Staff Notes for 9/27/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 27, 2022
Subdivision (P) 2-2022 CERRONE BUILDERS, INC.
Upper Sherman Avenue / Moderate Density Residential / Ward 3
SEQR Type I
Material Review: application, subdivision plans, narrative, SWPPP DEC NHP letters
Parcel History: SUB (S) 7-2021, AV 5-2022
__________________________________________________________________________________________
Requested Action
Planning Board review and approval for a 45 lot subdivision of a 49.5 acre parcel.
Resolutions
1. SEQR review
2. PB decision
Project Description
Applicant proposes a 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. The project site was at one time the leaf dump area for the City of Glens
Falls. Pursuant to Chapter 183, Preliminary Stage review for a subdivision shall be subject to Planning Board
review and approval.
Staff Comments
Sketch Plan Stage
Applicant completed a sketch plan stage SUB 7-2021 7/20/2021. The project was proposed for 49 residential
lots.
Preliminary Stage
• Preliminary Plat
o The overall plans shows the property to be subdivided with two access points to Sherman Avenue
• Layout plans –
o The plans indicated 45 residential lots ranging from 0.47 ac to 1.57 ac. The Homeowners
Association property appear to be three separate parcels with a total of 15.44 ac. The board may
request information on sidewalks.
• Construction details –
o The plans identify the septic system locations. The waterline is proposed from Upper Sherman
Avenue. Plans include cross section of the roadway. The board may request information for utility
locations – underground, light poles
• Landscape plans –
o The applicant has updated the plans to show landscaping along lots 23 to 25. Information is on
Sheet S-3 and for the individual lots on Sheet S-6.
• Clearing plan
o The plan shows the proposed clearing limits for the subdivision and lots.
o
- 2 -
• Grading and erosion plans –
o Grading Plans were included for the overall subdivision and per section of the subdivision. The
applicant has indicated that the project will disturb greater than 5 acres – NYSDEC will need to
acknowledge disturbance greater than 5 acres. There are three phases proposed where Phase 1 to be
8.4 ac, Phase 2 no more than 5 acres, and Phase 3 for the construction of the park area with
individual house lots.
• The Environmental report –
o A long EAF was provided. The EAF will need to be updated to indicate the number of lots, and the
number of phases proposed.
• Statement of Intent- A statement of intent shall be submitted by the applicant
o A deed was provided
• Stormwater management –
o A Stormwater Pollution Prevention Plan was provided to the Town Engineer in January 2022 and
updated in July of 2022.
• Fees –
o per application $50 for preliminary
• Waivers –
o The applicant has not requested waivers at this time.
• Open Space –
o The project plans indicate there are multiple sections of Home Owner Association land. The HOA
Center area of the project site is proposed to have the amenities for the property owners use. The
area would have pickleball courts, a picnic pavilion, cluster mailbox and road side area and a
mulched walking path.
• Streets –The proposed road way and construction details have been provided to the highway department for
review and comment.
Nature of Variance
Granted 2/23/2022.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 board will need to complete SEQR review then the preliminary stage review. The applicant has completed
the preliminary stage for subdivision of a 45 acre parcel with 45 residential lots. The board may have further
discussion about sidewalks within the subdivision, and possibly to confirm if there will be underground utilities.
Meeting History: PB: 1/25/2022, 2/22/2022; ZBA: 1/26/2022, 2/23/2022