1985-10-15
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MINUTES
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Queensbury Planning Board ,
Tuesday, October 15, 1985 8:00 p.m.
Present:
R. Roberts, Chairman
K. Sorlin, Secretary
S. Levandowski
J. Dybas
H. Mann
V. Macri
M. Dean, Staff
V. Lefebvre, Staff
, C. Prime, Counsel
The Minutes of the September 17, 1985 meeting were approved as written.
OLD BUSINESS:
REZONING REQUEST - Kenneth & Mildred Baldwin (Maille property)
north side Route 149 - rezone from SR-IA to HC-IA
Mr. Roberts said this request was submitted to the Planning Board by the Town Board
for recommendation only. Mr. Baldwin would like to build a water park but if that
doesn't go he would like the property rezoned from SR-1A to commercial. Property
has 1200' frontage by 600' depth. Mr. Sorlin said he was against the rezoning, most
residential growth has been to west of northway but he sees potential for residential
development behind this propèrty in this area. He said there are some houses along
there now both in Fort Ann and Queensbury and some nice houses around the corner
as you start up Ridge Road. He hates to see commercialism cropping up all over town.
Mrs. Mann said she had some reservations - they had completed a needs survey a few
years ago and they decided that outside of the Quaker Road - Miller Hill area, they
would try to keep the rest neighborhood commercial which was basically existing commercial
areas and to expand possibly to two other corners. Since ordinance is only two years
old sl1e does not care to change the zoning at this particular time and certainly not
600' deep because that would go behind commercial zone that exists to people who
may have residences that abut that property. Mr. Dybas said he was opposed to rezoning
because he does not like to see strip zoning -: starts creeping process - will defeat,
intent of our zoning that we spent several years on. Maybe down the road we will
have to make that commercial but as of right now he doesn't see any hardship or need
to do it. Mrs. Levandowski said it should be left the way it is. Mr. Macri said he had
looked at the property and agrees thought was given to zoning this the way it is and
it should remain that way. Mr. Dybas offered motion that rezoning request be denied,
seconded by Mrs. Mann. Motion carried unanimously.
RESOLVED: The Queensbury Planning Board recommend that this rezoning
request be denied as there is no great pressure to expand commercial zone.
SUBDIVISIONS:
Subdivision No. 6-85 - Farone Townhouse Subdivision - Dixon Road
Cynthia Lefebvre, Esq., Leon Steves, Frank Walter, P.E. present. This is the third
time this project has been before the Board. Board had requested several changes
in addition to determination of ownership of Quaker Hill Road. Ms. Lefebvre said
Quaker Hill Road belongs entirely to Town, she has checked deeds in County Clerk's
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Tuesday, October 15, 1985
office. Mr. Walter said that he had spoken to Mr. Naylor (Highway Supt.) and he finds
the plan generally acceptable although he would prefer no cul-de-sacs. Mr. Sorlin
asked about school district. Mr. Walter said it is in both school districts. Mr. Walter
said Queensbury school officials indicated to him that they hav~ consolidated in the
past. Mr. Rober.said they would like to institute SEQOR quickly. Mr. Scudder, P.E. .
(Town Engineer) said map should be drawn to 50 scale. He said he was concerned about
174 units - that many units may not work on this lot after grading and contour plans
are done. There was discussion regarding the re-Iocation of Dixon Road and the driveways
onto Dixon Road. There has been no decision on relocation of the road. Mrs. Mann
asked that they delete the quadraplexes that have driveways to Dixon Road. This
would reduce number of driveways to Dixon Road and provide a buffer for neighbors
across Dixon Road. Sewerage options were discussed. There was discussion on the
requirements for Conceptual Approval. Mr. Sorlin said that for projects of this size
( a multi-million dollar project) the developer will have to spend more money up front
to answer some of the detailed questions. Ms. Lefebvre said the developer has tried
to do everything the Planning Board has asked him to do. Mr. Roberts said if the project
was properly designed and engineered when he first came to Board it probably would
have progressed before now. It is not up to the Planning Board to design project.
Mrs. Mann said that, from this point on, developers should know what is required when
they walk through the door. He agreed that Building Department should start imposing
SEQOR on everyone of these projects that come in. This project is not being singled
out - this will be a requirement b~fore Conceptual Approval. Mr. Macri offered a
motion to grant Sketch Plan approval, seconded by Mrs. Mann. Motjon carried unanimously.
RESOLVED: Sketch Plan approval granted with the understanding that
Board will have SEQOR application within their hands in two weeks so that it can be
reviewed at a workshop session and that number of units be reduced to 166 units with
removal of quadraplex units on Dixon Road. Approval based on Quaker Hill Road being
a Town Road.
Subdivision No.5 - 85 - Baybridge Phase II (42 ~its) Daniel Valente· Developer
Public Hearing. Mr. Scudder, P.E. and Mr. Valente present. Mr. Scudder submitted
Environmental Assessment Form. Conceptual approval granted several months ago
for master plan. NYS Environmental official determined boundary of wetland. This
plan is phased enabling them to do detailed design of small segments as they move
into Master Plan. Phase II will involve some road construction - about 2000' - with
a temporary cul-de-sac for turn around. They have made one change from Master
plan-they have changed location of swimming pool and tennis courts. Mr. Scudder
has estimated that they will be able to dispose of wastewater for 80-100 units with
on-site system. There will be a total of 54 units with Phase I (12) and Phase II C J.
The completion of the project will depend on taking waste water off-site. They hope
by that time there will be Town sewerage. Project is in Queensbury water district.
No one spoke from the public.
TABLED for further input on wastewater, building siting, roadways,
drainage, SEQOR review, etc.
REVIEW JUNKYARD APPLICATION - Diane L. Carpenter - VanDusen'ðcSanders Road
Garfield Raymond, Esq. present. Local Law #4 requires Certificate of Approval
from Town Planning Board. This was previously owned by Sanders. Mr. Roberts said
this appears to be about the best junkyard in Town. Fences are in good shape.
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Tuesday, October 15, 1985
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Occupies a little over 5 acres. .Motion for approval offered by Mr. Sorlin, seconded
by Mrs. Levandowski. Motion carried unanimously.
RESOL VED: The Queensbury Planning Board recommend approval as
it is consistent with the master plan, is a continuing use in an area where other junkyards
exist and seems to be in compliancß with other elements of the ordinance.
NEW BUSINESS:
Site Plan Review No. 25-85 - Garvey Volkswagon - northside Quaker Road, east of Ridge Rd.
To construct automobile sales and service garage in PC-I.
Public Hearing. Peter and Mark Garvey present. Mr. Roberts said it was suggested
that they check with DEC about a possible wetlands permit. Mr. Garvey responded
that Mr. Meurmann (DEC) said they were not within 100' of wetland and would not
require permit. Pipe sizing per Warren County requirements. Banks will be graded
and seeded to prevent erosion. Mr. Roberts noted that there was much site work done
before Planning Board approval. Beautification committee will be consulted. Warren
County Planning Board approved without comment. Discussion of dry well and types
of cleaners used. Site Plan check list reviewed. Adjacent property owner asked if
she could develop her parcel. Mr. Roberts said if she is far enough from wetlands
or obtains a permit she would then present her proposal to the Board. Motion for
approval offered by Mrs. Mann, seconded by Mr. Dybas. Motion carried unanimously.
,
RESOLVED: Site Plan Review 25-85 approved with the following stipulations:
Before Building Permit is issued they must have letter from DEC stipulating that they
have not encroached on the wetlands; that the banks are properly graded and stabilized
with whatever is necessary this time of year to prevent further erosion; It is the Board's
understanding that permits will be issued by Town of Queensbury for both septic system
and any wastewater system that involves car washing aspect of business; and that
this should all be reviewed by DEC through Mac~ Dean.
Site Plan Review No. 26-85 - Susan R. Howard - Main Street HC-15
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To construct a two story building with owner's residence on second floor and owner's
two businesses on first floor in HC-15. '
Public Hearing. Susan Howard and George Green present. This is a Site Plan and a
variance which will be heard by Zoning Board. Warren County Planning Board approves
without comment. Board reviewed Site Plan checklist. No one spoke from public.
Mrs. Levandowski offered motion for approval, seconded by Mr. Macri. Motion carried
unanimously.
RESOL VED: The Queensbury Planning Board approve as this commercial
use is in a commercial zone. Applicant will live overhead for security reasons and
this is a mixed residential and commercial neighborhood now.
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Richard Roberts, Chairman
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