1987-03-17
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QUEENSBURY TOWN PLANNING BOARD
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Regular Meeting Held: Tuesday, March 17,1987 at 7:30 p.m.
Present:
Richard Roberts, Chairman
Susan Levandowski
Joseph Dybas
Frank DeSantis
Kenneth Sorlin, Secretary
Victor Macri
Hilda Mann
Stuart F. Mesinger, Senior Town Planner
R. Case Prime, Counsel
The meeting was called to order by Chairman Roberts at 7:30 p.m.
The February minutes were accepted by consensus without correction.
Chairman Roberts said the Queensbury Forest and Grant Acres projects had
been tabled.
OLD BUSINESS
SUBDIVISION NO. 13-86
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Herald Square, Phase I
Mr. Mesinger said. the file was complete for final approval of the 46 lot first
phase of this subdivision at VanDusen and Luzerne Roads. Mr. Sorlin read letters
from the Boards consulting engineer, the highway and water superintendents and
the fire chief approving the project. The public hearing was previously held and
a negative declaration had been issued.
Mrs. Levandowski MOVED for FINAL APPROVAL of Herald Square, Phase
I.
Ms. Mann seconded.
Passed Unanimously.
SUBDIVISION NO. 6-86
Stonecroft, Section II
Mr. Mesinger said the file was complete for final approval of this 9 lot addition
to the Stone croft subdivision.
Mr. Sorlin read letters from the Boards consulting engineer and the highway
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and water superintendents approving the project. The fire chief had given verbal
approval but had not delivered his letter yet. The Board didn't feel this was a problem.
Mrs. Mann MOVED for FINAL APPROVAL of Subdivision No. 6-86 as all the
Boards conditions have been met.
Mr. DeSantis seconded.
Passed Unanimously.
NEW BUSINESS
SITE PLAN NO. 4-87
Lake Shore Acres
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Attorney Mike Muller explained the proposal at Charlie Sicard's property on
Glen Lake. Three existing older mobil homes are proposed to be replaced with new
mobil homes. Five seasonal mobil home sites are proposed to be upgraded and made
into permanent sites. The property also has rental camps, a rec hall and pool. The
mobil home sites are a preexisting nonconforming use. Mr. Muller submitted
assessment information showing the property has been assessed as a mobile home
site. He also said Mr. Sicard has a valid mobil home park license from the Town.
Three point four acres of the site are devoted to the mobil home court. The balance
is camps or vacant property.
Mr. Muller said the ordinance clearly allowed older mobil homes to be upgraded
by site plan review. Section 7.075 of the ordinance allows seasonal dwelling units
to be converted to year round units by site plan review. The existing transient sites
have septic, water and electrical service. The intent is to upgrade and modernize
these facilities to allow permanent mobil home placement.
Mr. Muller said the Town recently passed a law limiting expansion of
nonconforming uses to a 50% increase over present size. He was unsure how this
could be applied to Mr. Sicard since the nature of the transient sites was to attract
a different size motor home each summer. There was no realistic way to establish
a baseline size.
Mr. Muller summarized by saying the applicant would comply with all building
codes. The proposal would beautify the property.
Mr. Mesinger said the replacement of older mobil homes with newer homes
was clearly allowed by the ordinance. The replacement of transient mobil home
sites with new permanent structures was less clear as the ordinance referenced
structures when discussing upgrading; in this case there were structures present
only part of the year. It was staff's opinion that this upgrade fell within the meaning
of the ordinance because of the infrastructure already present at each site - water,
sewer, etc.
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The Board discussed whether further expansion would be sought. Mr. Muller
said there were other transient sites on the north side of Glen Lake Road; however
no plans for upgrade existed at the present time. No further expansion would be
sought south of the road. In addition, rules could be instituted limiting the expansion
of existing mobil homes.
Board members expressed concern with the densities caused by the upgrade.
Zoning called for 30,000 square feet/unit. The 3.4 acre mobil home court would
be allowed 4-5 dwellings. Eight were proposed. Mr. Muller argued that Mr. Sicard's
preexisting rights entitled him to 8 units.
Public Hearing Opened:
Sue Lyford, Jay Road, said she lived near a seasonal site. Her house was assessed
for $200,000 and she didn't want to look at a mobil home. The pool hasn't been used
for at least 5 years. She expressed concern over the effect on her property values.
Mike Lyford, Jay Road, said he lived within 300 feet of the site. He had no
problem with upgrading existing sites but was opposed to placing additional permanent
mobil homes.
The public hearing was left open by Chairman Roberts.
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The Board discussed the site plan and determined that additional detailed
information on septic systems, drainage, screening and rules was needed. Mr. Prime
asked Mr. Muller to document his position on the preexisting aspects of the site
and on the ordinance provisions allowing the sites to be made permanent.
The Warren County Planning Board approved without comment.
The application was TABLED by consensus with the applicants consent for
further information.
SUBDIVISION NO. 3-87
The North Forty: Kubricky Subdivision
Tom McCormick presented preliminary plans for this 15 lot clustered subdivision
west of Ridge Road. Changes had been made to road profiles and culvert sizing.
Mr. Naylor had agreed to accept a slightly wider roadway than normal to allow
maintenance of steep embarkments.
Mr. Sorlin read a letter from the Boards consulting engineer Dick Morse,
indicating there were several minor deficiencies in the plan. The Board agreed that
these should be addressed prior to final approval. Mr. Sorlin read a letter from Mr.
Naylor indicating the plans met with his approval.
Public Hearing Opened:
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Christine Leone said her property was to the north. She was concerned with
lot sizes. Mr. McCormick said the lots would be in excess of 2 acres. Mrs. Leone
asked how lots would be sold. Mr. McCormick said individual lots would be sold
but that restrictive covenants would control house sizes.
Janice Potter said she owned the property to the south. She questioned septic
locations. Mr. McCormick said the lots nearest her property would have septic
systems 300-400 feet from her well. Houses would be 500 feet away. Septic systems
would be 250 feet from the nearest stream.
Russell Harris said he owned land south of the subdivision. His intention is
to use the land for farming; prospective buyers should be aware of this.
Public Hearing Closed.
Mr. Macri MOVED PRELIMINARY APPROVAL of Subdivision No. 3-87 as
the applicant has met all the Boards original requirements in the sketch plan
application.
Mr. DeSantis seconded.
Passed Unanimously.
The Board then went through a short environmental assessment form for the
project and found no major problems.
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Mr. DeSantis MOVED that a NEGATIVE DECLARATION be issued for SEQR.
Mr. Dybas seconded.
Passed Unanimously.
SITE PLAN NO. 6-87
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Skateland of Glens Falls
Attorney Bill Nealon presented plans for the expansion of Skateland. Phase
I was a 2 slide water slide in the rear. Photos of the proposed slide and an artists
rendering of the site as seen from Route 9 were submitted. Phase 2 would be a
small children's go-kart track adjacent to the existing track. Phase 3 would be an
expansion of the skating rink to allow competition level meets to be held. This
expansion was perhaps 3 years off. A competition meet could attract as many as
2,000 people. Parking for 100 cars was proposed. A similar facility in Vestal provided
space for 100 cars without problems. A letter to this effect from the Vestal chief
of police was submitted. The applicant has also approached the adjacent Cinema
who had agreed in principal to lease additional parking if necessary.
The proposed water slide has a 35 foot tall tower, 4 feet higher than the existing
___, Skateland building. Water would be recycled so use would be limited to 250-300
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gallons/day. To the rear was the Lake George campsites; several sites were
',__ immediately adjacent to the property. The campsite owner has agreed with Mr.
Ferraro, the applicant, to close the waterslide at 8:30 p.m. Operation in the morning
would begin at 10:00 a.m. The property to the south is used as a motorcycle test
area; to the north is the Cinema 1-5. Setback variances are needed for both sides
and the rear of the water slide and for the building addition side. A front setback
variance is needed for the go-kart track.
Mr. Nealon submitted a map showing that the site would have in excess of
25% permeable area: 20% was required.
The Board discussed parking at length. Mr. Nealon argued that peak usage
of the facilities would occur at different times so that 100 spaces were adequate.
Mr. Mesinger agreed in part, but said that going by parking code books, 140 spaces
would be required. Board members requested that additional parking be pursued
or a study be done demonstrating the adequacy of 100 spaces.
Mr. Nealon asked instead that the Skateland addition be removed from
consideration. This would reduce the parking requirement to within staff
recommendations. The Board agreed to this. Mr. Mesinger suggested the applicant
begin collecting parking data for phases 1 and 2 if in the future he wished to come
back to the Board for the Skateland expansion.
The Board went through its site plan checklist and found no problems if the
Skateland addition was removed from the proposal.
The Warren County Planning Board approved.
Public Hearing Opened:
Pat Harrington said she represented Ed Gardner, owner of the Lake George
campsite. She was concerned with lighting and music.
Mr. Ferraro said lighting would be directed away from the campsite; this
shouldn't be a problem as he would close at 8:30 p.m. His intention was to have
no music.
Public Hearing Closed.
Mr. Dybas MOVED APPROVAL of Site Plan No. 6-87 for phases 1 and 2 only.
Beautification Committee requirements must be met.
Mrs. Mann seconded.
Passed Unanimously.
SITE PLAN NO. 7-87
The Clover Architectural Group PC
Lee Switzer presented plans for a 60,000 square foot addition to the Bard
__I Catheter Corporation. A 2 story main structure attached to the existing main building
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was proposed. A small warehouse addition was also proposed. Parking for 80
additional cars would be provided. Roof drainage would be directed to an existing
system on Bay Road outletting to Halfway Brook. Sewage would be directed to
the new town line. Town water would be used.
Public Hearing Opened:
The Board discussed problems with water and drainage. Neighbors Mr. Mills
and Mrs. Zoli said the property was very wet and wondered if this would make it
worse. Board members explained the proposal should help the situation. Drainage
will be directed away from adjacent residences. The elimination of on-site septic
disposal should greatly improve the wetness situation.
Mrs. Zoli asked what would go into the new warehouse. Mr. Switzer said it
would be used for dry storage.
The Board went through a short environmental assessment form. Drainage
was the only problem found. Mr. Switzer agreed to supply detailed calculations
for the Boards engineer to review.
Mr. Sorlin asked what hazardous materials would be used.
Plant engineer Fred Puliafico said no additional chemical usage was anticipated.
Process water is currently removed by a waste hauler. Bard was currently negotiating
with the City of Glens Falls to accept process waste water. No new DEC permits
were needed, although some permit modifications would be sought.
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The Warren County Planning Board approved without comment.
Mrs. Mann MOVED that a NEGATIVE DECLARATION be issued for SEQR
as environmental issues can be mitigated with proper engineering. Environmental
problems will be improved by hookup with the sewer; drainage should be positively
impacted.
Mr. DeSantis seconded.
Passed Unanimously.
The Board went through its site plan checklist and found that drainage details
should be reviewed by the Boards consulting engineer.
Mrs. Zoli said she was concerned over setbacks and buffer areas. Mr. Switzer
said buffer trees would be kept.
Mr. Mills asked when construction would occur. An unidentified Bard
representative said he anticipated hours of 7:30 a.m. to 4:00 p.m., although longer
and weekend hours were possible if construction got behind schedule. Mr. Roberts
noted construction would be a long distance from the residences.
Public Hearing Closed.
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Mrs. Levandowski MOVED APPROV AL of Site Plan No. 7-87 for additional
manufacturing space for Bard. Drainage details will be reviewed by the Boards
consulting engineer. Beautification Committee requirements will be met.
Passed Unanimously.
SITE PLAN REVIEW NO. 8-87
Priscilla Sanderspree
Mr. DeSantis excused himself as he was representing the applicant.
Mr. DeSantis presented plans for the reconstruction of a seasonal cottage
to a year round house adjacent to the Sans Souci Restaurant. The cottage currently
sits on property lines. The new house will be moved back, but will still require setback
variances as centering the house would interfere with the septic system and parking.
A new septic system was planned. Water would come from the lake. The new house
would be smaller than the cottage.
Board members agreed this would improve the property.
The Warren County Planning Board approved without comment.
The Board went through its site plan checklist and found no problems.
Public Hearing Opened: no comment
Public Hearing Closed.
Mr. Macri MOVED APPROVAL of Site Plan No. 8-87 contingent on the variances
being approved.
Mrs. Mann seconded.
Passed Unanimously.
The meeting was adjourned at 10:50 p.m.
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Richard Roberts, Chairman /
Minutes prepared by Stuart F. Mesinger, Senior Town Planner
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