Staff Notes for 9/28/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 28, 2021
Discussion 6-2021 JAMES BROWN
1918 Ridge Road / LC-10A – Land Conservancy 10 Acres / Ward 1
SEQR Type II
Material Review: narrative, site plans and photos
Parcel History:SP 32-2018
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Requested Action
Planning Board review and discussion of a new single family home with access from an adjoining parcel on
Shop Road.
Resolutions
1. n/a for discussion
Project Description
Applicant proposes a new single family home with access from an adjoining parcel on Shop Road. The project
includes using former skid trails for a driveway. The construction of the new home would include associated
site work for stormwater management, well and septic. The project would include future home and connection
on owner’s adjoining lot. Pursuant to Chapter 179-9-040 of the Zoning Ordinance, a discussion/sketch project
can be presented to the Planning Board.
Staff Comments
The applicant proposes to construct a new single family home on a 15.75 ac parcel in the Land Conservation 10
acre zone. The project includes using a access from Shop Road off of Route 9L through an adjoining parcel.
The parcel use for access is 253.-1-22 at 104 Shop Road. The plans show from Shop Road a turnaround and
turnout area for the access drive. The driveway will follow existing logging roads where possible. The USGS
information for the area indicates steep slopes in some areas but the access drive appears to follow the contours
of the land. The plans would also include a future access spur to additional land of the property owner for a
future home.
The project would most likely require a variance for access for each parcel not on a public road. The project
would be subject to site plan for construction of new home for a parcel in the LC10A zone and in the APA179-
3-040, and construction of a new building within 50 ft of 15% slopes 179-6-060,
Code sections for review are noted below:
[[150,2589,225,2646][12][B,I,][Times New Roman]]179 [[225,2589,242,2646][12][B,I,][Times New Roman]]- [[242,2589,267,2646][12][B,I,][Times New Roman]]3 [[267,2589,284,2646][12][B,I,][Times
New Roman]]- [[284,2589,847,2646][12][B,I,][Times New Roman]]040 Land Conservation LC [[844,2589,861,2646][12][B,I,][Times New Roman]]- [[861,2589,1113,2646][12][B,I,][Times New Roman]]42A
and LC [[1110,2589,1127,2646][12][B,I,][Times New Roman]]- [[1127,2589,1492,2646][12][B,I,][Times New Roman]]10A. code excerpt [[1491,2589,1516,2646][12][B,I,][Times New Roman]]
The LC Districts encompass areas where land has serious physical limitations to development or unique
characteristics that warrant restricting development to very low densities. It is also an area that adds to the
Town's rural character and should also be protected as such. This area of the Town is described in the
"Neighborhoods" section of the Comprehensive Plan, adopted on August 6, 2007, and the districts retain the
same boundaries as set forth in the Town's 2002 Zoning Law and Map.
[[150,207,225,264][12][B,I,][Times New Roman]]179 [[225,207,242,264][12][B,I,][Times New Roman]]- [[242,207,268,264][12][B,I,][Times New Roman]]4 [[267,207,284,264][12][B,I,][Times New
Roman]]- [[284,207,1070,264][12][B,I,][Times New Roman]]010 Residential Design Requirements [[1068,207,1689,264][12][B,I,][Times New Roman]]Non subdivision development [[1689,207,1945,264][12][B,I
,][Times New Roman]]code excerpt [[1944,207,1969,264][12][B,I,][Times New Roman]]
(a) Buildings shall be located in such a manner as to avoid placement in the middle of open fields. Building
locations shall be encouraged to be placed at the edges of fields or in cleared areas next to fields wherever
practicable.
(b) Buildings shall be located where existing vegetation and/or topography provides a natural buffer and
screening from roads and neighboring properties.
(c) Clearing of vegetation and trees along roads shall be minimized so long as adequate site distances for
driveways are maintained. The use of curves in driveways shall be utilized to screen buildings so long as right-
angle intersections with roads are maintained for the last 50 feet of the driveway.
(d) Buildings shall also be sited so that existing vegetation and topography can be used as a background or
integrated into the building site location.
Summary
Pursuant to Chapter 179-9-040 of the Zoning Ordinance, applicant may present a sketch to receive comments
and feedback from the Planning Board
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Meeting History: 1 Meeting
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