Staff Notes 12/15/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2020
Subdivision (P) 16-2020 HARRISENA CHURCH
1616 Ridge Road / MDR – Moderate Density Residential / Ward 1
SEQR Unlisted
Material Review: application, survey, narrative
Parcel History: AV 37-2003 lot line adj., AV 45-2020
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for a three lot subdivision of 3.8 acre parcel.
Resolutions
1. Recommendation
Project Description
Applicant proposes a three lot subdivision of 3.8 acre parcel. Lot 1 to be 1.3 acre to maintain an existing home
1,580 sq. ft. with decks (footprint); Lot 2 to be 1.3 acres and Lot 3 to be 1.2 acres for new homes and associated
site work. Pursuant to Chapter 183 of the Zoning Ordinance, subdivision of land shall be subject to Planning
Variance:
Board review and approval. Relief is sought for lot size. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan –requesting waiver from sketch
Preliminary Review –
[[148,1899,412,1956][12][,I,][Times New Roman]]Layout plans [[412,1899,427,1956][12][,,][Times New Roman]] [[427,1899,452,1956][12][,,][Times New Roman]]– [[451,1899,2412,1956][12][,,][Times
New Roman]]the plans show the existing house location on lot 1 and the proposed house location on lot 2 and
lot 3. Lot 1 is to be 1.3 acres, Lot 2 is to be 1.3 and Lot 3 is to be 1.2 acres.
[[150,2071,556,2128][12][,I,][Times New Roman]]Construction details [[556,2071,569,2128][12][,,][Times New Roman]] [[569,2071,594,2128][12][,,][Times New Roman]]– [[594,2071,607,2128][12][,,][Times
New Roman]] [[607,2071,1247,2128][12][,,][Times New Roman]]The plans show the locations of [[1241,2071,1254,2128][12][,,][Times New Roman]] [[1254,2071,2153,2128][12][,,][Times New
Roman]]the homes and driveway areas for lot 2 and 3 [[2153,2071,2177,2128][12][,,][Times New Roman]] [[2177,2071,2200,2128][12][,,][Times New Roman]]
[[150,2129,176,2186][12][,I,][Times New Roman]]
[[148,2186,500,2243][12][,I,][Times New Roman]]Landscape plans [[499,2186,525,2243][12][,I,][Times New Roman]]– [[525,2186,1489,2243][12][,,][Times New Roman]]the number of lots does
not require landscaping. [[1489,2186,1512,2243][12][,,][Times New Roman]]
[[150,2244,176,2301][12][,I,][Times New Roman]]
[[150,2301,429,2358][12][,I,][Times New Roman]]Clearing plan [[429,2301,442,2358][12][,,][Times New Roman]] [[442,2301,467,2358][12][,,][Times New Roman]]– [[467,2301,557,2358][12][,,][Times
New Roman]]The [[557,2301,2413,2358][12][,,][Times New Roman]]plans show Lot 2 has an existing lot clearing and then Lot 3 will have a new clearing for the
home and septic area.
[[150,2416,176,2473][12][,I,][Times New Roman]]
[[150,2474,699,2531][12][,I,][Times New Roman]]Grading and erosion plans [[699,2474,715,2531][12][,,][Times New Roman]] [[715,2474,740,2531][12][,,][Times New Roman]]– [[740,2474,2209,2531][12][,,][
Times New Roman]]The plans do not show site grading and the applicant is requesting a wa [[2209,2474,2413,2531][12][,,][Times New Roman]]iver from
stormwater management.
[[150,2646,673,2703][12][,I,][Times New Roman]]The Environmental report [[672,2646,685,2703][12][,,][Times New Roman]] [[685,2646,710,2703][12][,,][Times New Roman]]– [[710,2646,723,2703][12][,,][Ti
mes New Roman]] [[723,2646,778,2703][12][,,][Times New Roman]]Th [[778,2646,2225,2703][12][,,][Times New Roman]]e applicant has completed a Long Environmental assessment review for
[[2225,2646,2250,2703][12][,,][Times New Roman]]3 [[2250,2646,2263,2703][12][,,][Times New Roman]] [[2263,2646,2371,2703][12][,,][Times New Roman]]lots. [[2371,2646,2394,2703][12][,,][Times
New Roman]]
[[150,2704,176,2761][12][,I,][Times New Roman]]
[[150,2761,653,2818][12][,I,][Times New Roman]]Stormwater management [[652,2761,666,2818][12][,,][Times New Roman]] [[666,2761,691,2818][12][,,][Times New Roman]]– [[691,2761,722,2818][12][,,][Times
New Roman]]T [[722,2761,2412,2818][12][,,][Times New Roman]]he applicant has not provided a stormwater management report and has requested a
waiver.
[[150,2876,176,2933][12][,I,][Times New Roman]]
[[148,2934,243,2991][12][,I,][Times New Roman]]Fees [[243,2934,256,2991][12][,,][Times New Roman]] [[256,2934,281,2991][12][,,][Times New Roman]]– [[281,2934,529,2991][12][,,][Times
New Roman]]per applicati [[529,2934,605,2991][12][,,][Times New Roman]]on. [[605,2934,628,2991][12][,,][Times New Roman]]
[[150,150,176,207][12][,I,][Times New Roman]]
[[150,207,313,264][12][,I,][Times New Roman]]Waivers [[313,207,328,264][12][,,][Times New Roman]] [[328,207,353,264][12][,,][Times New Roman]]– [[353,207,384,264][12][,,][Times New
Roman]]T [[384,207,1191,264][12][,,][Times New Roman]]he applicant has requested waiver from [[1191,207,2413,264][12][,,][Times New Roman]]sketch, utility plan, test pits, grading
and drainage plan, and
stormwater management plan.
[[150,322,176,379][12][,I,][Times New Roman]]
[[150,380,390,437][12][,I,][Times New Roman]]Open Space [[390,380,403,437][12][,,][Times New Roman]] [[403,380,428,437][12][,,][Times New Roman]]– [[428,380,459,437][12][,,][Times New
Roman]]T [[459,380,1191,437][12][,,][Times New Roman]]here is no proposal for open space . [[1191,380,1214,437][12][,,][Times New Roman]]
[[150,437,176,494][12][,I,][Times New Roman]]
[[150,495,285,552][12][,I,][Times New Roman]]Streets [[285,495,298,552][12][,,][Times New Roman]] [[298,495,323,552][12][,,][Times New Roman]]– [[323,495,354,552][12][,,][Times New
Roman]]T [[354,495,910,552][12][,,][Times New Roman]]he plans show no street but [[910,495,1143,552][12][,,][Times New Roman]]permits for [[1143,495,1239,552][12][,,][Times New Roman]]new
[[1239,495,1402,552][12][,,][Times New Roman]]curb cut [[1402,495,1421,552][12][,,][Times New Roman]]s [[1421,495,1434,552][12][,,][Times New Roman]] [[1434,495,1926,552][12][,,][Times
New Roman]]will need to be obtained. [[1926,495,1949,552][12][,,][Times New Roman]]
Nature of Area Variance
The applicant proposes a three lot subdivision where the lot size required is 2 acres. Lot 1 is to be 1.3 acres, Lot
2 is to be 1.3 and Lot 3 is to be 1.2 acres.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief for lot size.
Board Discussion items
The applicant has requested a waiver from the Sketch Plan Stage review –and staff finds that acceptable for a
three lot subdivision. The applicant has requested a preliminary waiver for grading and erosion control and
stormwater, test pits, utility plan pending the zoning relief requested. The Board may proceed with the review
for the Planning Board recommendation but would need table the project at preliminary review pending
submission of the waiver items determined to be applicable.
st
Meeting History: 1 Meeting
- 2 -