Narrative 1
October 27,2021
Queensbury Planning Board
742 Bay Road
Queensbury, NY 12804
RE: Proposed changed to Indian Ridge Planned Unit Development
Board members,
PURPOSE
Seek to amend the approved April 12,2000 Indian Ridge Planned Unit Development(PUD) (Reference a). The
change is to allow a single family residential unit to be constructed on the 1-acre lot identified for a 'Community
Service Center(CSC)' located on the Phase 1 map (Reference b) as the far left shaded lot.
BACKGROUND
Resolution 357.96(Reference c)approved the PUD subject to execution of a PUD Agreement between the Town
of Queensbury and the Developers. Several concepts and discussions(References d,a and f)were evaluated
including mixed use of multi-units and high-density construction prior to agreement on the current
arrangement.
The April 12,2000 agreement allows for 75 single-family residence, a 1-acre CSC and 10 acres(by description)
identified for education use or senior living residences. Construction was completed in three phases
(References b,g and h). The 10 acre lot was donated to the Queensbury Union Free School. The 1 acre lot
remains as the Developer's final parcel to complete the PUD buildout.
Warren County presented this lot as part of the October 2020 Public Tax auction. Richard and Lisa Spoerl were
the successful bidders. Deed was conveyed in December 2020.
DISCUSSION
Review of the various submittals between the Town and Developers prior to agreement provides insight to the
concept for this PUD. The assumption can be made that this community would be long-time owners who were
planned to age in place. This neighborhood would provide the base support,along with other nearby
neighborhoods for a CSC to thrive. This center could be a medical rehabilitation or care facility,neighborhood
market/deli,childcare center, or similar as described in Reference (a).
Fast forward 20 years and this neighborhood is not aging in place. Youngsters play street hockey, ride bikes and
there is ease of access to trailheads (Rush Pond and Halfway Brook)all supporting this area as an active
community. The PUD agreement contains CSC examples that are already in the near vicinity;Stewart's,World
Class Kids,Accountants and Dentists offices, etc.within walking distance. One medical facility located on Manor
Drive (Moreau Family Health) moved to the West Mountain Health Building located on Corinth Road.
This leaves the 1 acre lot with little to no chance of support from the original intent and no Homeowner
Association fees levied on the 75 parcels. Options to maintain this as a CSC parcel are limited. A commercial
food chain (Chic-Fil-A drive thru or similar)or a medical rehab center may function for a short period of time,
leaving this parcel as overrun, abandoned or in another neighborhood depreciating state. Also,developing this
lot under this scenario may not result in consistent tax revenues;either sales or property.
Speaking with the adjoining neighbors and residents in this neighborhood,the preference is to have a residence
on this lot. This is preferred over CSC options that may result in unwanted or failing businesses,or leaving the
lot vacant.
The additional benefits to the Town is a stable increase to the tax base with assurance the property will be
maintained in accordance with residential codes. It is also understood that this location acts as a type of buffer
between the residential neighborhood and other options to be completed on adjacent parcels.
PROPOSAL
Amendment of the original PUD, removing the CSC label and use requirements from the 1-acre lot and
increasing the total PUD residential allowable count to 76.
Respectfully,
Richard and Lisa Spoerl
References
a) Indian Ridge PUD Agreement dated April 12,2000
b) Phase 1 map
c) Approval for PUD subject to execution of a PUD Agreement
d) Town Board Meeting dated April 21, 1997
e) Town Board Meeting dated October 16, 1998
f) Town Board Meeting dated November 16,1998
g) Phase 2 map
h) Phase 3 map