1985-02-19
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MINUTES
Queensbury Planning Board
~ Tuesday, February 19, 1985 8:00 p.m.
Present:
R. Roberts, Chairman
K. Sorlin, Secretary
S. Levandowski
J. Dybas
H. Mann
R. Noll
V. Macri
R. Bolton, Staff
The Minutes of the January 15, 1985 meeting were approved as written.
SUBDIVISIONS:
Public Hearing - Subdivision No. 9-84 - Van Howe Estates
Donald & Edward Howe, Developers - VanDusen & Steves,
Surveyors
32 lots north side Potter Road_
Mr. Howe and Mr. Leon Steves present. This subdivision has received
conceptual approval. Mr. Raymond Buckley will do the engineering
for septic and drainage. The new road has not yet been constructed
which will connect the Pines of Queensbury to Potter Road. Mr.
Robert's asked if Howe Lane carried across brook it could connect
with a dead end road (Stewart Rd.) coming out at West Mountain Road.
Henry Beaton (neighbor) stated that this is not town road. Mr.
Stewart kept 50' strip so there wouldn't be right-of-way. Did not
want to have it a thru street. Mr. Steves said Howe Lane will stop
this side of the brook at this time. There is only one lot at that
point. Mr. Robert's noted that City had been notified of Public
Hearing. Mr. Roberts questioned whether they had enough engineering
for preliminary approval. Mr. Steves said that it put him in a
difficult situation when he is asked to come forth with engineering
at a Public Hearing because if there are objections enough to warrant
a change we have created quite an expense. For instance, the Board
has indicated this evening their wish to eliminate Howe Lane. The
Board will be looking for input from the Highway Department. Mr.
Macri offered motion for preliminary approval with stipulations,
seconded by Mr. Dybas. Motion carried unanimously.
RESOLVED: Preliminary approval granted with stipulation
to eliminate Howe Lane and Lot No. 16 for this first section of
the total subdivision. Howe Lane and Lot 16 will be treated as
part of the second section. They can use Howe Lane for drainage
now.
Preliminary Approval - Subdivision No. 6-84. Bedford Close Section
5-38 lots south of existing sections of Bedford Close
Representative of Northern Homes present. This involves 52 acres,
about 25% of area will remain green. The average lot size is 40,000
sq. ft. Water supply will be supplied by extension of existing
town system, septic will be individual systems. They have submitted
road drainage plans to Highway Superintendent. Mr. Scudder,
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consulting engineer has suggested they get together in workshop
to go over drainage plans. The green areas are to handle drainage.
The large green area is a definite major drainage feature which
extends through existing Section 4 of Bedford Close and as it runs
down into new section it disappears into deep sands which exist
throughout entire property. The smaller green area is a safety
valve. Mr. Roberts is in receipt of letter from Naylor and Scudder
saying they have not had adequate time to review the project, they
are not prepared to offer preliminary approval at this time. Mr.
Roberts said they would schedule the public hearing for the next
meeting, March 19th and table application until that time.
NEW BUSINESS:
Site Plan Review No. 1-85 - Nancy Kelley UR-I0
6 Meadowbrook Road
To operate a real estate office in residence on the property.
Nancy Kelley present. Mrs. Kelly said she didn't expect to have
people coming in and out of house, she has one salesman working
for her, if her business increases a great deal she wants to move
out of her house to a different location. In answer to question
Mrs. Kelly said there would be room to put in more parking area
if the need arises, however, she doesn't anticipate there would
ever be more than three cars at one time. Mr. McGraw, neighbor
behind Kelly's, asked if this wouldn't be the beginning of more
businesses in the neighborhood and said he had a swimming pool in
his yard and did not like the idea of losing privacy. There is
a question on what happens if there is change of owner in future.
Mrs. Mann said they should have legal opinion. Mr. McCarthy of
Wilson Street said that they have restrictive covenants in their
deeds. Mr. Roberts said that the deed covenants take precedence
over the Planning Board. That would be a civil action. Mr. DeMeo
of Sargeant St. said they built there because of the restrictions
in the deed, only one-family residences, etc. Mr. Sorlin explained
that even if the Planning Board approved this Site Plan, the residents
would still have recourse through civil action. Mr. Sorlin said
his interpretation of these home businesses is that they are strictly
for the person living in the house. Warren County Planning Board
recommended approval. Mr. Roberts said, with applicant's permission,.
the public hearing will be left open and application will be tabled
until March 19. Planning Board will seek legal advice and applicant
will check deed restrictions.
Site Plan Review No. 2-85 - Binley Florist, Inc.
Quaker Road at Dix Avenue
Public Hearing. Mr. Wallace Hirsch present. Application is for
the construction of additional greenhouses. The Warren County Planning
Board approved this Site Plan. This should not create additional
traffic, will be wholesale. The Planning Board has no problem with
this project. Mr. Sorlin offered motion for approval, seconded
by'Mr. Noll. Motion carried unanimously.
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RESOLVED: Planning Board approves this Site Plan. It
is an expansion of an existing use with no detrimental effect on
neighborhood.
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Site Plan Review No. 3-85 - Lars and Janis Hagen
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Public Hearing. Mr. John Richards, Esq. representing Hagens. The
Hagens wish to convert old North Church to a single family dwelling.
No one spoke from public. Warren County Planning Board approved
this Site Plan. Mr. Noll offered motion for approval, seconded
by Mrs. Mann. Motion carried unanimously.
RESOLVED: The Board approved this Site Plan. It is
a pre-existing lot and has no adverse effect on property.
Variance No. 969 - VHS Realty - Cumberland Farms
Mr. Roberts said that the Zoning Board Chairman had requested a
recommendation from the Planning Board on variance for VHS Realty
- Cumberland Farms on the corner of Aviation Road and Fox Farm Road.
Mr. Roberts said that he was opposed. In new zoning ordinance they
developed a neighborhood commercial zone that should be large enough
and adequate to handle needs of local residents in that area. He
can see no justification for allowing this variance in residential
zone. They can see a need for another neighborhood commercial zone
in West Mountain Road and Potter Road area but have not yet found
a location. The County Planning Board recommended disapproval.
Mr. Dybas offered motion for disapproval, seconded by Mrs. Levandowski.
Motion carried unanimously.
RESOLVED: The Planning Board recommend disapproval of
this variance request No. 969 for the reason that areas have been
set aside for this type development a short distance away with area
for expansion and there is no hardship.
Courthouse Estates - Mr. Roberts said when they last reviewed this
subdivision they unanimously agreed that preliminary approval was
being given if developer would connect the two roads together in
subdivision. Since that time he said a number of Planning Board
members had received phone calls and questions. Mr. Roberts said
he had talked to Paul Naylor, his assistant, the undersheriff, Dan
Kane and Traffic Safety Board, and Chief of fire company responsible
to that area. They have received a letter from fire company and
they feel very strongly in favor of connecting the road, feeling
that it will help to correct a situation that has worried them a
long time. Mr. Roberts said one of the neighbors had suggested that
the connection be a fire lane. The fire company does not think
that a good idea. It would not make much sense to have to stop
and unlock a gate if going to a fire. The residents feel that their
primary concern will be traffic generated by locals using as a shortcut.
Mr. Roberts thought maybe some "no thru traffic" signs would solve
that but the sheriff dept. would find that difficult to police.
It would seem that if someone were taking a shortcut they would
more likely go through the County drive and out by the light.
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He said it would seem that the benefits would outweigh the disadvantages.
Mr. Roberts just found out that the Lake George School system would
be willing to take school busses through the subdivision, in one
~ way and out the other if there are two ways of doing it. At the
present time there are about 26 kids that stand out on the corner
of where the subdivision meets Glen Lake Road. This is an important
benefit. Mr. Roberts said he undertands there are just a handful
of people throwing up what stumbling blocks they can. They have
hired an attorney and gone to the Facilities Committee which sent
the matter back to Traffic Safety Board. Traffic Safety Board agreed
unanimously to connect roads together. Mr. Roberts read letter
from Traffic Safety Board. Mr. Roberts suggested that Board members
try to attend the Facilities Committee meeting. That seems to be
the place where the decision will be made. The subdivider is circulating
a petition and reportedly has a substantial number of people in
favor of connecting the roads. Mrs. Walter has asked Mr. Prime
to look into this. The group of people opposed say this is not
the highest and best use of county property (to allow that road
to be built through county property and turned over to the town).
From Planning Board standpoint they would say it was good use.
Mrs. Mann has worked at municipal center for 7 years and travels
this route mornings and evenings and does not believe there is a
traffic problem. The other Board members also expressed the opinion
that connecting the roads would not cause a great deal of traffic
in the subdivision.
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