Staff Notes for 2/22/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 22, 2022
Subdivision Preliminary 2-2022 Cerrone Builders, Inc.
Upper Sherman Avenue/ Moderate Density Residential/ Ward 3
SEQR Type I- Full EAF
Material Review: application, subdivision plans, narrative, SWPPP DEC NHP letters
Parcel History:SUB (S) 7-2021, AV 5-2022
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for a 45 lot subdivision of 49.5 acres.
Resolutions
1.SEQR
2.Recommendation
Project Description
Applicant proposesa 45 lot subdivision of a 49.5 acre parcel. The lots range in size from 0.47 acre to 1.57 acres.
The project includes a homeowner’s association property. There is to be two access points to Sherman Avenue.
The sites would have on-site septic and be connected to municipal water supply. The project includes a 20 ft no
cut buffer on the North property lines. Waivers requested for clearing plan and landscape plan. The project site
was at one time the leaf dump area for the City of Glens Falls. Pursuant to Chapter 183, review for a
subdivision shall be subject to Planning Board review and approval. Variance: Relief is sought for lot size and
setbacks. Planning Board will make a recommendation to the Zoning Board of Appeals.
Staff Comments
Sketch Plan Stage
Applicant completed a sketch plan stage SUB 7-2021 7/20/2021. The project was 49 residential lots.
Preliminary Stage
Preliminary Plat
The overall plans shows the property to be subdivided with two access points to Sherman Avenue
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[[223,2309,485,2366][12][,I,][Times New Roman]]Layout plans [[485,2309,498,2366][12][,,][Times New Roman]] [[498,2309,523,2366][12][,,][Times New Roman]]– [[522,2309,545,2366][12][,,][Times
New Roman]]
The plans indicated 45 residential lots ranging from 0.47 ac to 1.57 ac. The Homeowners
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Association property appear to be three separate parcels with a total of 15.44 ac. The board may
request information on sidewalks/
[[225,2542,631,2599][12][,I,][Times New Roman]]Construction details [[631,2542,644,2599][12][,,][Times New Roman]] [[644,2542,669,2599][12][,,][Times New Roman]]– [[682,2542,705,2599][12][,,][Times
New Roman]]
The plans identify the septic system locations. The waterline is proposed from Upper Sherman
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Avenue. Plans include cross section of the roadway. The board may request information for utility
locations – underground, light poles
[[223,2776,575,2833][12][,I,][Times New Roman]]Landscape plans [[574,2776,600,2833][12][,I,][Times New Roman]]– [[600,2776,612,2833][12][,,][Times New Roman]] [[612,2776,635,2833][12][,,][Times
New Roman]]
The applicant has not included a landscape plan at this point.
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[[225,2894,504,2951][12][,I,][Times New Roman]]Clearing plan [[504,2894,517,2951][12][,,][Times New Roman]] [[517,2894,540,2951][12][,,][Times New Roman]]
The plan shows the proposed clearing limits for the subdivision as a whole but not per lot.
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[[225,211,765,268][12][,I,][Times New Roman]]Grading and erosion plans [[765,211,778,268][12][,,][Times New Roman]] [[778,211,803,268][12][,,][Times New Roman]]– [[803,211,826,268][12][,,][Times
New Roman]]
Grading Plans were included for the overall subdivision but not per lot.
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[[225,330,748,387][12][,I,][Times New Roman]]The Environmental report [[747,330,760,387][12][,,][Times New Roman]] [[760,330,785,387][12][,,][Times New Roman]]– [[785,330,808,387][12][,,][Times
New Roman]]
A long EAF was provided – coordinated review triggered with NYSDOH
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[[225,449,605,506][12][,I,][Times New Roman]]Statement of Intent [[603,449,620,506][12][,I,][Times New Roman]]- [[620,449,633,506][12][,,][Times New Roman]] [[633,449,810,506][12][,,][Times
New Roman]]A statem [[810,449,1761,506][12][,,][Times New Roman]]ent of intent shall be submitted by the applicant [[1761,449,1784,506][12][,,][Times New Roman]]
A deed was provided
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[[225,563,726,620][12][,I,][Times New Roman]]Stormwater management [[725,563,738,620][12][,,][Times New Roman]] [[738,563,764,620][12][,,][Times New Roman]]–
A Stormwater Pollution Prevention Plan was provided to the Town Engineer
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[[223,682,318,739][12][,I,][Times New Roman]]Fees [[318,682,331,739][12][,,][Times New Roman]] [[331,682,357,739][12][,,][Times New Roman]]– [[357,682,380,739][12][,,][Times New Roman]]
per application $50 for preliminary
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[[225,801,388,858][12][,I,][Times New Roman]]Waivers [[388,801,401,858][12][,,][Times New Roman]] [[401,801,426,858][12][,,][Times New Roman]]– [[426,801,449,858][12][,,][Times New
Roman]]
The applicant requests waivers from the Clearing plan and Landscape Plan
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Nature of Variance
The applicant proposes a 45 residential lots ranging in size from 0.47 ac to 1.57 ac where a two acre lot
minimum is required where lots do not have access to both sewer and water. The project has access to
municipal water but will have on-site septic systems. In addition, relief is requested for the setbacks for
Moderate Density Zone - Rear setback required is 30 ft proposed is 20 ft, Side setback required is 25 ft and 15 ft
is proposed, the front setback of 30 ft is not proposed to change
Summary
The Planning Board can accept lead agency. The Board may provide a recommendation to the Zoning Board of
Appeals.
[[148,1663,1402,1720][12][,I,][Times New Roman]]Note project was readvertised due to SEQR project is a Type I [[1398,1663,1424,1720][12][,I,][Times New Roman]]
Meeting History: PB: 1/25/2022; ZBA: 1/26/2022
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