Staff Notes for 9/27/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 27, 2022
Subdivision (S) 10-2022 SEAN STUMVOLL
1917 Ridge Road / Land Conservation 42A & Rural Residential 3A / Ward 1
SEQR Unlisted
Material Review: subdivision plan
Parcel History: Building permit 2001-491 deck, 2001-492 pool
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Requested Action
Subdivision Sketch Plan discussion
Resolutions
1. Discussion
Project Description
Applicant proposes sketch plan stage for subdividing a parcel of 107 acres into two lots. Lot 1 would be 12.71
acres with the existing house and outbuildings to remain, Lot 2 would be 94.57 acres for a future home. The
parcel zoning is split between LC-42A and RR-3A; both current and proposed houses would be within the RR-
3A zone. The parcel is located in the APA and includes wetlands. Pursuant to chapter 183, subdivision sketch
plans require review from the Planning Board.
Staff Comments
Sketch Plan Stage -
The applicant proposes a 2 lot subdivision. One of the lots proposed of 12.71 acres will contain the existing
home and the other lot is of 94.57 acres is to be sold for a future house site. The applicant has provided
information about the project area being within the APA and the wetlands.
Code Excerpt for review purposes:
179-3-040 Establishment of Districts -Rural Residential
The Rural Residential (RR) Districts are intended to preserve and enhance the natural open space and rural
character of the Town by limiting development to low densities. Low densities are warranted in this area of the
Town due to natural features (such as steep slopes, wetlands, and limiting soils) as well as marginal access to
populated areas. This area of the Town is described in the "Neighborhoods" section of the Comprehensive Plan,
adopted on August 6, 2007. In addition, and perhaps most importantly, this is the land area of the Town that is
extremely important to the preservation of its rural character. As such, the district is intended to promote open
spaces and rural design.
179-4-010 Residential Development Design Requirements
Rural design. New residential subdivisions, construction and/or development that occurs in the LC, PR and RR
Zoning Districts shall comply with the following rural 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.
- 2 -
(b) Flag lots shall be allowed in order to provide more flexibility in design, provided the following standards are
met:
[1] A maximum of one flag lot for every three frontage lots.
[2] A minimum of 60 feet of road frontage shall be required for the flag lot and, if applicable, an easement shall
be provided to allow for future connections off of the flag lot or its road frontage.
[3] All buildings on the flag lot shall be set back at least 125 feet from the closest rear property line of the
abutting parcel(s).
[4] Private roads are allowed in order to minimize public road frontage development and to increase flexibility
of design. The road frontage along a private road that is approved by the Planning Board and is constructed in
accordance with Town specifications may be used to satisfy the minimum road frontage requirements set forth
in Article 3 above.
(2) Nonsubdivision development.
(a) Buildings shall be located in such a manner as to avoid placement in the middle of open fields. Building
locations shall be encouraged to be placed at the edges of fields or in cleared areas next to fields wherever
practicable.
(b) Buildings shall be located where existing vegetation and/or topography provides a natural buffer and
screening from roads and neighboring properties.
(c) Clearing of vegetation and trees along roads shall be minimized so long as adequate site distances for
driveways are maintained. The use of curves in driveways shall be utilized to screen buildings so long as right-
angle intersections with roads are maintained for the last 50 feet of the driveway.
(d) Buildings shall also be sited so that existing vegetation and topography can be used as a background or
integrated into the building site location.
Chapter 94 Freshwater Wetlands
The subdivision plan identifies wetland areas on the property. The site work within 100 ft of the wetland will
require a wetland permit as part of the subdivision.
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.
Meeting History: 1st Meeting