1986-10-27
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QUEENSBURY TOWN PLANNING BOARD
Special Meeting held: Monday, October 27, 1986 @ 7:30 P.M.
Present:
Richard Roberts, Chairman
Hilda Mann
Frank DeSantis
Susan Levandowski
Stuart F. Mesinger, Senior Planner
Joseph S. Dybas
Victor Macri, Jr.
R. Case Prime, Attorney
Absent:
Kenneth Sorlin, Secretary
Chairman Roberts called the meeting to order at 7:30 P.M.
NEW BUSINESS
SUBDIVISION NO. 14-86 SKETCH PLAN and SITE PLAN NO. 31-86
SDC Associates
Charles Scudder, consulting engineer, described the proposal to construct a
professional office complex and residential duplex subdivision off of Bay Road across
from Walker Lane on approximately 80 acres. Mr. Scudder explained that professional
offices are not allowed in the UR-5 zone; the proposal is basically for discussion
purposes so that if the Board is favorable to the idea, an amendment to the ordinance
could be made. The duplex subdivision is an allowed use.
In response to questions from the Board, Mr. Mesinger explained that the
proposal wasn't really appropriate for a Planned Unit Development. There was an
insufficient mix of uses and no commercial aspect. Similarly, rezoning would
constitute spot zoning, which would be illegal. A variance would be nearly impossible
to get since there was no way to prove the property could not be used as zoned.
* The Board needed to consider whether if wanted professional offices in the Bay
Road corridor; if so, an ordinance amendment was required. If not, Mr. Scudder
should be told to rethink the project.
The Board discussed the location of other office buildings on Bay Road. Mr.
Roberts asked why an allowed use wasn't proposed.
Dr. John Schutz, co-owner of the parcel, said that he felt this was a good
location for professional offices. There is a shortage of offices in the community.
He was looking for the Board's advice on whether this was an appropriate type of
development.
Mr. Roberts noted that offices already existed across the street.
Mr. DeSantis said that the proposal made sense, but the Board did not want
to see a corridor of office buildings on Bay Road. A land use inventory along Bay
Road was needed.
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Various Board members spoke of a potential need for additional office space
in this part of Town.
Public Hearing Opened:
Mrs. McMillan, Queensbury resident, asked for a more detailed explanation
of the project.
Dr. Schutz explained the location between the Hughes property and the golf
courses. The offices would be designed to blend with the duplexes. Zoning would
allow approximately 600 apartments on the 82 acres. They were proposing about
150 units as a duplex subdivision.
There are wetlands on the site which will be maintained. The stream will
blend with the golf course. The aim is for an upscale duplex housing park with a
fair amount of green space.
C. Kilburn, Queensbury resident, asked how large the office buildings would
be.
Mr. Scudder said that they would be individually designed with adequate parking.
Ingress will be from a feeder road off of Bay Road.
Mr. Kilburn said that he lived across the field on Meadowbrook. The soils
are wet with a high clay content. He was concerned that his land would be
underwater. The neighbors are flooded whenever it rains due to increasing
development; there is no place for water to go.
Mr. Scudder said that the developers did not want to flood yards either.
Wetlands will be maintained. Large green areas will remain.
Mr. Roberts said that a detailed stormwater drainage plan would be needed
before the Board could act.
Mr. Charles Jarvis, Queensbury resident, asked if the buildings would be 1
or 2 stories.
Dr. Schutz said that given the high water table, they would probably be two
stories, but no higher. He said they would not be like the new bank building at the
corner of Quaker and Bay Roads.
Mr. Jarvis asked what the lot size would be.
Mr. Scudder said that very preliminarily, they were looking at 30,000 square
foot lots.
Mr. Jarvis asked the size of each duplex.
Mr. Scudder replied about 1,600 square feet.
Mr. Jarvis asked what sort of buffer would be maintained between the project
and his property to the north.
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Mr. Scudder said that a natural buffer of some 200 to 300 feet would be left.
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Nancy Dobert, Queensbury resident, asked about sewage disposal. She also
voiced concerns over drainage, stating that a large stream appears on the site every
time it rains. She felt the density was too high and that half this density might
be acceptable. The Town is replacing the road quite frequently due to washout from
Adirondack Community College. The land is wet and is heavy clay.
Mr. Scudder said it was unknown if all sewage could be handled on site. A
sewer would be the best answer. He felt that some sewage could be disposed of
on site without environmental drainage, but it was unknown if the whole project
could be done with on site treatment.
Ms. Dobert reiterated her concern that density was too great.
Mr. Schutz said they were unsure what the ideal density would be. They
anticipated sewers; without sewers they might not be able to do the project, but
they still wanted the Board to consider the concept of office buildings in this zone.
Ms. Levandowski asked who would own the buildings.
Mr. Schutz said the offices would be owner occupied; the duplexes sold.
Mr. Roberts said that many questions had been raised regarding sewage disposal
and stormwater drainage. The project might not be finished without sewers.
Mr. DeSantis noted that the professional offices might be finished before the
rest of the project.
Mr. Scudder agreed that his was the intent.
Mr. DeSantis said that offices fit in well with this zone, but he was worried
that developers might build the offices and never complete the residential portions
of the project. He wanted to assure that the planned residential infill would occur.
Mr. Scudder said that he wanted the Board to consider the concept at this
time; no approvals were being sought.
Mr. Mesinger said that topography and a drainage plan were needed before
sketch plan approval could be considered. Mr. Mesinger agreed to provide the Board
with a land use inventory of the Bay Road corridor.
The Board agreed to discuss this concept further at its next meeting; the
proposal was tabled by consensus without a motion.
Mr. Roberts noted that Site Plan No. 25-86 had been tabled and that Site Plan
No. 27-86 had been withdrawn.
SITE PLAN NO. 26-86
Frank and Teresa Schulman.
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Frank Schulman eXplained that he owned a 430 feet by 88 feet lot on Eldridge
Road on which he wished to place a four- pie x townhouse. He said that, except
for one house, the neighborhood was not very good and that this would be an
improvement.
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Mr. Mesinger delivered a staff report recommending denial. He said that,
unfortunately, the SR zone regulations provided no density guidelines for multifamily
dwelling units. The applicant had about 37,000 square feet and could build a single
family house, a duplex with site plan review, or perhaps attempt to split the lot
by variance and build two single family houses. At any rate, it was clear that a
rental townhouse in a single family neighborhood was out of character and should
be denied.
Mr. Schulman said that Eldridge Road had 3 deteriorated houses, 1 mobile
home and 1 nice home. This would be an improvement.
Mr. Roberts said he thought that the proposal would be harmful to the
neighborhood.
Public Hearing Opened:
William Osgood, Aviation Road, said he was unhappy with the proposal. He
presented the Board with a 55 signature petition opposed to the project. He said
that there was near unanimous opposition from neighbors. He had bought in this
area because the zoning protected the single family character. He said that legal
action would be taken if the proposal was approved.
Jim Chandler said that he owned a bigger lot with a single family house on
it. The zoning is why he moved there.
Joan Bovie, Bennett Road, said that this would encourage other apartments,
which she was against.
Mr. DeSantis noted that 47 households had signed the petition, not counting
the D.E.C. Development Company.
Mr. Roberts said there was no need for the Board to consider the proposal
further if it was not in keeping with the neighborhood.
Ms. Mann said she was worried that just because multifamily dwellings are
allowed in some SR zones doesn't mean they are appropriate everywhere, especially
in a single family neighborhood.
Mr. Osgood said that the neighbors would also be against a duplex.
Public Hearing Closed.
Mr. Dybas MOVED, second by Mr. Macri, that Site Plan No. 26-86 be denied.
It is not keeping with the residential character of the neighborhood.
Passed Unanimously.
SITE PLAN NO. 28-86
Adirondack Factory Outlets.
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David Kenny, owner, explained the proposal to put an additional building with
some 30,000 square foot of retail space behind his existing 10,000 square foot retail
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center.
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Mr. DeSantis read letters into the record from Nick Sciart elli , consulting
engineer from Morse Engineering, detailing the engineering review. Changes had
been made to improve drainage as per the review. The project was found to be
acceptable.
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Frank Hardwick, engineer for the project, explained engineering changes to
improve drainage.
Mr. Mesinger delivered a staff report recommending approval provided that
additional parking be made available on the green area at the rear of the property.
Mr. DeSantis read the referral from the Warren County Planning Board, which
approved with the stipulation that Mr. Kenny work with the other retail center owners
in the area to develop a common pedestrian walkway.
Mr. Kenny said he had discussed this idea with his neighbors in the past. The
problem was where to put a road across the rear of the various properties.
Mr. Roberts said he did not think the Board could condition approval on this,
but that it was a good idea. Various Board members agreed.
Public Hearing Opened: no comment
Public Hearing Closed.
The Board discussed traffic circulation, signage and parking at length. Mr.
Kenny agreed to several modifications: limiting curb cuts, providing one way traffic
and providing "green area' parking.
Mrs. Mann MOVED, second by Ms. Levandowski; approval of Site Plan No.
28-86, Adirondack Factory Outlets. The building is well designed and is in keeping
with the planned development in the highway commercial zone. Approval is contingent
on modifications being made to the engineering drawings to show the high points
on the lot and also that the two existing inner curb cuts be removed, limiting access
to the two outer cuts. Also, exit and entrance arrows to facilitate traffic flow shall
be placed, adequate parking will be made avilable and addtional parking will be allowed
in the green area in back of the site. The applicant is encouraged to work with his
neighbors to provide common access road along the rear of their common sites.
Passed Unanimously.
SITE PLAN NO. 29-86
Phillip J. Viger
Mr. Phillip Hughes, representing the applicant, explained the proposal to build
a 40 foot by 60 foot pole barn to house equipmenst used in a tree surgeon business.
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Mr. Macri voiced oppostion to the proposal, stating that this would be an
inexpensive building which would quickly deteriorate located on a major entrance
to Glens Falls.
Various Board member disagreed, stating that it would put the equipment out
* Frank Hardick misspelled
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of site, be screened and not necessarily unattractive.
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Public Hearing Opened: no comment
Public Hearing Closed.
Mr. Hughes and Mr. Viger explained the type of screening proposed. The building
would be metal skin, about 22 feet high.
Mr. Macri again argued that this type of structure was innapropriate for the
area.
Mr. Roberts disagreed. Other Board members noted it would be set well back
from the road. The Board went through the site plan review checklist. Mr. Macri
dissented from the Boards conclusion that the building was acceptable.
Mr. DeSantis read the opinion of the Warren County Planning Board, which
approved without comment.
Ms. Levandowski MOVED, second by Ms. Mann, approval of site plan no. 29-86.
The proposed building will be an improvement to the property as it will house all
equipment. The use is reasonable and appropriate landscaping is required to screen
as much of the building as possible.
Passed 5 yes (Levandowski, Dybas, Roberts, DeSantis, Mann); 1 no (Macri).
SITE PLAN MOBILE HOME COURT NO. 1-86
10/.21 J B {¡,
Northwinds Mobile Home Court
Attorney Mike 0' Conner represented the applicant. He explained that the
property had been approved for use as a mobile home court on two previous occasions
but the project had not gone forward. The Town then rezoned the property allowing
this use and also passed a local law regulating courts. The application had reached
the Planning Board by reference from the Town Board, as required by local law 1-86.
The plan called for 85 mobile homes, a density of 4.83 units per acre; 5.5 units
per acre are allowed. The entire park will be buffered. R. V's or other extra vehicles
must be stored outside the park. Off road vehicles will be prohibited except for
motorcycles used strictly for transportation purposes. Mr. 0' Connor submitted
a copy of the park's rules and regulations for the Boards consideration. Mr. 0' Connor
said that the rules would be enforced by eviction. They hoped to screen tenants
carefully.
In response to questioning from the Board, Mr. O'Conner said that all mobile
homes will comply with setback requirements and that garbage cans will be shielded
by fences. Small storage sheds might be allowed as they were trying to encourage
lawns.
Mr. DeSantis read the consulting engineer's report which noted that several
concerns had been resolved with the project's engineer.
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No engineering problems were foreseen with redesign of seepage pits.
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In response to questions from the Board, Mr. O'Connor said that wood stoves
would be allowed if installed by the manufacturer. It was hoped that gas lines would
be installed. One year leases would be offered, but tenants would not be required
to sign. Park rules could be amended with 90 days notice.
Mr. DeSantis read the opinion of the Warren County Planning Board which
approved without comment.
The Board went through the site plan checklist and found no problems.
Mr. Macri MOVED, second by Mr. Dybas, approval of site plan mobile home
court no. 1-86, Northwinds. The park meets all zoning requirements and has been
reviewed and approved by the Board's consulting engineer.
Passed Unanimously.
The Board then reviewed a proposal to rezone an area near Sherman Avenue
from UR-10 and LI-IA to SFR-10, submitted by petition from this neighborhood.
The Planning Board recommended that the Town Board enact this amendment with
some modification. Specifically, the Board recommended that the Hallmark Nursing
Home property not be split zoned to prevent future expansion of this property and
that staff should research the split zoning problem and make a recommendation
to the Town Board on the exact zone line location around Hallmark.
MEETING ADJOURNED @ 10:30 P.M.
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Richard Roberts, Chairman
Minutes prepared by Stuart F. Mesinger, Senior Planner
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