MasterPlan for Submissions n7
TOWN OF QUEENSBURY FILE
742 Bay Road, Queensbury, NY 12804-5902 518-761.8201 R
Queensbury Planning Board Record of Resolution
A
Craig MacEwan, Chairman Catherine LaBombard, Secretary
T0: Takundewide HOA RE: Tal undewide Master Plan
C/o William Mason
40 Boathouse Road
Cleverdale,NY 12820
DATE: September 23,2003
RESOLVED:
MOTTON THAT THE PLANNING BOARD APPROVE THE TAKUDEWIDE
RESOLUTION MEMORANDUM OF UNDERSTANDING MASTER PLAN BETWEEN
THE QUEMNSBURY PLANNING BOARD AND THE TAKUNDEWIUE HOMEOWNER'S
ASSOCIATION Introduced by John Strough who moved for its adoption, seconded by Chris
Hunsinger:
In accordance with the resolution prepared by Staff dated September 23,2003 [See attached].
Duly adopted this 23d day of September 2003 by the following vote:
AYES: Mr. Hunsinger, Mr. Ringer, Mr. Metiver, Mr. Sanford, Mr. Strough, Mr. Seguljic, Mr.
MacEwan
NOES: None
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Sincerely, ✓
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Craig MacEwan, Chairman
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"HOME. OF [NATURAL BEAUTY . . A GOOD PLACE TO LIVE"
SETTLED 1763
Takundewide Resolution
Memorandum of Understanding
Between the Town of Queensbury Planning Board and the Takundewide HOA
September 23, 2003
INTRODUCED BY: John Strough
WHO MOVED ITS ADOPTION:
SECONDED BY: Chris Hunsinger
WHEREAS, the Takundewide HOA has agreed to formulate a Master Plan for its benefit and to
reasonably assure the Town Planning Board, that because of Takundewide's unique individual
and common lands structure, the environmental capacity of the site if fully expanded, would be
able to accommodate further development, within the parameters outlined, and
WHEREAS, several meetings were held with the Planning Board at which the Takundewide
HOA and/or representatives have discussed the situation and reasons for the Master Plan, and
WHEREAS, the Planning Board has reviewed the Master Plan information package provided to
them by the Takundewide Homeowner's Association (HOA), dated August 2003, and
WHEREAS, the Planning Board and the Takundewide HOA fully understand the purpose and
function of the Master Plan is to:
• Act as a guideline for use by the Takundewide HOA individual property owners and the
Planning Board, and
• Provide reliable information for use by the Planning Board when it reviews future
requests for expansion, and that those future applications are likely to be viewed
favorably as long as there are no changes to the typical request upon which the Master
Plan is based, and
• Consider the Takundewide Master Plan as an expanded environmental assessment that
addresses potential cumulative environmental impacts, and
WHEREAS, the Planning Board and the Takundewide HOA also fully understand that:
• The Master Plan is not a SEQRA review or document, SEQRA documents still would be
required as applicable under law, and
• The'Master Plan does not provide, nor assure, future approvals, and
• All Town of Queensbury codes and application procedures must be followed as
applicable under law, and at the time any application is reviewed
• Neither the Takundewide HOA nor the Planning Board is bound by the Master Plan such
that changes beyond the intent and scope of the Master Plan may require additional
information, and
• It will be the responsibility of the Takundewide HOA to assure that all present and future
property owners are aware of this Master Plan, and
L:1PamW\Planning Board Resolutions\Planning Board Resolution,
20031September\Takundewide Resolution 9-23-03.doc
NOW, THEREFORE, BE IT AGREED AND RESOLVED, THAT,
The Takundewide HOA agrees to perform the following activities to assure that the Master Plan
is maintained as agreed in the August 2003 package, and as a practical matter, so that:
• Nofice of the Master Plan and this agreement/resolution, and any subsequent
amendments, is to be provided to the new owner before a sale of property, and
• A notice of the availability of Master Plan information and this agreement/resolution, and
any subsequent amendments, is to be publicly posted on site, and
• Cottages already expanded, and those expanded in the future, shall be noted on the
Master Plan Map with the reference to the HOA building/lot number and Town of
Queensbury application approval numbers, and it shall be the responsibility of the HOA
to provide the updated pages/documents to the Town in a timely manner, and
• A copy of changes made to the Master Plan Map, concurrent with the Master Plan
submission (such as but not limited to stormwater containment delineation, septic
system upgrades, etc.) shall be provided to the Planning Board, and
BE IT FURTHER RESOLVED, THAT,
This Resolution shall become a Memorandum of Understanding between the Town of
Queensbury Planning Board and the Takundewide Homeowner's Association (HOA) upon
signature of the HOA noted below,
NOTE: The Master Plan Map is the drawing labeled, "Takundewide, Inc., March 13, 2003, Scale
1"=50', Sheet 1of 1, S-1," and any subsequent revisions as approved by the Town of
Queensbury
AYES: Mr. Hunsinger, Mr. Ringer, Mr. Metiver, Mr. Sanford, Mr. Strough, Mr. Seguljic, Mr.
MacEwan
NOES: None
Accepted to and agreed to by the Takundewide Homeowners' Association (HOA) by:
Name
Date
As representative for the Takundewide HOA
L:1PamW\Planning Board Resolutions\Planning Board Resolution,
20031September\Takundewide Resolution 9-23-03.doc
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Master plan letter (8/18/03)
TAUNDEWIDE
HOMEOWNERS Town of Queensbury
ASSOCIATION Letter (5/30/03)
C.
Boathouse Road
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r verdale,New York
820 Rules
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Master plan submission ' Covenants
for the Planning Board
Town of Queensbury
Queensbury,NY 12804
August, 2003 Septic systems/
Engineers reports/
Water System
Dock assignments/
Lake George Park Commission
aA; Letter
Herbicide application letter/
.c: Pesticide application letter
Survey
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LEVERDALE, NEW PORK 12820
518-656.95 73 it
Mr. Craig MacEwan, Chairman
Planning Board
Town of Queensbury
742 Bay Road
Queensbury, NY 12804-5902
August 18, 2003
Re: Takundewide Master Plan
Dear Mr. MacEwan:
The Board of Directors and Homeowners of Takundewide discussed at length
your request for additional information intended to complete the Master Plan process at
our annual meeting this last week. We do hope that the information we have enclosed
provides the necessary final details such that William and Linda Nizolek's permit request
can move expeditiously forward in both Planning and Zoning. In addition the
homeowners fully expect that our completion of this process will allow subsequent
homeowners to move far more quickly through the approval process.
Once again we have organized our responses by numbering your requests
included in your letter of May 30, 2003, copy attached. Our reply below follows that
format:
1. Building footprints are not to expand
We agree to the incorporation of this statement in the plan.
2. Height restrictions in the Town of Queensbury Ordinance must be followed
We agree to the incorporation of this statement in the plan.
3. Any cottage expansion would be limited to a maximum of 1536 sq. ft
We agree to the incorporation of this statement in the plan.
4. There will be no expansion of the 5 cottages already expanded
We agree that there will be no further expansion of these five cottages beyond the
1536 square feet noted above.
5. There will be no residential units added
6. HOA lands will not be further subdivided
We agree to the incorporation of these two statements in the plan.
7. Remove language on the Master Plan drawing which states, "reserved for
possible;expansion"
This wording was placed on the survey map to designate an area for a community
septic system. It was sized according to the engineer's specifications and included in our
earlier submission as per your request (47 from your 1/31/02 letter). We also use it in
response to #15(below),
8. Provide a list of current HOA rules....
Attached
9. Attach a copy of the HOA covenants....
Attached
10. Note noise restrictions between the hours of 10:00 PM and 8AM
Agreed, this was discussed at our annual meeting on July 31, 2003 and agreed to.
This is and will continue to be strictly enforced by our on-site manager. (See THOA
rules/Parties)
11. Note that a visual impact assessment will be performed for each cottage
expansion....
Agreed, the Board of Directors, in its' review of each project, will include an
assessment of view impact to adjacent homeowners and lake side view before granting
its' approval. (See THOA rules/Construction)
12. Put in place a pump out, observation, and maintenance program for septic
systems
Agreed, attached is a copy of a letter which is routinely sent to all owners at
Takundewide. The office maintains a three-ring binder with information about each
system. We track system maintenance and condition at the time of inspection. We
encourage all owners to comply with this recommendation.
13. Determine the size of the drain fields
Each of the systems with 1000 gallon concrete tanks was installed with a
perforated pvc drain pipe system consisting of approximately 200' of lateral pipe, Each
of the systems with 750 gal or 500 gal metal tanks was installed with perforated drain
pipe system consisting of between 150' and 200' of lateral pipe. The cesspools with
grease traps have no drain fields.
14. Address whether or not septic system infiltration beds can handle clothes
washers
The cesspools with grease traps are the systems where we will not allow clothes
washers (42,3,4,6,7,8). All others are in excess of 100' from Lake George and are
adequate for the addition of a clothes washer.
15. Clarify suitability for a community system in common area, with or without fill
As per our enclosed survey, the community system altemative would be located
in the area marked "reserved for possible expansion" (see#7). As per our engineers
report, dated 3/11/03:
"...it would most likely be designed for buildout or an estimated 9,100 gallons per
day. Such a system would require an area estimated to be about 3 acres in size. Since the
vacant area is 7+/_ acres, the exact location and type of system used would he determined
at the time of design and would comply...
...a total of 5,055 lineal feet of two foot wide trench would be required. This
would involve use of 5 fields of 1000 lineal feet and would require the importation of
some 9,000 cubic yards of select fill.
Therefore, according to our engineer, the common area is suitable for a
community system in the event that we need it,we have more than twice the needed land
for such a system and we would need to add fill.
16. Indicate peak hour water use, and the maximum number of people that can be
accommodated
Maximum hourly use as monitored in 2003 (on two days, July 19 and August 15,
we monitored water use on an hourly basis), was 700 gallons on July 19 between 10 and
11 am. Since our system includes a 2000 gallon tank of finished water, the outflows must
be greater than the inflow for a long period of time to deplete the 2000 gallon "buffer"
and cause us to run out of water. Currently, we can produce water at approximately 32
gallons per minute or 1920 gallons per hour (the "inflow").
17. Show parking restrictions, such as signs indicating where to park to avoid
certain areas containing septic systems.
Cars are not allowed to park on the lawns. (See THOA rules/Parking) Cars must
park in the parking lots or on the shoulders (where there are no septic systems). This rule
is vigorously enforced by the on-site management team. Signs are unnecessary and
would be unsightly.
18. Clarify the maximum gpd of water use; based on the maximum # of bedrooms
per building, plus the main lodge (#32) and laundry facilities
As per the included engineers report dated March 11, 2003, maximum water use
at buildout (with each house expanded to its' maximum size, according to this plan),
would be between 14,190 and 19,350 gallons per day. This is based on NYSDOH
theoretical guidelines of between 110 and 150 gallons per bedroom. At buildout, we
would have 4 bedrooms per.house and 5 bedrooms for 432. (4 x 31 + 5 = 129 bedrooms;
129 bedrooms x 110 gallons per bedroom = 14190 gallons per day, 129 x 150 = 19350
gallons per day).
If we were to base this on actual use, at the time of the last submission we were
recording 71 gallons per bedroom per day(5150 gallons per day/ 73 bedrooms = 71
gallons per bedroom per day). In 2003, between July 30 and Aug. 15, our usage is 119
gallons per bedroom per day (8688 gallons per day/ 73 bedrooms = 119 gallons per
bedroom per day). Both figures are below the planning range specified.
This usage includes #32 and laundry facilities and also includes any landscape
watering and lawn sprinkling. As per#16 above, we can produce 1920 gallons per hour
or 46080 gallons per day.
19. Provide documentation, to the PB from the Lake George Park Commission that
docks are Class B marinas
Attached
20. Show contracted assignments for individual docks/moorings per cottage
Attached
21. Existing roads and driveways should not be paved
We agree and do not intend.to pave the gravel drives and parking lots.
22. Areas for stormwater containment should be designated so that new septic
systems are less likely to fail
Agreed, as homes are upgraded/expanded and stormwater containment added we
will delineate it in our Master Plan such that we preclude impacting septic system
operation.
23. Address fertilizer/pesticide/herbicide use and groundwater/lake impacts
We currently use Hunt's Quality Pest Control and Mead's Nursery for this work.
Letters from these firms with their addresses, requisite permit numbers and information
about the material applied is attached. The pesticide is applied once per year in a narrow
band at the base of each building and under the eaves. The fertilizer/herbicide is a liquid
product that is applied once per year. In both cases, we minimize the application of these
products to balance the practical need for some weed control, fertilization and ant control
with the protection of the ecologically sensitive area we live in.
Conclusion
It is our understanding that unless otherwise stated, the definitions in the town
code shall determine the meaning of any of the statements herein. If the town code
should change, or if some of the conditions should change at Takundewide, then this
document could be revisited and amended with mutual consent, and not necessarily be
voided in its' entirety,
We are hopeful that this additional information will allow the Planning Board to
complete its process in short order. If any additional information is needed please contact
our attorney, Jonathan Lapper at 518-792-2117 or our association president, Bob Mason
at 802-985-8249. Thank you for yours and the planning boards time, efforts and patience
as we work through all this.
Sincerely,
Bob Mason Dan Fraser -
President Vice President
Takundewide Homeowners Association Takundewide Homeowners Association
rank Gabrielsen Sam Lightbody — J
Director Ex- officio Director, Past President
Takundewide Homeowners Association Takundewide Homeowners Association
CC Jonathan Lapper, Esq.
William Mason, Takundewide Management Group, Inc.