1986-12-16
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QUEENSBURY TOWN PLANNING BOARD
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Regular Meeting held: Tuesday, December 16, 1986 @ 7:00 p.m.
Present:
Richard Roberts, Chairman
Susan Levandowski
Joseph S. Dybas
Kenneth Sorlin, Secretary
Victor Macri
Hilda Mann
Stuart F. Mesinger, Senior Town Planner
Absent:
Frank DeSantis
The meeting was called to order at 7:00 p.m.
Mr. Roberts noted that on page 4 of the minutes "form" should read "from."
The October minutes were accepted as written by consensus.
Mr. Roberts announced that Site Plan 30-86 had been tabled and Site Plan
41-86 withdrawn by their respective applicants.
OLD BUSINESS
SUBDMSION NO. 13-86 Preliminary Approval
Herald Square, Phase I
Mark Lombard of Dennis Dickinson Associates briefly outlined the first 45
lot phase of this 147 lot subdivision. Phase I will consist of the major trunk road
between VanDusen and Luzerne Roads and a small cul-de-sac. Sewer and water
details were presented.
The Board discussed at length what percentage of a phase should be completed
before approvals may be sought for subsequent phases. It was agreed that the Planning
Board should propose to the Town Board that as a matter of policy at least 60%
of a phase must be under construction before consideration would be given to sketch
plans for future phases. Projects currently underway would need to have 60%
completed before final approval is given for subsequent phases. Each phase should
consist of approximately 50 dwelling units; however road outlines will determine
in part the logical phasing sequence.
Richard Morse, consulting engineer for the Board, said that he had reviewed
the plans. Several minor engineering changes had been requested, but he had not
received revised plans.
Public Hearing Opened:
Mrs. Kennedy, Queensbury, asked what kind of homes would be built and how
big lots would be.
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Mr. Lombard replied that wood frame construction was planned, not prefab
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Negative Declaration
HERALD SQUARE SUBDnnSION
The Queensbury Planning Board has reviewed the proposed 147 lot Herald Square
Subdivision for environmental impacts. The Boards findings are as follows:
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There will be a substantial physical change to" the presently wooded project
site. Construction will occur over an extended period of time. This impact can
best be mitigated by phasing. The Board will require that the project be constructed
in 3 phases.
There will be a potential small impact on surface water quality due to storm
drainage discharge. This impact will be mitigated by use of a roadway drainage
system designed to handle most drainage directly on site.
There will be an increased demand for recreation, however this will be mitigated
by payment of a $250 per lot recreation fee.
The project will cause an increased demand on electric services, however ample
electric service is available.
The project will somewhat alter the character of the community, however
it is in accordance with zoning requirements.
The Board therefore finds that although several potential small to moderate
impacts exist, each can be mitigated.
The Board therefore finds that the environmental impacts will not be significant
and issues a negative declaration for this project.
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houses. Lot sizes would be 20,000 square feet or larger, in accordance with zoning.
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Public Hearing Closed.
Mr. Roberts said the Board had discussed the environmental assessment form
at a workshop. Mr. Sorlin outlined the Boards various concerns and the developers
proposed mitigating measures.
Mrs. Mann MOVED that the Board issue a negative declaration for the entire
Herald Square subdivision.
Mrs. Levandowski seconded.
Passed Unanimously.
Mr. Roberts said that the Board shouldn't give preliminary approval until all
engineering details are resolved. Other Board members agreed.
Mr. Macri MOVED that Subdivision 13-86, Herald Square, Phase I be TABLED
until engineering details are resolved.
Mr. Dybas seconded.
Passed Unanimously.
SITE PLAN NO. 25-86
Lake George Factory Outlet Mall
Paul VanAmburgh of Barry, Bette and Led Duke presented plans which had
been revised at the Planning Boards request. Building size had been reduced and
moved 50 feet from the Kenney property. Traffic flow had been revised in
consultation with Mr. Mesinger. Lighting details were shown. The planting plan
was approved by the Beautification Committee.
Mr. DeFlavio, developer, said that he had an agreement to purchase the 30
foot right of way between the Mall and the Hi-Way Host Motel, giving him 50 feet
to the adjoining property.
Mr. Mesinger said that substantial changes had been made and that the plan
was much improved. He recommended approval.
The Boards consulting engineer, Dick Morse, said that engineering questions
had been addressed. Several minor items such as the type of materials to be used
for water pipe were outstanding, but could be addressed in the building permit
application. He recommended approval. Nick Sciartelli of Morse Engineering
discussed traffic. He said that congestion could be expected during the summer
months; future improvements to Route 9 were unlikely. Mr. DeFlavio said he was
willing to discuss shared parking and access with other store owners on the strip.
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Mr. Roberts said the public hearing was still open; there being no comments,
it was closed.
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Mr. Dybas MOVED APPROVAL of Site Plan 25-86 as it meets the requirements
of the ordinance and the applicant has addressed all the concerns of the Board.
Approval is based on complying with the Beautification Committee requirements
and the points addressed in the Morse Engineering letter of December" 12, 1986.
Mrs. Levandowski seconded.
Passed Unanimously.
Details to be included in the building plans are: water line materials, catch
basin details and details for light bases.
NEW BUSINESS
SUBDMSION NO. 16-86 Sketch Plan - 1 a-/(¿,- 9"
Baybridge, Phase III
Developer Dan Valenti presented plans for Phase III of Baybridge. This 240
unit townhouse project had previously received overall conceptual approval. Phase
I (12 units) was completed, Phase II (44 units) was one third underway. Sewage disposal
had been designed for 100 units; actual flows of constructed units were less than
anticipated. It may be possible to put part of Phase IV on the septic system. Sewers
will be required in the future. Two buildings are on the fringe of a designated wetland.
A DEC permit will be required. Mr. Valenti felt that the area is not in fact a wetland
and that environmental impacts would be minimal.
Board members said that prior to preliminary approval the developer should
obtain a modified SPDES permit, if required, and a wetlands permit. Prior to final
approval at least 60% of Phase II should be under construction.
Mrs. Mann MOVED for Sketch Plan APPROVAL of Baybridge, Phase III as
plans and supporting documents are well done. Other documents should be pursued
prior to preliminary approval.
Mr. Dybas seconded.
Passed Unanimously.
SITE PLAN 37-86
F. Edward Devitt
Attorney Bob Nolan presented the proposal for a 60 unit "Super 8" motel at
the intersection of Corinth Road and the Northway across from McDonalds Restaurant.
On site septic disposal will be used; a SPDES permit is required. Town water and
local utilities will be used.
Mr. Mesinger explained that the Zoning Board would consider a variance request
"___ for this property the following night. The Zoning Board had voted to ask the Planning
Board to review the project from a site plan perspective; the Zoning Board would
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decide the question of use.
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F. Edward Devitt, franchise owner for "Super 8", described the building
construction and layout. Two houses will be removed one of which belongs to Mr.
Nolan.
The Board went through the site plan review checklist and found no major
problems.
Public Hearing Opened:
Bill Bodenweiser, Queensbury, said that large shrubs were needed to screen
the motel from the Northway due to the difference in elevation. Also, he was worried
that in the future the motel would request a variance for a larger sign than was
allowed.
Mr. Nolan asked who was being protected from the view.
Mr. Bodenweiser said his concern was that the motel look good.
Mr. Sorlin said that a precedent had been set on that corner by requiring
McDonalds to have a conforming sign.
Mr. Bodenweiser explained that the State no longer provided funding for
advertising panels on the Northway. Advertisers now have to pay to own and maintain
the signs.
An unidentified lady asked why a 60 room motel would provide 60 parking
spaces; where would staff park?
Mr. Devitt said there was only 1 employee on duty in the evening when all
spaces could be full.
Mr. Bodenweiser said that as a motel owner he knew that people start to leave
at 5:30-6:30 a.m. Cleaning and other staff do not arrive until later in the morning
when many guests have left.
Frank Perillo, Corinth Road, said he was an adjacent property owner. Instead
of securing a variance, he suggested that the area from the Northway to the next
intersection west along Corinth Road should be rezoned commercial.
Public Hearing Closed.
The Warren County Planning Board approved with the stipulation that the
applicant meet with and abide by the Beautification Committees recommendations.
Mrs. Levandowski MOVED APPROVAL of Site Plan 37-86 with the understanding
that the applicant review the project with the Beautification Committee and comply
with their recommendations.
Ms. Mann seconded.
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Passed Unanimously.
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SUBDIVISION NO 17-86 Sketch Plan Approval
Queen Victorias Grant
Attorney Bob Stewart presented this proposal for a 100 lot duplex subdivision
using the clustering concept on the former Kings Plantation project property on
Peggy Ann Road. Mr. Stewart said the developers had entered into an agreement
to buyout the project. The new proposal would use a clustering concept where each
duplex was located on 10,000 square foot lot. About 58 acres of the 100 acre parcel
would remain as green space. Tennis courts and hiking/jogging trails were planned.
Storm water is proposed to be handled by ditch line drains and on-site detention
basins. Each 3-4 units will be on a common septic system. Maintehance of septic
and drainage system and green space will be by a Homeowners Association.
Dick Morse of Morse Engineering said that drainage would be handled by
perforated pipes in roadside ditches outletting to detention basins. Overflow from
the basins would be piped to City watershed property, providing the City would agree
to this.
The Board discussed the need for a letter from the Town Board agreeing to
provide water. A water district was formed for the previous developer, however
the layout of water lines does not correspond to the new road layout. Mr. Stewart
was directed to pursue this agreement with the Town; the Planning Board could
not grant preliminary approval until the Town agreed to provide water.
The Board next discussed phasing. Because of road layout it was agreed that
3 phases would be appropriate. The developer was directed to prepare a phasing
plan.
Mr. Stewart said the plan was to sell each half of a duplex and half of a lot
separately and asked whether the Board had problems with this. Board members
said they had approved similar arrangements in other projects, e.g. Top O'The World.
Board members suggested that staff prepare an ordinance amendment to specifically
allow for 0 lot lines in case such as this.
Board members agreed to set a workshop to discuss the environmental
assessment form.
Mr. Sorlin read a letter from the Boards consulting engineer, Dennis Dickinson,
indicating he had reviewed the project conceptually and had no problems. Detailed
engineering would be reviewed when available.
Ms. Mann MOVED APPROVAL of Subdivision No. 17-86. The sketch plan
presents a clustering plan of owner occupied duplexes that will be developed in at
least 3 phases.
Mrs. Levandowski seconded.
Passed Unanimously.
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SITE PLAN NO. 38-86
Jeffrey Heuser
Jeffrey Heuser explained that he was seeking approval to construct an owner
occupied duplex at the corner of Bonner and Mt. View Drives in a Suburban Residential
20 zone. The duplex would be 1,800-2,000 square feet and would meet all code
requirements. The 30,000 square foot lot would be subdivided from a larger 4.5
acre parcel which he planned to purchase. Mr. Heuser briefly described his
construction plans. Mr. Heuser said his future plans were for his mother-in-law
to occupy half of the duplex.
Several Board members expressed concern over locating a duplex in a single
family neighborhood.
Public Hearing Opened:
Rex Billings, Bonner Drive, said this would set a bad precedent. The street
is single family. There is no guarantee that more duplexes wouldn't be constructed.
Mr. Roberts noted that while Bonner Drive was in an approved subdivision,
the parcel in question was not.
Mrs. Mann noted the entrance to the duplex would be on Bonner.
Barbara Lesser, Bonner Drive, asked whether Mr. Heuser owned a duplex on
Zenas Drive.
Mr. Heuser said no.
Mrs. Lesser said her parents neighborhood in Glens Falls had declined because
of duplexes. She bought in Queensbury so as not to be subjected to this element.
Mr. Collier, 32 Bonner Drive, said the main issue was precedent. Other empty
properties around Bonner could be developed for multifamily. He moved from Glens
Falls to get away from this. Mr. Heuser could not guarantee the duplex would always
be owner occupied.
Jim Mills, Bonner Drive, said the owner could move, leaving the duplex as
a rental. The Zoning Ordinance calls for compatibility. A duplex would lower property
values and would not be compatible with the neighborhood.
Mrs. Larkin, Bonner Drive, said she spoke with a realtor who told her there
was room for 3 duplexes on the total lot.
Mr. Heuser said his ownership of the total property was contingent on approval
of this project.
Mr. Roberts asked for a show of hands in the audience of those opposed.
Seventeen hands were raised.
Glenda Rogers, Bonner Drive, said she lived across the street from the lot.
'------ She did not want a duplex but would like to see a single family home there rather
than having to look out at an empty field.
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Mr. Billings asked whether the ordinance allowed duplexes.
Mr. Roberts said yes, under site plan review.
Ken Lockwood, Bonner Drive, said that although this was not a part of the
subdivision, it would appear as if it was. It would lower resale value and set a
precedent.
Mr. Sorlin said that duplexes could be just as nice as single family homes.
Ms. Mann agreed but said she was opposed to this proposal because a duplex
would not be in keeping with the single family character of the neighborhood.
An unidentified speaker said that not all duplexes were ok.
Public Hearing Closed.
The Warren County Planning Board approved without comment.
Ms. Mann MOVED DISAPPROVAL of Site Plan 38-86 as a duplex on this lot
would be completely out of character with an already developed single family
residential neighborhood.
Mr. Dybas seconded.
Passed Unanimously.
SITE PLAN NO. 39-86
Paul Wells
Mr. Wells explained that he wished to operate a motorcycle parts and repair
store in the old garage building of the Miller Hill Mall on Route 9.
Mr. Mesinger explained that the Board had previously granted site plan approval
to the entire mall as a retail project. Motorcycle repair required a separate site
plan review.
The Board went through the site plan review checklist and found no major
problems.
Public Hearing Opened:
Bill Bodenweiser, Queensbury, said he would like to see the amount of equipment
left in front regulated. Motorcycle repairs would be noisy. There should be a limit
on the number of bikes in front. Parking was also a concern. The building was
previously an auto parts store. He was not opposed to the project, but would like
to see thought given to restricting outdoor use.
Mr. Roberts asked whether all repairs could be made inside.
Mr. Wells said the intent was to display used bikes for sale outside. Customer
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parking would be on the side of the building. Many customers would arrive on
motorcycles.
Mr. Roberts said he thought the landlords would police this.
Board members agreed that there was adequate room for parking if the number
of bikes on display was limited. Mr. Roberts said the parking lot layout was self
limiting; too many bikes on display would leave no room for parking and therefore
no customers would come.
Public Hearing Closed.
Mr. Dybas MOVED APPROVAL of Site Plan 39-86. The recycling of an old
building will be conducive to the area; no negative impacts are anticipated.
Ms. Mann seconded.
Passed Unanimously.
SITE PLAN NO 40-86
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Stew arts Ice Cream
Herb Boynton of Stew arts said that numerous changes had been made in this
proposed Stew arts shop on Aviation Road. One retail space was dropped. All buffer
zone and setback requirements were met. The building was turned to face the street
and adequate parking provided. Gas tanks would be filled in early morning or in
the evening to avoid congestion. Seven hundred customers per day were expected;
about 90 per day would buy gas.
Mr. Mesinger said the proposal met all ordinance requirements.
Board members discussed traffic congestion. Mr. Dybas felt this was a concern.
The Warren County Planning Board approved without comment. The original
site plan had been rejected.
Public Hearing Opened:
Bill Bodenweiser asked where the gas tanks would be located.
Mr. Boynton pointed out the location on the northeast property side.
Mr. Bodenweiser suggested moving the tanks to the east. Board members
objected because they would then encroach on the 50 foot buffer zone.
Mr. Bodenweiser then suggested moving the tanks further back on the property.
Mr. Boynton had no objections to this. Mr. Bodenweiser added that he would be
responsible for tank inspections.
Mr. Macri emphasized the need for the building to be built as shown on the
,,-. plans.
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Public Hearing Closed.
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The Board went through the site plan checklist finding no major problems.
Traffic congestion w as expressed as a concern.
Mrs. Levandowski MOVED APPROVAL of Site Plan 40-86 as earlier problems
have been addressed with elimination of 1 retail store and canopy setbacks have
been addressed. Recommendations of Beautification Committee shall be complied
with.
Passed Unanimously.
SITE PLAN NO. 42-86
Lafayette Square, Richard Jones
Architect Richard Jones presented plans for the rehabilitation of the Carswell
building on Route 9.
Major interior and exterior changes were planned. Eight tenants were expected.
Traffic would enter through 2 curb cuts on Route 9 with parking in the rear. Delivery
trucks only could exit via the alley to the north onto Route 9. Traffic would be
encouraged to leave by Lafayette Street.
Mr. Mesinger suggested that parking be prohibited in front. Mr. Jones agreed
to this.
The Warren County Planning Board approved with the stipulation that there
be no parking in front or on the side and that the middle curb cut be eliminated.
Mr. Jones said parking was not proposed on the front or side.
The Board discussed ingress and egress at length. It was agreed that signage
prohibiting exiting left turns onto Route 9 and encouraging egress via Lafayette
should be provided. Board members also strongly suggested adding a covered walkway
from the rear parking lot.
Mr. Sorlin read a letter from the Board's consulting engineer, Charlie Scudder,
recommending approval.
Public Hearing Opened:
Mary Lee Goslin, Lafayette Street, said Lafayette has heavy traffic and exiting
cars will have poor visibility because of the Woodbury Lumber Company fence.
Hovey Pond is planned as a future park. Storm drainage discharge to the pond won't
help, nor will truck traffic on Lafayette. Mrs. Goslin suggested that while she had
no objection to the proposal, more traffic analysis should be done.
Mr. Roberts pointed out that storm drainage will use an existing system which
already discharges to Hovey Pond. Mr. Roberts also said he felt visibility onto
Lafayette wasn't that bad.
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Mrs. Goslin replied that it was when traffic was heavier.
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Mr. Roberts said there was no way to recycle this abandoned building without
__" increasing traffic flows. This is a commercial area; traffic is inevitable.
Mrs. Goslin said she didn't mind the traffic but didn't want accidents.
Mr. Mesinger agreed that stormwater runoff was a concern, especially given
the plans for Hovey Pond. Stormwater drainage to this pond perhaps needed a larger
solution if water quality is to be improved. Mr. Mesinger suggested that parking
be reduced to 80 spaces from the 149 shown; code called for 110. The balance should
remain in gravel or green area. Mr. Jones agreed to this.
Nick Sciartelli of Morse Engineering discussed traffic impacts briefly. Exit
to Lafayette was thought to be the best solution.
Public Hearing Closed.
Ms. Mann MOVED APPROVAL of Site Plan 42-86 incorporating various
recommendations concerning traffic: signage for no left turn on Route 9 and a sign
to direct traffic out to Lafayette will be provided. Parking for 80 cars will be
provided with open space to come up to Ordinance if necessary. Applicants must
meet with the Beautification Committee and incorporate their recommendations
into plans. While there are environmental concerns for the future, we feel recycling
of an existing empty building in the heart of the commercial area is an overriding
consideration at this time.
Mr. Macri seconded.
Passed Unanimously.
The meeting was adjourned at 11:10 p.m.
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Richard Roberts, Chairman
Minutes prepared by Stuart F. Mesinger, Senior Town Planner
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