1988-11-22
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QUBBRSBURY TOWII PLAIIIIING BOARD
Regular Meeting: Tuesday, November 22, 1988 at 7:30 p.m.
Present: Richard Roberts, Chairman
Peter Cartier
Frank DeSantis
Hilda Mann
Joseph Dybas
Victor Macri
Paul Dusek, Counsel Lee York, Sr. Planner
Quentin Kestner. Town Designated Consultant/Engineer
Mary Jane F. Moeller, Secretary Pro Tem
Mr. Roberts called the meeting to order at 7:30 p.m. Corrections to
the October~~ ~ minutes are as follows:
Page l3, Second Paragraph:
in terms of tension basin
storm water digits .. sIb
storm water is in the
ground. 1 t; ..~
The October ~988 minutes stand as corrected, and the two October
25, 1988 meetings stand as written.
.. sIb .. in terms of retention basin.
.. storm water ditches.
ground .. s/b .. storm water system is in the
NEW BUSIBESS
SITE PLAN HO. 29-88
A-Plus Mini Market
Atlantic Refining & Marketing
The application is to maintain the existing canopy over the gasoline
pumps, 52 Aviation Road, HC-1A.
Mrs. York explained that the applicants requested to be Tabled from the
Planning Board review. In addition, she advised that the A-Plus Mini
Market is in some type of litigation, and the Zoning Board of Appeals
Tabled the application at the November l6. 1988 meeting at the request of
the applicant, in order to wait until the litigation was settled. Mrs.
York spoke to the applicants and informed them that, before coming before
the Town Planning Board, the application should be in conformance with the
Town of Queensbury Ordinance. Therefore, the applicants requested to be
Tabled by the Town Planning Board for one month.
While the Board was considering this request, Mr. Dusek clarified to
the Board that the applicants are trying to get a Zoning Variance to see
if the canopy is allowed at the site. Then the Planning Board will deter-
mine. through Site Plan Review, as to whether or not the canopy is per-
mit ted.
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Mr. DeSantis moved DENIAL the of Site Plan No. 29-88, A-Plus Mini
Market/Atlantic Refining & Marketing. The current application is not in
conformance with the current Town of Queensbury Zoning Ordinance. and to
Table would deny the pUblic the further notice of a subsequent publica-
tion.
Seconded by Mrs. Mann.
Passed Unanimously
SUBDIVISION HO. 1-1988: SKETCH PLAN
WOODEDAr D~V~LOPcl!NI GAOUP
The application is for the division of 20.67 acres into 13 lots, 1,750t
ft. of new road. west of the Pines of Queensbury, Phase I & II. east of
Pine Hollow Subdivision, SFR-1A.. At present it is, vacant/wooded. Loca-
tion: Aviation Road to Potter Road to Pinion Pine to Willow Road.
Theodore A. Bigelow, Woodbury Development Group. represented the appli-
cation, in addition to Thomas Jarrett of C. T. Male. Mr. Bigelow reviewed
with the Board the l3 lot subdivision, which was affected by the rezoning
in that the site went from one-half acre to one-acre lots. The develop-
ment is surrounded on the west by Pine Wood Hollow subdivision, on the
south by Van Howe Estates, on the north by the City of Glens Falls and on
the east by the Pines of Queensbury subdivision. Most of the lots will be
well over one acre, with a cul de sac proposed at the end of the
property.
Because the soils are very porous. lomi soil will be used within the
leach fields. After a recent storm, Mr. Jarrett noticed that there was
water running through the culverts which were installed last year, there
was some water running through the culvert at Queens Lane and no water
flowing at Potter Road, thus the water was going into the ground very
quickly. There are two 42-inch existing culverts in Halfway Brook at
Willow Road which were installed under a DEC Permit last year.
The proposed houses will be very large. footprints were shown to be 30
ft. x 50 ft. or l,500 sq. ft./floor, the houses being considered will be
about 2,500 sq. ft. and up. Zoning regulations require 200 feet from
Halfway Brook, which is the easterly boundary. To obtain that minimum
distance from the brook, the septic systems will be installed in the front
yards. There is a 75 foot setback for any building from the stream, and a
35 foot no-cutting line where no vegetation can be removed.
Quentin Kestner discussed his review of the site (Exhibit A). The mean
high water marks were established from the flood maps, and the area will
be serviced by the Queensbury Water Storage and Distribution district.
Mr. Kestner recommended that the submitted drawing should indicate the
~ean high water contour and elevation for Halfway Brook. -as this is the
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basis for regulation setbacks. 35 ft.. 75 ft., and 200 ft.- Presently.
Mr. Kestner felt that the line is not being measured from the centerline
of the brook, but a distance further from the centerline. This must be
clarified.
Mrs. York discussed Staff comments (Exhibit B). and requested informa-
tion on how the developer will maintain protection of the water source on
a long-term basis. The developer has to comply with Article IX D6 of the
Subdivision Regulations which states:
-The maximum buildable lots for a conventional subdivision shall be
calculated as follows:
From the total area of the property to be subdivided. subtract
a. The area to be occupied by the proposed streets' rights of way, and
b. The area to be set aside for other public use such as park land.
c. The area occupied by other public easements or rights-of-way across
the property such as major power or telephone lines.
d. Any unbuildable areas of lots such as wetlands, ... , slopes over
25' and bodies of waters.
Then divide the resulting figure (the remaining acreage) by the lot
size allowed in the zone in which the lots will be located.- Mrs. York
does not believe that this has been done by the developers. The soil
percolation rate map indicates that the soils are in 6 to 20 inches/hour,
which is considered unsuitable for development. The soils appear to be
over a majority of the site, and she has a concern about the on-site
septic systeMs being in the proximity of the drinking water source. Mrs.
York suggested an alternative cluster design for the project and, in
addition, recommended that the Board do a concurrent review and act as
Lead Agency. She also noted that the new Zoning regulations indicate
that. where there are environmental concerns. the Planning Board can
request an alternative design, which would utilize clustering and take
into consideration the environmental factors. Otherwise, if the tradi-
tional type of layout is to be used, the developer would have to reduce
the density by indicating the factors outlined in the Ordinance.
Mr. Cartier discussed
use of lawn fertilizers,
noted the submitted EAF,
lawn area, he would like
more acreage left wooded.
often is to the benefit of
can be maintained without
roadway and natural features.
his comments regarding aquifer protection; the
pesticides, herbicides. etc. on the lawn. He
in that l6 out of 20 acres will be turned into
to see that amount reduced in some way such as
Clustering would not require a variance, and
the developer because the density of the zone
reducing it by taking into consideration the
as long as the open space is maintained.
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Regarding the aquifer, Mr. Bigelow asked how the determination is made
regarding too much lawn. etc., Mr. Cartier suggested deed restrictions as
to what can be cut. Mr. Roberts did not feel clustering on this site
would be helpful, perhaps increase the 35 foot setback from the stream
where the wooded area is not cut. Mr. Bigelow stated that would not be a
problem and offered a 100 foot setback on a no-cut limit, this would mean
no cutting from the mean high water mark of the stream. Along the stream
in a north/south direction, there is well over l,OOO feet. Mr. Bigelow
also informed the Board that 10 feet on either side of the property lines
will remain untouched, that will allow privacy. Mr. Macri's suggestion
was that the lawn area could be restricted in deeds for each piece of pro-
perty.
Mr. Roberts advised Mr. Bigelow that the onus is partly on the devel-
oper. who is to present to the Board a satisfactory plan for review noting
the suggestions discussed at this meeting. He also strongly advised Mr.
Bigelow that. since Woodbury's is only the developer and not the builder.
it is essential that the property owners be advised of all stipulations
regarding wooded areas, lawn cutting, etc. All pertinent information on
stipulations must be documented on the plat and in the deed. Mr. Roberts
clarified that the Halfway Brook running through this parcel is an inter-
mittent tributary, and not the Halfway Brook that runs within the Town of
Queensbury.
In summary, Mr. Bigelow informed the Board the following: l) the set-
backs will be 100 ft. from the stream; 2) there will be lO feet on either
side of the property line, 3) there will be limitation of the grass areas.
Mr. Roberts informed the applicant that SEQR must be satisfied, before
Preliminary Approval can be given.
Regarding SEQR reviews, Mr. Macri strongly suggested that the Board be
present at the reviews instead of Staff only. He felt that the Board has
specific concerns that might not be raised by Staff. These reviews should
be conducted at workshops instead of at the monthly meetings.
Mr. Macri moved APPROVAL of Subdivision No. 1-1988, Woodbury Develop-
ment Group, SKETCH PLAN, based on the comments and recommendations made by
the Board at this meeting.
Seconded by Mrs. Mann.
Passed Unanimously
Mr. Macri RECOMMENDED that the Town of Queensbury Planning Board de-
clare its desire to be established as the Lead Agency for Subdivision No.
1-1988, Woodbury Development Group. subject to the review of other in-
volved agencies for the purposes of SEQR. Mrs. York. Sr. Planner. is to
take appropriate action notify the other involved agencies, to see if they
agree with the recommendation.
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Seco..ed by Mr. Cartier
SUBDIVISIOR RO. 3-1988: SKETCH PLAN
Maple Row Farms
The application is for the division of 20 acres into l5 lots with 1,500
feet of new road, at the east side of Country Club Road opposite Wincrest
Drive. SFR-1A. No buildings will be sited in accord with required set-
backs in the SFR-1A zone.
Charles Scudder. Engineer. represented Valente Builders. Inc. (note
Engineering Brief Exhibit C). Mr. Kestner discussed his review of the
site (Exhibit D), and stated that it would be desirable to serve the site
with Municipal sewers; subsurface systems must be designed to address the
soil type and slopes. Retention basins must be created to hold storm
water. Municipal water facilities are located in the area. He noted that
Lots 4, 5, 6. and 7 must receive' careful review at the SKETCH PLAN stage.
Mr. Roberts mentioned a stream that flows along the first fence which
does not appear on the map. Mr. Scudder disagreed and informed him that
the stream that discharges from Mr. Brown's pond is on the north and flows
in the southerly direction, there are two water courses that join the
stream, which eventually winds to the south and becomes a tributary to
Halfway Brook.
Mr. Scudder further discussed particulars of the application. The site
has been rezoned to one acre and there are l5 lots proposed, with a mini-
mum of one acre each. Special treatment and recommendations will be given
to the lots noted by Mr. Kestner. Mr. Scudder voluntered assistance
regarding the SEQR Review; Parts I and 2 of the EAF will be completed for
the Planning Board's review. The applicant noted interest in having
sewers in the parcel; Mr. Kestner felt that sewers are necessary because
of the very wet area and the soils are not the best for that purpose. Pri-
vate property will have to be crossed.
At this point. Mr. Macri questioned the Board as to why a review of
this application is taking place, since there is over lOOO feet of road to
the cul-de-sac, this is not permitted in the new Subdivision Regulations,
ARTICLE VIII DESIGH STANDARDS, E.9c. ·Dead-end streets shall not be
longer than one thousand (l,OOO) feet and shall be provided with a turn-
around at the closed end having ......... The application states l500 feet
of new road, which means a Variance would be necessary.
Mrs. York discussed
sources map indicates
flooding. The high
inches; it also shows
Staff's recommendations (Exhibit E). The water re-
presence of organic soils. which are subject to
water table map shows soils from 8 inches to 24
o inches, which is unsuitable for development. The
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percolation rate map shows soils from .6 to 2 inches/hour and from .06 to
6 inches/hour, which is moderate to low suitability. Overall development
suitability map indicates the property ranges from low suitability to
limited suitability. Physical factors have to be subtracted. as well as
roadways. Mrs. York recommended to the Board a cluster design with a
retention basin and some open space I many of the amenities could be
retained, including being within lOOO feet of roadway. The purpose of the
retention basin would be to take care of the potential flooding of the
area.
Mr. Scudder introduced Dan Valente, builder, who mentioned that digging
on the property is similar to Baybridge. There will be no digging in of
the buildings; everything will be elevated with a tremendous amount of
fill. Construction will not take place in the water table, organic matter
is taken from the surface and replaced with soil brought to the site. The
steepness of the hills, etc. will be changed, due to the restructuring of
the land. Mr. Valente does not object to clustering, but mentioned that a
prior plan of three-quarter acre lots suited the contour of the land
better. To control the water flow to one main stream, Mr. Valente advised
the Board that he planned to build a pond and straighten out the runoff
from the Brown's pond. The small, intermittent streams would be elimin-
ated by changing the contour of the property to control the water flow to
one main stream. This has worked quite well in other pieces of property.
Mr. DeSantis noted Article XIV WAIVERS in the Subdivision Regulations.
but he feels there is much to be proven by the developer to get a waiver.
A calculation is necessary to show the buildable/unbuildable areas, not
just the division of land by acreage. Mrs. Mann expressed her feelings
that a map indicating percolation rates and soil types throughout the Town
would be beneficial to landowners; she felt the density requirements would
have taken that into consideration.
Mr. Scudder expressed his and Mr. Valente's opinions that they think
the project is feasible, notwithstanding the fact that there is some marsh
and water courses. Mr. DeSantis reviewed that the following would be
needed: l) waiver; 2) calculations of buildable/unbuildable land; 3)
retention basin study; 4) change the length of the cul-de-sac, 5) cite
specific designs on lots identified by Mr. Kestner.
Mrs. Valente asked what the purpose was of the 1000 ft. limit of the
dead-end street. Answer: Safety, emergency vehicles. If more than lOOO
feet of road is installed, there have to be two entrances, regardless of
how many homes are in the site. These specific Ordinance regulations have
been in effect in the Town for at least 7 or 8 years.
Mr. Roberts also noted that there are two intermittent streams on the
property and questioned if the streams would qualify for setbacks. Mrs.
York stated she would have to look into the matter. Mr. Roberts expressed
the feelings of the Board that it is not totally impressed with the plan
and that maybe some mitigative measures need to be taken. The water flow
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and potential impact is a critical area. Mr. Dusek advised that SEQR
could not be reviewed until more information had been secured such as a
decision made as to how the parcel would be elevated. handling of site
drainage, etc.; there has to be an approved S~ETCH PLAN. Mr. Kestner
noted that, according to the Subdivision Regulations, ARTICLE III B.f.,
more information is required and should be submitted than has been
presented at the meeting. Specifically. -Such plan shall indicate the
general slope of the land and method of draining storm water including
proposed culverts, storm drainage structures, and retention ponds.-
Mr. Scudder asked the Board for its help in getting the sewers incor-
porated into the new district. However. Mr. Macri noted that that can
only be done when the property has been determined that it is buildable.
He also requested that comments from Paul Naylor, Highway Superintendent,
regarding the road system be encorporated into the file; Mrs. York agreed.
The Board felt a waiver for the 1500 foot road might be a possibility.
Mr. Kestner perceived this area as one which constitutes a significant
drainage area, and that the Board is concerned about deciding if it wanted
to take an area like this and have that type of transformation done on
it. It is a very attractive parcel, some of the areas are flatter and
perhaps more developable than those presented at this meeting. The ravine
was a major concern.
Mr. Valente emphasized to the Board that every property that he has
taken care of and built on is better than when he purchased it. A devel-
oper can develop and still make a property functional and not be environ-
mentally unsatisfactory. It can be done, but it is up to the Board to
decide if it wants a developer to do it. Mr. Macri stated that the Board
does not deny anyone fair use of the land.
Mr. Scudder requested that the Board TABLE Subdivision No. 3-1988,
SKETCH PLAN, Maple Farms. The applicant and the Board agreed to this
request, so that more information can be provided for review. Mrs. York
advised that the application will not be put on the Agenda until further
information is submitted.
SUBDIVISIOR NO. 5-1988: SKETCH PLAN
Baybrook Park
The application
the east side of
Meadowbrook Road,
Bay Road corridor
balance of the site.
is for 82 acres of land with 6,000 ft. of new road on
Bay Road opposite Walker Lane. with frontAge also on
MR-5. The proposal is a professional office park along
on the westerly portion, multifamily housing on the
Charles Scudder, Engineer, represented the applicant, SDC Associates.
and submitted an Engineering Overview (Exhibit F). Mr. Kestner reviewed
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his report (Exhibit G), Mrs. York submitted Staff's comments (Exhibit H).
Mrs. York asked if the future development is part of the 82 acres; if it
is, density calculations may be incorrect. This extremely large project
is a Type I action, thus necessitating a full SEQR review, due to Staff
limitations, an outside firm will mostly likely be hired for assistance.
The application is not a P.U.D. because it is in conformance with the
zoning and the philosophical development for this part of Queensbury.
Mr. Dusek advised that this Type I action will mean that an EIS will
most likely be prepared. The proper procedure for the Board would be to
review the Long Form EAF and. in reviewing that document. determine
whether there is enough information to make a decision as to whether or
not there are any environmental impacts. If there are impacts, then per-
haps an EIS will be dictated. after a review of the Long Form. If the
Board finds that more information may be necessary, the applicant has to
decide l) if it wishes to provide the information in the evaluation of the
EAF or 2) whether there is enough information there to warrant preparation
of the EIS, rather than provide the information and backtrack to an EIS.
Finally, in the first instance, the Board would review the long EAF to
decide as to whether to go to the EIS. Lead Agency status has to be deter-
mined, before any action can be taken.
Mr. DeSantis MOVED that the Town of Queensbury Planning Board declare.
its desire to be Lead Agency for Subdivision No. 5-1988. Baybrook Park.
Notification of this desire will be made to all other involved.
Seconded by Mr. Dybas.
Mr. Scudder reviewed the project which is on the easterly side of Bay
Road. The main road through the project proceeds from west to east to
Meadowbrook, it will be built to Town standards and dedicated to the Town.
The project would be phased, therefore, there would be temporary turn-
arounds during construction. There will be two entrances off Bay Road:
one at the northern end of the project and one at the southerly end of the
project. When the development reaches over 35 houses. the road can no
longer be phased, it will have to go through.
There is a stream that runs most of the time and drains from up around
the college to John Hughes' project, crosses Bayberry and works its way
around and back to the tributary to Halfway Brook that goes along the golf
course. to the East and a little bit North. Another stream (Old Maids
Brook) comes down through the pond in front of John Hughes' home (a receiv-
ing stream for the waste water at the college) and goes through the
golf course. Everything is in the Champlain Drainage basin. Public water
supply is anticipated, as well as municipal sewerage; an on-site waste
water collection and disposal system could possible be installed. It
would serve a limited number of units, sewers are preferable.
Mr.
Road
Scudder introduced Dr. H. John SChutze, owner. The entrance on Bay
will be very specifically attractive, with further expansion of the
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theme past the professional offices. Old Main Stream will be protected,
in addition to the existing wetland; that particular parcel may be a Town
park. The opposite corner is also available for use as a Town park. It
was the Town's preference that there be no homes, children, etc. near Bay
Road. Between Bay Road going towards Meadowbrook, the residential area
has been placed. Where the residential stops and the future development
is listed. there was no clear consensus as to what should be there; there-
fore, development in the Meadowbrook Road area will be according to
marketing needs at the appropriate time. The total parcel is 82 acres:
l/4 mile on Bay Road, 1/4 mild on Meadowbrook Road and l/2 mile from Bay
to Meadowbrook. Regarding density, plans are for 200 units which is at
the low end of the allowable number of units.
The
allows
rental
four-,
duplex
garden
Schutze
target market is in the $l25,000 to $l75,000 range of homes, which
people to have first homes, retirement homes and ownership with
of good homes. Presentation to the Board showed homes of two-.
and sixplexes. There is also a ·patio home.· which starts as a
and is moved apart from the common wall (maybe 20 feet) allowing
work, etc., it might be a good multifamily designation. Mr.
noted this type of home is commonly found surrounding golf
courses.
The entire parcel is zoned MR-5 with the lOOO feet on Bay Road addition-
ally allowing office space. Along Meadowbrook Road. the land rises up
from the low to where the homes are presently located within the site.
With water management and enhancement of the pond. the land is expected to
be even to the road. Mr. DeSantis asked if the cul-de-sacs would also be
Town roads; there was some uncertainty to this because there might not be
adequate turning radii.
Parking was discussed for the office buildings; the new Ordinance calls
for l/l50 sq. ft. of office space, gross floor area. Dr. Schutze said
enough parking would be requested, but the plan would be designed for pos-
sible future expansion of the parking areas. Mr. DeSantis commented his
opinion that the Ordinance requires too many parking spaces for office
buildings.
Mr. Cartier requested clarification of the ·patio home.· The property
line is between the two buildings, and the area between the buildings
(maybe 10 ft. on each side of the line) could be landscaped; side setbacks
will still be maintained. It may be more advantageous, rather than have a
duplex on an SO x 80 piece of property, to take the two smaller units and
move them apart on a 40 x 80 piece; it looks nicer.
Mr. Scudder said that the applicant is trying to take advantage of the
topography. There is a high rise ground, a jurisdictional wetland. there
is a stream corridor which has to be widened. The reason for the layout
is that it takes advantage of the morphological structure of the ground.
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The municipal sewers are a very important part of the project; the
developer is not comfortable building without the sewers in sight. Inter-
est has been shown in executive offices on Bay Road; temporary use of sep-
tic tanks might be possible in that area. There will be internalization
of roads at the Executive Park; the reasons being are to get off the main
road (Bay Road) and allow for versatility in the type of buildings. Phas-
ing will be in step with the needs and only applies to dwelling units, no
C.O. is needed for office space. The first loop north off Bay Road will
be reserved for office space. Mr. Kestner stated that sewers are present-
ly scheduled to be at the site in approximately two years.
Mrs. Mann moved APPROVAL of Subdivision No. 5-1988, SKETCH PLAN,
Baybrook Park. The Queensbury Town Planning Board has declared its desire
to be Lead Agency for the project. In addition, the Board has taken into
consideration recommendations by Quentin Kestner. Town Designated Consul-
tant/Engineer, that the project be reviewed by a consulting firm. Recom-
mended is approval of the Concept Plan as presented at this meeting.
Seconded by Mr. DeSantis.
Passed UnanL80usly
PLAllRIHG BOARD BUSIBESS
Monday. December 19. 1988 will be the date set for a public meeting, so
that the new Systems and Procedures could be addressed.
Chairman Roberts adjourned the meeting at 11:00 p.m.
Richard Roberts, Chairman Date
-7'.~ /d'ì,~r
Moeller, Secretary Pro Tem Date
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ESTABLISHED IN 1955
KESTNER ENGINEERS, P. C.
CONSULTING ENGINEERS
JOSEPH A. KESTNER, JR., P.E., L.S.
MARK L. KESTNER, P.E.
QUENTIN T. KESTNER, P.E.
ANTHONY M. KESTNER, B.S.
Ms. Lee York
Senior Planner
Town of Queensbury
Bay at Haviland Road
Queensbury, NY 12801
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ONE KESTNER L,\Nl
TROY, NEW YORK 12 I 130
. 0 518-273-7446
í Ð iEflllW8íJV¡'I,
PLANNING &
DEPARTMENT ING
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JAMES J. SHAUGHNESSY, P.E,
JEROME THORNE, S.E.T.
November 21,
RE: SUBDIVISION 1-1988
EAST OF PINE HOLLOW SUBDIVISION
Dear Ms. York:
I have examined the sketch plan application for the
subject subdivision.
The subdivision is within the service area of the
Queensbury Water Storage and Distribution District according
to Deputy Water Superintendent Ralph Van Dusen and the
District is willing to extend service. Water mains, hydrants,
and appurtenances would be installed by the developer.
Service taps to property lines would be installed, for a fee,
by the Queensbury Water Department. The Water Department
advises that they ultimately expect the developer to connect
water service lines in this development to existing lines to
the west so that a loop with transmission lines on West Mt.
Road is created.
I concur with the decision of the Developer's Engineer to
use loamy material fill subsurface sewage disposal systems.
The proposed stormwater management plan to utilize catch
basin seepage pits appears feasible. Additional details
should be forthcoming during the preliminary review.
The drawing should indicate the mean high water contour
and elevation for Halfway Brook as this is the basis for
regulation set backs.
Ii
MUNICIPAL ENGINEERING
WATER, SEWAGE, AND DRAINAGE SYSTEMS SOLID WASTE MANAGEMENT
FEDERAL/STATE GRANT APPLICATIONS
PRECISION SURVEYING AND GROUND CONTROL TELEVISION PIPELINE INSPECTION, METERING & SAMPLING
CONSTRUCTION MANAGEMENT AND QUALITY ASSURANCE
K'tfI'1 ßrr It-
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Ms. Lee York
-2-
November 21, 1988
In sununary, I would advise that the application
adequately addresses the matters of water supply, sewage
disposal, and stormwater management as required at the sketch
plan review stage.
Sincerely,
KESTNER ENGINEERS, P.C.
~?:~~
Quentin T. Kestner, P.E.
Vice President
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-NOTE TO FILE"
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Planning aDd Zoning Department
LEE YORK , Senior Town Planner
APPliC"t~lVi~~ q~; -:( J S V¿-kh
Applicant/Project Name: ~\< Y\ P X\ ~ () \J e-P'(\s' \,O\)-(' ~ \ \ \ -
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LEE YORK
Senior Town Planner
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801,
TELEPHONE: (518) 792-5832
S£TTLfD 1763... HOME OF NATURAL BEAUTY... A GOOD PLACE TO LIVE !2Yff/ß¡í..13
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7. Whero vistas and open f1eld areas are to be preserved. lots shall be
clustered at the edges of the open f1eld areas or behind topograph1c
features wh1ch block v1ews from the exlatlng public way. whenever poss1ble.
B. Bu1ld1ng lots shall be set back away from ridges or military crestø 1n order
to protect the natural s1lhouette of Quoensbury's mountain ranges.
E. Procedures
1. Request by Planning Board
a. A significant wildlife or plant habitat exists on the site or may be
impacted by the development of the site.
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A cluster design alternative shall be required if the characteristics of the
site include any of the following:
b. Wetlands occupy over 25 percent of the s1 te or where streams are crossed
by the devòlopment of the site.
c. Slopes greater than 15 percent occupy over 60 percent of the site.
d. Slopes greater than 25 percent occupy over 25 percent of the s1 te .
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e, Soils w1t:}l.a.-percolatiJuLrate ot:.l~s t~06 !.~~hes or greater than 6
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f. S011s with depth to bedrock at eighteen (18) inchòs or less occupy over
25 percent of the s1te.
g. Soils with depth to seasonal h1gh water table of forty (40) inches or
leBa occupy over 25 percent of the s1te.
h. Sites exposed to viewø from Lake George.
i. Sites located in a scenic vista or viewshed identified on tho Scenic
Views and Viøtas Map.
j. Sites adjacent to or incorporate area. bu11dings or structuros of
h1stor1c øignif1cance.
2. Requeat by Subdivider
A subdivider may request the use of this Section simultaneously with or
subsequent to the subm1ssion of the Sketch Plan, as descr1bed 1n Article
III. Any submiss10n subsequent to preliminary approval of a Plat shall
require a resubm1ss1on of the Sketch Plan.
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-NOTE TO FILE"
pl~nJ1i"g and Zoning Department
LEE YORK
. Senior Town Planner
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Density ,*lP.....;..rr W;¡me: '~, V1P~~~~ (11) W y)~ \1')1)'r 1\ "\ ,-y
1, The maximum buildable lots for a conventional subdivision shall be
calculated as follows:
From the total area of the property to be subdivided. subtract
a. the area to be occupied by the proposed 8treets' rights-ot-way and,
b. the area to be set aside tor other public use such as park land and,
c. the area occupied by other public easements or right8-of-way across the
property such as major power or telephone line8 and. '
d. any unbuildable areas of the lot such a8 wetlands, rock outcrops. slopes
over 26 percent and bodies ot water, then divide the resulting figure
(the remaining acreage) by the lot siz~ allowed in the zone in which the
lots will be located.
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BAY AT IMVILAND ROAD
QUEENSBURY, NEW YORK, 12801 <
TELEPHONE: (518) 792-5832
SETTLED 1763. . . HOME OF NATURAL BEAUTY. . . A GOOD PLACE TO LIVE
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Planning and Zoning Department
LEE YORK , Senior Town Planner
Application Number:
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BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801.
TELEPHONE: (518) 792-5832
SETTLED 1763. . . HOME OF N
, "'FAUn... A GO('D PLACE TO LIVE
c~
CHARLES H. SCUDDER.
CONSULTING ENGINEER
BOX 792
GLENS FALLS, NEW YORK 12801
(518) 793-1475
October 18, 1988
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MAPLE ROW FARMS
Proposed by
Valente Builders, Inc.
60 Sweet Road
Queensbury, New York 12804
EN:;INEERIN:; BRIEF
THE SITE
Maple Row Farms is planned to occupy sare 20 acres of the
26.95-acre Brown property, the former Chesebro Estate situated
on the east side of Country Club Road. The current zone district
is SFR-lA. Valente Builders envisions a IS-lot single-family
residential development conforming to the latest requirements
of the Queensbury ZOning and Subdivision Ordinances.
SURVEYS
A perimeter survey of the Ethyl Chesebro Estate was cœpleted
by Coulter & M:Cormack, Licensed Land Surveyors, in July, 1982
showing that, in all, sare 26.95 acres \tære included in the
lands bequeathed to the Browns (Bk 646 Pg 416). The Browns have,
entered into a contract of sale with Valente Builders to convey
a 20-acre parcel of the tract which is proposed to becare Maple
Row Farms. A topographic survey of the 20-acre portion was under-
taken and carpleted by this office in 1987 - USGS datum, 2-foot
contour interval. A base map was prepared fran these surveys.
TOPCX;RAPHY
Approximately one-third of the site is cleared land; the
remainder is forested. High grounds are situated at the \tæsterly
and southeasterly parts of the site. A swale runs through the
heart of the tract which collects JOOst of the runoff. A difference
of elevation of sare 50 feet exists betWeen the highest and
lo\tæst points on the subdivision site.
¡;: ï/II(,ß IT Q.....
OctObel,--J, 1988
MAPLE ROW FARMS
Page two of two
DRAINAGE
The site is naturally drained to Old Maid Brook, a tributary
of Halfway Brook. A drainage easerœnt has been provided in the
swale through the low area so that controlled runoff can follow
the natural drainage regime that has existed in the past. It
is planned to install a conduit within the easement to handle
stormwater. Suitable arrangements will be made to mitigate the
transport of sediments to the stream the details of which will
be presented on subsequent plans.
WETLAND
There is no jurisdictional wetland on this site.
WATER SUPPLY
'Ibwn water will be distributed to hanes in Maple Row Farms.
SEWAGE DISPOSAL
Individual subsurface absorption systems are planned for
the project inasmuch as there is no indication that the lands
to be occupied by Maple Row Farms will be included in the sewer
district now being planned for the Bay Road corridor.
It would appear, however, that a gravity sewer could be
laid parallel to the brook, involving at least t\\O easerœnts,
fran the site to Walker Lane and/or Bay Road. The benefit of
such a sewer would not be limited necessarily to Maple Row Farms
were it actually to be constructed.
ROAD
The Road into Maple Row Farms will be constructed according
to Queensbury standards and dedicated to the 'Ibwn.
SEQRA
A review will be necessary as prescribed by SEQRA.
LANDSCAPIl'K7
Suitable landscaping will attend the developrænt of the
project. An upscale project is intended; hence landscaping will
be given close attention. The entrance to the project demands
special treatIœnt' and we have provided a concept exhibit of
the one we are proposing. In developing the exhibi t due care
has been taken to harm::>nize the concept with treatIœnts given
nearby residential properties.
C~
Charles H. Scudder, P .E~
"-..-.
-~
O:tober, 1988
MAPLE ROW FARMS
EN3INEERIN3 BRIEF ADDENDUM
APPLlCANT/DEVELOPER: VALENIE BUIIDERS, IOC.
60 Sæet Road
Queensbury, New York 12804
798-5200
VALEN'IE BUIIDERS PRIOCIPALS: Daniel J. Valente, President
Elizabeth Valente, Secretary-Treasurer
60 Sweet Road
Queensbury, New Xork 12804
PARCEL TAX MAP NUMBER:. 60-7-16.1
CURREN!' aiNER OF PARCEL: Clarence and Mary Brown
Country Club Road
Queensbury, New York 12804
NOTE :
A long-standing contract of sale provides that Valente Builders
will purchase the 20-acre parcel fran the Browns contingent on the out-
care of the ZOning Ordinance that took effect fran 1 O:tober 88. '!be
closing will take place as soon as the attorneys for the parties can
establish a closing date, which will probably be saœtime before the
month of December, 1988.
SURVEYOR: Coulter & M::Connack, P . L. S.
EN3INEER: Charles H. Scudder, P.E.
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ESTABLISHED IN 1955
KESTNER ENGINEERS, P. C.
CONSULTING ENGINEERS
JOSEPH A. KESTNER, JR., P.E., L.S.
MARK L. KESTNER, P.E.
QUENTIN T. KESTNER, P.E.
ANTHONY M. KESTNER, B.S.
ONE KESTNFR LANE
TROY, NEW YORK 12 180
5!8-273-744()
FAX: 5lB-273-7583
JAMES J. SHAUGHNESSY, P.E.
JEROME THORNE, S.E.T.
November 22, 1988
Ms. Lee York
Senior Planner
Town of Queensbury
Queensbury Town Office Building
Bay at Haviland Road
Queensbury, NY 12801
RE: Town of Queensbury (TE) Subdivision No. 3 - 88
Maple Row Farm's Sketch Plan
Dear Ms. York:
I have reviewed the subject subdivision and would comment as
follows:
1. As indicated on Planning Soils Maps and in
consideration of the topography of the site, it
would be desirable to serve this subdivision with
municipal sewers. If subsurface systems are used,
they must be carefully designed to address the soil
type and slopes.
2. It will probably be necessary to create detention
basins to hold stormwater. No lands have been set
aside for this purpose.
3. Municipal water facilities are located in the area
and should be available to serve the site.
If sketch-plan approval is granted, careful review at
preliminary stage will be necessary especially for Lot Nos. 4,
5, 6, and 7.
Sincerely,
KESTNER ENGINEERS, P.C.
--ÝI~Z~
Quentin T. Kestner, P.E.
Vice President
QTK/cp
MUNICIPAL ENGINEERING
WATER, SEWAGE, AND DRAINAGE SYSTEMS SOLID WASTE MANAGEMENT
FEDERAL/STATE GRANT APPLICATIONS
PRECISION SURVEYING AND GROUND CONTROL TELEVISION PIPELINE INSPECTION, METERING & SAMPLING
CONSTRUCTION MANAGEMENT AND QUALITY ASSURANCE
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Senior Town Planner
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801.
TELEPHONE: (518) 792-5832
SETTLED 1763. .. HOME OF NATURAL BEAUTY... A GOOD PLACE TO LIVE
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LEE YORK
. Senior Town Planner
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1. The maximum buildable lots for a conventional subdivision shall be
calculated as follows:
From the total area of the property to be subdivided, subtract
a. the area to be occupied by the proposed streets' rights~of-way and.
b. the area to be set aside for other public use ~u~h as park land and,
c. the area occupied by other public easements or rights-of-way across the
property such as major power or telephone lines and, .
d. any unbuildable areas of the lot such as wetlands, rock outcrops, slopes
over 25 percent and bodies of water, then divide the resulting figure
(the remaining acreage) by the lot siz~ allowed in the zone in which the
lots will be located.
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LEE YORK
Senior Town Planner
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
HLEPHONE: (518) 792-5832
SETTLED 1763. . , HOME OF NATURAL BEAUTY, . . A GOOD PLACE TO LIVE
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p):mning and Zoning Department
LEE YORK
, Senior Town Planner
Application Number: ~ - l.Q.. <ë<'c-
Applicant/Project Name: '{'n ('J ifº 0 -'~k tìÚ) \--{'(.', '(Y -<")
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LEE YORK
Senior Town Planner
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 792-5832
S£TTLED 1763. . . HOME OF NATURAL BEAUTY. . . A GOOD PLACE TO LIVE
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7. Where vistas and open f1eld areas are to be preserved. lots shall be
clustered at the edges of the open f1eld areas or behind topographic
features which block v1ews from the ex1st1ng pub11c way. whenever poss1ble.
8. Bu1lding lots ahall be set back aw~ from ridges or military crest a in order
to protect the natural s1lhouette of Queensbury's mountain ranges.
E. Procedures
1. Request by Planning Board
A cluster des1gn alternative shall be required if the character1stics of the
site 1nclude any of the follow1ng:
a. A s1gn1ficant wildlife or plant habitat exists on the site or may be
1mpacted by the development of the site.
b. Wetlands occupy over 25 percent of the site or where streams are crossed
by the development of the site.
c. Slopes greater than 15 percent occupy over 50 percent of the site.
d. Slopes greater than 25 percent occupy over 25 percent of the site.
e. Soils with a percolat1on rate of less than .06 inches or greater than 6
inches per hour occupy over 25 percent of the s1te.
f. Soils with depth to bedrock at eighteen (18) inches or less occupy over
25 percent of the site.
g. Soils with depth to seasonal h1gh water table of forty (40) inches or
lesa occupy over 25 percent of the site.
h. Sites exposed to views from Lake George.
i. S1tes located in a scen1c vista or v1ewshed ident1f1ed on the Scen1c
Views and Vistas Map.
j. Sites adjacent to or 1ncorporate area. bu1ld1ngs or structures of
historic significance.
2. Request by Subdivider
A subdivider may request the use of this Section simultaneously with or
8ubsequent to the ,submission of the Sketch Plan. as described in Article
III. Any submission subsequent to preliminary approval of a Plat shall
require a resubmission of the Sketch Plan.
¡i
49
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pþnning aDd Zoning Departme.ut
LEE YORK , Senior Town Planner
Application Number: ~ - \.Q «:-cr
Applicant/Project Name: Vr)\ t~.J D ~( <::Q rf;) y:: a-I. 'l'.t.-.Q
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Seniår Town Planner
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BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801,
TELEPHONE: (518) 792-5832
SETnED 1763. . . HOME Of NATURAL BEAUTY. . . A GOOD PLACE TO LIVE
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Planning and Zoning Department
LEE YORK
, Senior Town Planner
Application Number:
Applicant/Project Name:
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BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 792-5832
SETTLED 1763. . . HOME OF NATURAL BEAUTY. . . A GOOD PLACE TO LIVE
o
~
CHARLES H. SCUDDER.
CONSULTING ENGINEER
BOX 792
GLENS FALLS, NEW YORK 12801
(518) 793-1475
October, 1988
BAYBROOK PARK
Proposed by SDC Associates
Evergreen Professional Park
626 Dixon Road
Queensbury, New York 12804
ENGINEERING BRIEF
THE SITE
Baybrook Park has been planned to occupy the lands of the
fonner Aronson farm situated between Bay and ~adowbrook Roads
iIl1œdiately to the north of Bay ~adows Golf Club. '!be zone
district is MR-5. The development plan for Baybrook Park comprises
a clustered residential camplex and a professional office group
in the Bay Road corridor. Subject to Site Plan Review, these
are pennitted uses under the Zoning Ordinance which took effect
on October 1, 1988.
'IDPCGRAPHY
The topographic l3urvey and 50-scale base map were carpleted
by Coulter & ~onnack, Licensed. Land Surveyors. Elevations
are referred to U.S.G.S. datum; I-foot contour interval. The
surface elevation in the northeast portion of the site is about
300, the higher ground lying along Bay Road where the ground
elevation is about 315. The site is divided by a rise of ground
in the. middle portion of the tract such that the westerly half
drains to the southeast via one of two watercourses on the site,
and the easterly half drains to the northeast by the other.
The site is tributary to Halfway Brook in the Chanplain Drainage
Basin, and could be characterized as an 82-acre parcel of gently
rolling meadowland.
WETLAND
A jurisdictional wetland has been identified and delineated
by the NYSDEC. Coul ter & M::Connack have plotted the wetland
boundary on the base map. we have, of course, taken due account
of the restrictions inposed. by the wetland in the layout of
the project.
K'þ-l/@ 1/ ø'
October, 1988
BAYBROOK PARK
page two of two
WATER SUPPLY
Town water will be distributed through Baybrook park fran
mains in Bay and ~adowbrook Roads.
SEWERAGE
On-site absorption is possible within limits; we believe,
however, that municipal sewerage will ,ultimately be required
and that it will be necessary to collect and pLUTp wastewater
to the municipal system.
DRAINAGE
Runoff will continue to be directed to the two watercourses.
Retention basins are pI armed to control discharge and retain
settleable materials that may be transported with water. 'These
basins will be designed and developed to enhance the aesthetic
character of the site through creation of a sort of park setting.
ROADS
All roads will be constructed according to the standards
of the Queensbury Highway DepartIœnt. It is anticipated that
the roads will be dedicated to the 'Ibwn on cœpletion.
SEQRA
A thoroughgoing SEQR review will be required pursuant to
the requirerœnts of SEQRA. We assurœ the Queensbury Plarming
Board will take the lead in the process and will receive the
counsel of a variety of interested parties.
LANDSCAPIN3
A .cœprehensive -landscaping plan ;will be presented.. in due
course that will provide for the aesthetic enrichlœnt of the
residential cœmunity and the office park, the creation of green
areas and inproved water features, and the preservation of wetlands
~1d stream corridors.
SDC ASSOCIATES OUTlOOK
The associates, H. John Schutze , Ronald J. DelSignore and
John Cifone, envision a project in keeping with the character
of neighboring projects which are generally of high quality
(sorry if this sounds like we're tooting our own horn). SDC
have asked us to develop a plan that all can be proud of.
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Charles H. Scudder, P.E.
,
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ESTABLISHED IN 19.55
KESTNER ENGINEERS, P. c.
CONSULTING ENGINEERS
, lOWN OF QU¡¡:I:WStUJrX ONE K[SINŒ L\Nl.
¡~~" fl, W]~-'-\, TROY, N[WYORI\ 121HO
1 V lJ ! 518-273-744b
[fl. ~ ~V~;J 1988 ..;^" 518-27M83
November 21, 1988~",
PLANNING Ie ZONIN ¿/¿.-.
DEPARTMENT
JOSEPH A. KESTNER, JR., P.E., L.S.
MARK L. KESTNER, P.E.
QUENTIN T. KESTNER, P.E.
ANTHONY M. KESTNER, B.S.
JAMES J. SHAUGHNESSY, P.E.
JEROME THORNE, S.E.1.
Ms. Lee York
Senior Planner
Town of Queensbury
Bay at Haviland Road
Queensbury, NY 12801
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RE: SUBDIVISION 5-1988
BAYBROOK PARK - SKETCH PLAN
Dear Ms. York:
I have reviewed the subject application and would comment
as follows:
1. The proposed project is large enough to warrant
review by a special consultant and I would suggest
the Board solicit proposals from qualified firms.
An estimate of review costs could then be presented
to the developer.
2. I would suggest a full scale Environmental Impact
Statement for the project be prepared.
3. Information on the water and wastewater demands from
this project should be made available to the Water
and Wastewater Department as soon as possible so
that they can evaluate the project impact on present
water facilities and proposed wastewater facilities
on Bay Road.
4. It would be appropriate to evaluate not only the
present proposal but the proposed "future"
development indicated on the plan.
Sincerely,
KESTNER ~;?Z~
~T. Kestner, F.E.
Vice «President
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MUNICIPAL ENGINEERING
WATER, SEWAGE, AND DRAINAGE SYSTEMS SOLID WASTE MANAGEMENT
FEDERAL/STATE GRANT APPLICATIONS
PRECISION SURVEYING AND GROUND CONTROL TELEVISION PIPELINE INSPECTION, METERING & SAMPLING
CONSTRUCTION MANAGEMENT AND QUALITY ASSURANCE
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Pla.nDÏl1g and ZOlÙl1g Department
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Application Number: 7::;'::-~~ ::> ~
Applicant/Project Name: bû l J. \tJ"{rY') \< ~ CAA '<'
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c. A locßtion map showing the property included in the proposed
subdivision and all contiguous properties of the proposed
subd1vision and all properties within five hundred (600) feet in
each direction from the boundary l1ne of the proposed subdivision
along any contiguous street or highway. All properties shall be
1dent1fied by lot and parcel number and nameS of owners.
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pþmning and Zoning Department
LEE YORK , Senior Town Planner
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LEE YORK ,I Senior Town PlaDner
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