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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 X� } Sincerely, ✓ o ID Craig MacEwan, Chairman CM/pw "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 Y } Y 1I, Master plan letter (8/18/03) TAUNDEWIDE HOMEOWNERS Town of Queensbury ASSOCIATION Letter (5/30/03) C. Boathouse Road e r verdale,New York 820 Rules T�. 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 . Y i��Ya r�,�' _ {).� ,�R`41`-�',..3"�Y'.. �rri�, F,.9:+�;.✓°stE�i.s�i��G"i'� ec�'�t`! `u'�3w°,',.. AKI.�NDEW�DE OMTEOWNSASSOCIATIQN OH 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.