1986-03-18
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MINUTES
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Queensbury Planning Board
Tuesday, March 18, 1986
8:00 p.m.
Present: R. Roberts, Chairman
K. Sorlin, Secretary
S. Levandowski
M. Mann
V. Macri
M. Dean, Staff
R. Case Prime, Counsel
Absent: J. Dybas
Approval of February 18, 1986 meeting deferred until April. Minutes of Special Meeting
on February 24, 1986 approved as written.
SUBDIVISIONS:
Subdivision No. 4-86 - Rosemary Threw, Big Bay Road
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Bill Threw, Michael O'Connor, Esq., Jeffrey Martin (Coulter, McCormack) present. Proposal
to mine soil and develop approximately 25 lot subdivision on 27 acres. An additional three
acres are in Light Industrial zone. Mining of soil (600,000 yards) will take 6-8 years.
Topographical layout presently not conducive to proposed plan. Property adjacent to
Town owned sand pit with 600' frontage on river and 615' On Big Bay Road. Mining operation
will begin in interior of property to reduce noise. Mr. O'Connor said that DEC has no
great objection to project but wants more detail regarding river protection. The first
stage of project would be to relocate the present Egan Road and build it to Town specifications.
This is presently a dirt road that has been maintained by the Town for a number of years.
There are three or four camps that people have put on property with long term leases,
renewed on an annual basis. Those leases are in the process of not being renewed. Mr.
O'Connor said this site is a unique site in Queensbury as to the soil features. It is almost
a washed sand, very few deposits as pure as this sand in the North Country. The soil would
be sold for industrial uses over the period it is taken from the property.
Mrs. Mann said she did not understand why the applicant was presenting a sketch plan
for a subdivision that won't take place for 6-8 years, whereby giving Planning Board approval
to this, they are giving approval to mine the property for industrial uses. She said there
is no guarantee subdivision would be built. Mr. O'Connor said they were in a position to
accept conditions by the Board they post sufficient bonding that would assure the Board
that they would make the improvement. Mr. Sorlin said this is a major change of 30 acres
of land and the SEQRA review should be done up front before any approvals. Mr. O'Connor
said they planned to go for conceptual, preliminary and final approvals before they actually
begin work.
Mr. Roberts asked if Egan Road is an accepted Town road. Mr. O'Connor said he did not
believe it to be a Town road, it is his understanding this is last year Town will plow it.
Mr. Roberts asked if there was Town water. Mr. O'Connor said there was a water main
across street. Mr. Roberts said this is a unique situation. He would like Planning Board
engineer to review, Planning Board to look at property, and it seems to him that they
should get mining permit from DEC first. Mr. Roberts said that DEC would probably
be the lead agency for the SEQRA review. Mrs. Mann said this would be a commercial
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operation, not allowed in residential zone, would require a variance. Mrs. Mann asked
"-' if land could be developed without excavation. Mr. O'Connor said there is an 85' drop
to the river and it is necessary to change topography for river access Edwin Bogue, neighbor,
said there is a huge aquifer under property - 100 or more streams. He has eleven streams
feeding his cottages. Joe Maille, owns property with frontage on proposed road, questioned
the noise that would be generated in the summers from the mining operation. Most of
the people there have summer camps. Theresa Richardson said Town has maintained Egan
Road for 8 or 10 years. She said Mr. Threw has started work and been served by EnCon
for disturbing streams by river. Mr. O'Connor said EnCon had withdrawn complaint because
stream was not classified. Walter Baker, neighbor, questioned possibility of sewage getting
into springs. Asked Planning Board to inspect property.
Mr. Roberts said they would ask for interpretation from Zoning Board regarding classification
of mining operation in conjunction with subdivision. Mr. Macri said they needed a great
deal more technical input, borings should be taken, streams should be located, etc.
The Board, with the consent of the applicant, agreed to an open adjournment. Several
of the residents complimented the Planning Board for their thoughtfulness toward this
project.
RESOL VED: This application tabled (open adjournment) for further information
Subdivision No. 7-85 - Burnt Ridge (COBE, Inc., Developers) - 18 lots Upper Sherman
Wilson Mathias, Esq. appeared on behalf of the Town Board regarding municipal water
service. This project is not in water district, applicant had asked Town Board to extend
water district. As a result of negotiations with the Town Board the developer has agreed
'- to pay for cost of the extension of the water main and will provide security. The Town
Board will extend the main by June 15, 1986. The Agreement is in compliance with Section
277 of Town Law. Should the Town be unable to extend the water main by June 15, 1986
the project will be approved for wells. Mr. Roberts noted that the wells would be point
wells. Water Superintendent, Thomas K. Flaherty, said he believed the Town could meet
the June 15 date. Dennis Tarrantino, Esq. representing the applicant agreed to terms
of Agreement. Mr. Mathias thanked developer and Planning Board for their cooperation.
SEQRA review, Highway and Town Engineer approvals have already been received. Mrs.
Mann offered motion for final approval, seconded by Mr. Macri. Motion carried unanimously.
RESOL VED: Planning Board granted Final Approval conditioned on agreement
dated March 18, 1986 between the Town and applicant to pay for water district
extension to development in accordance with Section 277 of Town Law. If the
district agreement cannot be implemented by June 15, 1986, the developer
may proceed with the original plan using individual wells.
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Subdivision No. 6-85 - Dixon Heights Townhouse, Phase I, Farone, Developer
Frank Walter, P.E. and Cynthia LeFave, Esq. present. Phase I comprises 38 units in the'
southerly portion of project site. Mr. Walter presented plans showing water supply (in
water district) and subsurface disposl systems. SPDES permit has been applied for. Mr.
Walter has had communication with engineer who reviews the plans and he indicated that
everything is satisfactory, he's ready to approve plans (DEC) but they still have to wait
for standard procedures to be completed (45 days, etc.). Mr. Walter received letter from
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Water Superintendent Flaherty stating that project will be furnished with water and that
--- the plans are technically okay. The 24" water main and the roadway have been designed
around the water main so that, for the most part, the main will lie in the shoulder and
not under the roadway. Mr. Walter explained the storm water system -like a catch basin
connected to perforated pipe which is laid in stone. Water will infiltrate into sandy soils
as it proceeds through pipes. Mr. Walter said there would have to be some coordination
with the Town regarding a relocated Dixon Road down in the area where developers system
will terminate. Dixon Road will be relocated a little to the east in the area of Phase
I so that there will have to be a small taking of land from Mr. Farone. Mr. Walter said
they would work closely with the Town on design of entryway when the Town's plans are
completed.
Mr. Ziobrowski, 13 Bullard Avenue, asked how long the perforated pipe would be. Mr.
Walter said approximately 800' - 18" wide. Also concerned about children walking to school
along Dixon Road if they are in Glens Falls School District. Mrs. Katherine Cornwell,
15 Northup Drive, asked about sewer systems and also voiced concern about children.
Mr. Roberts said they would be looking very closely at the engineering for this project
and any possible impact on Halfway Brook.
Ms. LaFave gave Board copy of report from Saratoga Springs City schools related to building
activity and projections of impact on schools (in file). Report shows that the wave of
the future is in construction of townhouses and one of conclusions of report is that ratio
of children coming from townhouses is .1 compared to .7 from single family houses. Ms.
LaFave noted that this is not a public hearing.
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Donna Farrar, 46 Kensington Road, said that she was called by Councilman Ron Montesi
of the Town Board who said the problem of the school children is being addressed by the
Town Board and that the road is going to include a turnaround for the Queensbury school
buses. Mr. Montesi said he had talked to Dr. Irion and he has the impression that the children
will be going to the Queensbury school and that they will be bussed.
Mr. Walter said project has been reviewed by Highway Superintendent and he has no problem
with this layout for Phase I. Ms. LaFave said Planning Board engineer has had plans for
a month. Mr. Macri said they would not consider final approval until they engineer reports
to Board. Mr. Macri offered motion for preliminary approval, seconded by Mrs. Mann.
Motion carried unanimously.
RESOL VED: The Planning Board granted Preliminary Approval.
NEW BUSINESS:
Site Plan Review No. 3-86 - Richard Bennett, Jenkinsville Road
To conduct a Surveying Office incidental to residential use in SR-30 Zone on the property
situated at Jenkinsville Road.
Public Hearing. Mr. Bennett present. Board reviewed Site Plan checklist. No one spoke
from public. Mrs. Levandowski offered motion for approval, seconded by Mrs. Mann.
Motion carried unanimously.
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RESOLVED: The Queensbury Planning Board approved this Site Plan Review,
Type II as it is in accordance with Zoning Ordinance with no adverse affect
on neighborhood.
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Site Plan Review No. 4-86 - John and Joan Walker, north side Route 149
To construct a single family dwelling to be occupied by owner of retail sales business
on property in Highway Commercial 1 Acre Zone on the property situated at north side
of Route 149 approximately 200 ft. west of Ridge Road.
Public Hearing. Mr. and Mrs. Walker present. Warren County Planning Board approved
without comment. Board reviewed Site Plan checklist. No one spoke from public. Mrs.
Mann offered motion for approval, seconded by Mrs. Levandowski. Motion carried unanimously.
RESOLVED: The Queensbury Planning Board approved this Site Plan Review,
Type II as it is in compliance with Zoning Ordinance and does not detract from
neighborhood.
Site Plan Review No. 5-86 - Ronald Jeckel, west side Route 9
To construct a new building to house motorcycle and RV sales and service in Highway
Commercial 15 Zone on the property situated at west side Route 9.
Public Hearing. Ed Koncikowski and Gary Cardinale present. Warren County Planning
Board approved without comment. Queensbury Beautification Committee approved.
There will be an additional road cut. Mr. Roberts hoped they could avoid the road cut,
however, it was agreed that it would be hazardous if they did not have it. There is good
visibility, average traffic speed is 35 mph and there is a median strip on highway. One
building will service and sell cars, the other will service and sell motorcycles. William
Crist, owner to the north, thinks it a good plan. Board reviewed Site Plan checklist. Mr.
'- Macri offered motion for approval, seconded by Mrs. Mann. Motion carried unanimously.
RESOL VED: The Queensbury Planning Board approved this Site Plan Review,
Type II as application is proper use for area with no negative impact.
Site Plan Review No. 6-86 - Donald Kruger, Meadowbrook Road
To construct a single family dwelling in Urban Residential 5 Zone on the property at the
west side of Meadowbrook Road approximately 600 ft. north of Cronin Road.
Public Hearing. Mr. Kruger present. Board reviewed Site Plan checklist. Will be going
to Zoning Board for area variance. No one spoke from public. Mrs. Levandowski offered
motion for approval, seconded by Mrs. Mann. Motion carried unanimously.
RESOLVED: The Queensbury Planning Board approved this Site Plan Review,
Type II as it fits in with neighborhood with no negative impact.
Mr. Roberts made an announcement regarding new procedure in Building Department.
An applicant will no longer be able to get on agenda until and unless all required information
and data is in their file prior to the deadline for the agenda to be made up. This also applies
to Sketch Plan Review.
Board discussed changes in subdivision regulations. Questioned if mobile home parks would
be required to set aside recreational land. This would have to be an addendum to mobile
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'_ home ordinance. Mr. Macri asked if Town is willing to maintain all property set aside
for recreational purposes. Councilpeople Monahan and Montesi present for discussion.
Planning Board members feel proposed fee it too high. Mrs. Monahan said it would be
for Planning Board to decide whether to ask for fee or land. Planning Board would like
to have Recreation Commission recommendations and copies of recreation Master Plan.
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Richard Roberts, Chairman
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02 '75'