Staff Notes for 4/27/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 27, 2021
Subdivision (S) 20-2020 FOOTHILLS BUILDERS
84 Jenkinsville Road / MDR – Moderate Density Residential / Ward 1
SEQR Unlisted
Material Review: updated sketch plan, housing types, subdivision rendering
Parcel History:SUB (S) 11-2020
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Requested Action
Planning Board review and approval for 18 lot residential subdivision of a 16.89 acre parcel.
Resolutions
1. n/a
Project Description
Revised: Applicant proposes 18 lot residential subdivision of a 16.89 acre parcel. Project is to have one access
drive with a cul-de-sac. Lot sizes range from 0.69 acre to 0.97 acre. Proposed house size of 1,822 sq. ft. to
1,329 sq. ft. with both single story and two story homes. Pursuant to Chapter 183 of the Zoning Ordinance,
subdivision of land shall be subject to Planning Board review.
Staff Comments
The applicant has updated a sketch plan from 19 lot subdivision to 18 lot of a 16.89 acre parcel. The applicant
has provided a subdivision maps showing the 18 lots and the cul-de-sac drive. The project will be subject to
variance review for lots sizes as the parcel is zoned MDR where 2 acres is required. The board had requested
additional supporting detail about the proposed subdivision and the applicant has provide housing styles and
size for the project area.
Staff previous noted the lots within the area had occurred as part of subdivisions in 1964, 1991 and 1995.
Code excerpts for review purpose:
Moderate Density Residential: The Moderate Density Residential (MDR) District is intended to protect the
character of Queensbury's low-, medium- and high-density, strictly single-family neighborhoods and to create
more walkable neighborhoods.
Moderate-density residential design. New residential construction and/or development in the Moderate-Density
Residential Zoning Districts shall comply with the following 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 are not allowed.
(c)
Private roads are not allowed.
(d)
All subdivisions shall include connector streets with existing adjacent residential developments and/or the
reservation of fifty-foot-wide rights-of-way or strips of land (paper streets) to allow for future connecting streets
to lands that are as yet undeveloped but may be utilized in the future for residential development.
(e)
Easements with a minimum of 10 feet shall be required along the fronts of lots for provision of off-street
sidewalks or pedestrian paths as well as lighting and utilities where applicable.
(f)
Pedestrian and bicycle paths shall be provided to any common facilities and common open space within the
subdivision as well as leading to any schools, playgrounds, parks, and/or public open space or recreational areas
that are located in the vicinity of the subdivision. Bicycle circulation shall be accommodated on streets via a
separate striped four-foot-wide lane on the street and/or on dedicated off-street bicycle paths that may or may
not be shared as a pedestrian path. Where feasible, any existing bicycle routes through the site shall be
preserved and enhanced.
(g)
Street layouts shall provide for blocks that are generally in the range of 200 feet to 800 feet deep by 500 feet
to 1,500 feet long. For large subdivisions, a variety of block and lot sizes shall be provided to facility housing
diversity and to avoid uniformity of layout design.
(h)
(Reserved)
(i)
All common areas, including but not limited to stormwater drainage areas, detention ponds, parks,
playgrounds and open space areas, shall be subject to written maintenance, ownership and usage arrangements
that must be approved by the Planning Board and recorded against each lot in the subdivision.
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.
The applicant has been provide with information about a supposed drinking water contamination. Additional
safety measures may be required. The applicant is currently in discussions with the NYSDEC for the
monitoring wells.
st
Meeting History: 1 Meeting (Previous sketch plan presentation 12/22/2020.)
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