative declaration 1/19/2021. The Town Board adopted the
extension of the water district 2/8/2021
Meeting History: PB: 12/15/2020, 1/19/2021;
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