Project Narrative
November 4, 2021
Craig Brown, Zoning Administrator
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
RE: Petition for Change of Zoning
361 Ridge Road, Town of Queensbury, Tax Map No. 303.5-1-79
Dear Mr. Brown:
We represent Foothills Builders, LLC, the contract vendee of the real property located at 361 Ridge
Road, Town of Queensbury, Tax Map No. 303.5-1-79. The enclosed application materials would
permit the change in use of the former Mead’s Nursery property to a seventy-seven (77) unit
Multiple-Family Dwelling development. The development would include an access road with
shared driveways, community trails, utilities, landscaping, lighting and an extensive stormwater
management system.
The subject parcel is currently zoned for commercial intensive use. This zoning is the by-product
of its historic use as a nursery and garden center. The adjoining properties to the north all have
frontage on Quaker Road and are appropriately zoned as commercial. The adjoining properties to
the south are all residential properties. The eastern and western boundaries of the property are
town highways. The subject parcel is unique in that it serves as a transition from residential to
intensive commercial properties. We are proposing to expand the adjoining residential district.
A formal application would require two changes to the existing zoning. One, it requests the zoning
for the subject parcel be amended from Commercial Intensive, to Moderate Density Residential.
The adjoining Moderate Density Residential district located to the south would expand to include
the subject parcel. The second change would be to permit additional density in this zone under
certain specific conditions. The specific language being proposed is included along with a
conceptual site plan and anticipated application materials for discussion with the planning board.
The proposed change in zone and amendments to the Zoning Law will permit additional residential
development along Ridge Road. The adjoining area to the south is presently residential and the
proposed change would allow for a continuation of the residential development.
The property is currently zoned commercial intensive due to its proximity to Quaker Road and the
historic use of the property as a nursery. However, the nursery has since closed and the property
does not have frontage on Quaker Road, making the property more suitable for residential
development. There is a remains high demand for residential development in Queensbury.
Specifically, multiple-family dwelling unit development(s).
The proposed density being requested was permissible in the Town. Over time, the residential
densities were realigned and reimagined at a time when single family dwellings were popular. The
residential demand has changed over the years. This type of development and density is now
desirous in the community and the permitted densities and uses no longer line up. For this
development to advance, the density required is only available in the Office District, where this
type of residential development is discouraged.
The proposal is compatible with the Comprehensive Land Use Plan. The property is in the
Commercial Mixed Use and Neighborhood Residential Planning Areas on the Plan
Recommendations Map.
- Recommendation D.9 of the Commercial Mixed Use planning area was to create as needed,
appropriate buffers between Mixed-Use areas and residential neighborhoods near them.
The current intense development in the Commercial Intense zone is by definition, not a
good neighbor to residential neighborhoods. The proposed medium density proposal
would provide such a buffer to the single-family dwellings that are prevalent in the larger
Moderate Density Residential district.
- Recommendation A.1 of the Neighborhood Residential planning area recommends
strengthening the existing street grid pattern in the residential area. We are proposing just
such a development as the end use of the parcel.
- Moreover, recommendation A.2 of the Neighborhood Residential planning area
recommends two-family homes and multifamily dwellings where appropriate in scale or
form, mostly along major roads. Again, this is what we are proposing. The proposed
development will consist of multiple-family dwelling units. It offers residents the type of
living arrangement that is currently desired with private homes and community open space.
- This proposal is further echoed in recommendation A.3 in the Neighborhood Residential
planning area to provide greenway features for the residents. These are included in the
proposal along with the aesthetics of maintaining the existing water features on site.
Thank you for your consideration of the accompanying materials, we look forward to discussing
this matter further with the respective boards.
Very truly yours,
Jeffrey R. Meyer, Esq.
jmeyer@meyerfuller.com