Staff Notes for 12/14/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 14, 2021
Subdivision Sketch Plan 14-2021 PAUL NASRANI
790 Bay Road/ Zoning Classification –MDR, Moderate Density
Residential/ Ward 1
SEQR Unlisted
Material Review: sketch plan application, draft subdivision plan
Parcel History:BP 179-1968
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Requested Action
No action required.
Project Description
Applicant proposes a 3 lot subdivision with lot 1 to be 2 acres with existing residential use and buildings to
remain. Lot 2 will be 2.05 acres and lot 3 will be 2.23 acres, both for future residential house; for Subdivision
Sketch Plan review. Lot 1 would maintain existing driveway access to Bay Road and both of the other 2 lots
would have access to an existing separate driveway with improvements on Bay Road. Site drawings indicate
existing wetlands in lots 2 and 3 where some work will occur within 100 feet of the wetlands. Project activities
may be subject to future review for freshwater wetlands with subdivision and variances. Pursuant to Chapter
183-11, Subdivision Sketch Plan shall be subject to Planning Board review and approval
Staff Comments
The plans provided show a three lot subdivision. One of the lots would have an existing house remain and the
other two lots would be sold for new housing.
Code excerpts for review purpose:
Moderate-density residential.
The Moderate Density Residential (MDR) District is intended to protect the character of Queensbury's low-,
medium- and high-density, strictly single-family neighborhoods and to create more walkable neighborhoods.
[[150,2244,672,2301][12][,I,][Times New Roman]]Subdivision requirements. [[672,2244,698,2301][12][,I,][Times New Roman]]
1. Minimum area for conservation subdivision: two acres with 50% of subdivided property remaining as
meaningful open space.
2. Design standards and requirements are set forth in § 179-4-010 of Article 4.
Residential Design requirements 179-4-010
Moderate-density residential design. New residential construction and/or development in the Moderate-Density
Residential Zoning Districts shall comply with the following design requirements:
(1) Subdivisions.
(a) Existing stone walls, established hedgerows and/or mature tree lines shall be preserved and utilized for
establishment of lot lines and considered in the lot layout for design of subdivisions.
(b) Flag lots are not allowed.
(c) Private roads are not allowed.
(d) All subdivisions shall include connector streets with existing adjacent residential developments and/or the
reservation of fifty-foot-wide rights-of-way or strips of land (paper streets) to allow for future connecting streets
to lands that are as yet undeveloped but may be utilized in the future for residential development.
(e) Easements with a minimum of 10 feet shall be required along the fronts of lots for provision of off-street
sidewalks or pedestrian paths as well as lighting and utilities where applicable.
(f) Pedestrian and bicycle paths shall be provided to any common facilities and common open space within the
subdivision as well as leading to any schools, playgrounds, parks, and/or public open space or recreational areas
that are located in the vicinity of the subdivision. Bicycle circulation shall be accommodated on streets via a
separate striped four-foot-wide lane on the street and/or on dedicated off-street bicycle paths that may or may
not be shared as a pedestrian path. Where feasible, any existing bicycle routes through the site shall be
preserved and enhanced.
(g) Street layouts shall provide for blocks that are generally in the range of 200 feet to 800 feet deep by 500 feet
to 1,500 feet long. For large subdivisions, a variety of block and lot sizes shall be provided to facility housing
diversity and to avoid uniformity of layout design.
(h) (Reserved)
(i) All common areas, including but not limited to stormwater drainage areas, detention ponds, parks,
playgrounds and open space areas, shall be subject to written maintenance, ownership and usage arrangements
that must be approved by the Planning Board and recorded against each lot in the subdivision.
Chapter 94 Freshwater Wetlands and Article 9 -Site Plan
The project identifies wetland areas of 0.26 ac. Site Plan review will be triggered for work within 100 ft of the
wetland. Area Variance will also be triggered for setbacks to the buildings to the wetlands where a 75 ft
setback would be required. This appears to be on both proposed lots. The board may consider discussion due
to the trigger of variances.
Summary
Chapter 183 Article 4 provides an outline of the review procedures for sketch plan –
The Planning Board shall study the sketch plan in conjunction with the maps and information as may be
appropriate to determine if the proposed subdivision includes areas where there are severe limitations to
development. The Planning Board shall make advisory recommendations which shall be applicable to the
proposed subdivision.
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Meeting History: 1 Meeting
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