Staff Notes for 7/20/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 20, 2021
Subdivision Sketch 7-2021 CERRONE BUILDERS, INC.
Upper Sherman Ave. / MDR – Moderate Density Residential / Ward 4
SEQR Unlisted
Material Review: application, survey, topo map, layout plan, DEC letter, SHPO letter
Parcel History: n/a
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Requested Action
Planning Board discussion of proposal to subdivide a 49.5 acre parcels into 49 parcels.
Resolutions
1. PB
Project Description
Applicant proposes to subdivide a 49.5 acre parcel into 49 parcels with access to Upper Sherman Avenue. The
project includes 12.65 acres to be part of a Homeowners Association. The lots range in size from 0.47 acres to
1.57 acres with majority less than 1 acre. Pursuant to Chapter 183 of the Zoning Ordinance, subdivision of land
shall be subject to Planning Board review and approval.
Staff Comments
The applicant proposes a 49 lot residential subdivision with 3 lots of Homeowners associate property (1.70 ac,
1.54 ac and 9.41 (26 ac of HOA). The project include two access points onto Sherman Avenue. The plans
include a topo map of the site and a layout of the lots on the parcel. The project will be subject to variance
review for lot sizes as the parcel is zoned MDR where 2 acres is required.
Code excerpts for review purpose:
Moderate Density Residential: The Moderate Density Residential (MDR) District is intended to protect the
character of Queensbury's low-, medium- and high-density, strictly single-family neighborhoods and to create
more walkable neighborhoods.
Moderate-density residential design. New residential construction and/or development in the Moderate-Density
Residential Zoning Districts shall comply with the following design requirements:
(1)
Subdivisions.
(a)
Existing stone walls, established hedgerows and/or mature tree lines shall be preserved and utilized for
establishment of lot lines and considered in the lot layout for design of subdivisions.
(b)
Flag lots are not allowed.
(c)
Private roads are not allowed.
(d)
All subdivisions shall include connector streets with existing adjacent residential developments and/or the
reservation of fifty-foot-wide rights-of-way or strips of land (paper streets) to allow for future connecting streets
to lands that are as yet undeveloped but may be utilized in the future for residential development.
(e)
Easements with a minimum of 10 feet shall be required along the fronts of lots for provision of off-street
sidewalks or pedestrian paths as well as lighting and utilities where applicable.
(f)
Pedestrian and bicycle paths shall be provided to any common facilities and common open space within the
subdivision as well as leading to any schools, playgrounds, parks, and/or public open space or recreational areas
that are located in the vicinity of the subdivision. Bicycle circulation shall be accommodated on streets via a
separate striped four-foot-wide lane on the street and/or on dedicated off-street bicycle paths that may or may
not be shared as a pedestrian path. Where feasible, any existing bicycle routes through the site shall be
preserved and enhanced.
(g)
Street layouts shall provide for blocks that are generally in the range of 200 feet to 800 feet deep by 500 feet
to 1,500 feet long. For large subdivisions, a variety of block and lot sizes shall be provided to facility housing
diversity and to avoid uniformity of layout design.
(h)
(Reserved)
(i)
All common areas, including but not limited to stormwater drainage areas, detention ponds, parks,
playgrounds and open space areas, shall be subject to written maintenance, ownership and usage arrangements
that must be approved by the Planning Board and recorded against each lot in the subdivision.
Summary
Chapter 183 Article 4 provides an outline of the review procedures for sketch plan –
The Planning Board shall study the sketch plan in conjunction with the maps and information as may be
appropriate to determine if the proposed subdivision includes areas where there are severe limitations to
development. The Planning Board shall make advisory recommendations which shall be applicable to the
proposed subdivision.
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Meeting History: 1 Meeting
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