ApplicationTOWN BOARD
TOWN OF QUEENSBURY
i
Application of.Hiland Park )_
for approval of a )
Planned Unit Development )
Zoning change )
FINDINGS STATEMENT
The Town Board of the Town of Queensbury, as lead agency for
purposes of compliance with the State Environmental Quality
Review Act ("SEQRA"), Article 8 of the Environmental Conservation
Law ("ECL") and regulations thereunder at 6 NYCRR Part 617,
hereby makes the following findings concerning the above -
captioned application, as required by ECL Section 8-0109.8 and 6
NYCRP. 617.9(c):
1. The action under consideration is the approval of a
Planned Unit Development ("PUD") zoning change in the Town of
Queensbury, Warren County for the Hiland Park project. The
proposed PUD will provide for residential, condominium, and
congregate care housing development, as well as commercial and
sports facilities on a 713 T acre parcel of land. fronting on
Haviland, Meadowbrock, Rockwell and Sunnyside Roads. In
addition to tia Town Board Zoning appro-Vals, G.,a o-,'armm�an:'al
agencies having major environmental permit jurisdiction over
aspects of the proposal include the state Department of
Environmental Conservation ("DEC') (primarily under ECL Article 15
- water permits; ECL Article 24 - wetland permits; Article 17 -
SPEDES discharge permit), and the state Department of Health
(sewage treatment plant, extension of Water District). The
Final Environmental Impact Statement was filed on July 2, 1987.
2. The Town Board has given due consideration to the Final
Environmental Impact Statement ("FEIS");
3. The Town Board has complied with the requirements of
SEQRA as set forth in Article 8 of the ECL and 6 NYCRR Part 617;
4. Consistent with social, economic and other essential
considerations from among the reasonable alternatives thereto,
the proposed rezoning to be approved is one which minimizes or
avoids adverse environmental effects to the maximum extent
practicable, including the effects disclosed in the environmental
impact statements adopted in this case;
5. Consistent with social, economic and other essential
considerations, to the maximum extent practicable, adverse
environmental impacts revealed in the environmental impact
statement process will be minimized or avoided by incorporating
as conditions to the decision those mitigative measures which
were identified as practicable;
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6. The facts and conclusions set forth in -the env-ironmental
impact statements which were relied upon by the Town Board to
suprort_its decision to approve the Planned Unit zoning change
and adopt the relevant EISs, and the social, economic and other
factors and standards which formed the basis of its decisions are
set forth, as follows:
(a) As discussed in the EISs, the Applicant proposes to
develop its PUD so as to maintain 364.2 acres, or 51% of the
PUD, in an "open space" condition, thus harmonizing the
project with the low density local environment and the open
space character of the local surroundings;
(b) The Applicant has proposed a gift of land to the Town
in lieu of a recreation fee, consisting of between 60 and 70
acres of land, the precise amount to be determined after a
survey in the winter of 1987-88. The land to be conveyed
(See Mac, DEIS Fig. 1-11) is the environmentally significant
and sensitive Halfway Brook corridor, which the DEC has
classified as wetlands and mature forest. As a result,
virtually all valuable and sensitive natural resources on
the site are protected forever from development. The land
gift proposal has been accepted by the Town Board in full
satisfaction of the developer's obligations to provide
recreational land or an in lieu fee under the Town's Local
3
Law No. 6 of 1486.f An easement is being provided to the
state Department of Environmental Conservation for -fishing
access on a portion of the donated parcel adjoining Halfway
Brook. The developer will commit to providing these lands
as shown in the EIS at PUD approval and the formal
conveyances to the' Town will occur at the time of the fist
site plan approval. To protect this sensitive area,
however,* public access to the donated parcel (other than the
DEC fishing easement) will be restricted until the golf
course has been constructed and stabilized; or for three
years following PUD approval, whichever is sooner.
(c) The project complies with the planning goals and
objectives previously deemed desireable for proposed Plan
Unit Developments under the standards of the Zoning
ordinance (Article 15, Section 15.012). In providing for a
mix of single family, condomihium and congregate care
housing, among other amenities, the proposed PUD complies
with the stated goals of providing "a maximum choice in
housing environment and type, occupancy..., lot sizes and
common facilities". The project also complies with the
objectives of providing "more usable open space and
recreation areas ... (and) more convenient locations of
accessory and commercial uses", by providing for retail
convenience shopping for PUD residents, an 18 hole golf
course, hiking/walking trails, and a sports complex;
4
y
(d) The project also complies with ether important planning
objectives set forth in the Town zoning ordinance relative
to PUD approval. As described in detail in the EISs, the
project conforms to the Town's planning objectives set forth
in the Zoning ordinance, particularly the requirements of
providing "a development pattern which preserves outstanding
natural 'topography and geologic features, scenic vistas,
trees, and prevents the disruption of natural drainage
patterns" , "an efficient use of land resulting in small
networks of utilities and streets" and "a development plan
in harmony with land use intensity, transportation
facilities, and community facilities objectives of the
Comprehensive Land Use Plan".
(e) The EIS's approved in the review of this matter
adequately address the need for this project, and establish
that there is a need for housing and a "recreationally -
oriented" community in the Glens Falls/Queensbury region,
and that currently there is no other PUD or similar area
which offers a similar mix of open space, recreational
opportunities, traditional housing, retirement housing,
services to the elderly and commercial support facilities.
(f) In the FEIS and a further Memorandum of Understanding
between Applicant and the Town Board adopted on July 1, 1987
5
•
(a copy of which is attached hereto as Attachment "A"), the
Applicant has adequately addressed and proposed tb"fn'itI§ate
potential significant environmental impacts concerning water
supply and sewerage. The Memorandum mitigates potential
impacts by providing that the Town will provide water and
sewerage capacities sufficient to serve Hiland Park and that
Applicant will financially support those municipal services
as discussed in the Memorandum.
(g) Potential adverse impacts on local traffic patterns will
be mitigated by the measures set forth in the impact
statements and an additional study performed jointly during
the course of FEIS review by the consultants for the
Applicant and the Town. Mitigation measures proposed
include signalization at four intersections in the project
area (Bay/Cronin, Bay/Haviland, Meadowbrook/Cronin, and
Meadowbrook/Haviland) and turning lane improvements at the
Bay/Cronin intersection. The applicant will fund these
mitigation measures through a pro rata share of the needed
improvements determined by traffic studies which will
determine the timing and need of improvements and apportion
responsibility among the several developers in the affected
area for increased traffic mitigation measures. The impact
statements set forth base case (current) and projected
traffic studies which show that the improvements will be
needed in the 1992 - 1994 timeframe. However, the
R
improvements will be constructed when the future traffic
studies dictate.
(h). Other adverse impacts have been mitigated by the
imposition of appropriate conditions in the PUD approval.
These include (i) 'the developer's agreement that all t
mitigative measures set forth in the impact statements will
be incorporated into the project, even if not specifically
mentioned in the PUD approval resolution; (ii) that further
development in the 14 acre "reserved" area -will be
consistent with the uses and densities allowed in the other
portions of the approved PUD, (iii) that developer will
reimburse the Town for actual costs of EIS review not to
O7
exceed $7 ,'e, (iv) that all utilities will be
undergrounded, except for the 2 electric sub -transmission
lines on Haviland Road feeding the area, (v) that the
developer will adhere to the overall uses, densities and
patterns of development uses specified in the PUD, with the
phasing of development dictated by market conditions, and
(vi) that any use of pesticides will meet all regulatory
requirements of the state DEC.
(i) The Final EIS has been accepted by the Town Board by
Resolution No. 201 adopted at its meeting on July 2,'1987,
based on the Board's previous review of the FEIS submitted
by the Applicant, supplemental information provided by the
tJ
Applicant at the request of the Board concerning
archaeological impacts and traffic, impacts, and the
recommendations of the Town's expert consultants that the
Town Board accept the EIS and supplemental information as
complete.
FOR THE QUEENSBURY TOWN BOARD:
Town Clerk
8
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olueell-41U r�
QUEENSBURY TOWN OFFICE BUILDING
c-
July 1, 1987
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518)792-3817
r
Mr. Gary D. Bowen
President
Hiland Park Corporation
Haviland Road, RDI1, Box 91
Queensbury,,New York 12801
Dear Gary:
This letter is intended to serve as a memorandum of
understanding between the Town of Queensbury and Hiland Park
Corporation with respect to the provision and financing of water
and. sewer service for the proposed Hiland Park Planned Unit
Development. The intent of this document is to confirm that the
Town will provide water and sewer capacities. sufficient to serve
lliland Park, and that Hiland Park Corporation will financially
support tholse municipal services.
The Town agrees to provide potable water to Hiland Park at a
capacity of up to 400,000 gallons per day. The Town agrees to
expand the Queensbury Water Treatment Plant in order to supply
the development. The Town agrees to form the water district or
district extension in accordance with Town Law. The Town agrees
to construct, if required, a storage facility to serve Hiland
Park and other lands benefited by the increased storage capacity.
Hiland Park Corporation agrees to pay its prorata share of
the cost to expand the Water Treatment Plant. The Corporation
further agrees to finance the cost of transmission line expansion
from the current terminus of the current water main to and within
Hiland Park in accordance with prior Town agreements for creating
a water district. Hiland Park Corporation will share the cost of
construction of the above described storage facility on an as
benefited basis. The Town strongly recommends the installation of
sprinkler systems in single-family residential dwellings. The
Town requires the installation of adequate sprinkler systems in
all other structures unless a variance is obtained for that
Individual structure at the time of building permit issuance.
The-_ Town of Queensbvey agrees to obtain additional waste
water capadity ftbm"EhL"Glens Fa11s Sewage Treatment Plant and to
increase the size of the meadowbrook Road Pump Station in order
to provide .Hiland Park a maximum sewer capacity of 280,000
SETTLED 1763... HOME OF NATURAL DEAIITY ... A GOOD PI.ACF TO LIVE
Gary D. Bowen
Page Two
July .1, 1987
gallons per day. The Town further agrees to extend the force main
1,700 feet to Glen Street. The Town agrees to create the sewer
district or extension to serve Hiland Park in accordance with,
Town Law.
Hiland Park Corporation agrees to pay for the cost of
increasing capacity at the pump station and to pay for the .cost
of extending the force main. The corporation agrees to finance
the cost of extending the sewer line to and within Hiland Park in
accordance with the procedures set forth in Paragraph 3 of this
letter.
It is understood that this document will be relied upon' by
Environmental Design in advising the Town -Board on the
environmental impacts of -the project.
Your signature on the duplicate original of this document
denotes your agreement to the terms contained herein.
Town pf ,Quetensbury
Supery
Hiland Park Corporation
By�� Bowen ld
President
r
ARTICLE 15
PLANNED UNIT DEVELOPMENT
(PUD) PROVISIONS
Section 15.010 Statement of Purposes and Objectives.
Section 15.011 Purpose. The purpose of the planned unit development
regulations is to encourage flexibility in the design and
development of land in order to promote its most appropriate
use; to facilitate the adequate and economical provisions of
streets and utilities; to preserve the natural and scenic
qualities of open space; and to encourage, in compatibility
with the goals and objectives of the Comprehensive Land Use
Plan, large scale residential developments that are planned,
designed and developed to function as integral units independ-
ent of adjacent building sites.
Section 15.012 Objectives. In order to realize the purpose of this
Section, a planned unit development (PUD) shall achieve the
following objectives:
a) A maximum choice in housing environment and type, occupancy
tenure (e.g. cooperatives, individual ownership, condominium,
leasing), lot sizes and common facilities.
b) More usable open space and recreation areas and, if permitted
as part of a project, more convenient locations of accessory
commercial and service uses.
c) A development pattern which preserves outstanding natural
topography and geological features, scenic vistas, trees,
and prevents the disruption of natural drainage patterns.
d) An efficient use of land resulting in small networks of
utilities and streets.
e) A development pattern in harmony with the land use
intensity, transportation facilities, and community
facilities objectives of the Comprehensive Land Use Plan.
Section 15.020 PUD is a Floating Zone. While the provisions for a PUD
constitute an Article (15) of the Zoning Ordinance, they do not
apply to any specific area until established through a resolution
of the Town Board. Article 15 therefore "floats", separate
from the other provisions in the mainstream of the Ordinance.
PUD are allowed in all zones except LR and SFR districts.
Section 15.030 General Requirements for Planned Unit Development (PUD)
WM
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Section 15.031 Minimum Project Area. The minimum project area for
a Planned Unit Development District shall be thirty (30)
contiguous acres of land. The Town Board, following referral
to the Planning Board for its report and recommendations, may
consider projects of lesser acreage where the applicant can
demonstrate that the characteristics of his holdings meet the
purpose and objectives of this Section.
Section 15.032 Project Ownership. The project land may be owned,
leased or controlled either by a single person, or corporation,
or by a group of individuals or corporations. Such ownership
may be a public or private corporation. The approved project
plan shall be binding on the project land and owner(s).
Section 15.033 Permitted Uses. All uses within a PUD district shall
be determined by the following provisions:
a) Residential Uses. Residences may be of a variety of types,
including single family dwellings, townhouses and garden
apartments, but shall not exceed three (3) stories or 35
feet in height.
b) Non-residential Uses. Non-residential uses may be permit-
ted where such uses are scaled primarily to serve the
residents of the PUD. Non-residential uses shall be
accessory commercial, accessory services or professional
office, only. The following proportions are deemed to be
in keeping with the purpose and objective of this Article.
1) There shall be twenty-five (25) dwelling units in
a PUD district before any non-residential uses are
permitted.
2) The maximum floor area for PUD related non-residential
uses shall be no greater than twenty percent (20%) of
the livable floor space of the project.
3) Customary accessory or associated uses such as private
garages, storage spaces, recreational and community
activity centers may be permitted and shall not be
subject to the above stated restrictions for other
non-residential uses.
4) Non-residential buildings shall not exceed fifty (50)ft.
in height except where prior existing buildings, con-
sidered significant according to the Town Plan, are an
integral part of the PUD.
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Section 15.034 Land Use Intensity Considerations.
a) A PUD is a "floating zone", as noted in Section 15.020,
that is substituted for the Zoning Regulations currently
in effect in the proposed area. Therefore, the establish-
ment of a PUD by the Town Board is equivalent to a re -zoning.
In this respect, the land use intensities of the particular
zone(s) listed in Article 4 of the Zoning Ordinance that
are most like the proposed intensities of the PUD should
be used, except that:
b) The overall intensity of the project cannot exceed the
amount of available development potential of the individual
APA-LUDP Land Use Intensity Zone(s) if the proposed PUD is
located within the Adirondack Park.
Section 15.035 Common Property in Planned Unit Developments.
a) Common Property. Common property in a PUD is a parcel or
parcels of land, together with the improvements thereon,
the use and enjoyment of which are shared by the owners
and occupants of the individual building sites.
Roads, streets and parking areas shall not be considered
"common property" for the purposes of this Section.
b) Computing Amount of Common Property. Common property shall
comprise a minimum of fifteen percent (15%) of any PUD.
Such common property shall be either public or private.
Public open space, when established by the Town Board, may
be substituted for that amount of private open space. In
cases of common property maintained privately, such lands
shall be convenanted, to the satisfaction of the Town Board,
to insure that such areas shall not be utilized for future
building sites, and also to insure that said lands shall
be maintained in a manner specified in the covenant, as
approved by the Town Board. In the computation and deter-
mination of common property areas, lands shall be of such
location and configuration that they shall adequately serve
and be accessible to all building sites within the PUD and
comprise lands that are suitable for open space use. Streets
and parking areas shall not be included when computing the
amount of common property.
Section 15.040 Planned Unit
SS.
t Application Procedure and
Section 15.041 Prior Approval Required. Whenever any PUD is proposed,
before any contact is made for the sale of any part thereof,
before any zoning and building permit shall be granted, and
before any subdivision plat may be filed in the office of the
County Clerk, the prospective developer or his authorized agent
shall apply for and secure approval to such planned unit
development in accordance with the following procedures.
Section 15.042 Pre -Application. Review.
a) Preliminary Referral to Town Board and Planning Board.
Prior to the formal filing of an application or the pre-
paration of a preliminary plat, the applicant shall submit
to the Zoning Administrator a sketch plan of the proposed
development, together with a key map and topographic and
development data. The Zoning Administrator shall determine
the sufficiency of the material and if satisfactory, shall
forward it to the Town Board and the Planning Board at
least ten (10) days prior to the regular meeting date of
the Planning Board.
b) Town Board, Planning Board Consultation. The Planning
Board and Town Board shall meet, with or without the
applicant, to discuss the proposed PUD, its relationship
to the Town Plan(s) and, other aspects of the proposal
including proposed public and common open and recreation
space.
c) The Planning Board shall inform the applicant within forty-
five (45) days of submission as to whether the sketch plan,
as submitted or as modified, meets the planning objectives
of the Town. If said plans and data do not meet the planning
objectives, the Board shall express its reasons therefor.
d) If the application is for a new PUD and it is generally
acceptable with or without suggested modifications, the
applicant may proceed with a Sketch PUD Plat.
e) If the application is unacceptable, the applicant may
continue to the Sketch PUD Plat, however, it is advised that
the applicant return to the pre -application Review Stage.
Section 15.043 Preliminary PUD Plat Review. This stage is where the
Town Board officially establishes the PUD as to location and
general content prior to referring it to the Planning Board
to administer the review and approval process.
a) A Preliminary PUD Plat shall be submitted to the Town Clerk
together with application forms and fees as posted on the
"Schedule of Fees," and together with such other information
specified in the informal pre -application process including,
but not limited to:
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- Area location maps showing transportation access and
surrounding zones.
- Tax Map or survey showing all adjoining property owners
within 500 feet of the proposed PUD.
- Topographical map with contour intervals of 10 feet,
including soil information and other natural features
information pertinent to the site.
- Other information deemed necessary by the Town Board
to enable an expeditious review.
b) Public Hearing by Town Board. Within forty-five (45) days
of the receipt of the Preliminary PUD Plat the Town Board
shall conduct a duly advertised public hearing on the
application. In addition to Plat review and comment from
the Town Planning Board and Town Engineer, the Plat shall
be forwarded to the County Planning Board and Health De-
partment, and Department of Environmental Conservation,
if required, for review and comment. The Town Board shall
give due consideration to such reviews in arriving at their
decision.
c) Decision of the Town .Board. Within forty-five (45) days
from the date of the public hearing the Town Board shall
take action to approve, with or without modifications, or
disapprove the Sketch PUD Plat.
d) Establishment of the PUD. If approved, or approved with
modifications, and accepted, the area of the PUD Plat shall
be noted on the Zoning Map maintained in the office of the
Town Clerk. Such notation does not qualify a Plat for
recording nor does it authorize development or the issuance
of any building permits.
e) Final PUD Plat Must be Filed. If the Final PUD Plat or an
agreed upon first stage of development final PUD Plat is
not submitted within six (6) months or within a time limit
extended by mututal consent, the area of the PUD Plat noted
on the Zoning Map may be withdrawn on resolution of the
Town Board and the area revert back to the prior zoning
district or districts.
f) Requirements. If approval, with or without modification,
is granted, the Town Board shall, as part of the resolution
of approval, specify the drawings, specifications and forms
of performance bonds that shall accompany an application
for final approval. All such material shall be generally
according to the Subdivision Regulations Final Plat.
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Section 15.044 Final PUD Plat.
a) An application for final approval may be for the entire
area of the proposed PUD or an agreed upon section of
first -stage development. Said application shall be made
to the Planning Board by filing with the Town Clerk and
with copies to the Town Board and the Warren County
Planning Board within 60 days after approval, with or
without modifications, of the Preliminary PUD Plat or
within the time limit established by mutual consent.
The application shall include such drawings, specifications,
convenants, easements, conditions and form of performance
bond as were set forth by the Town Board at the time pre-
liminary approval was granted.
b) Within 45 days of the submission of the final PUD Plat the
Planning Board shall conduct a public hearing. Notice of
the public hearing shall be advertised at least once in a
newspaper of general circulation in the Town at least five
(5) days before it is held. Within 45 days of the public
hearing the Planning Board, giving due consideration to the
reviews by the Town Board and the County Planning Board,
shall approve the final plat if it is in substantial agree-
ment with the approved prelimianry plat; or conditionally
approve, with or without modifications, or disapprove; or if
it is in substantial agreement with an approved Town Estab-
lished PUD according to Sections 15.042, 15.043 and 15.044
hereof.
c) If the final PUD Plat is given conditional approval by the
Town Board, the applicant is not entitled to file the Plat
with the County Clerk, but shall have 180 days to meet the
conditions, and the Planning Board may extend this time
for up to 180 additional days. Failure to comply with
these time limits or the disapproval of the final PUD Plat
shall result in the area of the PUD Plat noted on the
Zoning Map withdrawn on resolution of the Town Board and
the area revert back to the prior zoning district or districts.
d) After compliance with all requirements and after approval
of the final PUD Plat by official action of the Town Board,
the applicant shall, within 30 days of such official action,
file the approved plat with the County Clerk; otherwise such
final approval shall expire as provided by Town Law.
e) Unless building permits have been issued within one calendar
year following the date of filing of an approved final PUD
Plat with the County Clerk, such approval shall be revoked
and the area so noted on the Zoning Map shall revert back
to the prior zoning district or districts.
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0 i
Section 15.050 Preliminary and Final Plat Approvals Standards.
Preliminary and Final Plat Approvals, in addition to meeting
the requirements of this Section shall also satisfy the Town
Subdivision Regulations, including the installation of streets
and utilities.
Section 15.060 Project Staging. If the applicant wishes, or is
required as a condition of zoning approval, to stage project
development and has so indicated as per regulations of this
local law, then he may or shall submit only those stages he
wishes to develop for site approval in accordance with his
staging plan. Upon installation of improvements in each
stage, the effected portion(s) of the plan shall be deemed
as finally approved. Any plan requiring more than twenty-
four (24) months to complete shall be required to be staged;
and a staging plan must be developed.
At no point in the development of a PUD shall the ratio of 3
a non-residential to residential acreage or the dwelling unit
ratios between the several different housing types for that
portion of the PUD completed and/or under construction differ
from that of the PUD as a whole by more than fifty percent (50%).
Section 15.070 other Regulations Applicable to Planned Unit Developments.
a) Zoning Variances. For purpose of regulating development
and the use of property after initial construction and
occupancy, any changes shall be processed as a variance
request. Properties lying in Planned Unit Development
Districts are unique and shall be so considered by the
Zoning Board of Appeals and for the Planning Board when
evaluating variance requests. The maintenance of the
intent and function of the planned unit development shall
be of primary concern.
b) Non -Dedicated Common Facilities. Streets, roads, alleys,
walkways and parking areas notntended for dedication by
the applicant shall meet the following conditions:
- State and local officials must approve the design and
construction as per safety, environmental impacts and
visual impacts.
- The applicant must provide the Town with covenants
certifying that the ownership and maintenance of all
such common facilities shall be the responsibility of
the applicant or an authorized representative such as
a Homeowners' Association.
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60.1,1-1 46.4-4
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Overlook
Section 46, Block 6
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Overlook
35 Lots
46.-6-1
2 Overlook Drive
vacant
46: 6-2
4 Overlook Drive
vacant
46.-6-3
6 Overlook Drive
vacant
46: 6-4
8 Overlook Drive
vacant
46: 6-5
10 Overlook Drive
vacant
46: 6-6
12 Overlook Drive
vacant
46: 6-7
14 Overlook Drive
vacant
46: 6-8
Overlook Drive
vacant
46.-6-9
31 Overlook Drive
1 family residence
46.-6-10
33 Overlook Drive
1 family residence
46.-6-11
37 Overlook Drive
1 family residence
46.-6-12
39 Overlook Drive
1 family residence
46: 6-13
41 Overlook Drive
1 family residence
1
7-
46: 6-14
43 Overlook Drive
1 family residence
46: 6-15
30 Overlook Drive
vacant
46: 6-16
32 Overlook Drive
vacant
46.-6-17
34 Overlook Drive
vacant
46.-6-18
Overlook Drive
vacant
46.-6-19
31 Overlook Drive
vacant
46.-6-20
29 Overlook Drive
vacant
46.-6-21
27 Overlook Drive
vacant
46.-6-22
25 Overlook Drive
vacant
46.-6-23
23 Overlook Drive
vacant
46.-6-24
21 Overlook Drive
vacant
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a r
Overlook
LI
46: 6-25
19 Overlook Drive
vacant
46: 6-26
17 Overlook Drive
vacant
46.-6-27
15 Overlook Drive
vacant
46.-6-28
13 Overlook Drive
vacant
46.-6-29
22 Overlook Drive
1 family residence
46.-6-30
20 Overlook Drive
1 family residence
46: 6-31
18 Overlook Drive
1 family residence
46.-6-32
16 Overlook Drive
1 family residence
46: 6-33
3 Overlook Drive
vacant
46: 6-34
1 Overlook Drive
vacant
46: 6-35
Overlook Drive
vacant
Page 2
PHASING
PLAN
lflland Park
A PLANNED
UNIT DEVELOPMENT
MARCH 1987
0 •
HILAND PARK CORPORATION
PHASING PLAN REPORT
INTRODUCTION
Hiland Park is a Planned Unit Development proposed for the Town of,
Queensbury; it is centrally located in Queensbury, North and South
of Haviland Road and East of Bay Road. The overall development pro-
gram includes: Six (6) subdivisions of single-family houses; four (4)
subdivisions of multi -family townhouses; a championship caliber golf
course with clubhouse; restaurant and commercial shops; single and
multi -family retirement housing; community center/congregate residence;
neighborhood commercial area; an office park; and several areas of open
space for residence and the public to enjoy recreation within.'
This PUD plan and phasing report is the result of a comprehensive
analysis by the project sponsor and its consultants, taking into
account local community and regional needs. With a plan such as this,
a great deal of emphasis must be placed on its interfacing to assure
for a successful conclusion for all.
DATA BASE
The planning information for a project of.this type has had to be
obtained from a multitude of sources. These sources, once identified,
provided facts and forecasts for the individual facets which in turn
made up the master plan of Hiland Park.
It has been proven from the experiences of other PUDS of this type
that its market is regional as well as locally generated. Combining
that with this areas high exposure in many market sectors enabled a
great deal of data to originate from regional and national study and
design groups. Their disciplines which were utilized included: multi-
family living; recreation;.retirement villages; and the staging of
PUD projects.
Other key sources of information and trends were gathered by prominent
local real estate representatives. This data was valuable in estab-
lishing local needs, tastes and progressions. Also, a detailed market
survey of congregate retirement housing of the Greater Glens Falls
area was performed and incorporated into other retirement studies.
The summation of all of the above information indicates that Hiland
Park will take some ten to twelve years to fully develop under today's
current economic and market conditions. Furthermore, the design and
implementation of this plan is such that, if any of its facets
experience slow development, there will be minimal or no effect on
the overall quality and flexibility of this project..
Hiland Park concluded that this report outlines the conscious and care-
ful planning of its existance, within the community that it works and
resides.
SINGLE
F A M I L Y
MASTERS COMMON NORTH & MASTERS COMMON SOUTH
2a/1987 - Subdivisions will be surveyed and mapped
- Planning Board Agenda (Site Plan Review)
- Mild Landscaping between Lots and
Golf Boundary
Lots Marketable at this time
4Q/1987 First Construction
SINGLE FAMILY
HILAND PARK TERRACE & FAIRWAY COURT
2Q/1987 - Subdivisions will be surveyed and mapped
- Planning Board Agenda (Site Plan Review)
- Mild Landscaping between Lots and
Golf Boundary
- Lots Marketable at this time
4Q/1987 First Construction
KNOLLWOOD
40/1988 -
2Q/1989 -
SINGLE
F A M IY
Subdivision will be surveyed and mapped
Planning Board Agenda (Site Plan Review)
Thinning and Clearing of Wooded Common
Areas
Lots Marketable at this time
First Construction
0
SINGLE FAMILY
PLANTATION HEIGHTS
4Q/1990 - Subdivision will be surveyed and mapped
- Planning Board Agenda (Site Plan Review)
- Mild Landscaping between Lots and
Common Areas
Lots Marketable at this time
2Q-1991 - First Construction
MULTI - FAMILY TOWNHOUSE
OVERLOOK
3Q/1987 - Subdivision will be surveyed and mapped
- Planning Board Agenda (Site Plan Review)
- Start construction of first Four -Unit Townhouse
1Q/1988 - Completion of First Building, Unit or Units to
be used as initial sales model
2Q/1988 Start of additional units (Future buildings will
be built once backlog of secured clients are
established)
Anticipated opening of remaining Townhouse Cluster Subdivisions
as follows:
3Q/1989 - Whispering Pine
2Q/1990 - Black Forest
3Q/1991 - Midland Acres
Land Planning of all Townhouse Subdivisions are such that roads,
boundary lines and golf course will create a defined distinction
between subdivisions, Each subdivision is made up of a number
of clustered building units. These clustered zones are separated
by landscaped buffers, This, in turn, allows the undeveloped zones
to have little or no impact of the occupied unit cluster,
(We at Hiland Park feel that this planning is essential to market-.
oriented phasing of this type and thus assuring a minimal impact,)
E
RETIREMENT
SINGLE FAMILY
VILLAGE
1Q/1988 Subdivision will be surveyed and mapped
-. Planning Board Agenda (Site Plan Review)
- Review Village Hall Building and
Single Family.Sites
3Q/1988 Start Construction of.Village Hall and
First Model Homes
Future Homes will be built once backlog of.secured clients are
established,.
Home Construction Patterns will consist of developing lots
nearest to Village Hall and progressing outward,
RETIREMENT VILLAGE
MULTI -FAMILY
4Q/1988 - Subdivision will be surveyed and mapped
- Planning Board Agenda (Site Plan Review)
Review Townhouse Cluster Units
2Q/1989 - Start Construction of Cluster Zones adlacent
to Village Hall, Only two zones at early stage,
- Additional Units will be constructed once
backlog of secured clients are established,
- Landscaping will be provided in undeveloped
building locations and will be re -applied
after construction,
Hiland Park anticipates this subdivision taking an estimated
8-10 years to build out, We will be concentrating on minimizing
construction impacts during the entire time period.
RETIREMENT VILLAGE
COMMUNITY CENTER I CONGREGATE'RESIAENCE
4Q/1989 Subdivision will be surveyed and mapped
- Planning Board Agenda'(Site Plan Review).
(Review entire contiguous facility -
Community Center / Residential Units)
2Q/1990 - Start Construction of Phase I (Community
Center and Residential 80-Unit Wing)
- 2 Additional Residential 80-Unit Wings will
be constructed once the wing has a 50%
secured reservation,
- Landscaping will be provided in undeveloped
building locations and will be re -applied
after construction,
Hiland Park anticipates this subdivision taking an estimated
7 - 9 years to build out in 3 separate construction phases,
GOLF CLUB
SITE WORK
2Q/1987 - Excavation will commence
- Rough shaping and drainage to be completed
- Irrigation System to be installed and
operational
Finished shaping of tees, Greens, Bunkers
and Traps
- Pruning and Landscaping perimeter boundaries
of course
- Reseeding and Landscape touchup of course
3Q/1988 .- Hiland Golf Club Opening
0
0
GOLF CLUB
PHYSICAL STRUCTURES
3Q/1987 - Clear and Remove unwanted growth and
structures
- Prepare Site for additional structures and
Parking lots
- Start Construction and Remodelling of Club-
house and Maintenance Facility (Exterior)
- Complete Construction and Remodelling of
Clubhouse and Maintenance Facility (Int, & Ext.)
- Install all walks, driveways and parking surfaces
- Final Landscaping of Clubhouse, Maintenance
and Parking Areas
3Q/1988 - Hiland Golf Club Opening
GOLF CLUB
TUNNEL
2Q/1988 - Excavation of outlet areas of Tunnel and
northside romp (excluding Haviland Road
and shoulder areas)
- Assembly of .Tunnel and other structural
material next to final placement
Close down tunnel portion of.Haviland Road
for 2-3 day.period to excavate highway; place
tunnel and structurals fill, compact and
replace highway (Highway closing will be
coordinated with Mr, Fred Austin of Warren
County DPW to assure safety and least impact)
Complete all concrete and asphalt of outlet
areas of tunnel and northside romp
2Q/1988 To be Landscaped in conlunction with Club-
house and Maintenance facility.
LOFT S H 0 P P E S
PHASE I - EXISTING BUILDING
2Q/1987 - Clear and remove unwanted growth and structures
- Repair and reinforce barn structures
- Repair and restore barn exteriors
Install all driveway and parking bases
- Construct interior levels of retail space
and complete finishes
- Complete sidewalk and parking lot surfaces
- Landscape surroundings of Loft Shoppes
2Q/1988 - Loft Shoppes Opening
PHASE II - 8,000 S.F. Addition (Will only be constructed once
the Market warrants it)
OFFICE PARK
LEASE/PURCHASE FACILITY
2Q/1988 - Excavation will commence on first leased
structure
- Construction of Building Exterior and Interior
shell (approx. 15,000 sq, ft.)
- Leasee(s) will complete interior to suit
- Install all walks, driveways and parking lot
4Q/1988 - Facility Occupied
2Q/1989 - Landscape Surroundings
Future buildings will be constructed in 15,000
to 25,000 sq. ft. increments once committed
Purchasers and/or long-term lease agreements
are in place, for the aforementioned square
footage requirement,
3Q/1988 -
RESTAURANT
Excavation of Site Work will Commence
Start Construction and obtain enclosed
structure by year end
Finish Parking Lot to Sub -Base
Installation of Equipment and Finished
interiors
Complete Sideways and Finish Parking Lot
Surface
Landscape Restaurant surroundings
2Q/1989 - Hiland Restaurant Opening
SPORTS COMPLEX
OUTDOORS
3Q/1988 Excavation will commence
- Complete all tracks and courts to binder
base or to subfinished surface
- Install all Turf -related surfaces
- Complete all finished coats of track and
court surfaces
- Finish surrounding landscaping
2Q/1989 - Outdoor Sports Opening
9
SPORTS COMPLEX
INDOORS
1Q/1990 - Excavation will Commence
- Erection of Exterior Structure
- Installation of Pool, Track, Courts, Gym
and Locker Areas
- Complete all interior finishes as well as
common area
- Construct parking and walk areas; install
surrounding landscaping
3Q/1990 - Indoor Sports Complex Opening
• 0
NEIGHBORHOOD
COMMERCIAL AREA
PHASE I 20,000 S.F. COMMERCIAL SPACE
3Q/1990 Excavation will Commence
Start Construction and obtain enclosed
structure by year end
- Complete all sideways and parking areas
-. Construct all interior finishes
2Q/1991 -. Phase I Opening
2Q/1991 -. Finish Surrounding Landscaping
PHASE II AND II TO FOLLOW IN SIMILAR FASHION WITH TOTAL COMPLETION
ANTICIPATED BY 19941
Special Note - These Later Phases will be Market Sentitive
HILAND PARK
KEY DATA
WHEN PROJECT IS COMPLETE
1. 713 Acres in P.U.D.
2. 334 Acres Developed 47%
3. 379 Acres Open Space 53%
4. (60+ acres proposed land gift approx. 10%)
5. 5.8 miles of new town roads
6. 3.2 miles of new private roads (to town standards)
7. 1157 total dwelling units
188 single family homes
299 multi family
670 retirement village
8. 380,000 GPD of town water
9. 390,000 GPD of sewage produced
10. $220 million value of PUD when fully constructed
11. Employment during construction:
35-220 people
12. Employment after construction: 559
Hiland Park Corp. 235
Retirement Village 324
13. Total people living in Hiland
Park 2550 to 2660
'This space reserved �
for Department stamp. // For Office Use Onl
own 01ueeybJL Y
e1yAJ OF QUEE1YS9(::y Application No.PUW� r
In '^' � ��� i Fee Paid: oe
APPLICATION
AQ�2��JU8 TOWN OF QUEENSBURY
U >y FOR Planning & Zoning Dept.
+FO..✓ Zpyy :,._PLANNED UNIT DEVELOPMENT/SITE PLAN REVIEW
FRELIMINAkY STAGE
1. Name of Planned Unit Development:
Hiland Park Corporation
2. Name given to the particular site within the Planned Unit Development:
Overlook
3. Applicant's Name: Hiland Park Corporation
Street Address: R.R.5, Box 481, Haviland Road
City, State, Zip: Glens FAlls, N.Y. 12801
Phone number: 518 793-2000
4. Owner's Name (if different from 3): Same
Street Address:
City, State, Zip:
Phone number:
F
5 *" Agent's Name (if applicable): See Exhibit "A"
Street Address:
City, State, Zip:
Phone number:
6. Location of Planned Unit Development: Haviland Road, Town of
Queensbury, Warren County, New York
7. Location of property within the PUD (description of how to find property):
West
Side of Rockwell Road, 810' North of Intersection with Haviland
Rd.
8. Total Acreage: 9.36
9. Total Site Area (square feet or acres) of proposed site plan: 9.36 acres
10. Is acrea a more less , same X as presented on PUD rezoning plan?
10,1 m ou ?- ' f ess T__ SC�ne n7s� as p, vJe, #evP � PLe p ee zVyL-1# -
11, ax Map Number: Section 46 , Mock 1 , Lot 7.2 p/a.
12. Present Use of Property: Farm Land
13. Current condition of Site (brush, open field, forest, etc.):
large hedge row of trees
open field and
14. Character of surrounding lands (suburban, agricultural, wetlands, etc.):
Siihi,rhan farm land and rural residential
page 1
15. Anticipated construction time: Start 3rd qtr. Finish 1990
1988
16. Is lot in question within 500 feet of a County or State Right of Way or park, municipal
boundary, or watershed draining any County or State facilities, requiring review of the
Warren County Planning Board?
YES X NO
17. List other required permits or approvals and status:
RPraivad PUT) Anprnval for cmmplata cite July 14, 1987
Nn nthar PPYmItC nntctandincl
18. Please provide the following information (use additional sheets if necessary) See next
page. Refer to Article 15, Planned Unit Development/PUD Provisions of the Town of
(lueensbury Zoning Ordinance. See attached page: Section 15.081,application for
preliminary site plan approval.
19. Proposed Use of Property: 34 Multi -Family Townhome Sites
Applicant shall enclose in duplicate any substantiating evidence.
HILAND PARK CORPORATION
e L. Bowen, ice President/General Manager
ignature kofApplicaVnt
Signature of Agent (if applicable)
Dated this day of , 19
page 2
TOWN OFQUEENSBUR.Y
"The parties hereto consent that the proceedings which result from the within
application may be taped recorded and transcribed by the Town Clerk or his agent and
that such minutes as may be transcribed shall constitute the official record of all
proceedings regarding this application, unless the same may vary from the handwritten
minutes taken by the Town Clerk or the Secretary of the Planning Board or Zoning Board
of Appeals, in which event the handwritten minutes as to such inconsistencies shall be
deemed the official record."
DATE: 4 19 U0
Qvw� I ��
(Appli is Signature)
FOR OFFICE USE ONLY:
Application Number:
Applicants Name:
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 792-5832
SETTLED 1763 ... HOME OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE
Question number 18 of this application. Please read the following and initial at bottom.
PRELIMINARY STAGE
SITE PLAN REVIEW
PLANNED UNIT DEVELOPMENT
15.080 SITE PLAN APPROVAL PROCESS.
15.081 Application for Preliminary Site Plan Approval.
Application for preliminary site plan approval shall
be to the Planning Board and shall be accompanied by the
following information prepared by a licensed engineer,. architect
and/or landscape architect:
a. An area map showing applicant's entire holding, that
portion of the applicant's property under consideration, and all
properties, subdivision, streets, and- easements within five
hundred (500) feet•of applicant's property.
b. A topographic map and survey prepared by a licensed
land surveyor showing contour intervals of not more than five (5),
feet of elevation shall be provided.
c. A preliminary site plan including the following
information:
1. Title of drawing, including name and address of
applicant.
2. North point, scaleland,date.
3. Boundaries of the property plotted to scale.
4. Existing watercourses;
5. A site plan showing location, proposed use and
height of all buildings, location of all parking 'and
truck -loading areas, with access and egress drives thereto;
location and proposed development of all open ,spaces including
parks, playgrounds and open reservations; location of outdoor
storage, if any; location of all existing or proposed site
improvements, including drairm, culverts, retaining walls and
fences; description of method df sewage disposal and location of
such facilities; location and size of all signs; location and
proposed development of buffer areas; location and design of
lighting facilities; and the amount of building -area proposed for
non-residential uses, if any.
d. A tracing overlay showing all soils areas and their
classifications and those areas, if any, with moderate to high
susceptibility to flooding, and moderate to high susceptibility
to erosion. For areas with potential erosion problems, the
overlay shall also include an outline and description of existing
vegetation.
e. Copies of Certificate of Incorporation of Homeowners
Association, By -Laws of Homeowners Association, Declaration of
Covenants and Restrictions, and offering plan, where applicable.
Please read and sign the next page.
A licant's initials
page 3
•
EXHIBIT #1
HILAND PARK
A Planned Unit Development
Action Sponsor: HILAND PARK CORPORATION
Contact Person: GARY D. BOWEN
HILAND PARK CORPORATION OFFICES
HAVILAND ROAD RD#1, BOX 91
QUEENSBURY, NEW YORK 12801
Principal Agents:
THE LA GROUP, P.C.
LANDSCAPE ARCHITECTS
468 BROADWAY
SARATOGA SPRINGS, NEW YORK 12866
518-587-8100
MORSE ENGINEERING
QUAKER VILLAGE
GLENS FALLS, NEW YORK 12801
518-792-5382
RAYMOND IRISH, P.E.
SANFORD RIDGE ROAD
GLENS FALLS, NEW YORK 12801
518-792-5591
MILLER, MANNIX, LEMERY & KAFIN, P.C.
ATTORNEYS AT LAW
1 BROAD STREET PLAZA
GLENS FALLS, NEW YORK 12801
518-793-6611
VAN DUSEN & STEVES
LAND SURVEYS
37 CHESTER STREET
GLENS FALLS, NEW YORK 12801
518-792-8474
Lead Agency for PUD
TOWN BOARD
TOWN OF QUEENSBURY
TOWN HALL
BAY AND HAVILAND ROAD
QUEENSBURY, NEW YORK 12801
Approved Date: PUD Zone Change (By Town Board) July 14, 1987
TOWN OF QUEENSBURY
PLANNING BOARD: Site Plan Review
Richard Roberts, Chairman
R.D. #5,11aviland Road, Box 477
Queensbury, New York 12801
TO: Hiland Park Corporation
R.D. #1, Haviland Road, Box 91
Glens Falls, New York 12801
ATTN: Gary Bowen
Hilda Mann, Secretary
R.R. #1, Box 230C
Bay Road
Queensbury, New York 12801
RE: PUD so 1-88
Overlook, Preliminary Stage
34 multifamily townbome sites
west side of Rockwell Road, 810 ft.
DATE: north of intersection with Haviland Rd.
MAY 17, 1988
We have reviewed the request for Site Plan Review (Type I -Type II) and have the following
recommendation:
X_ Approved
Disapproved
Mr. DeSantis moved approval of Hiland Park POD Site Plan No. 1-88,
PRELIMINARY STAGE, Overlook, subject to receipt of the items mentioned in
the reviewing Engineer's letter.
Seconded by Mrs. Levandowski.
Passed .5 Yes (Levandowski, Dybas, Mann, Cartier, DeSantis)
1 Abstain (Roberts)
1 Absent (Macri)
Sincerely,
Richard Roberts, Chairman
Queensbury Town Planning Board
R R/sed
I
Z.
3
4.
5.
6.
7.
This space reserved CIO
Quee
for Department stamp. Down O/ n_ -- J ,
t�
ICA
FILE
�r y APPLFORTION
PLANNED UNIT DEVELOPMENT/SITE PLAN REVIEW
FINAL STAGE
Name of Planned Unit Development:
HILAND PARK CORPORATION
For Office Use Only
Application
Fee Paid:. Q�=
TOWN OF QUEENSBURY
Planning & Zoning Dept.
Name given to the particular site within the Planned Unit Development:
OVERLOOK
Applicant's Name: HILAND PARK CORPORATION
Street Address: RD1 HAVILAND ROAD BOX 91
City, State, Zip: GLENS FALLS, NEW YORK 12801
Phone number: 793-2000
Owner's Name (if different from 3): SAME AS ABOVE
Street Address:
City, State, Zip:
Phone number:
Agent's Name (if applicable):
Street Address: N/A
City, State, Zip:
Phone number:
OF
G
i
a MAY2
]988
PLANNING a ZONI 4
JePARTMENT
Location of Planned Unit Development: NORTH AND SOUTH OF HAVILAND ROAD
BETWEEN RIDGE AND BAY ROADS
Location of property within the PUD (description of how to find property):
ADJACENT TO ROCKWELL ROAD, NORTH OF FAIRWAY COURT
8. Total Acreage: 9.35
9. Total Site Area (square feet or acres) of proposed site plan: N/A
0.
1.
Z.
3.
1.
Is acreage more , less , same X as presented on PUD rezoning plan?
Tax Map Number: Section , Block , Lot
Present Use of Property: FARM LAND
Current condition of Site (brush, open field, forest, etc.): OPEN FIELD
Character of surrounding lands (suburban, agricultural, wetlands, etc.): AGRICULTURAL
page 1
1 Anticipated construction time: Start 6/88 Finish 6 / 9 0
16. Is lot in question within 500 feet of a County or State Right of Way or park, municipal
boundary, or watershed draining any County or State facilities, requiring review of the
Warren County Planning Board?
YES X NO
17. List other required permits or approvals and status:
SPDES PERMIT IN PROCESS RE: DEC -BILL LAMY
APPROVAL LETTER DATED 5/11/88
18. Please provide the following information (use additional sheets if necessary) See next
page. Refer to Article 15, Planned Unit Development/PUD Provisions of the Town of
Queensbury Zoning Ordinance. See attached page: Section 15.085, application for
final detailed site plan approval.
19. Proposed Use of Property: MULTI -FAMILY RESIDENCE SUBDIVISION
Applicant shall enclose in duplicate any substantiating evidence.
S42iature of Applicant
Signature of Agent (if applicable)
Dated this 25 day of MAY , 19 88
page 2
$, Question number 18 of this application. Please read the following and initial at bottom.
FINAL STAGE
SM PLAN REVIEW
PLANNED UNIT DEVELOPMENT
15.085 Application for Final Detailed Site Plan Approval.
a. After receiving conditional.approval from the Planning
Board on a preliminary site plan, and approval for all necessary
permits and curb cuts from state and county officials, the
applicant may prepare his final detailed site plan and submit it
to the Planning Board for final approval; except that if more
than twelve - (12) months has elapsed between the time of the
Planning Board's report on the preliminary site plan and if the
Planning Board finds that conditions have changed significantly
in the interim, the Planning Board may require a resubmission of
the preliminary site plan for further review and possible
revision prior to accepting the proposed final site plan for
review.
b. The final detailed site plan shall conform
substantially to the preliminary site plan that has received
preliminary site plan approval. It should incorporate any
revisions or other features that may have been recommended by the
Planning Board and/or the Town Board of the preliminary review.
All such compliances shall be clearly indicated by the applicant
on the appropriate submission.
Please read and sign the next page.
Q6
Ap cant's initials
page 3
z
TOWN OF QUEENSBURY
PLANNING BOARD: Site Plan Review
within the Planned Unit Development
Richard Roberts, Chairman
R.D. #5,'Haviland Road, Box 477
Queensbury, New York 12801
TO: Hiland Park Corporation
R.R. #5, Boa 481, Haviland Road
Glens Falls, NY 12801
ATTN: SLY Bowen
Hilda Mann, Secretary
R.R. #1, Box 230C
Bay Road
Queensbury, New York 12801
RE: PUD, Site Plan No. 1-88
Overlook / 34 multifamily townhomes
west side of Rockwell Road,
810 t. north of m erase ion
DATE: with Haviland Road
JUNE 21, 1988
We have reviewed the request for Site Plan Review Or)q}1;Id1(Oy KXXand have the following
recommendation:
g Approved
RESOLVED:
Disapproved
Mr. Dybas MOVED APPROVAL of PUD Site Plan No. 1-88 FINAL STAGE, Hiland
Park, Overlook, pending receipt of the SPDES Permit and Health Department
approval, and having met all the other requirements.
Second by Mr. DeSantis
Passed 5 Yes (Levandowski, Dybas, Mann, Cartier, DeSantis)
2 Abstain (Roberts, Macri)
Sincerely,
Richard Roberts, Chairman
Queensbury Town Planning Board
RR/sed
� rs
TOWN OF QUEENSBURY
"The parties hereto consent that the proceedings which result from the within
application may be taped recorded and transcribed by the Town Clerk or his agent and
that such minutes as may be transcribed shall constitute the official record of all
proceedings regarding this application, unless the same may vary from the handwritten
minutes taken by the Town Clerk or the Secretary of the Planning Board or Zoning Board
of Appeals, in which event the handwritten minutes as to such inconsistencies shall be
deemed the official record.'
DATE: MAY 2 8 19 88
(Appli is Signature)
FOR OFFICE USE ONLY:
Application Number: _
Applicants Name:
�rrt r't44dh{Y4Glr.7•:(r
Plw.l;
BAY AT HAVILAND ROAD
QUEENSBURY, NEW YORK, 12801
TELEPHONE: (518) 792-5832
SETTLED 1763 ... HOME OF NATURAL BEAUTY ... A GOOD PLACE TO LIVE
�..
A �I
WARREN COUNTY ��...� PLANNING BOARD
Warren County Municipal Center
Lake George, New York 12845
Tel Lono, c 518-761-6410
DATE: June 6, 1988 RE: PUD/SP1-88
TO: Queensbury Planning & Hiland Park Corporation
Zoning Office
Town Office Building Rockwell Rd., N. of Fairway Court
Bay & Haviland Roads
Queensbury, NY 12801
Gentlemen/Ladies:
At a meeting of -the Warren County Planning Board, held on the 6th.
day of June, 1988 , the above application for a final Planned Unit
Development for 34 multi -family twon home sites in fourteen
was reviewed, and the following action was taken. Recommendation to:
(/11 Approve ( ) Disapproval ( ) Modify with Conditions ( ) Return
Comment:
--------------------------------------------------------------------------
It is the policy of the Warren County Planning Board to follow the
procedures of the New York State General Municipal Law, Section 239-M,
with regard to Municipal Zoning actions that are referred to and reported
thereon. The following are procedural requirements chat must be adhered
to:
1.) The Warren County Planning Board shall report its recommendations
to the referring municipal agency, accompanied by a full statement
for such actions. If no action is taken within thirty (30) days
or agreed upon time, the municipal agency may act without such
report.
2.) If the recommendation is for disapproval of the proposal, or
modification thereof, the municipal agency shall not act contrary
to such action except by a vote of a majority plus one of all the
members thereof and after the adoption of a resolution fully
setting forth the reasons for such contrary actions.
3.) Within seven (7) days after the final action by the municipal
agency having jurisdiction on the recommendations, modifications
or disapproval of a referred matter, such municipality agency
shall file a report with the Warren County Planning Board on
the necessary form.
2) �C OR
Vincpnt Spitzer, iC hairman Cohn McCilvrny, Cha1.rman
TOWN OF OUEENSBURY WATER DEPARTMENT
®4\\ R.D. 2 CORINTH ROAD OUEENSBURY, NEW YORK 12801 PHONE 79"8N
Amen, a, Wale, WO,kl
Assooanon MEMBER
THOMAS K. FLAHERTY, C.E.T. RALPH VAN DUSEN
Superintendent Deputy Superintendent
I OF
� uFFNser, ,y
May 17, 1988
YAYZ170 8 7 j
Queensbury Planning Board
Lee York, Senior Planner
Queensbury Town Office Building
Re: overlook Highland Park
Dear Lee:
The preliminary plans for water mains and appurtenances in
overlook, Highland Park
have been reviewed by this department.
If the installation of the water mains and appurtenances is carried
out as presented in the plans, this project will meet the requirements
of this department subject to the regulations and general requirements
relating to water mains and hydrants in the Town of Queensbury,
Sincerely,
Ralph Van Dusen,
Deputy Superintendent
cc: James Bowen, Highland Park Corporation
i a
Tofon of Queenoburg Xigf{foxg Department
Bay at Haviland Roads Off Ice Phone 518-793-7771 Queenshury, New York 12801
PAUL H. NAYLOR //�����` RICHARD A. MISSITA
Superintendent Highways vL l Deputy Superintendent Highways
May 12, 1988 Tow O
T0: THE PLANNING BOARD
Alp FROM: Paul H. Naylor RE: OVERLOOK - (HILAND PARK SUBDIVI 1vmt'C ..
Rtxr.,-
I have personnally reviewed the proposed plans f
Overlook site within the Planned Unit
f
# r
�sp�ci��ic�ta�ns aro�wec;,y,�:
T
�meO
�y
PHN/]P
ieensbury Hi4fiw y Suprintendent
0 � - 0
-4a7 Add ,�o.4wnteex Jiix , 76a., Ac.
R.D. 1, BOX 366, SUNNYSIDE ROAD
QUEENSBURY, NEW YORK 12801-9762
MAY 1.1988
May 12, 1988 pi-s.,.asr+. i:Udv:,:.',
I' DEPART FOIE *?_-
Ms. Lee York
Town of Queensbury Planning Department
Bay and Haviland Road
Queensbury, New York 12801
Re: Hiland Park , Overlook Sub -division
Dear Ms. York:
I have reviewed this sub -division with Mr. Jim Bowen on May llth.
This revised road plan will help our fire department and rescue
squad cut down our respond time. Two entrances to this
sub -division will help us to move emergency equipment in and out
of the division quicker and safer.
The water supply from the 8 inch water mains and hydrant
locations, should give us the supply needed for fire supression.
This will also be improved when this system is attached "looped"
to the other parts of the development.
This change in the road plan will help us in servicing the
families that will be living there. I recommend that you approve
this sub -division change.
You truly,
Gary A. West
Chief, Bay Ridge Vol. Fire Co.
cc: Hiland Park Development
Dick Roberts
C i •
RESOLUTION ENACTING HILAND PARK PLANNED UNIT DEVELOPMENT
RESOLUTION NO. 212, Introduced by Mr. George Kurosaka who moved for its adoption, seconded
by Mr. Stephen Borgos:
WHEREAS, Hiland Park Corporation filed an application for a Planned Unit Development
(PUD) with the Queensbury Town Clerk on January 23, 1987, and
WHEREAS, the Town of Queensbury Planning Board on February 17, 1987 issued a favorable
report on Hiland Park to the Town Board, and
WHEREAS, on March 11, 1987 the Warren County Planning Board recommended approval of
the PUD Districting, and
WHEREAS, on March 23, 1987 Hiland Park Corporation filed a Draft Environmental Impact
Statement (DEIS) with the Town Board of the Town of Queensbury, and
WHEREAS, on March 26, 1987 the Town Board of the Town of Queensbury became lead agency
for purposes of project review pursuant to the State Environment Quality Review Act (SEQRA),
and
WHEREAS, on March 31, 1987 the DEIS was accepted as complete by the Queensbury Town
Board, and
WHEREAS, a public hearing was held on April 28, 1987 at the Queensbury Town Hall in accordance
with SEQRA and pursuant to the provisions of Article 15 of the Town of Queensbury Zoning
Ordinance for the purpose of obtaining public comment on the proposed PUD, and
WHEREAS, on June 8, 1987 a Final Environmental Impact Statement (FEIS) was filed with
the Town Board, and
WHEREAS, on July 2, 1987 the Town Board issued a Notice of Completion for the FEIS, and
WHEREAS, the Town Board has adopted a resolution containing a "Findings Statement" in
accordance with SEQRA, and
WHEREAS, the Town Board of the Town of Queensbury has determined, after extensive review
under the SEQRA process, that the Hiland Park PUD has met the purposes, objectives and
requirement set forth in Article 15 of the Town of Queensbury Zoning Ordinance.
NOW, THEREFORE BE IT
RESOLVED, that the Town Board of the Town of Queensbury hereby approves, enacts and
creates the Hiland Park Planned Unit Development District consisting of 713 t acres and
1155 residential units, an 18 hole golf course with clubhouse and maintenance facility, commercial
area to include a restaurant, loft mart and convenience stores, indoor/outdoor sports complex,
office park, residential retirement village, (potential) critical care facility, recreational amenities,
and 60 t acre land gift of environmentally sensitive lands on the halfway Brook corridor,
as are more particularly described and located in the narrative and accompanying maps contained
in the aforesaid DEIS and FEIS, and it is
FURTHER RESOLVED, that the Town Board of the Town of Queensbury finds that the land
uses proposed and the density thereof as detailed in the DEIS conform to the requirements
for land use intensity as specified in Article 15, and that such land use intensity is less than
that which is authorized by the Town, and it is
FURTHER RESOLVED that the PUD Districting for Hiland Park is conditioned upon the following:
1. Securing preliminary and final site plan approval from the Queensbury Planning
Board in accordance with Article 15 of the Zoning Ordinance.
2. Potable water shall be provided by the Town of Queensbury. Ililand Park Corporation
shall pay its pro-rato share of the cost to expand the Queensbury Water Treatment Plant
in order to supply the planned unit development. Hiland further agrees to finance the cost
of the water transmission line expansion from the current terminus of the existing water
main to and within Hiland Park in accordance with prior Town agreements for the formation
of a water district.
3. Hiland shall share the cost of construction of a water storage facility, if such facility
is required, on an as benefited basis.
4. The Town requires the installation of adequate sprinkler systems in all structures,
except single-family residential dwellings, unless a variance is obtained for that individual
structure at the time of Building permit insurance.
5. All sewage disposal within Hiland Park, with the exception of Fairway Court and
Overlook subdivision as described in figure 1-2 of the DEIS, up to a maximum sewer capacity
of 280,00 gallons per day, shall be accomplished through the City of Glens Falls Sewage Treatment
Plant. All on site sewage disposal systems shall conform to the requirements of the Queensbury
Sanitary Sewage Disposal Ordinance. Hiland shall pay for the cost of the expansion of the
pump station at Meadowbrook Road, and shall pay for the cost of extending the sewer force
main 1,700 t feet along along Sanford Street from Bay Street to Glen Street. Hiland shall
finance the cost of extending the sewer line to and within the planned unit development in
accordance with paragraph 3 hereof.
6. The Town and Hiland accept the traffic study and information contained in the
DEIS, FEIS, and the Greiner/Morse understanding, completed as a condition to acceptance
of the FEIS, as the Base Case Study of traffic at the following intersections:
1. Bay and Haviland
2. Bay and Cronin
3. Cronin and Meadowbrook
4. Meadowbrook and Ilaviland
5. Cronin and Ridge
Prior to final site plan approval for each phase after construction and actual use of
the initial phase or phases, Hiland shall provide and update traffic study for the above intersections.
Hiland shall pay its pro-rata share of the cost of signalization at such intersections to the
appropriate municipality on an as needed basis. Hiland shall pay its pro-rata share of the
cost for providing on one-half turning lane at the Bay and Cronin intersection when such lane
becomes necessary. Improvements, if any, shall be made based on actual conditions and warrants
of such intersections.
7. All public utilities, including telephone, electric and cable television service, expert
for the existing electric subtransmission line along Ilaviland Road shall be provided by means
of underground transmission lines.
8. Unless written exception is obtained form the Town Board, all roads within the
planned unit development shall be constructed in accordance with the Town of Queensbury
specifications.
9. Pesticides and other chemicals applied to the golf course shall be stored and applied
in accordance with New York State Department of Environmental Conservation regulations.
10. Hiland shall deed to the Town of Rueensbury 60 t acres of land on the Halfway
Brook corridor as described in figure 1-11 of the DEIS. Within the gifted land, Hiland shall
provide a fishing access easement to the State Department of Environmental Conservation.
Such deed and easement shall be delivered to the respective grantees prior to preliminary
site plan approval by the Rueensbury Planning Board. Included in the gift shall be 100 feet
along Haviland Road and an area along Meadowbrook Road to accommodate parking for not
less than six cars, and a walking easement to the gift area form Meadowbrook Road to be
located by Hiland. Hiland shall deed to the Town land sufficient for bike travel along Town
roads as agreed upon by Hiland and the Town. Hiland shall not be required to improve such
parking or bike travel facilities.
11. Hiland Park will build an 18 hole championship golf course along Haviland Road.
The course shall be operated as a public course with membership sold to homeowners in the
development and other golfers desiring a home course from which to play. Use of the golf
course shall be available to the general public; however, memberships will be available as
well as special discounts to Hiland Park residents and senior citizens residents of the retirement
village.
12. Hiland shall comply with the phasing schedule set forth in the DEIS to the extent
that such schedule is consistent with actual market conditions. In no event shall the mixture
of residential and commercial uses exceed the percentages established by the phasing schedule
described in the DEIS without prior written approval of the Town hoard.
13. Any further expansion of lands reserved for future development shall comply with
the uses and densities established by the DEIS and approved herein.
14. All mitigating measures contained in the DEIS and FEIS not specifically contained
in these condition are incorporated herein and made specific conditions of the planned unit
development approval.
15. The conditions specifically enumerated herein shall control over any mitigating
measure incorporated by reference at paragraph 14.
16. Hiland shall pay to the Town of Rueensbury the sum of $8,071.00 as and for the
expenses and fee of the Environmental Design Partnership and legal fees for the expert SERRA
review on behalf of the Town. Such sum shall be paid within 30 days form the date of this
resolution.
Duly adopted by the following vote:
Ayes: Mr. Kurosaka, Mr. Borgos, Mr. Montesi, Mrs. Monahan
Noes: None
Absent: Mrs. Walter
(FINDINGS STATEMENT ON FILE IN TOWN CLERK'S OFFICE... COPIES ATTACHED TO
MINUTES TO BE FOUND ON PAGE yx (I )
(Before the vote was held it was agreed upon by the Town Board to insert under Section 10
"and walking easement to the gift area from Meadowbrook Road to be located by Hiland."
and in Section 16 add "and legal fees")
COMMUNICATIONS
Ltr.- Thomas Flaherty Water Supt. recommending that the Board accept the low bid of Michael
J. Busone Co. Inc. for a vehicle lift for the Rueensbury Water Dept. on file...
RESOLUTION TO ACCEPT BID
RESOLUTION NO. 213, Introduced by Mr. George Kurosaka who moved for its adoption,
seconded by Mr. Stephen Borgos:
WHEREAS, Thomas K. Flahertyof the 1 Rueensbury Water Dept. did recommend that we advertise
for bids for a Vehicle Lift, and
WHEREAS, two bids were submitted and received and opened at the specified time and place
by the Director of Purchase/Town Clerk Darleen M. Dougher, and such bid was then turned
RESOLUTION ENACTING HILAND PARK
PLANNED UNIT DEVELOPMENT
Resolution No. 212 , (1987)
Introduced by - Georoe Kurosaka
who moved its adoption
Seconded by St�nhnn ao
WHEREAS, Hiland Park Corporation filed an application
for a. Planned -Unit Development (PUD) with the Queensbury Town
Clerk, on January 23, 1987, and
WHEREAS, the Town of Queensbury Planning Board on
February 17, 1987, issued a favorable report -on-Hiland Park to
the Town Board, and
WHEREAS, on March 11, 1987 the Warren County Planning
Board recommended approval of the PUD Districting, and
WHEREAS, on March 23, 1987 Hiland Park Corporation
filed a Draft Environmental Impact Statement (DEIS) with the Town
Board of the Town of Queensbury, and
WHEREAS, on March 26, 1987, the Town Board of the Town
of Queensbury became lead agency for purposes of project review
pursuant to the State Environment Quality Review Act (SEQRA), and
WHEREAS, on March 31, 1987 the DEIS was accepted as
complete by the Queensbury Town Board, and
WHEREAS, a public hearing was held on April 28, 1987-at
the Queensbury Town Hall in accordance with SEQRA and pursuant to
the provisions of Article 15 of the Town of Queensbury Zoning
Ordinance for the purpose of obtaining public• comment on the �.
proposed PUD,..and
WHEREAS, on June.8, 1987 a Final Environmental Impact
Statement (FEIS) was filed with the Town Board, and
WHEREAS, on July 2, 1987 the Town Board issued a Notice
of Completion for the FEIS, and ,
WHEREAS, the Town Board has adopted a resolution
i
containing a "Findings Statement" in accordance with SEQRA, and
WHEREAS, the Town Board .of the Town of Queensbury has
determined, after extensive review under the SEQRA process, that
the Hiland Park PUD .has met the purposes,, objectives and
requirement set forth in Article 35 of the Town- -of Queensbury
Zoning Ordinance.
-
NOW, THEREFORE,..BE IT
RESOLVED, that the Town Board of the Town of Queensbury
hereby approves, enacts and creates the Hiland Park Planned Unit
Development Districtconsisting of 713 + .-. acres and 1155
residential units, an 18 hole golf course with clubhouse and
maintenance facility, commercial area'to include a restaurant,
loft mart and convenience stores, indoor/outdoor sports complex,
office park, residential retirement village, (potential) critical
care facility, recreational amenities, and 60 + - acre land gift
of environmentally sensitive lands on the Halfway Brook corridor,
as are more particularly described and located in the narrative
and accompanying maps contained in the aforesaid DEIS and FEIS,
and it is
FURTHER RESOLVED, that the Town Board of the Town of
/Queensbury finds that the land uses proposed and_ the dens4ty„
' thereof as detailed in the DEIS conform to the requirements for
land use intensity as specified in Article 15, and that such land
use intensity is less than that which is authorized by the Town,
and it is
FURTHER RESOLVED that the PUD Districting for Hiland'
Park is conditioned upon the following:
1. Securing preliminary and final site plan approval
from the Queensbury Planning Board in accordance with Article 15
of the Zoning Ordinance.
2. Potable water shall be provided by the Town of
Queensbury. Hiland Park Corporation shall pay its pro-rato share
of the cost to expand the Queensbury Water Treatment Plant in
order to supply the planned unit development. Hiland further
agrees to finance the cost of the water transmission line
expansion from the current terminus of the existing water main to
and within Hiland Park in accordance with prior Town agreements
for the formation of a water district.
3. Hiland shall share the cost of construction of a
water storage facility, if such facility is required, on an as
benefited basis.
4. The Town requires the installation of adequate
sprinkler systems in all structures, except single-family
residential dweilincs, unless a variance is obtained for that
individual structure at the time of building permit insurance.
5. All sewage disposal within Hiland Park, with the
exception of Fairway Court and Overlook subdivisions as described
in figure 1-2 of the DEIS, up to a maximum sewer capacity. tf•••
280,000 gallons per day, shall be accomplished through the City.
of Glens Falls Sewage Treatment Plant. All on site sewage
disposal systems shall conform to the requirements of the
Queensbury Sanitary,Sewage Disposal Ordinance. Hiland shall pay
for the cost of the expansion of the pump station at Meadowbrook '
Road, and shall pay for the cost of extending the sewer force
main 1,700 feet +- along Sanford Street from Bay Street to Glen
Street. Hiland shall finance the cost of extending the sewer
line to and within the planned unit development in accordance
with paragraph 3 hereof.
6. The Town and Hiland-accept the traffic study and
information contained in the DEIS, FEIS, and the Greiner/Morse
understanding, completed as a condition to acceptance of the
FEIS, as the Base Case Study of traffic at the following
intersections:
1. 'Bay and Haviland
2. Bay and Cronin
3. Cronin and Meadowbrook
4. Meadowbrook and Haviland
5. Cronin and Ridge
Prior to final site plan approval for each phase after
construction and actual use of the initial phase or phases,
Hiland .shall provide an updated traffic study for the above
intersections. Hiland shall pay its pro-rata share of the cost of
signalization at such intersections to the appropriate
municipality on an as needed basis. Hiland shall pay its
I
pro-rata share of the cost for providing a one-half tarning 'Iai%*
at the Bay and Cronin intersection when such lane becomes
necessary., Improvements, if any, shall be made based on actual
conditions and warrants of such intersections.
7. All public utilities, including telephone, electric
and cable television service, except for the existing electric
subtransmission line along Haviland Road shall be provided by
means of underground transmission lines.
8. Unless written exception is obtained from the Town
Board, all roads within the planned unit development -shall be
constructed in accordance with the Town of Queensbury
specifications.
g. Pesticides and other chemicals applied to the golf
course shall b�e stored and applied in accordance with New York
State Department of Environmental Conservation regulations.
10. Hiland shall deed to the Town of Queensbury 60 + -
acres of land on the Halfway Brook corridor as described in
figure 1-11 of the DEIS. Within the gifted land, Hiland shall
provide a fishing access easement to the State Department of
Environmental. Conservation. Such deed and easement shall be'
delivered to the respective grantees prior to preliminary site
plan approval by the Queensbury Planning Board. Included in the
gift shall be 100 feet along Haviland Road arrd an area along
Meadowbrook Road to accommodate, parking for not less than six
and a walking easement to the gift area from Meadowbrook Road to be located by Hitand.
cars" Hiland shall deed to the Town land sufficient for bike
travel along Town roads as agreed upon by Hiland and the Town.
Hiland shall not be required to improve such parking .or bike
r' •
travel facilities.
11. Hiland Park will build an 18 hole championship 'golf,
k course along -Eaviland Road. The course shall be operated as a
public course with membership sold to homeowners in the
development and other golfers desiring a home course from which
to play. Use of the golf course shall be available to the general
public; however, memberships will be available as well as special
discountsto Hiland Park residents and senior citizen residents
of the retirement village.
12. Hiland shall comply with the phasing schedule set
forth in the DEIS to the extent that such schedule is consistent
with actual market conditions. In *no event shall .the mixture of
residential and commercial uses exceed the percentages
established by the phasing schedule described in the DEIS without
prior written approval of the Town Board.
13. Any further expansion of lands reserved for future
development shall comply with the uses and densities established
by the DEIS and approved herein.
14. All mitigating measures contained in the DEIS and
FEIS not specifically contained in these condition are
incorporated herein and made specific conditions of the planned
unit development approval.
15. The conditions specifically enumerated herein
shall control over any mitigating measure incorporated by
reference at paragraph 14.
16. Hiland shall pay to the Town of Queensbury the sum
of $8,071.00 as and for the expenses and fee of the Environmental
and legal fees - -• .....
Design., Partnershipnfor the expert SEQRA review on behalf oP the
Town, ..Such sum shall be paid within 30 days from the date of
this resolution.
AYES: Mr, Kurosaka, Mr. Burgos, Mr, ibntesi, Mrs. Monahan
NOS: None
ABSENT:Mrs. Walter
r .
• 0
TOWN OF QUEENSBURY
Bay at Haviland Road, Queensbury, NY 12804-9725 (518) 792-5832
1, Darleen M. Dougher. Town Clerk of the Town of QueensbM. Warren County,
New York do hereby certify that I have eaaparo0� with the
origsfpl resohatioa as listed above ad0mil at a
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SETTLED 1763