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1987-03-17 <g3 QUEENSBURY TOWN PLANNING BOARD \- 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 ',- 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 \,-' 1 ~f 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 '-- ' 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. \_-' 2 15 '-~ 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. ,-' 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: ''--"' 3 <60 ... - 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. ---- Mr. DeSantis MOVED that a NEGATIVE DECLARATION be issued for SEQR. Mr. Dybas seconded. Passed Unanimously. SITE PLAN NO. 6-87 3 -/1-8'1 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 4 1;7 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 5 ~g ....-.- 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. I ¡ '-v 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. '-' 6 I ,-I I I "-~ , '-..--1 ~9 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. --¡¡:¡Ì!~ Æ~ P Richard Roberts, Chairman / Minutes prepared by Stuart F. Mesinger, Senior Town Planner 7