1985-07-16
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MINUTES
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Queensbury Planning Board
Tuesday, July 16, 1985 8:00 p.m.
Present:
R. Roberts, Chairman R. Noll
K. Sorlin, Secretary V. Macri
S. Levankowski M. Dean, Staff
H. Mann
J. Dybas
Absent:
The Minutes of the June 18, 1985 meeting were approved with the
following correction.
Page Two - add to reflect wording on actual application: Subdivision
No. 6-84, Bedford Close, Section 5 38 lots - Conditions of final
approval: Project should be constructed with *Engineering control.
Permit issued with conditions that the *Engineering control of topo
d~te ~f (7 lots) - 125~ 1~6, 127, 128, 129, 130, 131 - responsibility
lie Wlt~ dev~loper untll lssuance ~f C/O and certified map be provided
by *Englneerlng control at completlon of foundation as well as (5)
conditions in letter dated June 18, 1985. That agreement will fie
forthcoming from homeowners association accepting conditions green
area. (all certified conditions will come from licensed land surveyor)
*see attached letter.
SUBDIVISION NO. 5-85, Baybridge - Dan Valente, Developer UR-5
256 Townhouses, south side Walker Lane & Bay
Public Hearing. Dan Valente and Charles Scudder, P.E. present.
Description of proposal and conceptual approval granted at June,
1985 Planning Board meeting. Mr. Scudder explained that the density
of development per acre is 3.6, however, this is the gross area
of the project and part of it is reserved as a wetland. The wetland
will be more precisely defined by Dept. of EnCon. This is a long
term project (10 or more years). They hope in ten years there will
be a public sewer on Bay Road, if there isn't they will find a way
to take care of wastewater on site. They have more detailed work
on soils and ability of soils to absorb water and they have concluded
that they must reserve high ground area for wastewater disposal
by subsurface absorption. Detailed preliminary plan for Phase I
shows how they will execute the concept. The water supply will
be furnished by the Queensnbury Water District. There presently
is a 6" main on Walker Lane. Mr. Valente presented exhibit to show
building concept. There are plans for amenities in form of recreation
(tennis courts, swimming pool). The location is not certain. There
are other landscape architectural features proposed including development
of water course. These plans will be forthcoming. There will be
ð~~ entrance on Bay Road. They will start on Walker Lane. There
is already water and'hardtop road there. They will defer construction
of buildings along rid e because they will need that area for wastewater.
If projections about ewe prove correct they will be able to abandon
wastewater system and' e space for whatever they like. This will
~ be a typical subsurf ce system, septic tank absorption system on
higher ground. Pha e I will be three buildings with 20 units.
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Page Two
July 16, 1985
Mr. Scudder said the buildings were sited a mInImum of 50 feet from
,~ stream. Mr. Roberts said there could be no site work within 50
feet of stream without Site Plan Review, per recent amendment to
Ordinance. Mr. Scudder said they had planned to do some grading
in that area. The buildings are set back 50 feet and on the west
side they planned a low height retaining wall. Mr. Roberts said
if they were convinced that this could be done without erosion
sedimentation and pollution of the stream they would approve. 'Mrs.
Mann asked whether pipe would go under stream. Mr. Scudder said
it would be underground contained in a culvert or conduit. Mr.
Roberts asked if it was necessary to culvert the stream. Mr. Scudder
replied that it would allow them to do some landscaping that they
would be unable to do otherwise. Mr. Valente said he would be part
of the Homeowner's Association and will be responsible for everything
that is done on the site until the project is 95% complete. At
that point it will be turned over to the association which he will
be a member of. Mr. Valente listed the responsibilities of the developer
per State law. He said that the septic has been designed to support
up to 88 units. If there is no sewer in the future they would have
to design a more sophisticated system on another portion of the
property and eliminate more buildings. Mr. Roberts said that the
people that start buying there will want to know what the agreements
and restricted covenants and liabilities might become in case the
developer gets into trouble. They want the town and the individuals
to be protected. Mr. Scudder said they would be prepared to speak
to all those points next time. Bob Whipple and David Howard inquired
about sewer. In response to Mr. Roberts concern Mr. Valente said
he would eliminate one building in the first phase and start with
the one on the highest ground. He would eliminate the culvert across
the stream. Bob Leaver, landscape architect, discussed plan. Mr.
Valente asked for a list of questions the Board would like answered
for Final Approval. Mrs. Mann asked for a list of the conditions
that the developer is responsible for until 95% of project is completed
i.e., sewers, plowing, maintenance, bonding requirements, mowing,
responsibility for repairs on sewer system. SPEDES permit will
be applied for. Mrs. Mann offered motion for approval for Phase
I, seconded by Mrs. Levandowski. Motion carried unanimously.
RESOLVED: Phase I given Preliminary Approval - two
townhouses to be built on Walker Lane, west of the stream.
SUBDIVISION No. 2-85 - Kings Plantation - Phase I - Peggy Ann Road
Dr. Steven Karp, Developer
This project has received conceptual approval. Tabled from May
meeting for more information. Gabe Armando present. Phase I encompasses
23 lots. There will be one owner per duplex. The road configuration
will remain the same - Mr. Armando said the Highway Superintendent
has no problem as far as plowing and maintenance, the drainage is
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July 16, 1985
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his main concern. Mr. Scudder asked about storm water. Mr. Armando
noted that for the total project (100 acres) only 8% will be impervious
including road, buildings and driveways. Mr. Roberts asked if there
was a possibility that some water would go under Peggy Ann Road
in culverts to watershed property because that is where the water
used to drain. Mr. Armando said he had talked to the City about
this on several occasions and they have referred it to their engineers
(C.T. Male). He has not heard back from the City. He said that
when the Town built the road they blocked off the original drainage
pattern of this piece of property. He wonders if the Town could
go ahead and reestablish the drainage pattern without approval from
the City. Mr. Roberts asked who would own the green area. Armando
said it would probably be turned over to the town along with the
road because it is bordered by two roads rather than private property.
He said Highway Superintendent had approved road layout but not
the drainage. Mr. Scudder said they had been insisting on grading
plans. Mr. Sorlin noted that they had not received written approvals
from Highway or Water Departments. Mr. Armondo asked if the Board
would review the plans and be able to give approval in a couple
weeks. Mr. Roberts said they still had some stumbling blocks i.e.,
who's going to own the green area and he asked if they could have
a normal entrance with a couple of culverts across road rather than
using the grassy area. Mr. Armando said they would remove the median
if the Town would restore the drainage that they have restricted.
Mr. Macri said he did not feel that the drawings had the engineering
detail that they requested. Mr. Roberts said he would include this
project at a workshop meeting. He said he believed a big problem
is the 100 foot median in the road, he was not sure the Town would
want to accept that responsibility. Mr. Scudder said that his recommendatio~
to the Board would be that we don't have a grading plan as such
and it has been made plain to developers that they need an existing
and finished grade contours. Mr. Armondo asked if he wanted this
for each lot and Mr. Scudder said, no, he particularly wanted them
on the roads and that would show how they blend into existing contours.
Mr. Armondo asked permission of the Planning Board for the Town
Engineer and Mr. Kurosaka to review plans with the Highway Superintendent.
The project tabled for further detailed information.
OLD BUSINESS:
Site Plan Rev. #10-85 Adirondack Investors Group HC-15
(Adirondack Outdoor Market) west side Rt
9, north Rt 149.
Charles Dawson present. Mr. Roberts noted that this project had
come before the Board a couple of times and they needed additional
legal opinion to know whether or not it was under the Planning Board's
review power or under the auspices of the Town Board, particularly
Local Law #2. Mr. Sorlin read letter from Attorney Prime. It is
the opinion of the attorney that Mr. Dawson's operation falls under
transient merchant law. Mr. Roberts said that the majority of Board
members feel it would also fall under Site Plan Review. Mr. Dawson
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Page Four
July 16, 1985
said it was not his intent to open a flea market per se and he insists
'- that the merchandise will be his. There was discussion as to where
this should go first, Town Board or Planning Board. Mr. Dawson
asked to look at it from the standpoint of a piece of land. The
Board said they could not - the application is for tents. Mr. Macri
said the application had been changed three times. There was more
discussion on sanitary facilities. Mr. Dawson said his employees
could go next door to business he owns on leased property. The
property owner says that is in violation. Mr. Macri explained if
Board gave approval and Dawson's landlord terminated his lease,
he would then be in violation of the approval because he would not
have sanitary facilities. Mr. Dawson requested this application
be tabled, public hearing is still open.
Site Plan Review #14-85 - Clifton E. Harriman
east side Ridge Road
This concerns a pair of duplexes to be built on Ridge Road. Mrs.
Mann aSked Mr. Harriman if he intended to retain ownership of both
duplexes. He intends to if he is allowed to build both at once.
If he has to build one at a time he may subdivide property. His
plan is to build one single family and two duplexes and retain ownership
of all properties, using duplexes as rental income. He has increased
setback from 30' to 50' between apartments and 50' to the other
north boundary. The Board went through the check list for Site
Plan Review. The Warren County Planning Board recommended approval.
Mr. Noll offered motion for approval, seconded by Mr~ Macri. Motion
carried unanimously.
SR-30
RESOLVED: The Planning Board approves Site Plan Review
#14-85 - Applicant ,has complied with the Board's concern and his
answers satisfied all suggestions from last meeting.
NEW BUSINESS:
Site Plan Review #17-85 - West Mountain Sales, Inc.
Corinth and VanDusen Roads
HC-15
To replace storage shed with 50 x 80' parts storage and showroom
building for farm machinery, snow grooming equipment sales, service
and fabrication in Highway Commercial 15 Zone of the property situated
at Corinth and VanDusen Roads.
Public Hearing. Paul Brandt present. The Warren County Planning
Board approved without comment. The Board went through check list
for Site Plan Review. No one spoke from public. Motion for approval
offered by Mrs. Mann, seconded by Mr. Noll. Motion carried unanimously.
RESOLVED: The Planning Board approves this Site Plan
Review No. 17-85 - meets all established criteria and is not detrimental
to area.
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July 16,.1985
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Site Plan Review No. 19-85 - Raymond & Robert Rohne
Upper Glen Street
PC-IA
To operate a beverage, grocery, retail liquor store and warehouse
in an existing building in Plaza Commercial 1 Acre Zone on the property
situated at Upper Glen Street (former Glendale Furniture Building)
Public Hearing. Charles Scudder present to represent Rohne's.
Mr. Scudder detailed the plans including septic, sanitary facilities,
new wastewater system. They feel they have more than adequate parking.
They will eliminate the front door and have entrances on either
side. They don't want to eliminate curb cuts. Mrs. Mann said she
would like to see them prevent people from cutting across from Price
Chopper to the exits in front of Rohne's building in order to get
closer to the light. Mr. Roberts said there were too many road
cuts in that area. Mrs. Mann offered landscape suggestions to
eliminate the crossover. Unknown - agreed with Mrs. Mann regarding
dangerous traffic situation. Mr. Rohne did not feel he should have
to give up an entrance because other people break the law. Mr.
Macri said they were concerned with traffic flow and increased volume.
The Warrén County Planning Board disapproved this application.
They felt that the parking plan should be submitted and that entrance
and exits to the building should be emphasized due'to traffic concerns
both on the parcel, on Route 9 and hazards that might exist. Mr.
Roberts noted that the plan before the Board has been improved and
changed since Warren County Planning Boarà meeting. Mr. Rohne re-
iterated that he didn't want to give up a curb cut because they
were 'difficult to obtain. Mr. Roberts disagreed. The Bóard took
a snort adjournment, the applicant returned with a revised plan
per map marked and signed by Charles Scudder (in file). Motion
to approve revised form offered by Mrs. Mann, seconded by Mr. Macri.
Motion carried unanimously.
RESOLVED: The Queensbury Planning Board approved in
revised form where we have addressed issues raised by County and
Town Planning Boards concerning traffic hazards, flow and additional
permeability on the plot. (see map signed by Charles Scudder dated
7-16-85.)
G~~ ,(ù~
Richard Roberts, ~irman
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