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FOIL Request Documents 10T � on of Queensbury FILE Planninr„. Board Department of Community Development staff Notes Applicant : The Michael 's Group/Bay Meadows Corporation Application No . : Petition for Zone Change PUD 5P 8- 2000 Location : North side of Cronin Road , East side of Bay Road . Current Zone : PUD Proposed Zone : PUD Project Area : ± 97 . 34 acres Affected Tax Parcels : Map 196 , 16, Block 1 , Lots 2. 1 , 2 . 2 , 2 . 3 , 3 . 1 & 3 . 2 SEQRA Type : Unlisted Meeting Date : August 16, 2005 Project Descriptlon� The applicant has applied for a Petition for Zone Change to amend the PUD zoning on the subject properties. A "Overall PUD and Subdivision Plan," dated July 5, 2005, at a scale of 1 in. = 100ft. shows the area of proposed zoning. The applicant is requesting the PUD change to allow a total of 47 townhouses and one professional office building on 3 lots. Project History Original Project History: October 2, 2000: SBQR Negative Declaration & Approval of The Meadows PUD subject to execution of a PUD agreement (Town Board Resolution 395, 2000) January 9, 2001 Site Plan approved by the Planning Board with conditions and a Recommendation (PUD Site Plan No. 8-2000) October 7, 2002 Approval of PUD Agreement between the Town, Bay Meadows Corporation and Queensbury Partners L.P. (Town Board Resolution 402, 2002) October 21 , 2002 Authorizing Addendum to Queensbury Partners PUD Agreement (Town Board Resolution 424, 2002) October 29, 2002 Triplicate copies of signed PUD Agreement and Amendment sent by Town Counsel's office to J _ Lapper for execution, with instructions to return one fully signed copy of each to the Town. Note: Town Clerk, Town Counsel and Community Development Project: The Meadows PS Amendment Meeting Date: August 1 & 2005 Page -2- office records indicated that the Town never received the executed copies. Current Project Revision History: July 15, 2004 Letter from J. Lapper to D. Stec requesting PUD agreement and amendment be changed by the Town to remove Queensbury Partners as a party. Letter acknowledged that the Agreement and Amendment had not yet been executed by the property owner and project applicant. Town files show no record of such a change being made by the Town. December 13, 2004 Special Town Board Meeting. Introductory discussion w/ J. Lapper about proposed changes to The Meadows PUD June 27, 2005 Town Board workshop discussion about propose PUD amendment and process (S. Mesinger, G. Allen & M. Levak present) July 6, 2005 Petition for a Change of Zone, Revised PUD Agreement, Long SEQR Form, site plan submitted by J . Lapper July 11 , 2005 Town Board seeks SEQR Lead Agency Status, sets public hearing date, and refers zone change to Planning Board for report and recommendation (Resolutions 337,2005 & 338,2005) August 1 , 2005 Public Hearing on SEQR and Petition for Change of Zone. Public Hearing left open August 10, 2005 Warren County Planning Board review Staff Commen#s: SEQRA Review: A long Environmental Assessment form (EAF) was submitted with the Petition for Zone Change application. The SEQRA review is to cover the rezoning request only, including the changes in type and location of proposed development. The previous PUD and site plan for 96 units of senior housing did receive a negative declaration from the Town Board on October 2, 2000. The current proposal includes 39 single family townhouses on the same building footprints and paved surface areas on Lot #2 as originally proposed , plus includes the addition of Planning Board Community Development Department Staff Notes Project: The Meadows P MoAmendrnent Meeting Date. August 16, 2005 Purge -3- 8 single family townhouses and a professional office building off the new Drops road . Response to Application Criteria The Planning Board needs to address each one of the Petition for ,Zone Change questions when considering their recommendation to the Town Board . In the responses submitted, the applicant notes that the analysis on questions #2- 9 was done in October of 2000. Since the original PUD agreement and amendment was never executed , the Board may wish to review these questions fully. 1 . What need is being met by the proposed change in zone or new zone? The applicant notes that the amended PUD proposal would reduce the development density of the project. 2. What existing zones, if any, can meet the stated need? PUD zoning districts are the most appropriate for the type of mixed use and conservation development proposed . 3. How is the proposed zone compatible with adjacent zones? The zoning of adjacent properties (beginning to the north, going clockwise) is Professional Office, Suburban Residential -1 A, Single Family Residential -9 A, Highway Commercial —intensive, Highway Commercial Moderate, and Multi- Family Residential 5,000_ The proposed mixed residential , commercial and open space/recreation uses of the PUD are compatible with the surrounding districts . 4. What physical characteristics of the site are suitable to the proposed zone? The existing open space recreation use (Golf Course) of the site and the proximity to collector and arterial roads make the site suitable for the proposed PUD district. 5. How will the proposed zone affect public facilities? Public Utilities; Sewer/Water Planning Board Community Development Department Staff Notes Project: The Meadows PN! Amendment 4400 Meeting Date: August 16, 2005 Page -4- The parcels to be rezoned are located within the Queensbury Water District. The project is adjacent to the Central Queensbury Sewer District, and the applicants proposed extending the district and installing waste water line to Town standards. Transportation * Hi hways/Traffic/Circulation Access to the developed areas would be off of Cronin Road and the new (unnamed) Dreps subdivision road . Table 5 of the June 29, 2005 Chazen Companies memo notes the increase in the trip generation from the original PUD proposal. The applicant states that `"the increase is not anticipated to be a significant impact.'" Schools/Emergency Services/Town Facilities Eight of the proposed townhouse units would be within the Queensbury School District. The remainder would be within the Glens Falls School District. The June 29, 2005 Chazen Companies memo indicates that the project would contribute 33 school children total to the two districts, with the majority (25) going to Glens Falls schools. The project will have unknown impacts on emergency services. The project is in the Queensbury Central Fire and West Glens Falls EMS districts. 6. Why is the current zone classification not appropriate for the property in question? The current PUD approval was centered on senior rental housing development. The current proposal is for single family townhouses, plus an additional professional office building. T. What are the environmental impacts of the proposed change? Wetlands The wetland data submitted by The Chazen Companies shows state and federal wetlands identified through 2001 orthophoto data. It does not clearly show the wetlands identified on site by the applicants in the original PUD site plan approval , nor does it include the Army Corps of Engineers wetlands identified by the recent ❑repfCerniglia rezoning/subdivision applications on the north side of the new road off Bay Road . 8. How is the proposal compatible with the relevant portions of the Comprehensive Land Use Master Plan? Planning Board Community Development Department Staff Notes Project: The Meadows PIJD Amendment Meetingr Date. August 16, 2005 Page -5- The project site is located in Neighborhood 9, as delineated by the 1998 Comprehensive Land Use Plan (CLUP). The CLUP notes that the Quaker/Say road intersection is becoming increasingly burdened . While anticipated turning patterns from this project have not been provided , it will certainly contribute additional traffic to this and other nearby intersections. The CLUP notes that "the quality of the area and the success of further development will be related to the maintenance of some of the existing open space." This project is certainly compatible with this stated objective. The project appears compatible with the following townwide strategies in the 1998 CLUP: S1 . 1 Establish a greenway plan- - - - - S5.3 Greenspace/open space should be incorporated into all future development plans_ S6.4 Accept passive recreation areas such as land along stream corridors. . . . 9. How are the wider interests of the Community being served by this proposal? The proposed change in PUD would continue to preserve the golf course for recreation and open space, includes a proposed conveyance of 4 acres along Halfway Brook to the Town and also includes a conservation easement on other remaining open space. Staff Comments: The Planning Board is being asked for a review and recommendation to the Town Board on the change in the PUD zoning only- While the Town has been encouraging developers to combine rezoning proposals with site plan and subdivision review, this is an option and not a requirement. Subdivision and site plan review on these properties will be required prior to development, and will also be subject to a separate SEQR review. Planning Board Community Development Department Staff Notes Project: The Meadows PQD Amendment Meeting Date: August 16. 2005 Page -6- #1 ) Conveyance of 4 acre parcel to the Town: On January 9, 2001 , the Planning Board passed the following advisory resolution: THE PLANNING BOARD RECOMMENDS TO THE TOWN BOARD FOR THEIR CONSIDERATION THE FOLLOWING ITEM FOR INCORPORATION INTO A PUD AGREEMENT WITH THE TOWN [FOR QUEENSBURY PARTNERS PUD SITE PLAN NO. 8-20001: If the Town accepts the 4 +l- acres of land , the applicants will provide public parking off of Cronin Road along with pedestrian access to Halfway Brook_ The Applicant should be asked if public parking may be available at the club house and access allowed to the Halfway Brook parcel via a non-paved pedestrian pathway and easement. #2) Proposed Conservation Easement: The proposed PUD Agreement included language stating "the remaining lands containing the golf course and ancillary golf course use shall be subject to a conservation easement conveyed to the Queensbury Land Conservancy which shall prohibit future development beyond these uses." a) The Town Board should obtain information from the applicants indicating they have an agreement with a recipient for the proposed easements. b) The area of land to be subject to the conservation easement should be described by meets and bounds on a survey. Currently, these lands are all part of proposed lot #1 , which includes the residential and office buildings proposed off the Dreps subdivision road . c) The Board may wish to have Town Counsel review and approve any proposed conservation easement language prior to executing a revised PUD agreement_ d) A deed restriction may be another effective tool to assure open space. #3) The proposed PUD Agreement language still contains outdated references to sections in the 1988 Town Code. The Agreement must be revised by the applicant to contain current and correct references to the 2002 Code_ Prepared By: Stuart G. Baker, Senior Planner Date : August 11 , 2005 CC : Applicants, Agents L:%,Stuart Bakc;r\P anning Board\Staff' Notes\8- 16-05'NH- 16415 Meadows PUD AnicrulmentAcw Planning Board Community Development Department Staff Notes %moot %00 TOWN OF +QUEENSBURY 742 Bay Road, Queensbury, NY. 12804-5902 Letter Of Transmittal From: To: Marilyn Rybra, Exec. Dir., Community Town Board Development Town of Queensbury Town of Queensbury 742 Bay Road 742 Bay Road Queensbury, NY 12804 Queensbury, NY 12804 Phone (518) 761 8222 Fax (518) 745 4437 Date: July 25, 2005 Email McarilynR@queensbury.net Subject: Bay Meadows PUD Modification Items Transmitted Date No. of Description copies 7/25/05 10 Letter from J . Lapper re: Bay Meadows PUD Amendment COMMENTS: Please note that the proposed PUD Agreement has not yet been reviewed by staff. We received late this afternoon . Also, 1 am not sure about the easement conveyance to the Queensbury Land Conservancy, Inc. (QLC) . We do not have any indication whether or not the QLC would accept it. Cc: Stuart Baker, Senior Planner, Signed: Craig Brown, Zoning Administrator Name int • 4rAtarii n R ba HAApplicauonslMeadows PUDNTown Dowd Transmittal 7-25-05.doc RECEIVED AA..J RICHAR❑ J . BARTLETT BARTLETT, PONTIFF, STEWART & RHODES , P. C . TUCKER C. STANCLIFT PAUL E. PONTIFF STEFANIE EIILALLo BITTER ALAN R. RH'ODES ATTORNEYS AT LAW KARLA WILLIAMS BUETTNER ROBERT 5, MCMILLEN P. O. BOX as ICB ELISABETH B . MAHONEY PHILIP C. MCINTIRE ONE WASHINGTON STREET .JOHN B. SVARE MARK A. LESoWITZ GLENS FALLS, NEW YORK 12BOI -2168 J- LAWRENCE PALTROWIT; MALCOLM B. O 'HARA TELEPHONE 151a119a-aII7 PATRICIA E. WATKINS RbBERT S. STEWART MARK E. CERASANO FAX (SIR) 7Va-3309 IS32-2 OD1 MARTIN 0, ALIFFREOOU EMAIL info 0bpsrlaw.com BERTRAM J . Ouec BRUCE O. LIPIN5KI WES5ITE www.bpsrlawcom I9I6-I999 PAULA NADEAU BERUME JONAAN C. LAP PER BE NJAMAM I N R. PRATT. .J R- 7\l`Vr/„_'_J {1`l`L•✓J/// I111'11'1'L.LII��IIIIIIIII-aaa�...��+++'J +yl/LYI'// EILEEN M , HAYNES ,.LAMES R- BURKETT July 25, zoos ` e ll HAND DELIVERED y� Marilyn Ryba Exec. Dir. Community Development Town of Queensbury 742 Bay Road Queensbury New York 12804 RE : Bay Meadows PUD Amendment Dear Ms Ryba: In response to your letter of July 12, 2045, I am enclosing our revised PUD with regard to the above mentioned project. Pursuant to your request we have revised paragraphs 1 , IS and 16 of the enclosed agreement. Please be advised that these changes reflect the inclusion of language for both the conservation easement which will be conveyed to the Queensbury Land Conservancy as well as the four acres which will be transferred to the Town of Queensbury. However, these revisions do not include any conveyance of an internal public access in favor of the Town_ As 1 have identified in earlier correspondence, this issue was fully addressed by the Planning Board during the initial PUD approval and it was agreed that the Developer will provide access to the Town's four acre parcel via Cronin Road rather than through the private homeowners association roadway. Very truly yours, Jo a an C. Lapper cc: Town Board Garth Allen John Michaels Mark Levack Town Counsel Craig Brown Stuart Baker Stuart Messinger Jim Miller *00 THE MEADOWS PLANNED UNIT DEVELOPMENT AGREEMENT THIS AGREEMENT, made this day of , 2005, among the TOWN OF QUEENSBURY, a municipal corporation with offices located at 742 Bay Road, Queensbury, New York 12803 (hereafter referred to as "Queensbury"); BAY MEADOWS CORPORATION, having its principal office at 10 Carpenter St. , Gloversville, New York 12078 (hereinafter referred to as the "Owner"); and THE MICHAELS GROUP, LLC, having its principal office at 10 Blacksmith Drive, Suite 1 , Malta, New York 12020, (hereinafter referred to as the "Developer"), WITNESSETH: WHEREAS, the Developer applied to the Town Board of the Town of Queensbury for a modification to an existing approved Planned Unit Development District ("PUD"), involving lands of Owner, and WHEREAS, the Town Board considered the magnitude and importance of each potential environmental impact, and has reasonably determined that this project will not result in any large and important impacts, and therefore, is one which will not have a significant impact on the environment, and has issued a negative declaration, and WHEREAS, the Town of Queensbury Planning Board previously reviewed the site plan for a ninety-seven (97) Unit senior multifamily development and found that the Plan meets the objectives of PUD' s as outlined in Town Code § 179-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board, and WHEREAS, pursuant to its resolution o. PUD SP 8-2000 dated January 9, 2001 , the 1 %WOr %00 Town of Queensbury Planning Board approved The Meadows PUD Site Plan, and WHEREAS, the Town Board in accordance with Article 8 of the Town' s Zoning Ordinance and legislative authority; and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts and creates The Meadows Planned Unit Development District, as hereby amended, located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering, P.C ., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received (dated } and noted as last revised on and WHEREAS , the Town Board, in accordance with § 179-57D of the Code of the Town of Queensbury held public hearings on the proposed PUD on and , and WHEREAS, in furtherance of the aforesaid, the parties are desirous of entering into this Agreement; NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS. 1 . Density and Billed-Out: Developed area shall be limited to approximately 97.3 acres; this space includes one 23 . 1 acre lot for a 39 unit townhouse project including golf driving range, one 70.2 acre lot to be used as a 8 unit townhouse project, one professional office building, a golf course and related amenities, such as a clubhouse, parking area, etc ., one lot of 4.0 acres left as open space and dedicated to the Town and the remaining lands containing the golf course and ancillary golf 2 %0I course use shall be subject to a conservation easement conveyed to the Queensbury Land Conservancy which shall prohibit future development beyond those uses. Density and Build-Out of the PUD shall be limited as follows: A. Maximum of forty-seven (47) townhouse units; B. One Professional Office Building; C. Golf Course, Clubhouse and associated facilities; 2. Roads/Landscayina: The Developer shall install roads and landscaping as per the PUD Site Plan to be approved by the Town Planning Board. 3 . Lenath of Project: The Project shall be completed within twenty-four (24) months. 4. Town Waste Water System: The Owner and the Developer shall install as required in the standards set forth by the Town Water/Wastewater Department, an extension to the Town waste water system to adequately serve all of the dwelling units of the proposed project. 5 . Prior. Approvals: Approval of the PUD shall be deemed a modification of any prior approval granted for lands of Owner and shall be deemed an abandonment by Owner of said prior approvals. 6. Approvals : The Owner and Developer shall apply for and receive subdivision approval from the Town of Queensbury Planning Board and a Freshwater Wetlands Permit as per Town Code Chapter 94, a Freshwater Wetland Permit from NYS DEC and USCOE. 7, Site/Subdivision Plans : Each townhouse unit will be on a separate subdivided subdivided lot. Each lot will have frontage on a private drive rather than a public road. 3 8 . Development Standards : The lots within The Meadows Planned Unit Development District shall be held to the following development standards in accordance with the Site Plan No. dated: A. Density : Forty-Seven Dwelling Units and One Professional Office Building B. Minimum yard setbacks: Residential: Front: Thirty (30) feet Side: Zero (0) foot lot lines for attached units, Twenty (20) feet for detached units. Rear: Thirty (30) feet Professional Office Front: Thirty (30) feet Side : Twenty (20) Rear; Thirty (30) feet C. Minimum_permeable area of lot (%) residential and commercial: Residential : Zero percent (0%) for townhouse lots; seventy-five percent (75%) overall for entire project. Professional Office Building: 30% H eiah t: 4 *400 40 feet (measured consistent with zoning code) 9. Permitted Principal Uses : A. Singe Family Townhouse Dwellings. B. Professional Office Building C . Golf Course, Golf Course Driving Range, Golf Course Parking. -Permitted principal structures: i) Attached Single-Family Dwelling ii) Professional Office Building iii) Golf Course Clubhouse -Permitted accessory uses: Storage of vehicles, and other items associated with the principal use of a multi- family dwelling. Golf Course Maintenance Facilities Parking for the Professional Office Building Home Occupation -Permitted accessory structures: Golf Course Maintenance Facilities 10_ Recreation Fees : $500.00 per dwelling unit. 11 . Subsequent Communication to Town Board; The Developer and the Owner shall through final approval of the final phase, keep the Town Board of the Town of Queensbury apprised of all submittals to the Planning Board by sending copies to the Executive Director of Community Development of the Town of Queensbury, who shall forward written notice of receipt of the same to the Town Board. If at any time the substance of the submittals are not in compliance with the intent and express conditions 5 % noo VAWO of the Town Board of the Town of Queensbury has set forth in this Resolution, the Town Board reserves to itself the right to reconsider the Planned Unit Development legislation. on notice to the Developer, and amend or further condition this legislation. 12. Stages/Phases- Two Phases : Thirty-Nine (39) units and eight (8) units. . 13 . Erosion Control: The Planned Unit Development shall be constructed in accordance with measures as describes! in Section A183-26 of the Town Code and the "N . Y.S_ Guidelines for Urban Erosion and Sediment Control" throughout all phases of road, residential and/or commercial construction. 14. Stormwater Management: Stormwater management will be in accordance with the approved Stormwater Management Report. The Planned Unit Development shall be designed and constructed in accordance with Stormwater Management Regulations in §A 183-27 of the Town Code and NYSDEC regulations and in accordance with site plan review by the Planning Board. t 5 . Conservation Easement In accordance with paragraph 1 herein, a conservation easement shall be conveyed to the Queensbury Land Conservancy. 16. ProggM to be transferred to the Town of Queensburv- Developer agrees to transfer and the Town of Queensbury agrees to accept a four acre parcel identified on the approved site plan to remain as open space and to be utilized by the Town for recreational purposes. This parcel will be accessed through Cronin Road. 6 %00 17. Remedy on Breach : It is understood by and between the parties that the Town Board of the Town of Queensbury has made SEQRA findings and will make legislative decision based upon representations made by the Developer that the Meadows Planned Unit Development shall be constructed in accordance with the agreements set forth herein. It is hereby agreed and understood that should the Town find or determine that any part of this Agreement has not been fulfilled by the Developer or is breached, that the Town may apply to the Supreme Court of the State of New York for mandatory injunctive relief, specific performance, and/or damages as may be appropriate to cause the Meadows Planned Unit Development to be in conformity with the agreements made herein- is . Run with the Land; This Agreement shall be binding upon the parties hereto and their successors and interests, beneficiaries and assigns, and the Developer agrees that if any part or portion of the project is sold, conveyed, transferred, assigned, or in any manner released to another individual or entity, it will be subject to the terms of this Agreement, 19. Survivorship of Validity: If any provisions of this Agreement is found to be invalid or unenforceable, such provision shall be deemed to be modified so as to be valid and enforceable, and such validity shall not affect the validity of any other provision, term, or condition of this Agreement. 7 %MOO tirI IN WITNESS WHEREOF, the parties have hereto signed. TOWN OF QUEENSBURY BAY MEADOWS CORPORATION BY: BY: Daniel Stec, Town Supervisor President THE MICHAELS GROUP, LLC BY: STATE OF NEW PORK) SS.. COUNTY OF WARREN) On this day of , 2 00 5, before me, personally appeared DANIEL STEC to me known and who being by me duly sworn, did depose and say that he resides in the Town of Queensbury that he is the Town Supervisor of the TOWN OF QUEENSBUR'Y, the Town described in and which executed the above instrument; that he knows the seal of said corporation; that the seal affixed to said instrument is such seal; that it was so affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public 8 4VA0 STATE OF NEW YORK) SS. . COUNTY OF WARREN) On this day of 2005, before me personally appear to me known and who being by me duly sworn did depose and say that he resides in the Town of Queensbury, that be is President of BAY MEADOW'S CORPORATION, the corporation described in and which executed the above instrument; that he known the seal of said corporation; that the seal affixed to said instrument is such corporate seal; that it was so affixed by order of the Board of Directors of said corporation, and that he signed his name thereto by like order. Notary Public STATE OF NEW YORK) SS.. COUNTY OF WARREN) On this day of , 2005, before me, personally appeared , to me known and who being by me duly sworn, did depose and say that he resides in Town of Queensbury and that he is of THE MICHAELS GROUP, LLC, the limited liability corporation described in and which executed the above instrument; that he knows the seal of said limited liability corporation; that the seal affixed to said instrument is such limited liability corporation seal; that it was so affixed by order of the Board of Directors of said limited liability corporation, and that he signed his name thereto by like order. Notary Public # 197900 9 %0 Town of Queensbury Record of Resolution — Recommendation to Town Board PUD Zoning Changes - SP 8-2000 Chris Hunsinger. Chairman Gretchen Steffan , Secretary TO: Michaels Group RE: PUD SP 8-2000 10 Blacksmith Drive RECOMMENDATION Malta, NY 12020 Garth Allen Bay Meadows Corp, P.O. Box 117 Mayfield, NY 1 21 1 7-01 1 7 The Queensbury Planning Board has reviewed the Ilcwing request at the below stated meeting and has resolved the following: RESOLUTION NO. PUD SP 8-2000 �op: INTRODUCED BY: WHO MOVED ITS ADOPTION: SECONDED BY: WHEREAS, an application has been made to this Boiard for the following: 97.3 acres: 23. 1 acre lot „ , ,_ ' i 't townhouse project including golf driving range, 70.2 acre lot for . , < . ;:, an 8 unit townhouse {? �sctr on 1.1 rofessional office building, golf course and related amenities, dd one lot of 4 acres le open " site and dedicated to the town. Planning Board will review proposed PUD zoning c as on ` WHEREAS, the application` recei � h' 717105; and WHEREAS, the application is sup rted with all documentation , public comment, and application materials in file:of recor ` '�'nd WHEREAS; a public hea rim ng 'is not required for a recommendation to the Town Board ; and WHEREAS, the Planning Board has determined that the proposal complies with the application requirements of the Code of the Town Queensbury (Zoning); and WHEREAS, the Planning Board has considered the environmental factors found in the Code of the Town of Queensbury (Zoning); and WHEREAS, this approval does not relieve the applicant from obtaining all necessary permits whether Federal, State or Local, and 1 %00 Town of Queensbur Record of Resolution Recommendation to Town Board PU D Zoning changes - SP 8-000 NOW, THEREFORE, BEf RESOLVED, that We find the following: Recommendation / No Recommendation to Town Board for PUD zoning changes onl . Duly adopted this 18th day of August 2005 by the following vot«./ AYES: » » < « . \ y NOES: Cc John Michaels 6 . Bay Meadows Corp, Jonathan Lapper « « m« . . % » , § 1/ 2 ` REGL.flARTOWN BOARD MEETING, $-Ol:{S(}5 36 N N No.: 295.12-1-3); and 4. The Great Escape Theme Park, LLC, 1172 State Route 9, Queensbury (Tax Map No.: 288_20-1 -20); and BE IT FURTHER, RESOLVED, that the Town Board authorizes the Town Supervisor, Wastewater Director, Deputy Wastewater Director and/or Budget Officer to take any actions necessary to effectuate the terms of this Resolution. Duly adopted this I" day of August, 2005 by the following vote: AYES Mr. Brewer, Mr. Stec, Mr. Boor, Mr. Turner, Mr. Strough NOES None ABSENT: None 1 .0 PUBLIC HEARING (note the agenda order was changed) - 1 . 1 PUBLIC HEARING - REZONING - BAY MEADOWS NOTICE SHOWN Supervisor Stec-We did set this public hearing out three weeks ago for tonight and our normal procedure which I believe we will continue to follow is that normally we will not act on one of these rezonings until we have a recommendation one way or the other from the Planning Board. We presently do not have a recommendation, it is my understanding from the Planning Board so we will conduct a public hearing tonight. My intentions are leave the public hearing open to allow time for the Planning Board to do its thing and make a recommendation and then at a later date after that time revisit this and conclude the public hearing and vote one way or the other on the what is being proposed. With that said I just, we want to seek as much public input as we possibly can tonight but the Town Board unless I have got a completely wrong read I don't see us acting on this tonight. So, with that said I will turn the floor over to you all again. Welcome back. Ms. Stefanie DiLallo Bitter-1 am here as well as Martin Auffredou from Bartlett, Pontiff and Jim Miller as well from Bay Meadows We are requesting to amend the October 2002 PL]D Agreement that was made between the Town of Queensbury and Bay Meadows Corporation. At that time the project that was being requested was for a Senior Housing Development which included ninety six units and one unit for the manager or office residence. So, in total a ninety seven unit project on a 23.06 acre lot. Today we are requesting to amend that into three separate lots. The first REQLYLAR TOWN BOARD MELTING 8-01.2005 h1TG. 36 12 lot being the same 23.06 acre lot would include thirty nine town house units which would be solely owned and would be developed by the Michaels Group. The second lot would be 70.30 acres and would include the Club House and Golf Course that exists there today together with eight townhouse units and one professional office which would be under Bay .Meadows Corporations ownership_ The last lot would be the 4 acre lot which would be dedicated to the Town of Queensbury which is also a part of that original PUD Agreement. We have also agreed to identify that the Golf Course and the areas that are auxiliary to the Golf Course would be deemed Conservation Easement_ This has also been identified in our papers that we have submitted. I am going to put this over to Jim Miller to go into more details on our modification. Mr. Jim Miller-Thank you. The property, repeating what Stefanie said the 97 acres (using map) there is Bay Road and Cronin Road the bulk of this is the existing Golf Course. The original, this property has been subdivided there is a 23 acre piece off from Cronin Road this was the site for the Senior Citizen Housing this is the part that is being modified to thirty nine town houses that the Michaels Group would construct. All of that would be on a private road system and it will be on municipal sewer and water. The four acre parcel is along Halfway Brook along the east. The four acre parcel is a piece parallel to Halfway Brook which will be dedicated to the Town. The third parcel is the remaining 70.3 acres that there is a club house off from Cronin Road the existing Golf Course and there was a subdivision completed off from Bay Road with a proposed cul de sac and a professional office subdivision and the professional office building and the eight town houses which would be part of the Bay Meadows Corp. project would be off of that cul de sac, essentially that is the extent of the project. Supervisor Stec-Just a little more to add for the public's benefit, we talked about this in a couple of different workshops, the current zoning is PUD and the proposed zone is PUD so we kind of wrestled with how to proceed and I think we all agreed that at the end of the day treating it as a rezoning rather than a determination of consistency is probably the more through way and perhaps the more straight forward way to go about this process. So, it is a rezoning but it is from PUD to PUD and really what we are talking about is changes in scope of the PUD. So, with that said I will open the Public Hearing and what I thought we would do is we will start with some questions from Town .Board Members, some answers and then get a little bit of that information out there that might calm some comments or thoughts amongst the public that would like to comment. We will take their comment maybe the second round of Town Board based on those comments and then we will probably leave the public hearing open and move forward_ So, with that Town Board any questions? Councilman Strough-I have a couple of questions. Now I was reading in the project history October 29'h 2002, the Town never received the executed copies of the PUD Agreement and Amendment and just for an over view for the publics purpose the original PUD was called the Bay Meadows PUD what is being proposed is The Meadow PUD. It is actually a modification rezoning. But in the staff report that I got it mentions that triplicate copies the signed PUD Agreement and Amendment were sent by Town Counsel's Office to J. Lapper for execution with instructions to return one fully signed REGULAR TOWN MESTFNG 8-01-2005 #0036 t� copy of each to the Town. The Town Clerk, Town Counsel, Community Development Office records indicate that the Town never received the executed copies. Was the original, was the PUD that we are trying to modify was it ever really legally created? Town Counsel Hafner-Can I answer that? Councilman Strough-Yes. Town Counsel Hafner-Stu Baker asked us to work with John Lapper's Office, I was talking to John abut this last week. We did try to track this down.. The reason that he told us that it was not signed is that the original PUD agreement had three parties it bad the Town, it had Bay Meadows and it had a developer whose name I forget right now. Councilman Strough-Queensbury Partners Town Counsel Hafner-Queensbury Partners dropped out so Bay Meadows went from being the owner and Queensbury Partners being the Developer to Bay Meadows wearing both hats. So, they did not have the original PUD signed, we talked with Stu Baker we talked with John Lapper and we got it revised just today, I talked to Stefanie just earlier today and she e-mailed us back the original the revised to have just Bay Meadows on behalf of owner and developer copy that needs to be signed and also revise the addendum_ Once those are signed then you do have the original PUD that was approved some time ago. So, we haven't, I just learned about that was missing at the end of last week, and Stu asked us to work on it. Councilman Strough-That is fine we will move on. The next question was just what you brought up Bob, was Queensbury Partners ever legally removed as a partner? Town Counsel Hafner-There was technically no resolution that I could see in the history and that was something that due to Stu putting it on the staff notes I was going to clean up on your behalf if you agree to the PUD amendment to have that part, that resolution and in that amendment then. It is something that needs to be done to dot the is and cross the is . Councilman Strough-.All right, going through the literature, that is good, now we can get down to business. The conservation easement, in the agreement it says that it will be conveyed to the Queensbury Conservancy but what if the Queensbury Conservancy doesn't want to accept it? Maybe the agreement should say to the Town in more general terms. Councilman Boor-I think we should talk to Counsel on that. Councilman Brewer-I did not hear what you said Roger. Supervisor Stec-He said the drafts our Counsel should counsel us on. Attorney Auffredou-That came up for discussion today when we were preparing for the meeting and that is something that we do, I think we need to talk to Mr. Hafner about, it is a good point, whether its to the Queensbury REGULAR TOWN HOARI4 NIEETIMG &01-2005 MTG_ 36 14 Land Conservancy or other party including but not limited to Town of Queensbury or Deed restriction or whatever the case is going to be we realize that is an open issue. Councilman Strough-Ok. All right that is good, get through this check list_ Now the other thing I had lot 296. 16- 1 -3. 1 which is the big piece with the Golf Course is on primarily. It is also going to be the location of the eight townhouses and the professional office building. What I have a problem with is how do we clearly define and what is going to go and be conveyed as a conservation easement? I know right now you answer is going to be that the buildings and the foundation of the building forms the lot line. But wouldn't it be neater if we sub-sectioned that off and created a separate lot so that what we are conveying in terms of a conservation easement is clear_ Because, what is not clear is those eight units and that professional office building, what exactly, how about the landscaping? What if the people want to landscape around their building? If we have a conservation easement we may say you can't and there might be other issues, what if they want to put an accessory structure up for lawnmowers and stuff for the units, they can't. So, wouldn't it be and clarify this to me but it is my question wouldn't it make it neater if we subdivided that parcel and just said ok that is your parcel you landscape it do whatever you want or at least the Homeowners Association or whatever arrangement you make for those buildings the apartments and the townhouses rather and the professional office and the conservation easement for the rest of it becomes clear. That is the property that has the conservation easement we do not have to worry about the landscaping etc. I just wondered why didn't we do it that way? Mr. Miller-Well, I think the main reason is originally this project was the 23 acres was subdivided and there were subdivisions done to subdivide off the 4 acres and the 23 acres and the actual senior citizens project went through a full site plan review and was approved which helped to define those lines so that section of those property lines. So, that section of project is further along in design and planning and I think it is a good idea and it would probably make sense to subdivide that off but the office building and those eight townhouses have not gone through any detail site plan review at this point to really accurately define where that property line should be. I think it is a good idea that should be done. Councilman Brewer-But doesn't that create a problem with road frontage and all of that setting way back in there? Councilman Strough-I do not think so because they have a lot of road frontage there. So, I do not think that is an issue Tim.. But, you know, also the relationship between the professional office and the townhouses, because I assume that the townhouses are going to be individually owned but there is going to be like a townhouse association of some sort created. All, right, I am thinking out loud here, it just seemed to make more sense to subdivide that. Now on the 4 acres that we are going to reserve to the Town over here on the right in the cover letter it said that the developer will provide access to the town's four acre parcel via Cronin Road. Can we have that language, I know language similar to that but not exactly like that, I like this one, the developer will provide access to the Town. Now, I know that you do not want to provide access from your road going to your townhouses and that is ry REGULAR TOWN BOARD MEETFNG 84O1.2005440 36 ONO ok with me, but, you did say the developer will provide access, so I am l� assuming there is going to be a two or three car arrangement that maybe you are going to propose that the Town residents can use to access Halfway .Brook in that area for fishing or boating or whatever the case might be or just nature walking that there will be a two or three car arrangement off from Cronin Road? Ms. Stefanie DiLallo Bitter-I am not really sure, I think that, that was mainly indicating that Cronin Road area that would be right immediately adjacent to the 4 acre parcel I think that was what it was intended. Councilman Strough-I know but the wording is that the developer will provide access. Ms. Stefanie DiLallo Bitter-I am not sure if that was the intentions but I did not write the letter. But that is definitely something that we can Iook into as to the intentions of the developer. Councilman Strough-That is what the letter says. Mr. Miller-Are you looking for us to show access off from Cronin Road to that parcel? Councilman Strough-Yea. The developer Mr. Miller-1 think that will probably be acceptable I think the concern was that we didn't want to provide access across the homeowner's association land and roads for public access. Councilman Strough-And I can understand that and maybe this is planning board stuff you can take Johnnie out of the planning board you cannot take the planning board our of Johnnie. But, ok, so that is something that we are going to add to the agreement that language and let the planning board deal with it from there? Mr. Miller-I think that is the right way to handle it. Councilman Strough-The rest of it deals with subdivision questions, questions that if this is not subdivided you know dealing with the lawn the landscaping the accessory structures the driveway everything else might end up on the future to be you know conservation easement issues. I just thought that subdividing it would eliminate a lot of this. The permeability zero percent that would solve that problem, the permeability you look at it more as a defined lot. So, the other thing is on page fi of the agreement the Meadows Planned Unit Development Agreement it says that it will be done in two phases' thirty nine units and eight units and the professional office building wasn't mentioned. When is that, what phase is that going to be done at or was that just an oversight? Ms. Stefanie DeLallo Bitter-That was just an oversight. Councilman Strough-Is that going to be done with the eight units stage? REGULAR TOWN BOARD MCETRJG $-01-2005 MTG. 36 16 Ms. Stefanie DeLallo Bitter-With the eight units. Councilman Strough-Ok. Also there was some language in the contact that said it would be subdivided, subdivided, I do not think you meant to mention that twice. Attorney Auffredou-'You never know. Councilman Strough-I do not know either, the legal language subdivision of a subdivision it is entirely possible. Attorney Auf-redou-I would intend to agree with you. Councilman Strough-But I think that was just a mistake. Ok. That is all I have for now, thank you. Supervisor Stec-Any other Town Board Members? Councilman Boor-I just have a couple, John touched on most of them. My understanding was and I have only spoken with one member of the Queensbury land conservation that they probably do not want this so, I think we are going to probably, no that is just one member, we will probably will have to talk to our Attorney about the best method. I think this board was unanimous in that we did not want to see what is currently the Golf Course susceptible to further subdivision. But, and I agree with Councilman Strough' s indicating that perhaps there would be an advantage in segmenting off the units both apartment and professional office but the other thing that we might want to consider is to designate where the club house is now and allow for future expansion of the club house. I would hate to see the club house included in a conservation easement that would not allow for future expansion either of the parking lot or the facility, because I golf there myself and I enjoy it but I think that in the future an expansion might make it a more viable business opportunity for somebody and I think it would be good for the community and that business. I would ask that you consider a method of segmenting off what won't interfere with the golf course and yet allow for some kind of expansion of that facility that is currently there. Councilman Brewer-Mow much would you allow them though? Councilman Boor-Well, I think it is really determinant upon how much you are willing to, I would hate to have, see you take I do not want to see the golf course disturbed but I think perhaps a different lay out or I just think it could be done where there is more parking lot that could be created and maybe a larger building. Maybe a two story building, I do not know I think that in the future I would hate to see us by conservation easement create a situation where we could not improve the structure that is currently the club house. Mr. Miller-Tim I think your concern is that anything that they would propose to do would obviously have to come back it would have to come back before this board that it was in keeping with the intent of the PUD and would have to go to the Planning Board so we would certainly need the approvals- ry REGULAR 7oWN 80ARL) MEETING 8-01.200AVd, 35 Councilman Brewer-Well, maybe we could put some kind of language in there that this board would consider some kind of expansion of the club house for improvements in the future as needed or whatever. Councilman Boor-As long as it's like a restaurant, clubhouse we are not talking about apartments above a club house. Councilman Brewer-Not tear that down and build four more rental units or whatever. Attorney Auffredou-Why don't we propose some language between now and the next meeting for Bob to consider and you all to consider and we can keep thinking about it. How does that sound? Councilman Brewer-Sure. Attorney Auffredou-I think it is a good idea and as long as we, I think we should propose something for you to consider. Councilman Boor-That would be fine by me. Supervisor Stec-Any other questions though Roger? Councilman Boor-No I don't. Supervisor Stec-Ted? Councilman Turner-The only question I have got is about the four acre slot there, what is the road frontage there, Jim on Cronin? Mr. Miller-200' Councilman Turner-The bridge is right there and there is a pretty good curve right there and it is, you cannot see coming from the west the trees are right in your way and when they are in foliage you cannot see beyond them. So, that is a pretty dangerous spot for an entrance. Mr. Miller-We will have to take a look at that and we will see where the best place is for that, for that entrance to come in even if we had to provide some easement to get it in the best location. The one good thing it is on the outside of the curve so you know that will help but we will look at that we will confirm that when we come back with a recommendation. Councilman Strough-Just a letter from Bartlett, Pontiff, Stewart and Rhodes dated July 25`h 2005 to Ms. Ryba and it is the last sentence; developer will provide access to the towns four acre parcel via Cronin Road signed by John Lapper. The other one the subdivide, subdivide is paragraph 7 titled Site and Subdivision Plans in the PUD Agreement The Meadows Planned Unit Development Agreement page 3 paragraph 7 titled Site Subdivision Plans each townhouse will be on a separate subdivided, subdivided lot, so just to help you out finding it. REGULAR TOWN BOARD K4FFTING 8-01-2005 MTG. 36 18 Ms. Stefanie DeLallo Bitter-Thank you very much. Supervisor Stec-Tim Councilman Brewer-No, I am all set for right now. Supervisor Stec-Ok. The public hearing is open, if there are any members of the public that would like to address questions regarding this proposed rezoning, again we will not be taking action tonight but your comments are important we will continue the public hearing after we get back from the Planning Board on this. So, if there are any members of the public just ask. Yes, Sir, We just want you to state you name and address for the record, please. Mr. Glen Rode-51 Cronin Road I want to point that out on the map just for clarification. Councilman Boor-What is you last name? Mr. Rode-Rode I own the property adjacent to the proposal right along Halfway Brook, this is actually the boundary of my property right here and I also own 3. 19 acres so, I am an immediate neighbor of this property. I agree with Mr. Turner on the access to that land. I know the last time that four acres was brought up, who was your organization that would look at that? Councilman Brewer-The Planning Board or Recreation Dept_ Mr. Rode-Parks and Rec. there was a Rec. Dept. representative at one of the meetings that said we may not want that it is not good for anything because it is wet and that's my main concern is about anything that goes on in this area. It is a very low lying area the brook very often raises above its banks, it is a flood plain and some of the concerns I had with the senior housing when it was proposed was how much fill was going to be added what is going to be done for you know erosion control and storm water management_ Has there been a storm water management review associated with this project? Councilman Brewer-That is an issue that will come up at the Planning Board when they go for site plan, all those technical questions should and will be answered. Mr. Rode-If any kind of parking was done along here I would say along the road parking not some access where you drive back in there, they fly around that turn right there_ Councilman Turner-That is where they park now on the road. Mr_ Rode-They just park along the edge of the road and there is never been a problem so that would be the . . . Councilman Strough- Just a couple of cars parked like you say. REGULAR TOWN HOARD M FETiNG 8-ol-2oo54JW36 1%0 Mr. Rode-Both sides of the road and then they take off in the same direction. Ok. With that out of the way I have some studies that were done, they are on Halfway Brook Water Shed Management Plan and the Halfway Brook Water Shed Storm Water Assessment Management Plan and basically it was a Warren and Washington County effort to review Halfway Brook and the Champlain Canal Watershed area and basically in a nut shell what is spells out is that Halfway Brook and its impaired waterway and there is two reasons for it, farming and development. As I would not call myself an environmentalist but I am concerned that the quality of the water in the brook has been degraded due to a lot of the development that has been done over the years_ I have lived in this house a little over five years, this actually my sixth year and the amount that has gone on, on Meadowbrook I am sure has to have some impact on the brook and the hydrology of the area. I wonder how much study is going to be put into that in this project. I like this better than what the senior housing proposal was, that was bunch of little cul de sacs. It was a mess, but I really hope that the Planning Board looks long and hard at how much fill is going to be put in there because my yard floods on a regular basis. It is just a matter of time if they through seven feet of fill in there like they were proposing for the senior housing before my land if underwater. The banks are going to erode more, the whole thing has got to be studied. Councilman Strough-You do plan to be going before the Planning Board right? Mr. Rode-Yes. Is there a date set for that? Councilman Strough-No. Councilman Brewer-You will be notified of that. Supervisor Stec-You will definitely be noticed. Councilman Boor-You will be noticed. Director Marilyn Ryba-I believe that they will discuss a recommendation on August t 6`'. Mr. Rode-August Wh Ok. Councilman Strough-That is just for a recommendation, that is not really for site plan? Director Ryba-That is correct there is no site plan or subdivision submitted at this time. Councilman Strough-The site plan would be possibly October or something like that? Supervisor Stec- . . .acting on this until September if they get an recommendation to us on the t6"' our next regular meeting will not he until September 12"'_ RFGU LA R TO W N HOARD M EEnNG "1-2005 MTG. 36 20 Mr. Rode-One of the things I wanted to add as well I will suppose I will take this up with the Planning Board as well if there were sites, there were some sites, sighted for location of potential storm water improvement sites on that lot is one of them. That is one of the spots that they said storm water improvements could be done, possibly that could be incorporated into this project somehow_ Councilman Brewer-You mean on the previous? Mr. Rode-This is out of this study, done by Warren Washington County. It was actually done through a grant through EPA and a study basically everything I was talking about. Councilman Boor-We do have copies of that by the way, not with us tonight but we do have those. Councilman Brewer-A couple of years ago wasn't it? Councilman Srough-Yes, a couple of years ago. Mr. Rode-Halfway Brook, you know is basically an impaired waterway now, at one time it wasn't so that is something to consider. That is all I got. Supervisor Stec-Thank you sir, anyone else this evening to comment on this public hearing regarding this proposed rezoning? (No one spoke.) Ok. Any other comments that we need to address before, again we will leave the public hearing open and then pending some sort of recommendation from the Planning Board the next window that this will probably be eligible to come back to us might be September 12''. Unless we do not have a recommendation from the Planning Board and at that time it will be the 26`' of September and so forth you guys know how it works. Councilman Boor-Just so that I am clear Ilan, So, Martin you are going to prepare for your clients some of the things that we discussed and give that to Bob our Attorney and Bob are we going to see that before it goes to the Planning Board? Town Counsel Hafner-We will share it with the Town Board as soon as we ,get it and we will talk with Marilyn and her department. Attorney A.uffredou-Roger that will certainly be our intention, to get something to Bob as soon as possible, within a week. Supervisor Stec-Thank you Martin. So I will leave the Public Hearing Open and we will move on to the next agenda item. 3.0 CORRESPONDENCE NONE 4.0 INTRODUCTION OF RESOLUTIONS FROM THE FLOOR NONE 0 Z a /700 ,,� ' i r,' % _ _ �. �`♦ \ PROJECT PROPERTY LINE ' 568 567 -0570.•.-11 . k566 .•.-a.a-a 1 , `�, M1 r r f• . oz /> . - > 7 - F 3 '. -`-`.-,•-`-a-.-.-. a a 571 +.�6 5 / ' �� 8r/. > . > �•--- 4 . . . . . > _ =565 ^ ti /te `r `' rf —1-- ram•—AQ �• I > - _ / 579♦ a a a . . S74 573 572 ; .. %r, . a , - - ..:''�� 551• - - ; IN, \� t PROJECT A R E A 560 '` t i� OJ t27.06Acres * �• , \,_�`•,� -"`` "_^ � > . _ \,� ,''-.\`.. — \ _ . 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" > a • `.,t;•;• ' •; `a '' \`+.` , •: \ \r 4,\ ,\ ' •:`f`• `, • `C 't,: ;,`.'C�' a \ , \\,`,\4 •` \•` \\, , / kx� ;`:: • \ \`: ' \ ` :;.;`• ` . • �`a` \\ ,' L ` r EXISTING ACOE WETLAND « « « ; :.' \, %`\ \ :`,\`,% ,`,, t, `: \•,,a\. \`,; r TOTAL 13.65 ACRES \` `,+, ;, \`` \, `• ,, \`,;, \,: ,�`' +, •,.•+,�` a `,\\�,\ 701 /700 % „ ;tip:` \\• :\` '`�``,' `a\` ,`. '`, ;;`,�;�•,\,`a:,`':,•`,:, \;a, ,,\ �, ,.,,,,., ;�` ,,`,`\\\`a \•,` '`�•`� '`�:`y:;:;�'� ,`R•`.,-, `\;` / •.•, 4j ��,,';,a. . \„,`�, \, , ``, EXISTING N1(SDEC 1NETLANO a ;. `a.,., '., \�::.::: \ ;;,`\�.•` ;:' ;,`•,::,•; �,`' ::`` \\ TOTAL 2.0 ACRES • 1 �!� • • • • s 1 to ��,_ j_-• ` r� `i •` ��� • • �� 1 _�!� ....•..._a_ ��._ • 1 • • �� 1 • �� • 1 �� / . 1 • �� • 1 1 • �� • / �� �' • `t ;. s ', , , ,, ,.;'` `. ,` • \ '\. \ ` `` `\• ' xi` `• • \' .\` ;`` ` `` • \`` \''�;�* ```• , ••\�, :;`• ``;, ` •:;`;:, , : .,;;,` ••: `, ` :•\ ;• NUMBER !"'! i'iiri a+!—i ri.rr • • i i iy �+.r'rr Y • `'rriii`` 1 1 + ti FF'';B.it.►• `1 i r.i.i . ► . \. ? �\ y,. _ _ — ._ — ,.— —`.�. x• �.. ' x.: - �� ... — - _ _ — ................. ........— _ _ ._...._ _ _. -'/ - ANDTDIREC110N U —, p04E CRONIN ROAD 5p .- -' - i t EXISTING TREE LINE EXISTING INDIVIDUAL TREES E!3 W U w W � CA ul U � a; ca E-+ H � � O cd Z W a' W v z a 800w T - W Ddo Oclobw 3% 21= WET-1 sr,eet 1 a 2 0 Z a �` �4J" / ,�` . '. I .----. I >I _ IM .1 a, -..... ., . ,> .:.�. _ _ �`. PROJECT PROPERTY LINE ,/ J i a a a . a a a .. a a a . . a a a . a . . . a a . +�.•� ' ^__ _'' ' _,� �` a a . .' . a r� . . -`"� r. - r / /' • . . > . .. . . . > _ . . . . . , . . , , , > , . ./ - „A `M1 7 __� }! / .•.,.r..._.,...>.r..>.....�.•a,...>.y...•.�...r.�•• .•-,.x .�.'`'......a.�.•a..,.I -- ,� f / _ 1 _- !/ . ....a....>a...a. � Il__ l 0 ``�_ "- _ / I . I __ ..... — cl 1-1 // 'r . . . _ a . . _ . . _ a . . . /. . . a . > ••�.� a > a > _..- _ ff:' ff �r` ` . . . . . . . . . . _ i . a ` �../ ••/ \`�'��.� �..�� 1 /� t. > . t.M i -.A-- _. _.�.- ) ` 1 ` . . _ . . . . . . . > . ,•I+w..*_� • ....r� � r A , > f r"" - - _ .• L.AO 1 ,► i/ 4`% a . . . ��►�' ��� ��..��.���..++�. Cr - era . . . a . a . - ... .� a - -�� '�G%,� % A.. I �G ti\ / /'' �., . a ... � ... . . . ; `� �?F,.� ,T-- ¢ ; . . .`� I . . I . . . . . . . . . ; . �� "_ -- � ; -+, , �. +,, ` ` ; �, a� PROJECT (AREA: / f r — --. f ` r a a . ". 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FLR 310.9 r 3 f/ - 8 • «, I ,,. 30 }! / I - -� �,...._ i• ,, J L. _ /` 1 f' _ \ 308.2a � v f a �a j lbtP �`1 i / / - t r - . /f \ E \ i /_ /a t o , I 311.2 . ) 1' �/ a • a •jf a . a a - • -/"� 310-- a 1 , . a J. , o = %` '_"�.r,"�307��` ~- /�.rY. . , a a a a ; a , i ri i ""� f a a .I . \ _ \\\ // '�1000 a a�a , a , ` a' a ` a `, ! _,...-�:- _.-'a . , . a a , • a a . - . . • , i a 11 ��_ 11 i. . . i. // . . . Y . • . `" •-. . . a . y • • . Y . " .`-y-« • > . . . . . • /+ - \; ,1/ l a , . , . . . . . . . . . FIN. "t - - � i -�. 4 j4 � 1 311.3 l . CLUBHOUSE � � . , . �,. 30 _ I > . . — . . . . . i .a, r1 ,..a — / . k . . . . a . . I ? J 1 19 r' . , a , . . . . . . . . « . . 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STUB C � � , �.,. . �.•.; `t :;� `'`•._ (AREA #S i . \ . . , ' , . . a . . . . , , , a . , N6 a , . :,; , _ 1,, • \ ',.� J � ^`� > �� a _ . . a LINE ('TYp.} a . a « J2 , , , « — ..._ ,l r �. . i , ti . aRREE ...,._...... ,.. x .,... ........,... ,......,.... o w _ _ , , :� c�Q f 1 � aj� .\` i 1-1 7+ C , ,--- a.aa.a aa,•a..a.I«aa, ., 11 / f . . ? s. '-� . a a a . a a a _ . . . . _ a , O a o / -� j y tti �I FIN. FLR \ % 777,. ,s.\ ;ti% `s;: k\ w '✓'-,.• L_— a .a•,',\,\ . .`` \:y %/ o }} FIN. FLR / I . , i ,\11 \'' , \ ,\;\ Z 17 \ r 311.2 �, \?;` :;i;\ems k \; a\\;ti�'`�',�4 '';� •i\\ { ':ti :y .;,ti\a'`,r:� �' f o byA -' _ �, t / � I.. ��� I ... 1. �•-, �� _ I � I I� �__=• I I I L I =_ 1w ...A.._.L- /rm._ 1 1 1_­ _ ......... 1� I I� I I� . ...1 1� 1 1 I77 1 1 / I __ . ­­ ­ - -7�­ll ���,��__ _... ___ __ - � - - . -_-- - - _v__ .." K � .... .. ... li, �K����������ll __ c _\� - - t --- _._� CRONI N ROAD Iml \+ s�,%%% �,,, % % I- I ,• - . . a a . ,.Is��(',`,,T,,1.,\ • ;` .�f`<, ,,\ , \ . ,�•y \ `.,�,�• ,a. ?, r`, \tt;,�., y ``i\'`` •,`;;., : !, •\ti` .•`,`: , :\k `•w\, r:,, \e;: ;*; •``a"•, . •,`•, ••� ,'`3`�,;; t � , \�•: .; :\\ ,\.` +, .: \\`.,\, `% :\ `;.\x+% ` ::::,.: \` \:;\` \ +,• HOUSE LEGEND % % . ~ . ,,, , , \,, •S��\a,,i,, \%1., %'•,, '\` , ,,% \`i;;� ,.`••;;,`�,%, a, y,�\,,•S a \ •,L,\ "``,\``,\a \�\'``';\ `•�' •,�, r, \a,;%\�•\\\�`a� `+',�a,% ;s •,\ ` ',�,a �'`,', `,•{% •\,+' ` // % % % % % +♦ +%\'•', ,�, \, •`{'' .\ ','% w tiff+,` \•+ `t`.+'Y;+ •` :+\ 'C' \ \, ,';\!�',�`3.`• w,`{\ // % % \ - %ti, \.`, :;' ;\ ::\`;``, , `'� .+-\, �, \ �, \\ :\ \ •\,\ { EXISTING ACOE WETLAND \ a , `: `+ \'" �``,``'a'•, • \ + \\ •\ ` `� + : ` •,\ `+ • tie ," `:\:1 .7- \• \ \\ 1• a %X`,` r. �• •,`;\ ,'\, ` '` a, , '`'r`'�� ., %r , ,,• ` \ f TOT AL 13.65 ACRES `. `i`�'; A`': •\,. `w, �'\•;•' r, `•. :'1 �:�`` . '`'t F,•, ,'1 `. \+ +�•, `, +,\` •,`tit•, ,\ ,'e, t`r*` \`• ♦+�`a i`'t \ t\ \`\ \fir, �, %:,' ,,,a ♦e\` ­11 % �''� `\ i, • `t, , `a •�•, \+; •,\•�. ," �,y.`, t , A , . \ \•`;'t`a `,` .. +' . , \ �, , • `+`a ` \\ `,`a `' �``'',`•%`. `• ` `C `a i ti a \1 ` , `;� , r ; r'' , ` r , •\` %A', +t•,• `r +,\k + ',�, `, . C % % % % % % % 11 \ \♦ a\ '\ , , \ , \\` \`4`% , ,y \, \` +\ % EXISTING :IN,\%11 %% TI G NYS E `,: a` '`�•\+• , ,,�, ,. `•+`•• '•r ,'\`. ;'3,,, ,r '`!,+', ,,,;,, yr , ,\` ` `.1, WETLAND \', \``• :N\ \ , / TOTAL 2.ACRES I :: t , +fit\ • `,\` \ ` \ ; , `,\;•, , +\,, y�l�l �'j,`,\,\ ,% ,, \`, ,%\ a \ \� ,; \':`; \ :\`+; ;\ ,\\ , \ , \` \ I +J a�.'� , , , �\. \`;;\,., �.\ , `, \ ,\;`\:• •; \'. ', �.`a ,.�,\ •\�;�``\ \ .,�. , • ' ,.;>•.•`:`w'\::.•:` •.; : ` •`, �,,, ,� ,, • \;\r\`, `� ....,..:..........;..�. ., ACOE WETLAND \ • s, `4\', `1'•.' �,} ,•t,•; {`+ , �. �i`,; :A++\`{ ,'t , .�, r . , {; \ , �, `,�+, `+ +;+t\ \ \ • •,i +;, 1*, ,,t , `; {`,, ,9 , ,4�t,`:`+1 ',, . , \ ` \`t .``!�`',, a ,;, ` f p...... , .. .�...•,. ,� •v..i :,� �,\it ` k�+�, `\ \• \\ / ! TO BE DISTURBED x �, xl w~....,.. — .... --....,...- ;'. TOTAL = 0.38 ACRES ,i , , / N_,_� __ __ ,____l ­-, _ ­­ ­_ — -.......- ___ .-__". -.-- 1__­_ ­­.- . . ........ . .......... ... ... .. ......... ...... — -, , ­_7 ....- // / _ - EXISTING CONTOUR -11LI . . .... ..... .. , ­ . - I---- _ ,*" / �4� 11 .� ` /` _ __, _ ' , ­'~,-. _ _ PROPOSED CONTOUR i-.----, ...— 19 \ ___ .-.--. ( �,��� EXISTING TREE LINE \.�J PROPOSED CLEARING LIMITS HI ;n v O W .M 4-i • a 0 a W W W ray 'IZi a >W4 W ;Z) T= V ) 04 0".. W.� :1 W m 4) �s W �..Y m 14 O 0 V1TT�� 'O _ r. A PO co .c!� co r 4 W a G = _ •� 0 `. O 9 k S2 ' ` o W A = am Q ✓"r Qr �q W ro d zI � 94 z a w z as x H A Ed w 0 z }" � = A w 1� F0 1r 1 1~ 94 V ftdal T - W Dais Odobw A 20M Rebmd WET-2 Shoat 2 of 2 I:1 , aN o INV .0 m �u I � � w = � 11.3 I Z. IS n �. DEVELOPER = $ QUEENSBURY PARTNERS, L.P. 100 PLUCKMAN PARK COURT D BED�lINSTER, NEW JERSEY 07921 L F n ,y uq Ow,w -•— n SITE CAN SURVEYOR r - - V D AN U E & N' S .- E S - S T TtE' SURVEYORS, LLC - � o 189 AUVLLAND ROAD N some "'QUEENSBURY, NEW YORK 12804 I _ S mtgzete Hc lA� o > - 2l.M AC RI , to ,.ffr O 24AAC I f.NACIlI /. 443 ENGINEER 2.2.Kd1Y � / r 4.` `' �`10 NACU' ENGINEERING P.C. _ 8.8 .! / x _ 189 BAYIL" ROAD QUA E� Lts, - f QUEENSBURY, NEW YORK 12804 LIST OF DM WINGS' _ I! Cl/t R12p RHAMN" DRAWING TITLE #SP-1 SITE LAYOUT & UTHM PLAN #SP-2 SITE GRADING & DRAINAGE PLAN LO ATIDN P LANDSCAPE ARCHITECT #SP-3 LANDSCAPE PLAN������ #SP-4 SITE WETLAND & MMGATION PLAN BILLER ASSOCIATES #RP—g ROAD PROFILES do DETAILS #Sp—g SEWER PROFILES do DETAtIIs 189 gAYfLIr ROAD #SP-7 DETAILS QUEENSBURY, NEW YORK 12804 #SP-8 SITE LIGHTING PLAN JAPPROVED1 27 2003 QUEENSBURY LATEST REVISION: JANUARY 3, 2001 JOB No. 46130 DATE AUGUST 9', ZW oll ►:: i S 82.11'50" E 745.00 `A0\4A r.•. r p 1 f .'/ • NCO S 83'25'50" E 25.00 r/• — " ����� ` IRON 138.80 175.00 I•;' I 40 �� �. \ � ROD I':•I cgR,�MLN � RELOCATED I .:! Delve 14, GOLF DRIVING RANGE 3 00 14 CART PATH TO G \ • RELOCATED DRIVING RANGE I....i' D ` ~' j'..{MHf3/ • f:'• I - � � ffi'1's NOTES TAX NAP Na W2-5 SITE LIGHTING WILL K PROVIDED BY 1 BUILDING MOUNTED LIGHTI:. 1 ACH ENTRY DOOR, LOT AREA: 27.1 acne R HK,1•I CUTS LK#i15 1ILL BE 00 ZONED PLANNED UNIT DEVELOPMENT (SR -IA) INSTALLED ALONG THE MAN DRIVEWAY AND © LOT COVERAGE PARKING LOTS AS INDICATED ON THE PLAN. • I .. o .+G FIXTM (�) MF lit BUI DNG&- 51,087 of 4.3x SEE DRAWING � FOR LIGHTING; DETAILS , fi �EJ KE ARM, PAVED AREAS: 1,033,619 G of off a7 6% _Q. '., BUILDING HEIGHT: 2 STORY, 20 FEET* SIDE �. 15 fREQ. 23 fPROVIDED �iREa24PRDE JPARKNO PROVIDED � 100 PACES RE t242 R PROVIDED , IRON ROD `TIE LINE ♦• ♦ • t O , f 1236' ALONG q OF 4 AJ HALFWAY BROOK w 'IV N — 00 ° i DUMPSTER co • I.z > o j t.- - PROPOSED LAND D DICATION TO TOWN OF Q EENSBURY °CAP me low BLACK .�°I p° i P ^ h TAM co % I MANAM PEDESTRIAN C i RESIDENCE ' WALKWAY / iSTOP SIGN CART PATH BoocE oouRT ® 6 aeAR (TrP.) EonSINGLE UA04AM - TABLE CUTOFF LIGHT M. • '� ri $B `ice $ B+ 4.53 MHO ' CAP AND G a P R A D 2" THRUST BLACK ' ENgosED P DUMPS70 CLUBHOUSE ��� Ga • La Ga ft - �� _ N 82*11150" W HOUSE LEGEND 25.00 — ' ' — ' ' — EXISTING WATER MAIN z ��� Pow — — — EXISTING SEWER PROPOSED WATER MAIN • 8 CLDIP E SIGN IRON PROPOSED WATER SERVICE a 938.50OL 0 ROD 2' COPPER POL uy 175.00SET f 14 PROPOSED WATER VALVE N 8211 50 W _ _ _ _ _ _ _ _ _ R _ _ _ Ir, WA7M MAIN _ _ _ M _ — — — — — — PROPOSED HYDRANT ASSEMBLY -- -- -- on 1'r' -- -� -- _-._ N—ROAD- 8 6 �4_ _ .� - _ _ _ _ _ _ _ _ _ _ _ 1 _CR0N I_ _ .� _ -� - / —a--- PROPOSED SEWER m. NEW TAPPWC VALVE AND SIEVE (SIX DETAL) CrMH #1-10 1r INV. - 2OL03 kW r INV. - 297.00 K EXUST. MH *4-17 EX 12" W. - 2OL13 1 MAIN 8" PVC SDR35 LATERALS — 6" PVC SDR35 1 ® PROPOSED SEWER MANHOLE �+ PROPOSED LIGHT \11111t�!lll�� ca W "I if, Lai rA U lAi RwtNeS� � lOOQ sp— 1 sneer 1 a 8 - 7-- - , - A. -. -. \` `• � Site Notes L EVIDENCE OF EXISTING UTILITIES IS INDICATED FOR THE CONVENIENCE OF THE CONTRACTOR. IT 15 THE SOLE RESPONSBUYT ,,�,g � ,��0 /' � 3 � , �_+ � � � � � � � . � � - � � '`,•. � � � � � `v """"" � `- OF THE CONTRACTOR. TO COORDINATE THE FIELD LOCATION OF ALL UTILITIES WITH THE UTILITY OWNERS. r '2- IT IS THE ALL EXISTING RESPONSIBIIJTY OF THE CONTRACTOR TO PROTECT • `50 �' f / -., AND GOM5 TN S. FROM DAMAGE DURING EXCAVATION. GRADING 3. THE CONTRACTOR SMALL DISPOSE OF ALL DEBRIS AND gxcrS5 MATERIAL OFF OF THE PROJECT SITE N A LEGAL MANNER. 4. TME CONTRACTOR ALL NEW WORK SMALL STAKE THE LOCATION AND GRADES `l\������,, ItU mE FIELD PRIOR TO STARTING WORK. Q`E-.• 5�ANY �f, I % �, �/` f ` �'• •.� ` '`' '-~ �' r `• ``Z \ TELY BROUGtiDISCREPANCIES TO THE ATTENTIONS SOF THE ENGINEERFORRESOLUTION �Q•�'�„ ',�'� 1 = BEFORE PROCEEDING WITtt THEWORK. 'w 7 7 LIMITS OF CLEARING -10 Ix roil W�m FA i �,. f goy ~\RELOCATED cARo�i�,y` --'' -' , G)QLF DRIVING RA% CA FnIN. FIR St --. \ `•, \ % / ' 00 ' / I E CHECK DALI DETAIL R (Ty�) ! f '�/ - -'f ca 303.7.--- - iJ] ,+ 3 i a r_ �J (TYP.) 44 f, i FIN. F �Qf 311.0 00 OONIpRpO�L ��S W./' l M�yy��NNTNN 11PRICR WORK i• JTOI 1111E ` N ~ ` rn ./" CONS1Rl1C710N PROCESS UNh JRj-'`- ' s LAW AREAS ARE WELL ESTABLOW) - SEE OETAI 00 �sw FIN. MR. \ .-' � '' ~•, '`o r� ' / H 310.7 \ ' f / • 30 Do ' t `t �� PROPOSED LAND DEDICATIOP. • � � ~� � J(�M OF QUEENSBURY � W 15 a as 7 \, P° �^ .. t 51 _ 6+ 4. N _ lFOL311.4 1 FIN. rim I 311.43065 TREEUNE TYP.) 302 HOUSE 4 LEGEND POLEwET iU8— — EXISTING CONTOUR p AREA ` --- -- w /-----300--- PROPOSED CONTOUR -� g SILT FENCE AND LIMIT ' �f-% �'" 3� , .= / Guy /f"� � OF DISTURBANCE __ '(f-'�_312 �� � -- � � � / POLE r /"� eOdM ! - W . . .... . ..... . . ... . . . . .:.r .w...� . _.amm .1._._ mane- . 0 . . .�. . 1 ..� . . .�.� . . ..� � � ..� . � . . . � ,- .—i►11T !=�.-•,r � . . � i •-..ii. . . �. . . �.. 4- �' .�. . . MINIM� . . . . y. E — — — `•^ — 1 — . _ — _ _ _ , — = _ -- Imo/ ' XISTING TREE UNE Ddw 8PIMab�r 91a 2= ',, PROPOSED CLEARING UMITS _ CRONIN ROAD —...... — / STORMWATER DETAINMENT ._pOLF----' .� \ � �._._;____-_.._.-•...._ � � STONE FILTER SP � &wW2d8 / f o 1 1 • \ e I T7=6 TO No" it / r / - LAWN _. 2-RM r ' T O TRW$ rill S, -.... 1-c LAVM i ............ -. �2-SA o - 2-CG ..._,....... , LAWN 2--CK k, o lilt t r.r► w sr IAtYt �. WETLAND �\ AL AL IMSCAWING O REMAIN r / / LAWN AL, AIL �IIAL AL \, WETLAND �... AL ' AL AL AL AL _, AL-.,. nx7u°RgCr�j I -GP o �� ?IIEES , EXISTING ms LAWN V = A �� ~1 • L � f � � I • / WETLAND + .Z r AL I i-CP Q i A i AL 1-CP 0- I Are / LAWN I JAL; / AL LAWN V • MIMI./ 61A I a AL EWING \ TRKZ[5 AL e IL Ak. r CLUBHOUSE ,�� i As.Ate' 'o AL ARC ' AIL • WETLANDAL i � � i-cP • f 93 �yg AL LAWN AL / E ' EXISTING , TREES 0 1 1 mm 1 1 � 1 1 now 18118qr�. CRONIN ROAD .MA — ! •mil LAWN �l O © v rw r� .A • Y HOSE FRICTION GUARD m CEDAR STAKES DNG +EDDED BARK MULCH 1 D PLANTING SOIL -- terrLES 3" a. CALIPER AND LESS SMALL BE STAKED AS SHOWN USING THREE STAKES T PLANTINS 4 STAKINS VETAIL NOT TO SCALE 3" SHREDDED BARK MLLC- K 3" MGM SAUCER AMENDED PLANTING SOL AIIL 5HRU13 PLANTING DETAIL A NOT TO SCALE A& AL NOTES sc+ere i sc+eme 2 5GHMME 3 LAW LAWN LAWN PARKING LOT • PARKING LOT • PARKING LOT COURTYARD PLANTING PLANS SCALES 1" - 20'-0" L PROTECT EASTNG TREES INDICATED TO REMAIN FROM SM1 NG AND FILLING AROUND BASE. 2. AREAS INDICATED AS LAWN SHAH BE SEEDED WITH LOI TRIPLEX GENERAL. MIX, OR APPROVED MIX. AT A RATE OF 5b4 PER 1000 sf. STARTER FERTL M C5-10-59 AT 40 bs. PER L000 sf AND MUL.G•IED WMi STRAW OR HYDROSC EM. 3. PLANTING SOL FOR BACKFILL OF NEW PLANTS AND PREPARATION OF PLANT BEDS SMALL BE A MIXTURE OF i PART TOPSOIL. 1 PART COMPOSTED MANURE. 1 PART PEAT MOSS AND 5-10-5 FERTLIZER AT 1 b Per 20 sf. 4. MULCH FOR TREES AND SM"S SMALL SE COARSE SHREDDED BARK. FREE OF WOOD CHIPS. LEAVES OR OTHER UNACCEPTABLE MATERIAL. 5. THE CONTRACTOR SMALL INSTALL ALL PLANTING IN STRICT ACCORDANCE WIT" THE STANDARDS OF THE AhERICAN ASSOCLATION OF NURSERYMEN. PLANT L 15T SYM COTANICAL NAME COMMON NAME Qum. SKZE REMARKb TRffS GK AGER PLATNOIDES C MSON KING CRMSON KING MAM.0 3 2 - 2.5" CAL B + B RM AM RED Mau 11 2 - 23" CAL B + B 58 MIELANCMIER CANADZNSIS SMADBLow 8 2" CAL B + B. SNGLE-STEM SA FRAXIXIS PENT. I,". SUM" IT S~ ASH 18 2 - 2.5" CAL. B + B SSG MAUA SPRING SNOW smiG show GRAB 6 2" CAL B + B RSG MALLIS RED SPLENDOR RED SPLD+OOR CRAB 4 2" CAL B + B CAP PYRUS CALLERYANA ARISTOCRAT ARISTOCRAT GALLERY PEAR 21 2" CAL B + B CC PRUNUS VINGINIIANA S"U5ERT CANADA RED CHERRY 8 2" CAL B + B WP PNUS STROBUS EASTERN WMTTE PINE 10 4 - V MT B + B CH TSUGA CANADENSIS CANAD IAN HEMLOCK 2 3 - 4' HT B + B Its "ImSCUS SYRIACUS ROSE Of SHARON MaSGUS 4 3 - 4' HT B + B. WMITE VARIETY m SYRNGA PATULA MSS KM MSS KII LLAC 4 3 - 4' HT B + B DL bYRNGA MEYERI DWARiF KOREAN LILAC 36 30 - 36" B + B DY TAXUS CUSPIDATA DENSIFORMS DENSE JAPAWSE YEW 46 24 - 301" 6 + B PJ RHODODENDRON PJ•1 PJM RMODODENMON a 30 - 3' B + B RH RHODODENDRON ENGLJ5M ROSEUM ENG. ROSEUM RHODODENDRON 4 30 - 36" B + B RG BERBERIS Tmm ROSE GLOW R05E GLOW BARBERRY 1¢ 24 - 30'' NTINER GROWN OR D + B C�=W PB BERBERIS T"M CRMSON PIGMY CRIMSON MW BARBERRY 8 18 - 24" GROWN OR B + B PERENNIALS end GROUND COVER 5 HEMOCALLIS STELLA D' ORO STELLA W ORO DAYLLY 24 1 GAL A ASTILK JAPONICA FANAL ASTLBE ' FANAL" 28 1 GAL RED VARIETY H IIII MARGNATO ALBO VARIAGATED MOSTA BLACK EYE SUSAN GARDEN PEONY 32 1 GAL B RLOWCKIA GOLDSTRUM 16 i GAL P PAEONW OFFICINAUS 32 1 GAL PINK VARIETY I 4{711yr Y KR C'3 W : Kam' ►' �+ rA m � W q cn z w r!� V1 W� D D E4 w O A-4 PA EE V1 a W p i0. W U 9odw T W Ddw lrAieli�� x SP-3 81,e110 3 d 8 Z f /700 .�. .{, �� �V ' / i f . . . . 1 • t �� • 1 .1 . - - \- .� . / . �* . 1 . 1 . � = I%t p1_... _ i�� ��.� 1 ^ 1 -� y� 1� � � �� 1 1 • ��A• � i � f a 1�� • 1 • � ��� ' ,``,•� �� `�•`•... 567 iq �0 f • . . . . . . « 1 > - . . . . . . . • 666 . . . . . . . . . . . . . . . . . �/ 8�. .j . .•.•.w.�.- ..�•%t565 ti� . . . . . . 57?9" • �'�.'..i 574 S 3 572 Q `� - / rr ". r: ` ��/'* `�• �'`3 \ Q�f ' t • ... -� ..l.. .......�.., PROJECT AREA. �. _,_\\ - - • - - • _ • 675 f �`. { . . '. �.. . . ` . . . j r • �� 564 ` rr'.� ., , c� ! ii 2 ... f J• ,•'— '-�. / -•'' 9 _ ~ . . • _ . • . • • . �� • i 560 ` 3 r27.06AC�@3 \t 1 • 576 --� t� ... ' . • . ,.l ... - . ` • . y,�-559 1` `'-• \ `, ' 578`.`,i. . . . t. .�-c �' "" -- 3o1 / 0 ` UMW 1 S O �, - •� ` � 1 .`� . . .,_,,,,y_ J • . . . . . � .rr'° ``� � y -• � _ t � •``` ��" ! �`� � �� CLEARING (TYP•) +�t / 611 �610 1 p t �; ` . - i.�� 144 • •..�... • . �! •. . . . . 586"� J. ; �` f 544:_ 545. . ` . ` ` . - . . _, , .. . . . . • 1555 r- ,, • . ., k ELOCATED;.. . . G7.,G LF DRIVING,_ ,/ �. h ,��a�, ��. -: 5, • ..�'. ; ". . , • ` Q, 54 R A %105 If . . . . . . . . . . . . . . . . . . 3.635 S.F, ' j - - 2 ! \ •. . « . . .�`.552� ` ,, _ _ _ , _ « , pISTURBANC b�7 . _ . . . '^ ..._ _— _ . /� . - . • . . . . . . . ,(AREA�551 « « - . « . \ « _ _ 551_ �\.'f , . . . . . , . . . . . . . . . . , . , . �` / ��_ Y. �528, . - i93�....�,.�92 i - 513r••►r 514 ! - '\\ 520 530 o. - . • c,,. . - _ « . . - - . - w . . « - -.....��' i 1 .51 .,« « « `« ,«• ,._.. • -« 2 . « « . . w« « « _ . . .... . . . . . . . . 4/..«..•. .\...w..... .. _.w....... .. ... .. .....w. ... 5j \.. . . « . . . . . . . .... . . if • :. J 1 - '• ..-I . O \- s5-s. .. . � .... « _ « « 48 ISTU ANCE . . . . « • « . . . . « . . . • « . . . . . . . . . . . . . . . . . . . . . • w f�B } r .W. « « 1 « 1 « . «�• • , .r-. 47� . . w . . a [r� . « w • « I w . . . • 1. . . . . . . . . - . f . , « w . . - . .\ / - .✓ Y "\ .. _ « . Q q .� « _ _ 1 _ . . . . . _ . . . . . . .... . « . « « , « .. ` .. « « . . . . \� 302 t-- _-� • .�• •1, /,_• • «� QISi`URBANCC � . « . . Z t « .�. .r/. .•.«.•.�-•«•.-•'«• « .• «•« «•_•«•« 1«-w « « « « « _ « AREA !� « .$ S,J. 1 « - - - - _ _ _ _ _ _ - - rr' � 1 t'De �; _ _ - LD W _ �,- "' _ _ f _ / _ _ . _ . ... . . . _ _ - r .( � _ i V « 577 585 l 584 G. 0 !i l 1,081 S.I MMW NA . .a/1►. t i Q •1 t � / // � , t - • - 1506041 69 , ,/. • 60 CLUBHOUSE / ,+� Jail " ` - ' • • • . 1 • . _ .... « . . . . . . . . . .. /72 POLE . . . . . . . . . . • / 4 l � s a■■ � alal j i i r.s:FA"UWASM �It' � � i /Va/1�r�y+ia��law•�.L 1, We tia � � � .•l►#■sue=*gl■#lrrRl� � • I�.�.stiRittl��lE#/# ��aayC''" ����■a�. -_ -- �Nai/lital�i•iil#film - ��sil•saa■sss�s«ao,raaaa `: ^�, r .iN�t �a1■au�� 11 `::�, � � Ii �c■aA i.sas ��n•�.. 15 ■Ilse! ■■R �Il i rM fluaiiill sun tal al {!r alzalca/xac##lala#F • /a.+�sRkIl" ras> �llasilaayM late _ TT• EXISTING ACOE WETLAND TOTAL = 13.65 ACRES l •-• r _ .a:..�.�olla� e� 1 II;�C�Ic�IIII< ACOE WETLAND • !##l###### TO BE DISTURBED -_. • « • • .�� • • w�rr • • �. • • • • •i•.J .• �� • • *�� • • �M�^j • �. _L.� s■m•.. • • • • .�•�= • • own • • MI • r .�In • • ��h • 1 • � • • �i��?••.(`�..•r,y ��r • � ,r t-•��. • • ��.6.• �. .�.w� • � � • • • • •• .a• � - ... •• _ ,�� �. x, _ _ _— _ _ _ ,_.._ �- = _� --- — f�j' MITIGATION WETLANDS -'— "'-- -- -- TO BE CONSTRUCTED Y TOTAL = 0.70 ACRES nAn L4 v -_—_ Pai u I \ v I I I I I I\vnv EXISTING TREE LINE \,•J PROPOSED CLEARING LIMITS U � UW � z z pq ca U >04 z V Yz z •O crF*��t � as H N O z O E+ 'Q T��/ V1 A z a A � v) r a III Dow R�8 111� i1004 SP-4 8hsst 4 d 8 HIGH POINT ELEV = 310.03 LOW POINT ELEV = 309,441IGH POINT ELEV = 309.91 HIGH POINT STA = 1+50 LOW POINT STA = 2+46,39 HIGH POINT STA = 3+30 PVI STA = 1+50 PVI STA = 2+46.39 PVI STA = 3+30 PVI ELEV = 310.16 PVI ELEV = 309.19 PVI ELEV = 310.03 A.D. _ -2.00 A.D. = 2.00 A.D. _ -2.00 K = 25.00 K = 50.00 K = 25.00 mw VC 100A0' VC 30.00' VC In o► nIn r, a, T cl n T �M � to � + co M M (+') + M (h M L) 1 V V V t%1 U LaJ U N U y C> U U (� > W W W m41 �� W W 0+00 1+00 LIM ROAD 3 Scahm To W HoNza r- 47 Vw. HIGH POINT ELEV = 309.33 HIGH POINT STA = 0+81.17 PVI STA = 1+00 PVI ELEV = 309.51 A.D. _ -1.60 K = 62.34 r• 100A0' VC --� 0 In + O �2 In On OD M LOW POINT ELEV = 307.75 LOW POINT STA = 2+84.87 PVI STA = 2+82.39 PVI ELEV = 307.49 A.D. = 2.10 K = 47.52 10wVc-� 0� (N (/1 U �---.� SPILLWAY NOTE, SEDIMENT BARRIER - (STRAW BALE TYPE SHOWN) FLOW FLOW�� FLOW�� HIGH POINT ELEV = 310.28 HIGH POINT STA = 6+07.80 PVI STA = 5+89.05 PVI ELEV = 310.56 A.D. = -1.60 K = 93.75 130.0w Vc USE SANDBAGS, STRAW BALES OR DTHER APPROVED METHODS TO CHANNELIZE RUNOFF TO BASIN AS REQUIRED. TOPSOIL Mk SEED ROW OUTSIDE OF GRAVEL SHOLDER MAX. 1 f3 RUBBLE SHOLDER MIN. 6" DROP �N GRANULAR FILL COMPACTED IN 12 MAX. UFTS TO MIN. 95% PROCTOR DENSITY. FILL SECTION REMOVE TOPSOIL. STUMPS AND ALL ORGANIC MATER FROM AREAS TO RECEIVE FILL PRIOR TO PLACING GRANULAR FILL INSTALL GEOTEXTILE FRABRIC (MIRAFFI 500-X OR EQUAL) UNDER ALL PAVEMENT (ROAD & PARKING) AND SHOLDER AREAS. Z�"� !Z'-O• TUVEL LANE 3/w /rT. 24'-0" (2 - 12' TRAVEL LANES) 3 1/2" ASPHALT CONCRETE -2" COMPACTED BINDER NYSDOT ITEM 403.13 TYPE 3 -1 1/2" COMPACTED TOP NYSDOT ITEM 403.16 TYPE 6F 3/8" /FT. GRADES COMPACTED SUBGRADE 3/8" /FT. RUBBLE SHOLDER BASE COURSE - MINIMUM DEPTH 6" NYSDOT ITEM 304.03 TYPE 2 - RUBBLE 13t 12" NYSDOT ITEM 304.05 TYPE 4 - GRAVEL CUT SECTION TYPICAL ROAD SECTION NOT M SCALE VA" W-4v imvm We STAKU PW MAPLE TV= • 00' 0.0. QUVZL. �, . ' •.� TO ROAD IR O tOWN TO ROAD \--001VACM SMOAK mm UK COLRU I-O' F"T PAVOW EDGK CTYP� - 3 1/Y ASPMALT C4*IW TE r COM'ACTED MZK WWW RDi 403.13 TYPE 3 -1 Vr COWACTO TOP NYWOT tTEM 40&% TYPE G DAW MRW - M H P" W WWOT MM 304.O5 TYPE 4 TO K COI* O= N TWO LlTS TYPICAL BOULEVARD SECTION In HIGH POINT ELEV = 310.17 c � v HIGH POINT STA = 0+73.05 v 0; � M PVI STA = 0+94.48 + un M % PVI ELEV = 310.38 W 6 W U A.D. _ -2.10 j j W K = 47.62 m W i= 100A0' VC --=i 0+'00 1+00 r•*W ROAD 1 SCLIPt■ Horbts to S Verk OD er + CD a U OD O 0 W CU OD 4 V + .. V1 U W On 0 W U W 1/4• /rT. ........... NOWT M SCALE 0+00 1+00 2+" 3+00 ROAD 2 aca To W H r V Veft MAX. MAX-3 11= >-4 F� 04 W0-04 q 'd w O V1 O C3 �" w A � O o W � a q A o � o W � 9odip AD N01W SP-5 si,sst 5 a 8 HCAYY DUTY MAMOLC FMC ♦ COVER GAW LL >I!100q OR EaUAL rR rAST CONCRETE GRADE EXTENtM OR MANUFACTUI! laxlOEit AMSTMCNT ROM 42- IOT Ic Cn — PRECAST MANHOLE SECTION6 �" DESP= FOR M-20 ! M6 VAY LOAM FORT M UIR OR EQUAL AS ReCUM CD' MAXJ w RII IN' 4'-0" i GOWACT UMDMt rOACKML TO ::;.. PlDENSMY opm PWTOR N MAX. 12" LIFTS PLEXb4E i)UT1'L ROPC 5EN.5 �SECT10I YTM TROUG11 TO LIE STEEL TROWEt,1:D TO A 914001M SURFACE r PrA • �r !�Mr,4G WALL VENT "0" ROOF MOVIX PROPER AND WKWAet VALVE C4XAN=- AT GRAM a 4' PRECAST CONCRETE 14ME FAGS OF MANiOI.E-- r.� MORTAR AFTflR NSTALLATiON� AUMM ALLOY KOMMV HOLDING 804� W, mwzcTION INTO MN. AT PM 6PY44MM r FORM NCW CEMENT INVERT FROM NEW PM TO E%ISTNG M.M. "Mr. � TOP OF BA59 SLAL'1 ---•—, wim CRUSHED STONE ARY MANHOLE NOT TO ASSEMOI.Y IN GORED NOlz S[IL l I o CLW MT J0ff NOT TO SCALE FROVIOE GAOT-M FLEXIM9 WATERMOT SUMV( AT WALL FP9MT0* (ASTM G-%W OR EG1WALENi 0+00 1+00 2+00 aruu -rTv., — -- 3' 4" HOUSE TRAP - W/2 CLEANOM FNSIi C+R G4EANOUT RISER 1/8' 4' WYE ♦ 1/8 BEND GOMBO SEWER LATERAL DETAIL 5 NOT TO SCALE WYE. 450 OR GC 3 4 PLAM ' • - •' ..i it - . - ar AN FNIS"ED A_� �;4 50 OR 300 BEND S REf ARED % ntn GRADE Cl/8"/ l 0 I��:>�.� lam SMTION 5EWER CONNECTION NOT TO SCALE NOTEr ALL SEWER SERVCE AND CONNMTION WORK S"ALL Be N GOMPUANGE WIT" T"E TOWN OF QLMSBURY STANDARDS. GRADE AT UNPAVED - AREAS RESTORE TURF SEEP AND MULCFI NX >�LO M SEED AND MLLCh SE SLOPES EXCAVATE TRENCH WIDTIt G.O' MN. LOIN X 0' wa �, TO PPE PLUS 2.0 FT. —12" W& NY5 DOT rtLM 0"0= LIMIT STONE n4m PPE 8' *2 MOM OR 0IMM NE D STONE 090TEXTLE rmm 5ECTION ThROUGH ROCK FILLED CHECK DAM5 NOT TO $CALE SEWER - ... MH5 TO edMT•BV lbrtr.: f-S� STING k; min COVER `G" SERVICE CONNECTION PIPE BEDDING AS REQUIRED MAC,I-M BACKFILLL W/ NATIVE MATERIAL COMPACT N 1'-0" LIFTS C4" MAX. SIM TO q5Z MODr= PROCTOR SELECT GRANULAR MATERIAL. aOOx PASSING 2") TO 16" ABOVE PPE. HAND DAC 99LL. 6" L NrT. BEDDNG G" DEPTH. SAID GRAVEL OR CRU5MED STONE (TO 1-1/2") 5EWER EXCAVATION + BACKI= ILL DETAIL DAY" i le". a NOT TO 0+00 1+00 2+00 SEWER - MH#6 TO MH# 1 got. oi. - _--_Tt.- 8c;eW T- 50' Horiz.; 1"- 6 Vert Ilk z 0 194 111111rlltllj�, a 3 g W U in U a C13 U O 'b a w 14 v 18 4) A cr car E..o o 6" WIDE DIAGONAL STRIPING at 18" or. and 30• TO fAC1 OF CURB Ctyp» roll CURB 6'• WIDE PANT STWNG Ctyp) Lko KrMMTIONAL N SYMBOL Of at eA� SE $r Ctyp) Aa 0 oc N3' Oc 8' oc 8' or. TYMUL PARMG SPACE NOTES ALL "C STRIPING AND MARKING SMALL BE LIGHT BLit AGGE551BLE PARKING DETAIL v2... 1" N GRASS AREAS FFISM GRADE fLUSM WIT" PAVEMENT CM BOX Kx MS10N TYPE CORPORATION STOP WITM ARCM PATTERN (SASE Aw STATIONARY ROD) COPPER TUDNG 0" STOP CTYPE to rall cm W DIP. WATER MAN SOLID Gm. BLOCK ALL WATER PrNG + CONNECTIONS TO BE INACCORDANCE OR Cl FOOT PECE REOII�ED WIT" OILI MSOXY WATER DEPARTIlNT STANDARDS. AS . SERVICE PIPE CONNECTION DETAIL I NOT TO SCALE NOT TO SO" SMOOTH RL M= FNSM an CURD 3/6" x 3/4" DEEP TOOLED JOINT --ORooM fNSM PCRPCNOIC" TO WALK CONCRETE WALK SEE CONCREYE DOTAL C G" x G" NO. 6/6 �/ �/WOVEN WIRE MESH 12" Mtfit " St ASE L.X NY5 DOT SECT. 304. TYPE 4 P 00WACTED TO q5x STD. PROCTOR SLISGRAM COMPACTED TO qox STANDARD PROCTOR INTEGRAL CONGRETE CURD NOT TO SCALE TOOLED SCORE JOINT. SET: PLAN. W ac NOMINAL c—EXPANSION JOINT \ SEE PLAN. 0' oG Nt 1 V2" TOOLED EDGE. V4' PUJS ON OPE ppw IFOOTL CMAK 5/b" per ft.) BROOM fW4" WRFACE TYPICAL r-W OCAA AR TO WALK TOOLED $CORE JOINT EXPANSION JOINT 1/4" It. V2" DEEP 3✓8" COMMSSBLE FLUX WIT" ZIP STRIP + SEALANT 7 6x64 /6 WWF TOOL DOT" EDGES TOP of SEALANT 1/2" mow fft coo EVA 4; ip ... o ti GRANA_AR 51WASC ,� .. r•• • NY5 DOT SECT. 304. TYPE 4 . COMPACT TO 952 STD PROD a©pq6..00 S T `0 AND ACTLD TO 5 MOTOR CONCRETE WALK - - OT TO SCALE 36" FENCE POST. 10' oa MAX DRIVEN 16" MN INTO GROUND SILT STOP FADRIG emmm 6" MN N BROUND NOT TO LENGT" VARIES SEE PLAN O O 0 o a a PLIW q SWALE W 2"x'" x3' STAKES OVERLAP ENDS EAGt SALE �n SAID HAY OR STRAW FN $MID GRADE xc" HAY 8,41.E FILTER DAM NOT TO SCALE Erosion and Sediment Control Notes 1. DURING EARTHWORK PHASES, SEDM W TRAPS ("AY BALE DAMS) + SEDMENT CONTOL FENCING SHALL BE INSTALLED IN DRAINAGE SWALES AND AT THE TOE OF GRADED SLOPES AS WCATED ON THE PLAN. 2. AFTER EVERY STORM THE SEDWNT TRAPS WALL BE INSPECTED FOR FALLI RE5 OR DISPLACEMENT. AND ANY FAr.URES SHALL BE CORRECTED WnM 24 ItOLItS. 3. ALL BARE EARTH AREAS SHALL BE SEEDED AND MULCHED WRHIN 48 "OURS Of SPREADING TOPSOIL, TO PREVENT EROSION. 4. THE CONTRACTOR SHALL COMPLY WITH THE NEW YORK GLOOM$ FOR URDAN EROSION AND SEDM W CONTROL AS MAUSMED BY FOR URBAN ER051 K put 5TATE MAM OF THE 50L AND YVATM C045MVATION 50MY.t VERTICAL. 5. NO 5LOn SMALL fX= 3 f4 st HORIZONTAL -To 1 f GRADE AT UWAVEO - AREAS RESTORE TURF EXCAVATE TRO M WDTM MR" WI M EQJJAL TO Pre PLUS 2.0 fT. O of MAc#w BACKfLL W/ NATIVE MATERW. GOt TACT N r-O' UFTS Cc MAX, am TO q5z Mom= PROCTOR NEW MYDRANT I PER OrIMS" DCPARMNT ST FNSM GRADE SELECT GRAN" MATUAQ. C1002 PASSING 2') TO IV ADM PEE. "AHD BACKIFILL 6' LJr'T. RrE SS".. GRAVQ�Olt C riMCD STONE CTO 1-1/21) 1. AT CONCRETE WALKS ANO GURUS. SAWCUT EDGES AND REPLACE TO MATUt CXIS na WATER MAIN EXCAVATION + BACKI=ILL DETAIL NOT TO 501" FVE LEAKAGE TEUVa L WATER MANS SHALL BE WATQt TESTED AT 13 MS DESIGN W0jtMG PRESSURE FOR A MNlIM PMOD OF 4 "OURS. LEAKAGE SMALL NOT EXCEED THE LIMITS SET BY AWWA GGOD WATER MAN SMALL. BE ftLOIED AND 0011C GTED N ACCORDANCE WITH NEW YORK STATE DOM STANDARDS MWR TO PRESSURE TESTING. VALVE EXISTING MAN CONNECTION TO EX15TING WATER MAIN ow LE Ix NE WITH IG STEM NOTEm VALVE BOX 15 NOT TO REST ON VALVE OR rm LINE. VALVE IN5TALLATION DETAIL NOT TO cm UNDISTED TYPICAL HYDRANT IN5TALLATION WATER MAN DUCTLE RON--o' a'-0' MN. 8-0• MI WATER MAN CON011JOUS P E NO JOINTS 1 SANITARY - W1 M Gt WN6 BEARa... ARCH SANRARY SEWER- PLACE JOINTS EGIIJDISTANT AND AS FAR AS POSSIBLE FROM THE WATERMAN JOINTS. WELL - GRADED CRANJt.AR aZDDNG WATER MAN 43 Bewa CTYP.) V M ANC"OR FITTNGS OR THRUST BLOCKS. D"S NOT now IV VERTICAL SgMtATI p NOT TO SCA.E BEND DEAD ENQ TYPICAL THRU5T BLOCK DETAIL5 NOTES0 Tft SCMIMLILE 15 BASED ON 200 PSIG INTERNAL PRESSURE AND A SOL BEM= GAPAGTY OF 2000 PSf CONCRETE SMALL CONFORM TO THE RECAAREMINTS OF SECTION MO OF NYSDOT STANDARD SPECI'ICATIOWS. AM MALL BE CLASS B. TO SCALE HORIZONTAL FIT1ING.S BEARING AREA (SQ, FT.) OR TEM PPE SIX ems) SMALLER am ar 3 5.5 4 arm z z W W W r cr 4. a � E--4 W A O A� 0 W p ::� 'a O i� U 9orw AS NO= DawNFINAll A2= Rwwa Novem ba 1% SM SP-7 Sheet 7aa CLUBHOUSE N pOLE L.,J CD cn o CDN CD o Ln ,,D O z POLE 0.3 "t 02 0.2 N 82011'50" W 1.6 1.6 02 16 7 0.21.8 i. 4 0.3 0.2 w. V D O 1 L 0. 70 < L81. 0. �� L0 .6 L 0.2 02 0.2 a3 a9 O.fj/ a3 0.3 a 02 02 4 .4 0.2 02 a3 02 0.2 L9 3.0 a3 0.4 a1�4,6 c.4 0.5 02 11.1 L7 I 10 LT 1 C O 3 ty 3 C z z Gl -4 -c AAF!33SIGN .33Q 1493.50' 6 3 C ONIN RO�D S 82°11'50" E 745,00' 7 2. ALL CALCULATED VALUES ARE IN FOOT CANDLES LUMINAIRE SCHEDULE Symbol Label 4ty Catalog Nub Daaar"on Lamp FIN► I.wnsaa LLF ARM MOUNTED FIXTURE 100 WATT HIGH © A 4 KSF1 1006 R2 WITH PREMIUM PRESSURE SODIUM 94090803.11es 9800 0.72 o SEGMENTED OPTICS G.E.S0100208062 ARM MOUNTED FIXTURE 100 WATT HIGH (� B 28 KSF1 104S R4SC WITH PREMIUM PRESSURE SODIUM 94081702.1es 9500 0.72 o SEGMENTED OPTic3 G.E.8010020S062 STATISTICS Dsawpuon Avg Mu Min M" Min Avg/Min Roods & Paddng Only 0.8 tc 3.2 fc 02 fc 96.0;1 3.9;1 02 0.3 S 83025'50" E 25.00' S 83°25'50" E 313,80' IRON ROD a 2001 CO / v P PROPOSED LAND D DICATION TO TOWN OF Q EENSBURY 0� ti no `V vl r� O TIE LINE 0 0 ALONG CL OE WAY BROOK N 82011'50" W HOUSE LEGEND 25.00' EXISTING WATER MAIN EXISTING SEWER PROPOSED WATER MAIN 8" CLDIP IRON P ROB <c I PROPOSED WATER SERVICE 2" COPPER GUY 1113.5 0 ppLE SET Q� n— PROPOSED WATER VALVE l��uJJ PROPOSED HYDRANT ASSEMBLY PROPOSED SEWER MAIN - 8" PVC SDR35 / LATERALS - 6" PVC SDR35 PROPOSED SEWER MANHOLE Plan View PROPOSED LIGHT Scale 1' = 5a -)ZV �11 �' ttllillN U w 0� w U in C3 U O � � En � W U d Wq w C z 0 H EE4 � a o w 90 a TE--4T�� V1 W a .p W O " Scale, 1' 50, Date, November 13, 2000 - RevW&O December 22, 2000 sp-8 Shoot 8d8 r f ►r ►►► 1 f G� VMS r ? FVMRR DRMNG RANGE now wows ♦J �� q `sty gpgp ,� OPEN AREAS M Of 9w FLA 0 w w ROMfRSWlTun way TO BB o"m FOR t70N9MATiONI�+, .� DIVA2TiON ?� wxs `" 1 ol ♦.f• n � f EXSM WN AREA$ rO Q } ►`� '.wJ Mf7ORS +f ! BR! EIfG 8r- THE MEADOWS NACB RNGtNaRCNG. F.C. ire rwm, ICY, CULVERT � J x CATCH BASIN x Oj r 0 8 3 W ce W" o- CATCH O BASIN C 0 o� z 58 / 59 n IRON ROD SET AT BASE OF CORNER FENCE POST 50S 82.49'40" E ' 510.70' 486.2071"'� Bay Meadows Golf Club, Inc. tof N 82'22'30" W County wo►ren 0 o 163.1 0T (Conveys permanent easement only) 0 r 46 • Parcel 59 a) 30 80' 2 IRON IRON ROD PIPE Q SE FOUND BRACED METAL C CH 149.80 „ FENCE POST B SIN 13.30' Pasquale & Laura Lup (� STOCKADE FENCE to Lawrence do Paula Lupo V O Henry & Anna Sherman to ,^ L4j Pasquale Qc Laura Lupo "Q CONCRETE O FOUNDA T7ON C) Joseph dt Mary St.John S to Joseph SLJohn I 10.50' R 130.70 Q ST a f 2" IRON PIPE N 0410'30" W FOUND 8 N82' S 22'30" N PERMANENT 141.20'(T) � 45 EASEMENT FOR HIGHWAY PURPOSES W L � CATCH 2 BASIN CULVERT IRON ROD FOUND CEDAR PIPE NFOUND 81 '1510n .... w 450.00 IRON PIPE FOUND AT CORNER IRON ROD FOUND 3.90' EAST OF CORNER N 81 *13'00" W 124.20' Harry H. Moon to Roger W. dt Barbara J. Bras" NOTE: BAY ROAD HIGHWAY BOUNDARIES AND EASMENTS ARE AS DEPICTED ON: MAP 31, SERIAL NO. H-943, PARCELS 44 & 45 MAP 41, SERIAL NO. H-- 953, PARCELS 58 & 59 ON FILE WITH THE WARREN COUNTY DEPT. OF PUBLIC WORKS. A DEED CONVEYING EASEMENT PARCEL 59 IS ON FILE IN THE WARREN POUNTY CLERKS OFFICE (REFERENCED ABOVE, BUT NEITHER DEEDS NOR } 44, 45, OR 58 ARE ON MAPS FOR PARCELS BOUNTY CLERK'S OFFICE. FILE IN THE WARREN SOC Associates to G _., Posaar•elfi (Formerly A.S. Haviland) N CORNER WOOD FENCE POST DOUBLE 18" REED WRE FENCE S 83'01'2Dr, E S 83.49'10" E BASSWOOD 754.00' + /`� .r 182.00' 18" CHERRY WOOD FENCE POST AT ANGLE POINT �r EDGE OF J """w.�„ S 82-45'Jr(� FAIRWAY " E BARdED E FENCE 1210, 10, iw ,re TOTAL AREA: ±97.34 Acres IRON••`.,,,. PIPE _ 745. 000 • lbo`b k 3 �o o QS 0 x 3 _O In kP oa \ �0. I IRON S 83.25 )50" E < J \ GEOLO ATED \OD / 313, 66, L1RANGE \ � l 1� f--� ' \ 0 0 1 r �v ll EN DU CL TER COVERED PARKING , t PROJECT AREA: f27.06Acres ` cO%MUNITY _. 8"LDING 1 CMUNI PROPOSED LAND TO GARDENS $ I TOWN OF QUE I ANAGER I f O 8 UNIT, 2 STORY RESIDENCE (TYP.) OMPSTER t { 8 I s GRAPHIC SCALE 50 100 200 1 inch = 100 ft N 820 5'50" , IN e SE OF BARBED WRw47300, ROTTED WOOD FENCE FENCE POST John do Pouline Gaffney to Adirondack Girl Scout Council S 83'25'50" E 25.00' TIE LINE Karl Holmquist to Richard E. M*Wonatd • 0 f 1236' ALONG C QF HALFWAY BROOK N 82#11'50" W f 25.00' Edward dt Florence Gallagher -- SITE Tl ;E SFRIA — WF- - Kx•- - 4A LOCATION MAP O W W �LL o C Z 11 W C) IRON ROD �— W ='� o Z) CD d z SET ' ♦ ►— o z GUY POLE j W C:)� o 00 CV O Cp 0 O- IRON ROD SET DEED REFERENCE vauglwn Grifnn to Bay Meadows Goff pub, hie. 1) 0:10-26-56 k1-7-07 362-60 D:7-5-65 R:7-19-e5 457-153 TAX MAP DATA Section 60 Block 2 Parod 5 OWNER BAY MEADOWS CORPORATION 10 CARPENTER STREET GLOVERSVILLE, NY 12078 APPLICANT QUEENSBURY PARTNERS, L.P. c/o G'ESSLER DEVELOPMENT 100 PLUCKEMIN PARK COURT BEDMINSTER, NJ 07992 PHONE (908) 306-1600 SITE STATISTICS TOTAL LAND AREA = 97.3 AC. PROJECT AREA = 27.1 AC. AREA TO BE DEVELOPED (HOUSING) = 9.0 AC. AREA TO BE DEVELOPED (RELOCATED DRIVING RANGE) = 2.1 AC. AREA TO BE DEDICATED TO TOWN = 4.0 AC. m 9cc C V" W o co 01 .* o co CQ .-i L) m z .00 Z Z m z w Q > v z la Cr (7 A Z �► a W > Z w E-"N En l w z 0 cal o. Z a WT a° W 6 A 1� m ��,, z m m .� .1 ..i A b � o0.4 � o � w w � o N Scales T 100'-V Dates SeptelnnbW A 2000 RieVb" C-1 Sheet 1 of 1 DeS 40Per 100 a Queensbury sites I but. Nicadows land) for its potential, Fay Brandon Lyarss he" s still $aying Hiland Park is his; Staff Writer number one choice," said R. tvfark : QUEENSBURY -- A Connecticut Levack, a minor partner in the.:* developer interested in building ui lei grar project, land Park " a 7 l 3 - acre : multi-unit apartment the real estate: seniors and young families is eyeing development that stalled an Oven' two sites that shadowy locat ' golf bankrupt during market downturn in the late 1980s , courses. a Connecticut- has became a hotbed lately for. Richard J . Lampert, based developer overseeing the development groups interested in project, is interested in building a senior housin projects* The Eddy 0 complex on 15 acres of land in the Just and Glens Falast rl's Home Inc . Hiland Park development along the offiicial$ announced they' re pursuin ,; west side of +w'leadowvbrook Road• plan to build an adult home and a But Lampert also is considering a a p complex in the plan to buy an already approved 11Cand Park senior apartment project on land that was side< oflv'1e dowbrook Road. the cast once the back nine holes of the Bay a rt and his oth<:+r `vleadows Golf Club on nearby pa nersrthey re nO%v balancing ttte Cronin Road. devaluating it {Bay See Sites: Page 83 "` We ' re « Garth Allen. one of the o4vncrs cal' tl+i:+clrtil>lcxcs 4tiuulc! he exl+:tndLcf to t ehe pr poerty " is trying, to sell the he}ict 4 i6lsi units. � ,s ,,votildn 't Sites property and development rights tU be he numbu increased -o liotwwiever , chid the the general partnership lcil by From Page B1 consultant Pan1clRUblrokerreal froirt w klltlly t y tile son Proposed building costs of developing the flat, wide- Cottsi. " l'hcy t1,ay gust clinbtlild some or es open fields of Hiland Pnrk versus the Waterbury, No matter what land Lninpert acid tltt+sc ttppravctl p1d (bplay) r1cidtor }t}44' lying land that is for sale at Say ' t,i «round. ` lie said. Radii settle on, tl,cy ve already done and possibly p in a (play) iwlcadows. extctt5ive research on the necd ror p ' Y� The area that Once wvas llf}iriC to the affordable housing in the Quccosbury The tawvn's site plan approval leas Bay Meadows back nine wwa5 expi[•cd. but Levac:k said getting, a ssoturiously soggy, and wetlands in area. tine flood plain would need to be A dctailca ovcs�+icwv or [ltc project new approval sltoulcin"t be di would t shi flee! in order to build there. released by t_nmpert states that tl,e because. only minor c hasigcs would " it' s going to take an extremely rents will proL�amably et about $ loo be prk-Therc should be nn prahlems." c\pcnsive excavating budget to bring less than cunent market rents, Studio this wwhulc site to the elevations th,+t al"artments will rent from $3at] to more tl 5;1iti. " ItIsthin all site plan issues are needed and approved," Lcvack M5, plus ut'stitics, and two-bcdr atn n�Stilll, aLevaclk sgaiidsthat Lail} pert Said. "1t `s going to be beautiful 4vhcn un'st$ wvsll rent from y47.0 to S 3a" favors the 110;3nd Park site, grascAt sy sy it' s done, but it's going to be a very Pitts utilities. consists of 16 acres ar mostly glossy .,- The Bay Mcadowvs cluster-housing consists expensive site to d4veio�. development was approved in 1993 fields tlt:it already is approved for $8 Tlirce years ago, the town rezoned p the books, went tlirau �it when the Ilse Bay McarJows Sand and gave the for 22 quadsvplcxcs and one duplex units. That apctit al, out,41ls is still on llit green light to the club' s owners to built Oil about listing acres. build 92 townhouse units on the land. Lev acksaid ilc 1a t w'ouldn'tlbe dc%oclolamcsttn was, +{ prowrk ;cld +fnutlac The site lies on the north side of cif pnged , although many of the ! }33ps. Cronist Road cast or the club house. ___ CAPITAL. DISTRICT BUSNESS REVIEW ..__. APRIL 0-+1 +SaS PAGE 9 NEW Developers propose two senior housing projects By CI AIRIC HUGURS lion to$1,8 rmlhon ihrough rile sale of feller- rpartmenrs would include nosy whwlchair above the range considered by Lampen's Anticipated demand for senior housing s: low-income housing tax credits, also access, appliances and badvrrrn fixtures group, said Patricia Boyle, president of rho Yo Warren County is driving two new pro- sdmiru6tered by HFA.The tax credits are sold adapted fw people with disabil iues, and rode- Glens Falls Honle's board of defectors, Jett proposals in Quee stbury—with both to invatucrs, often atrpofttksns, that can use pendent securily systems,at an additional fee. The home,a state.licensed, non-profit adult sees of developers hoping to build on land them to offset tax liabilities the rugh a pro- Plans call for construct ion to begin in Octo- horne for seniors, currently serves 24 cesi- near the Hiland Park Golf Club and grain created to entourage low-incorne hoes- bcr, wal, apartments dents. Based in Tmy, The Eddy is a regional Pt swurani on Hawl" Road, ing development, said Steve Gelkowits, as ready for oocupaney by :.,, prowler of long-term care for the elderly. But thar may be where the similarities and. agency spokesnuvn. July 1997. Glens Fa 11s Home officials chose to team _ One proposed project is a joint venture "There's no feasible way to develop 'Rea ctwmy's I995 up with The Eddy on Use prop tct after they between The Eddy and The Glens Falls what I consider affordabla housing under avc.Wo inconte of determined renovations would no longer Hume fag a 50-acre. 11G-unk reurcment the standard martcet con4aions in that mar- $35.719 makes the Fro- • suffice to adequately update their current complex• including a n-bed wing to be ket." Lsvnpert said, jecl somewhatme risky. ` ho in downtown Glens Falls, [mill in uFcraecd as an adult'home - facility. '111e lending sources require Ihm tenants Lempen rotted, adding 1903, A look u[ market tic taro al:n led The other Is a 55.9 million, 88-unit meet a rasbWdoa on mCORna ravels, which dui[ projects 14 this type them to believe they should consider affordable bousing connptes intended to will be oboe[ $21.000 per hdnsehol ! ^t the have a tucak-even point or about W.000, developing a community that offered a meet the needs of both seniors and young, upper end, Lampert said. W hila also aimed at she burgeoning continuum of care. moderate-income families. While the Developers also will seek granu in the waiar population, the paint venture '"T1w Eddy is just the outstanding exam- senior apartments will be equipped with range of 55WOW to:over 114 additional cis[ between 17e Glens Falls Home and 'Ihe pie or what a really top-quality group can special amenities, the complex is intended or equipping apartments far seoioxu. 'ties Eddy will target seniors with incomes just produce." Boyle said. " mider a artaemen[ connnunity nor a health cans facility rose seniorsv _..�...., 1 ,!, This isn't the fuse time the Hiland Park ~ ��_�•V lead has been considered for senior living. '� set Both groups hope to purchase percale of a 500-acre property acquired by Evergreen pressure Banc NA. in July 1994, following the fail- Under ore of a planned-unit development that was -- "-�,� . to include a 670-unie village. _ 7`4c a is Merle housing specifically ///���aaa Jame M for seniors in Qut ebbed y, said l."Usir , k to 'ry �r^ti d a l,rr�yy � S James rimuriir the develwn opment. eat. One 41-unit _ -.�• I�!. !- �,_J'��/` of corrnmunity devalapmant. One 41-unit subsidized h complex for socials, s them -- �� y �.s1../V _th ��"+{.a. .a. fieigl;ts, has a wailing list of noose than SO f��_.1�_�_."7,', A study of Warren _ -�� County showed the ����''�"'~.r,-- ��y-y }p,,/'� population aged 65 and i�Y Of SER�yAAi �1 1 1111�iaL1.1 , older is expected to }� �r -* grout front about 9,000 '-�-^� �� a seniors in 1995 to more rr{~ 1—� physician thole ; than 160000 in 2035, 7IAO p:ople- Tlsa complex is owrwd by National tt H� .,E„'C'+'r -� Lighten the toad with CUP'S OPTIONS plan. Cmsrch Besidenc,+s of Columbus, Ohio. `, ; �- - 1� "neal's an indication to me that Nero is quite auatnand for somor boos ing,"Martin Now CHP has the plan that keeps your employees said. rem- Noun A'socialcs Sac. of Cliftnee t � L happy while &bivitig your problems. OPTfONS � Park racerrly receiveu wwn approval to ���--t\ offers features similar to both an HMO and a devctop a Nmd-atary, 62,00I1-slimrc-foot, --• ' 70-unit senior aparunem coraplex on a _ traditional indemnity health plan- OPTIONS four-acre site n.:ar the intersection of Bay er. Roo and Glenwood Avenue, with month combines convenient, low-cost, managed care iy rents rarlging room S 1,500 to $I.900. Richard' I-ampert, a member of the ;� � '— =—^ - ._:_ �I berwfits with the flexibility for employees to alfordable housing deveioptnan[ group - choose any physician or hospital they wide. based in Pleasantville, Westchester Caun- f N D FMN j T fy ty, soul a market study awarren County showed the population aged 65 and older is -� it you ale under pressure to manage your expected la grow from about 9.000 union ; ��. `�in I99S to more than 16,000 in 2035. hearth care benefits successfully, look no ..It's ... a very good niche market, and Urem's a big reed anal there's no supply:' further than OPTIONS from CHP. La:up rr said. -."+ ^^r , �... 1' - Relief is just a phone call away: The projact's other geutral partners are '�,I�'3 Nf .rc 1.e•ock, a real estate broker and prayxny manager based in Glens -Fulls: �- ` 'a F - Fur more inrormatlen tall 519793-18W Paul Rodia. a developer and stockbroker in v+aterfaury, Conn ; Carlos Bernard, who and rile for the Marketing department, awns a prink ng company and is director of Use: Hispanic Business Chamber in Weslch- esner, and Rardy Sm[th, a computer con- su11w from Samara. Wtstehasler is County. GCa,mmunfiy 71se dropped worth includes 44 units onah- daily Gyuipped for stuiors, will offer rtxunN- f� }}� ly roms ranging frurn$W for studios to$430 •jl",,.r.-.r" ,.,s i•"'i-.• J f7�a!i9 1 Plan it.- lwubcdro nl aplatna:nes. 'llrn prices , ve 's I 10 to$125 a emi ah be tow market mean- .. frevalopers hope in receive $2.5 million to Y1.7 million in financing titoro the state Hour- in� Financ*. Agency, swJ to rmise $2.65 mik- ' - - ` dy �. yrr a . . a "'Ieveloper 111 appy Au th over HA, and property By Bill Richmond The Eddy and The Glens Falls Hume plan to develop Business Editor into a retirement complex with a p partoncnr, and a neti4 adult home, according to Queensbury Town officiais. QUEENSBURY" Developers who tivanr to put While DouL,an said the bank already has other pl ;lns affordable housing for senior citizens on Hiland Park for the property Lampert was looping at, it offered property can ' r agree on a deal for the land with another parcel at a similar price. That land, however, Evergreen Sank , and at least one of the group is would need an access road : and building the road, crying foul . Lampert said, would and a quar-er ofa million dollars Richard 1• Lampert, a Connecticut-based developer, to the project ' s cosr. has written letters of complaint to several government "Th.tt number' s really ju ;ttped through the ceiling,'" agencies and said Nlonday the bank may be keeping Dougan said. "The number %ve heard 4vas a hundred the property our of his hands for no good reason. thousand. The stories change every rime .tie talk . " He said bank officials told him his plans for a Lampert said he wasn ' t looking to cause problems multihousing development or 11 buildings would for the bank , but wants to get his project started. He interfere with plans to sell nearby single family lots, has federal ,grant money to pay ror part or the But the property Lampert wants is already zoned for development, but must have foundations laid by next multifamily unirs • March. " You ' ve got to look at affordable housing for the '"%Vhat it really comes dot.vn to is . the marker ;,!ally community,.l he said . "How does my building project needs the housing, the bank owns the property, it has affect the single f*anmily lots' Nobody has ansivered other views. I think it should sell it to me. anti I am me that question . Is that discrimination? I don bitching to everybody. " know," Lampert has reporiecity sent letters to the U. S . But bank executives said they wouldn ' t sell the land Department or !-lousing and Urban Development. the to Lampert ' s group because they ' re already sta,e ; rtorney general , and the U S . Comptroller of n•:_+oti ring to sell those parcels to another party, far the Currency , Though he declined to make copies of nts rL money than l am}ar rr tivas aft._ nng those Ietters public . — "This is a significant asset on the banks books , '" Lampert. 4v hu lives in Westchester Count, , is on Said George l'4'. Doug chairman, chic [' executi% e of five partner ; looking to build the senior officer and president of Evergreen Bancorp Inc - " 1 development Three ,others arc business execun \ es in have every intention of maximizing the value of that Westchester County , another is a developer in asset, and the future plans call for selling it at a Connecticut , and the fifth is R . % Fork Levack, or hi�iZ4r r turn than we ' ll act for selling it to him. And Levack Real Estate in Queensbury . Levack did not rh,Ws the short of it." return calls seeking comment on the situ triesn 1-le addod, '.We •.wouldn ' t walk away from 5180,000 7vlonday atiernuon. iCwe didn' t think w•e 'd get more for it." The group does have an option to buy property Lampert' s group offered SISO.000 for the 16-acre alongCronin Road , but that p y sive parcel on the Nvest side of Meadowbrook Road. The and eexpensivc, work because he low--lying land tends' land is just across the street from the 50 acres that to flood orten . J MAY 13-18; 1996 , ``' Partners claim bank is uniarr"air to seniors By CLAME HUGHES Falls-dosed company's rcjccrton of his and BARBARA PINCKNE:Y groupls offer on land in Hiland Park. A development partnership is trying to He has gone over the bank's head with force Evergreen Bart- his concerns to federal and state authori- Corp lnc.'s hard in an ties, including, the U.S. Comptroller of the effort to get its hands Currency, the U.S. Department of Housing on some Queensbury and Urban Development, and the state property for an afford- attorney general, able housing project. Lampert's group offered Evergreen Richard Lampert of $180,0W for 16 octet in Hiland Park, an Pleasantville. Wcstcb- unfinished 713-ache resort and linewing devel- esier County, one of OPMEnt. 'floe partsyembip is proposing a $5.9 five partners in an unnamed affordable million, 89-unit affordable housing complex housing concern, claims there are "Serious intended o meet the needs of both seniors and problems and issues" involved in the Glens ptrarer tare W Roomic, ¢ale 3t CAPITAL DISTRICT BUSINESS REVIEW MAY 13-19 1996 PAGE 31 Banff says rejection . was based on financial factors Cneuaued rruere Ina r short money now, rd only hurt myself later;' origin and famitiai status. it cover% the sate of Lampen 'said he is riot opposed to Ever. young, moderaw-income families. 11te banrk•s S 12.1 million bid averaged out property as well as remats and financing. green making money. but asked, "Who's The project, which includes 44 units espe- ro $17,000 an acre, tamput offered $1 1 ,250 "1 don't think the bank can hold off land going to buy [the landj7 cially equipped for seniors, will Offer month- an acre,a proposal he permed•'gcnerores."The without having a legitimate reason,' Lam- Evergreens Dorgan said the bank has"dil- ly rents ranging from $345 for studios to$430 bank, however, asked for$121000 an acre for pert said. "How can a bahk deny housing cussions going on all the tune" with develop- for two-bedroom apartments—prices $1 10 to the alternate parcel. for a community7'• ers interested in Hiland Park, but could riot $125 a month below market rates. But price was not the only issue. The project proposed by The Eddy and The say if anyone else had made an offer on the Evergreen, which tool: title to the property "Unfortunately, the spot (Lampertl Gicns Falls Home is tar- parcel Lampert wants. with a $12.1 million bid at a bankruptcy auc- warns is surrounded by an area that is geted to seniors with The bank chief said he is not particularly tion in July 1994, rejected I -.npert's offer planned for higher-income housing," incomes "slightly above" concerned witb' Lamptxtes leters. to the and proposed to sell the group another, simi- Dooagan said. "Ta put an affordable hour- the group Lampert is authorities, but questioned the assertion that lar-sized parcel at the back end of Hiland ing complex there will hurt the banks abil- aiming for, a Glens Fall the bank has refused 6t negotiate. Park. 7be developers found the alternate par. ily to sell the other parcels." Horne official said. �'. "'We didn't just reject him out of hand," cc uruixecpeth1c,partly because it will require. Bank officials have said they can afford to But there is another Dougan said- "We offered him another the construction of an access mad. be "a little choosy" with the property. But difference between the piece of land. If he doesn't want it. that's George Dorgan, president, chairman and Lampert believes they have been too Iwo plans that could jut- George Dungan his problem," chief executive officer of Evergreen, Said line choosy--perhaps oven discriminatory- tify ilk: b;tnk's accep- The H iland Park land is not the Only bank's rejection was based primarily on its Lampert loop particular, issue with the [ante of one and rejection of the other- The option available toi.Ampert's group, which desire to gel the most out of the entire Hilannd bank's willingness to leta jaim venture deve)- 50-acm parcel the joint venture wards is kocat- also includes Mark L.evack, a real estate Park property, 500 acres of which sit on the cep another Hiland. Park parcel. The Eddy, a ed exactly where a retirement village was sit- broker and property manager in Glens banes books as its last big piece of fore- Troy-lased provider of long-term cam ser- uatei in the anginal Hiland Park plans, Falls; Paul Rodia, a developer and stock- closed-on real estate, The other 200 acres, vices for the elderly, and The Glens Falls "We're simply picking up where they broker in Waterbury, Conn.; Carlos which hold a golf course and restaurant, sold Home, a run-profit adult home for seniors, left off'," said David Wendth, project reran- Bernard, who owns a printing company for$3.7 million in May 1995. want to construct a 1 t0-unit yeti ern ent com- ager for The Eddy_ and is director of the Hispanic Business Launched in the real estate born of the plea, including a 32-bed wing to be operated Lampert is no convinced, and wants state Chamber in Westchester County; and mid-I980s, Hiand Park was to be a planned- as an adult home. and federal authorities to look into the sutra- Randy Smith, a computer consultant in unit development with a sports complex. The joint venture is negotiating the land tion. It appears drat at least one of them may. Sciences, Westchester County. office park, retirement village, mid inn and purchase with Evergreen, but Robert Allund, Joseph hutch, an equal opportunity special- The partnership recently secured an option conference center. The project called for director of development and finance for The iu with 'HUD's Fair Housing and Equal 10 purchase a 40-acre parcel on Cronin Rod, 1.157 units, consisting of 487 single- and Eddy, said the bank is asking for more than Opportunity office in Buffalo, said that while but that land wit[ cost $300.000 to $400,000 multi-family homes in the $200,000 to $11,0W an acre. the bank would nor be discriminatory in hold- none to develop, due to size, the aced to $7W,UW range, and 670 adult village town: In petters to Dougaiie the Comptroller of ore ing out for mom morncy, the federal agency improve access and environmental issues, houses prived at $100e000 to $200.Wo. Only Currency and the Department of Housing and could investigate lampert's complaint if it To put the project on Cronin Road, the about 10 single-family homes and l0 town Urban Development,LArmpen said he thought fell the bank might be using profits as a rover developers would need to request addition- homes were built. acceptance of the joint vomarWs proposal and for discrimination. al aid from state and federal agencies. Evergreen's subsidiary. Evergreen Bank rejection of his group's offer presented "some 'Yf the intent is to exclude persons it legally. Under the current pan. the b Y. 5 pann7 roil- N.h.., held a $10 million fast rturt,gage on Use serious Philosophical questions for the bank:' then dncy'n� violating the fr-xlrsal fair hntising herpes to receive $2.5 million to $2.7 mil- Pnep..;n tired had pent Hilannd's devc1oper, Gary I.aroperi questioned whether the b:mk's law," It itch Nair 1. "11 the intent is just tr> to make lion in financing from the slate housing Bowen. $1 million for Infrastructure work. refund to sell him doe land he wants violales money, then rhal's good business." Finance Agency, and to rni se $2.65 rot 11 tern r!rar hrvicrn,. Lew Tln- frrlerat leedclwinn it Rrnmernr:nhcys of the C'nmrrmller elf 111C In %? A million thorn oil the c;r to of fadennl G Another proposed senior citizen residence will be within the Indian Ridge development. Recently approved by the Queensbury Town Board, builder Michael Vasilou's proposed se- nior citizen housing would be sold to National Church Residence, a not-far-profit, nonde- nominational organization committed to cre- ating senior citizen housing. Twentyyearsago in Waverly, Ohio, four Pres- byterian ministers purchased an unused new building for senior citizens housing. Bought at • fifty cents to the dollar, a military plant housing Significant Need Is Seen development, builton speculation, became the For Area Senior Housing first residence for an organization that would go on to build, sponsor and manage more than 150 senior citizen housing developments in the , BY CAI L HATHAWAY United States. Within a markets tudyby Richard J- Lampert, National Church Residence has seen the a certified real estate appraiser and member of profound need for senior citizen housing in the development team for the proposed The the speed at which their new housing be- Meadows Apartments in Queensbury, are sta- comes filled. For example, Solomon Heights tiNties from the 1990 New York State Census of currentlyhas awaiting list of70 people. Thirty- Population and Housing. nine of the 40 units in Solomon Heights be- At the time of this census over 2 million came occupied the day it opened in Novem- peoPlc 65 Years old or older lived in New York ber, 1993. State; of that population, 16,000 resided in In Clifton Park, Shenendehowa Village filled Warren and Washington Counties_ Almost 2,000 58 of its 60 units as seen as it opened in Novem- people were over 85 years old, ber of 1995. With other National Church Resi- In Warren and Washington counties, over dence housing such as Van Schoonhoven in 10,000 people 65 years old or older were heads Waterfordwith 50 units, Castle Hill in Castleton of households, but 68 percent of this popula- with 40 units, Greenport Manor in Greenport Lion had an income less than $25,000- The grim with 39 units, and Doubleday Woods in Ballston final statistic is that within that last figure, 28 Spa with 95 units, National Church Residence percent had incomes lower than $ 10,000, has responded to what developers are empha- Statements in Lampert's proposed project sizing to planning boards: that an ageing and overview for The Meadows Apartment reflect income-limited population becomes more of a the story told by census numbers: reality as towns and cities head into the next 'The area lacks the large array of needed century. rental facilities to support a larger and older PeggyAdams, manager or Doubleday Woods, senior citizen population. BY the year 2000, Lalked about National Church Residencc hous- there will be about 10,000 seniorcitizens in the ing, all of which have 24-hour monitoring ser- county and 50 percent of all seniors will be 75 vice, emergency bells in both bedrooms and years or oMcr...There is an increasing need to bathrooms and on-site managers. Adams said supPlyspecialized senior housing ataffordable that about 90 p rcent of the housing is subsi- rates in the r' gion." dized throug Q2 Grants from HUD. The Meadows is just one senior citizen hous- lampertt'''+s'`proposal of The Meadows devel- ing development proposed for the area. An- opment calls for 18 senior studio units, 35 one other is Highland Paris, conceived for the north bedroom senior units 26 two bedroom units, end of Meadowbrook Road, which wit[ be what one supervisorvisor unit and four specialized is called "an ageing-in facility." two bciaewr.:vrlius. Initially the site will hold 110 units in While National Church ke &nee obtains duplexes with a care facility to be built, as funding from HUD's 202 grants, 'xampert's well, The Eddy, the partnership proposing project would require funding from the New Highland Park, has beers informally discuss- York State 11 ousing Agency- Additional loonies ing the Highland Park project with the plan- would be raised from the sale of Federal Ilivest,- ning board and soon hopes to make a formal men tTaxCredits;�constructionfinancingwould proposal- he sought through the Community Preserva- tion Corporation. ❑ Hiland Park {. .. Queensbury dd L T^ §� AI III tl�. i y II do 44 Golf course - company. buys remainder of Hiland Park. By WILLLiM T rrHILL P The retirement community portion of A fast-growing Long Island golf cause the development, in particular, should be operate has bought the last of the foreclosed attractive to the new owner. Martin said, Property at Hiland Park, it sprawling but "There is a neat demand for that," he said. mostly unbuilt housing development and "'And that demand is going to steadily retirement community surrounding a golf increase in the future." course in the town of Queensbury. In fact, Martin said he was stoprised that ,The purchase of 300 acres by Family Golf the retirement community had not been one Centers Inc. relieved Glens Falls-based Ever- of the lust phases to be built at Hiland Park. green Bank N.A. Of its biggest single piece of Bowen, the Original developer of Hiland real estate that it hold as a maul I of a bad loan. Park, built only about two dozen houses, in Family Golf Centers of Melville, Suffolk addition to the golf course and related build- County, paid $2,25 million for the ' land, ings, before going bankrupt. After Evergreen according to dr.-uments filed with the War- Bank foreclosed on the property, it sold off ren County Bank Ckrk's office Sept. 27. Evergreen portions Of the development to other builders $ million m ced Part of the purchase with a in the past two years. ortgage to Family Golf. ::. BY selling the last 300 acres to Family The publicly traded company, which saw a Golf Centers, Evergreen Bank reduced its 124percent increase in revenue in the fast six real estate holdings by more than 50 per. months of 1996 over the saute period last cent, according to a prepared statement year, operates facilities under the name Crold- announcing the sale.. en Bear Golf Centers, It manages 25...golf Although the sale falls short of recover- centers throughout the United States. .. : ins the full amount of the original loan, it On June 30 of this year, Family Golf Cen- ters completed an offering of 3 million shares of common stock, raising about $75 million, "j think it is a according to company documents. positive With the latest purchase at Hiland Park, p step to Set this Family Golf Centers owns more than 500 back in the hands of a acres at the development, which is located developer. It's a well- north of Haviland Road. Last year, the company bought the golf course, ,club- thought-out plan," house and restaurant from Evergrcen Bank �ame9 Martin for million. I 'own o f Queensbury Evergreen took title to Hiland Park in 1994. after foreclosing on a $12,1 million mortgage to developer Gary Bowen of Queensbury, who started the project in the is a "good conclusion to the whole story," mid-1980s. Bowen declared bankruptcy four said Evergreen senior vice president years ago after the real estate market Crashed, Daniel Burke, . and failed to get the project back on its feet "We're pleased -to get those dollars back before the bank foreclosed on the mortgage, into earning status," Burke said. adding In addition to running the golf course and that the burden of paying taxes. insurance. j related activities, Family Golf Centers has maintenance and other costs also has been become a major landowner in Queensbury removed, _ with the latest purchase. The town has given One of the loose ends that had Co be settled conceptual approval to much of what Bowen Wore the sale was the sewer debt owed to the Ord proposed for the site, including a town of Queensbury by the owner of Hiland 670-unit residential retirement community Park. The debt stemmed from agreements that on Meadowbrook Road. Bowen had made to pay the town for sewer It was unclear last week, however, what improvements to serve Hiland Paris, Family Golf Centers intends to do with its The payments were not fully made after new property. Kim Graf, a spokeswoman for Bowen declared bankruptcy, so die town was She company, confirmed that Family Golf left to negotiate with Evergreen Bank to get had purchased the land, but declined to at least some of the money; release any ftuther detai Is. On Sept, 25, the Queensbury town board 4 "1 think it is a positive step to get this voted to accept $750000 from Evergreen i back in the hands of a developer." said Bank for 280,000 gal tons per day. of sewer James Martin, executive director of cam- capacity, said Mark Schachner, counsel for munity development for the town of the town; dd Queensbury; "It's a well-thought-out The sewer debt had to be settled, said plan," He added that the proximity to a golf Evergreen Bank vice president Burke, so the course should be a draw to home buyers, bank could sell the property with aclean title. PAGE 10 JANUARY 13&19, 1997 CAPITAL DISTRICT BUSINESS REVIEW + Flans abound for senior housing in W. , arren Co. By CLAIRE HUGHES It A group led by Richard Lampert of a And Levack hinted that at least one other site that will include an adult-home resi- With the $382,500 purchase of 45 acres Westchester County has set its sights on a developer,whom he declined to name,is seri- deuce. Among the amenities will be a central of land on Meadowbrook Road in Queens- 40-acre panel with frontage on Cronin ously looking at the town for senior housin& area with guest suites, library/reading roam bury, The Eddy and Glens Falls Home are Road for a $6.4 million, 92-unit affordable That's for good reason, said James Mar- and exercise area. Transportation, house- a step closer to their planned Warren housing development primarily for seniors. tin, Queensbury's executive director of keeping, dining, care management, security County retirement community. The group faces funding challenges due to community development. and maintenance will be included in the rent, The plan is just one of several senior-hoes- .increased costs associated with the project's "There's a current need to some degree Project costs and rents are still undeter- ing proposals for the Queensbury•area that are and definitely more so over the next couple mined. moving ahead—or not---with varying ease: a ' " x of decades," he said. No construction timeline has been estab- • Perry Noun Associates Inc. of Clifton .a A recent study showed the town's senior fished, but Allund said the project sholt Park soon could close a deal to purchase a population should double to 8,728 by the move quickly because the property alrea 4.4-acre parcel near the intersection of Bay 'y year 2020, Martin said. is properly zoned and ready for building. Road and Glenwood Avenue from Wood, recent relocation, Lampert said. Last week, developers seemed unfazed The Eddy and Glens Falls Home pur- bury Development Group Inc., said Mark * Michael Vasiliou's proposed $22 mil- by competition from the other projects. chased the property in Hiland Park—a 713- Levack of Levack Real Estate, the proper- lion, 140-acre Indian Ridge project "They're all [aimed at] different mar- acre unfinished development surrounding a ty's listing agent. The developer has town includes expansion of an existing subsi- kets," said Robert Allund, The Eddy's golf course— from Family Golf Centers approval for a $4.5 million, 62,Q00-square- dized senior housing complex. It has director of development and finance. Inc, The Long Island firm bought most of foot senior apartment complex that would received the town's go-ahead, but is facing The Eddy and Glens Falls Home plan a the development from Evergreen Bank include 70 units in three stories, a legal challenge from neighbors, 120-unit retirement complex on a 50-acte N.A. of Glens Falls, which had taken title to the property in 1994 following foreclosure. Lampert, leader of the Westchester Coun- ty group, also wanted a piece of Hiland Park, but could not come to terms with 3 a E,Pq f)P 6 r 5' 1, 5 Fr R 8 c �� 3 a a a o Evergreen. He even charged that the bank ro o �• x „ .l ? �? ro ro �, c e 5 discri va IN against his project, which is c o o o a lit geared to moderate-ineome residents. Rents W a c , m n a ro o " R are planned to range from $345 for studios o o a 0, 0 fro a ?• o o �, a m, . o b to $430 for twob bedroom apartments, Ar < ° 22 F V=a ; " 1:11 xoa � a n _ � c. His group offered the bank $180,000 f �. � � � � a 16-acre parcel, or $11,250 an acre, Ever- 0. ; " ro o ro lv, F.. green sold the last 500 acres including , p 'JC't7VlC7 � Cp 'Y "� ' 0. n to o O. 6 g o� a �, , 1 ro r: . ;: : 17 c Q, ,t , ,� two office buildings, 33 single-family lots ? 9. o o ? ..�1 :•` ro g a N l b ft ;4 and 24 town-house lots, all ready to build w «.}} a o a "o ro e va -� is ' �, -` ro t4 +t on- to Family Golf Centers for $2.25 mil nu � C s34 . . � R .., n C ►� m Vi ro m a " < n m 7 " "� c c °o rt► Ilan, or$4,500 an acre,excluding the value °o H = a 'p"' a' °° 1`t j *" of buildings and lots. roCIO FL = f y - h tn' < . a o a Our desire from Day I was to sell it as 0° o o ° 1 a 5 S 7 ° n r R F° ao tt A one parcel,, said George Daugan, Ever- n rs as ? ro rowca Lia ff � oo � ° t~nrom � c4 T' 1 , iK The Meadows Senior Apartments VA (b F J The revised pro-forma is for 100% senior citizen development with only 10% to 15% of Viv the community being two bedroom units. The remaining 83+ one-bedroom units will 1 range in size from 575 to 630 square feet. Given the large amount of one-bedroom units, it is recommended to have three different room layouts as follows: 1 . This is a ground floor unit that measures from 550 to 575 square feet will be directed to single older (75 + years) females with a small walk-in closet, dining and kitchen area , and one moderate size (one full size bed) bedroom . This unit will have a single unit air-conditioner sleeve with 220 line. This unit will have one a shower unit with seat. Carpeting in living-room and bedroom and vinyl tile (senior) in kitchen, dining room, and bathroom. Smoke and CO2 detectors with a senior pull chain in bathroom and bedroom . Potential options are a small patio or front porch and built-in furniture units. 5o% to 60% of all one-bedroom units. 2 . This is a slightly larger unit measuring from 575 to 600 square feet. These will have a majority of shower units with a larger walk-in closet. Generally similar to type 1 . Potential options are a small patio or front porch (no built-in furniture). These will be corner units. These are directed at younger seniors 62 to 74+ years and consist of 1 5% to 30% of all one-bedrooms . 3. This is the largest of one-bedroom units and is directed at couples and range from 625 to 650 square feet. The bedroom should be able to have two twin beds and additional closet space. These will be second floor units with a small porch area. These units will have tub and a possible stall shower. The units will have a rear porch. These are directed at younger seniors 62 to 74+ years and consist of 25% to 30% of all one-bedrooms. The two bedroom units will all be standard design with a tub and stall shower unit in the bathroom . The majority of the units will be located on the second floor and will have full rear porches. Only two units will be on the first floor. The second bedroom will be able to have a twin size bed with its own closet. The apartment will have two air-conditioning sleeves, of which the one will be located in main living area and one located in master bedroom. There will be cable TV in both bedrooms. These are directed at seniors couples 70+ years and consist of 100% of all two-bedrooms. The apartments will be located on the rear nine holes of the Bay Meadows Golf Course on Cronin Road between Bay and Meadowbrook Roads in the Town of Queensbury, New York. The entranceway to the property will be on Cronin Road , just east of the Meadowbrook Club House. Part of the rear area will be developed with a commercial golf driving range to finance the project's reserve requirements under the NIYS-HFA program . The driving range will be net leased to the adjoining golf club, the current older of the site. There will be two tenant gardens that are subdivided into separate garden plots, of which four will be raised beds for handicapped accessibility. Plans also include turning one on the open fields into a wild flower planting area. Eight carport and or garages will be made available at no charge to seniors or handicapped individuals. 4100 Senior Population 1970 to 2015 Warren County , New York Thousands 14 12 10 8 6 -- 4 2 0 1970 1980 1985 1990 1995 2000 2005 2010 2015 Years 65 - 69 MYears 70 - 74 = Years 75+ Source : National Planning Association - 1997 i = 4: 44 I IV 01 14 - = : .-.• •••':: :...•: ' ... :r.= `- :...... ..o : :•.�. I, IV IV ... ..•. s: s. .. :••'. :•:!-- ri Jd�100•Or�••...•.•....❖.� •1a.0•. i 0i:❖. '•..:❖••: • • • • •.••O••�•"., ,••.❖.•� S• p p I • • 014 10400*40 00, 00, Ion inn* I A r.•• :•:::•. • • • • 1 1 • 1 1 1 '::::• 1 1 1 • 1 1 �� �� _ 6 a 6 000 1 0 0 00,04 rs: t • 1 1 ::' •'. IV :�� 1 . 1 •. I Senior Population Analysis � 1990 By Selected Groups - Seniors 500 400 300 - - - - - - - - - - - - - - - - - - - 200 100 0 Male - Living Alone Female - Living Alone 65 yr -35% for rent Mobility Limitation only Census Tracts OCT 706 ❑ CT 707 OCT 709 F4 CT 720 Source US Census Household Income Analysis 1998 Town of Queensbury Senior Households 14% 22% 22% � 15% 16% 37% 15% Household Income Groups ■ Less than $ 15,000 ■ $ 15 ,000 to $24,999 ■ $25 ,000 to $34,999 ■ $35,000 to $49,999 ❑ $50 ,000 or more Source : NDS - 1999 and Richard J . Lampert Senior Household Income 1998 Households 65 to 74 years Households 75+ years 45% � 16% 20% 22% 12% 21 % 13% $0 ° 1 Senior Household Income Groups ■ Less than $ 15,000 M$15,000 to $24,999 ■ $25,000 to $34,999 ■a35,000 to $49,999 11a50,000 or more Source : NDS- 1999 and Richard J . Lampert UNNEENEEN Richard J . `"'"� Lampert Town of Queensbury , New York Senior Household Income - 1998 65 to 74 years Primary Secondary Total % total Less Than $15,000 222 0 222 21 .85% $15, 000 to $24,999 215 0 215 21 .16% $25,000 to $34, 999 167 0 167 16,44% $35,000 to $49,999 211 0 211 20.77% $50,000 to $74, 999 137 0 137 13.48% $75, 000 to $99,999 21 0 21 2.07% $ 1001 000+ 43 0 43 4.23% Total HH 13016 0 1 ,016 100.00% % Total 100.00% 0.00% 52.05% 75 years plus Primary Secondary Total % total Less Than $15,000 418 0 418 44,66% $15, 000 to $24,999 207 0 207 22.12% $25,000 to $34,999 118 0 118 12.61 % $35,000 to $491999 78 0 78 8.33% $500000 to $74,999 62 0 62 6_62% $75, 000 to $99,999 22 0 22 2.35% $ 1001 000+ 31 0 31 3.31 % Total HH 936 0 936 100.00% % Total 100.00% 0.00% 47.95% All Seniors Primary Secondary Total % total Less Than $15, 000 640 0 640 32.79% $15, 000 to $24,999 422 0 422 21 .62% $25,000 to $34, 999 285 0 285 14.60% $35,000 to $49,999 289 0 289 14.81 % $50, 000 to $74,999 199 0 199 10.19% $75,000 to $99,999 43 0 43 2.20% $1005000+ 74 0 74 3.79% Total HH 1 ,952 0 1 ,952 100.00% % Total 100,00% 0.00% Real Estate Consulting and Market Research 2 Sutton Place Pleasantville, NY 10570 (914) 747-3412 Other Field Offices: Saratoga, NY & Waterbury, Ct MINEEN 11111111111101 Glens Falls Warren CoWnty Affordable Rents 50% Basis Type of Rent Unadjusted Adjusted Utitlity Net Annual Median Income $41 ,800 Apt Unit .Factor (%) - Monthly Rent Monthly Rent Allowance Rent Income Factor 50.00% studio 70.00% $523 $366 $65 5301 Adjusted AMI $20,900 One Bedroom 75.000/a $523 $392 $75 $317 Rent Factor 30.00% Two Bedroom 90.00% $523 $470 $90 $380 Annual Unadjusted Rent $6,270 Three Bedroom 104,00% $523 $543 $105 $438 Monthly Unadjusted Rent $523 Four Bedroom 116.00% $523 $606 $120 $486 Type of Rent Adjusted Max Apt Unit Factor (%) AMI Income studio 70.00% $202900 $ 14,630 One Bedroom 75.00% $20,900 515,675 Two Bedroom 90.00% $20,900 $ 18,810 Three Bedroom 104.00% $20,900 $21 ,736 Four Bedroom 1 16.00% $209900 $24.244 60% Basis Is 'type of, Rent Unadjusted Adjusted Utitlity Net Annual Median Income $41 ,800 Apt Unit Factor f°h} Monthly Rent Monthly Rent Allowance Rent Income Factor 60.00% studio 70,00% $627 5439 $65 $374 Adjusted AMI $25,080 one Bedroom 75.00% $627 5470 $75 $395 Rent Factor 30.00% Two Bedroom 90.000/0 $627 $564 $90 $474 Annual Unadjusted Rent $7,524 Three Bedroom 104A0% $627 5652 $105 $547 Monthly Unadjusted Rent $627 Four Bedroom 116.00% $627 $727 $120 $607 Type of Rent Adjusted Max Apt Unit Factor (%) AMI Income studio 70.000/4 $25,080 5171556 One Bedroom 75.00% $25,080 $18.810 Two Bedroom 90.00% $25,080 522,572 Three Bedroom 104.00% $25,080 526,083 Four Bedroom 118.00% $25,080 529.093 NYS -HFA 1999 Glens Falls Warren County Affordable Rents 40% Basis Type of Rent Unadjusted Adjusted Utitlity. Net Annual Median Income $41 ,800 Apt Unit Factor ("/.} Monthly Rent Monthly Rent Allowance Rent Income Factor 40.00% studio 70.00% $418 5293 $65 $228 Adjusted ANTI $16,720 One Bedroom 75.00% $418 $314 $75 $239 Rent Factor 30.00% Two Bedroom 90.00% $418 $376 $90 $286 Annual Unadjusted Rent $5,016 Three Bedroom 104.00% $418 5435 $105 $330 Monthly Unadjusted Rent $418 Four Bedroom 116.00% $418 5485 $120 $365 Type of Rent ;;:..;.Adjusted _ Max Apt Unit Factor :AM1 Income studio 70.00% $16,720 511 ,704 One Bedroom 75.00% $16,720 $12,540 Two Bedroom 90.00% $16,720 515,048 Three Bedroom 104.00% $16,720 S171389 Four Bedroom 116.00% $167720 S191395 4rJ' o � /� Basis Type of Rent unadjusted Adjusted ul:itiity Not Annual Median Income $41 ,800 Apt Unit _ Factor Monthly Rent Monthly Rei nt Alto inrence Rent Income Factor 45.00% studio 70,00% $470 $329 $65 $264 Adjusted ANTI $18,810 one Bedroom 75.00% $470 $353 $75 $278 Rent Factor 30.00% Two Bedroom 90.00% $470 5423 $90 $333 Annual Unadjusted Rent $5,643 Three Bedroom 104.00% $470 5489 $ 105 $384 Monthly Unadjusted Rent $470 Four Bedroom 116.00% $470 $545 $120 $425 Type of Rent Adjusted Max Apt Unit Factor (0/6) AMI ". Income studio 70.00% $18,810 S13,167 One Bedroom 75.00% $18,810 $ 14, 108 Two Bedroom 90,00% $182810 5161929 Three Bedroom 104.00% $18,810 $ 19,562 Four Bedroom 116.00% $18,$10 $21 ,820 NYS-HFA 1999 PCensus for Mapinfo Page 1 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House = Confidential Data Sources Population Facts 1 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707,00 j Tract NY113 0708.00 i Population I i 2003 Projection 52,403 20,810 5,431 8,738 6,641 1998 Estimate 61,679 201414 5,366 8,530 61518 1990 census 59,209 190328 5,167 7,978 6,183 1980 Census 54,854 17,112 41682 61956 51474 Population growth, 1980 to 1990 7.94°% 12.95% 10.36% 14.69% 12.95% Households 2003 Projection 24,625 81336 21135 3590 21511 1998 Estimate 24,012 81016 2,072 3531 21413 1990 Census 22,559 7,294 11930 31176 21188 1980 Census 190420 51921 11630 2,550 1,741 Household growth 1980 - 1990 16.16% 23.19% 18.40% 24.55% 25.67% 11998 Estimated population 61,679 % base 20,414 ° base 5,366 % base 8,530 % base 6„518 % base i While 60,654 98% 20,030 98% 5,296 99% 8,326 98% 61408 98% 1 Black 354 1% 82 0% 12 0%, 28 0% 42 1%1 Asian or Pacificfslander 440 1% 239 1% 48 1% 150 2% 41 1% , I Other races 231 0% 63 0% 10 0% 26 0% ` 27 0% . Hispanic origin 674 1% 202 1% 21 0% 82 1% 99 21 Occupied units 22559 % base 7,294 % base 1 ,930 % base 3,176 % base 2,188 % basel Owner occupied 15,625 69% 51384 74% 1,582 82% 1,930 61 °/0 1,872 86% Renter occupied 6,934 31% 11910 26% 348 18% 11246 39% 316 14% 1990 Average persons per 2.58 2,63 2.65 2.51 2.79 household i 1998 Households by estimated 24,012 % base 81016 % base j 2,072 % base 31531 % base 21413 % base income $150,000 or More 576 2% 280 3% 138 7%l 119 3% 23 1% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCersus for Mapinfo Page 2 i Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 1 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.06 Tract NY113 0709.00 — -- - -------- - . . -- --- _.._ _... . . . ... .... $100,000 to $149,999 11022 4% 451 6% 159 8% 220 6% 72 35 $ 75,000 to $ 99,999 11579 7% 602 8% 152 7`Ya 347 10% 103 4% $ 50,000 to $ 74,999 41614 19°% 11601 20% 527 25% 644 18% 430 19% $ 35,000 to $ 49,999 41550 19°% 1,729 22% 392 19°% 737 21% 600 25% $ 25,000 to $ 34,999 3,497 15% 1,122 14% 231 11% 484 14% 407 17% $ 15,000 to $ 24,999 31844 16% 11098 14% 178 9% 469 13% 451 19% $ 51000 to $ 15,000 31749 16% 11000 12% 237 11% 468 13% 295 12% Under $ 5,000 581 2% 133 2°/o i 58 3% 43 1% 32 1 % Average household income $ 470668 $ 53,083 $ 65,051 $ 53,603 $ 42,046 Median household income $ 361106 $ 41,149 $ 47,691 $ 41,138 1 $ 35,549 (Averaged) Estimated per capita income I $ 18,805 , $ 21,176 $ 25,694 $ 22,189 $ 16,133 I Senior Analysis - 1998 Confidential Meadows Apt - .July 1999 PCensus for Mapinfo Page 3 i Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 2 Warren County NY Town of 4ueensbury Tract NY113 0706,00 Tract NY113 0707.00 Tract NY113 0708.00 I 1998 Estimated population 61 ,679 % base 20,414 % base 51366 % base 81530 % base 61518 % base i Male 29,736 48% 91775 48% 216440 49%u 4,002 47% 3,133 48% Female 31 ,943 52% 10,639 52% 21726 51% 4,528 53% 1 3,385 52% I2003 Projected population 62,403 % base 20,810 °/, base 51431 % base 8,738 % base 6,641 % base Male 30,128 48%v 9,952 48%'i 21659 49% 4,107 47% ' 31186 48% Female 32,275 52% 10,85$ 52`y°f 21772 51% 4,631 53% 31455 52% Marital status 47.017 % base 15,371 °i° base 4,167 %° base 6,403 % base 4,801 % base Single male 61326 13% 11860 12% 481 12% , 774 12% i 605 13% Single female 51413 12% 11618 11% 409 10% 724 11% 1 485 10% Married 26,421 56% 91144 59% , 21596 52% 31729 58% 21819 59% Previously married male 21726 6% 830 5% I 252 6% 293 1% 285 6% Previously married female 61131 13%; 11919 12% 429 10% 883 14% 607 13% l 'Households with children 81119 % base 2,704 % base 665 % base 1 ,107 % base 932 % base Married couple families 6,162 76% 2,119 78% 557 $4% 852 77% i 710 76°I° Other family, male head 450 6%° ( 131 5'Y° 32 5%° 47 4%; 52 6°/° Other family, female head 1,383 17%; 426 16'0 71 11% 196 18% 159 17% Non-family 124 2% 1 28 1% 5 1% 12 1% 1 11 10lo( 1 1998 Estimated population by age ; 61 ,679 % base 20,414 % base ' 5,366 % base 8,530 % base 61518 °l° base Under 5 years 41051 7% 1 ,249 6% 294 5% 1( 467 5V 488 7%° 5 to 9 years 4,142 7% 1,297 6% 311 6% 491 6%, 495 $°t° 10 to 14 years 41297 7% 1,377 7%l 353 7% 545 6% 1 479 7% 15 to 17 years 21715 4% 961 5%1 256 5% ! 418 50% 287 4% 18 to 20 years ! 21589 4%° 815 4°/40 199 4% ( 352 4% 264 4% 21 to 24 years 2,995 5% ' 986 5% 229 4% 433 5% i 324 5% 25 to 29 years 4,018 7% 11364 7% 336 60/11 606 7% 1 422 6°!0 30 to 34 years 4.237 7% 11315 611/4 286 5% ; 547 6V 482 7% 35 to 44 years 91505 15% 21951 14%, 805 15% F 11098 13% 1,048 16% 45 to 54 years 81359 14% 31014 15% 822 15%; 11349 16% 843 13% 55 to 59 years 3,025 5°l0 11124 6% , 308 6% i 514 6% ; 302 5% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 4 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 2 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707X0 Tract NY113 0708.00 60 to 64 years 21417 4% 832 4% 262 5% 313 4% 257 4°it 65 to 74 years 4,781 8% 11618 8% 490 9% 688 8% 440 7% 75 to 84 years 3,191 5% 11106 5% 305 6% 529 6% 272 4% 85 years and older 11358 2% 405 2% 110 2% 180 2% 115 2% Average age 37.80 38.46 39.99 39.38 35.98 Median age 3685 38.03 40.34 38.77 35.17 (Averaged) Population by household type 59,209 % base 191328 `iu base 51167 % base 7,978 % base 61183 % base Family households 49,758 84% 1 16,791 87% 41492 87% 6,857 86% 1 5,442 88% Non-family household 81364 14°I° 2„396 12°!° 614 12°l° 11121 14% 661 11°i° Group quarters 1,087 2% ' 141 1% 61 1% 1 0 0°I° 80 1% i Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 5 Town of Queenbury Update - July 1999 Profile Report . Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 3 Warren County NY Town of Queensbury 1 Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 OT08.00 i I i Households by type 22,559 % base 7,294 % base 11930 % base 31176 % base 2 188 % bas6 � I Single male 21002 9% 1 548 8%, 176 9% 1 225 7% 147 7% Single female 1517 161l01 11056 14% , 203 11°/0 595 19% , 257 12% Married couple 12,740 56% 1 41428 61% 1,258 650l0 1 ,820 57% i 1 ,350 62% Other family, male head 794 4`yo 1 231 3"/. , 64 3`%o 81 30/o ! 86 4010 Other family, female head 21254 10`l3 ( 666 9411. j 130 7°l, 317 10`l ! 239 11°l, Nan-family, male head 773 3% 1 221 3°l1i 64 3°/u 84 3% , 73 3% Non-family, female head 479 2% 1 124 2% ' 35 2% ' 53 2% 1 36 2% Urban and rural population 59,209 % base I 19,328 % base ' 5.167 % base 71978 % base 6,183 % base Urban 35,078 59%1 14,594 76% 1 652 13% : 71978 100% 5.964 96% Rural 24,131 41% I 41761 25% 41515 87% 1 0 0% ! 246 4% Females 16 years and older, with 24,350 % base 8,000 % base 21108 % base I 31421 % base 21471 % base children I I I i I With children 0-5 years only Working 11237 5% 1 388 50G4 123 6% 110 3% . 155 6% Not working 99 0% 1 13 0% ; 6 0% 7 0% 0 0% Not in labor farce 657 3% 1 196 7h 1 55 3% 60 2% , 81 31!, With children 6-17 years only i1 Working 31107 13% 11061 13%, 266 13% 1 469 140l, 326 131y0 Not working 140 1% , 16 D% 9 0% , 0 0% 7 0°l0 Not in labor force 815 3% ; 330 4% 61 3% 158 5% 111 4% With children 0-5 and 5.18 Working ! 833 3% 341 4% 1 47 2% 154 5% 130 5% Not working 76 0% 9 OV 9 0% 0 0% 0 0% Not in labor force 643 3% 230 3"l0 45 2°/a 83 2% 102 4°/0 With no children Working 71195 304{, 2467 31% 584 28`Y4 1,107 32'k 776 31`%, Not working 550 2% 105 1'y° 51 2% 33 i'i3 21 1% Not in labor force i 81998 37% 2,844 35% 852 40% 11230 36% 762 31% i i Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 6 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 3 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 1 Tract NY113 0708.00 I Households by age and poverty 22,508 % base 71318 % base 1 .977 % base 31154 % base 2.177 % bast status Above poverty, underage 65 15,395 68% 5,147 70°/� 1 11376 70°!° i 2.163 fib°/a i 11668 77% Above poverty, age 65 and over 5,012 22% 1,678 23`V4 483 24% 1 816 26% 379 17'!° Below poverty, under age 65 11544 7% 360 5`/° 109 6% 144 5% i 107 5°% Below poverty, age 65 and over 557 2% 133 2%; 9 0°I° 101 3% 1 23 1 % Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo page 8 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc,, House - Confidential Data Sources Population Facts 4 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 Puerto Rican 166 0% 55 0% 3 0% 26 0% 26 0% Cuban 23 0% 2 0% 0 0% 2 0%0 • 0 0% Other Hispanic 199 0% ( 64 0% 1 12 0% , 27 0% ! 25 0% 1998 Hispanic population by race i 674 % base 202 °i% base 21 % base 82 % base 1 99 °/a base I White 560 83% 166 82% 20 95% i 59 72%u 87 880/o Blad 2 0% 1 2 1% : a 0% 1 1 1% , 1 1% Asian 6 1 % 2 1'% 0 0% 1 2 2% i 0 0% Other 106 16% 1 32 16% 1 5% 20 24% 11 11% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 Pcensus for Mapinfo Page 9 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 5 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 Population by transportation to j 26,866 % base 9,091 % base 2,291 % base i 3.815 % base 2,985 % base work I Drive alone 21,065 78% 7,517 83% 1,865 81% 3,155 83% 2.497 84% Carpool 3.184 12°/° 986 11'1° 233 10°I° 435 11% ; 318 11% Public transportation 304 1% 56 1°/,, i 15 1°I° 13 0% 28 1%° Drive motorcycle 55 d°/,, . 29 0`i, ' id 0`l31 0 d°/° 19 1`;0 Walked only 11280 5% j 227 2`u j 48 2% i 116 3% 53 2% Other means 234 1% 37 0`%, 27 1% 1 0 O% i 10 0% Work at home 744 3% j 239 Tyo 93 4% 1 96 3% ( 50 2% Population by travel We to wark 26,866 % base 1 91091 % base 21291 % base 31815 % base ( 2,985 % base Under 10 minutes or work at 71435 28% 21240 25% ; 387 17% i 11064 28% 1 789 26% home 10 to 29 minutes i 14,110 53% 51465 60% ! 11539 67% 2,217 58°1° j 1,709 57% 30 to 59 minutes 4,045 15% 987 11% ; 272 12°l° 338 9% 377 13% 60 to 89 minutes i 915 3% j 285 3% , 61 3% 163 4% 61 2% 90 minutes or more 361 1% 114 1 °In 32 1°/0 33 1°/° , 49 2% 1 Average travel time in minutes 17,88 1711 1845 15.95 17,56 Households by number of 22559 I`% base 71308 "I° base 1,930 % base 3,176 "I<, base 2.202 `Yu base vehicles i No vehicle 2,d62 9% 390 5% 48 2% 234 7% 108 5°la 1 vehicle 71793 35% , 21555 35% 549 28% 11290 41% . 716 . 33% 2 vehicles 9,428 42% 31232 44% 939 49% 11250 39% ! 1 ,043 47%v 3 or more vehicles 31276 15% : 11131 15% 394 20% 402 13% , 335 15% Estimated total vehicles 37,132 12,638 31688 5,076 F 3,874 Population 25 years and older. by 38.518 % base , 12,737 % base 3,556 % base 51266 % base 3,915 % base education level Elementary (grades 0-8) F 2,792 7% 688 5% 143 4% 229 4°lu 316 8% Some high school (grades 9-11) 5,584 14% 1,646 13`!° 440 12% 499 9% 707 18% High school graduate (grade 12) 12,716 33% 31880 30% 1,014 29% 11456 28% 11410 36% Some college (grades 13.15) 6,678 17% 2387 19% 687 19% 1,070 20% 630 16% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 10 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 5 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 I Associate degree only 31268 8% 11212 10% 376 11% 554 11% ! 282 7 Bachelors degree only 41626 12% 11754 14% 1 593 17% 814 15% 1 347 9% Graduate degree 2,854 7% 11170 9% 1 303 9% I 644 12% i 223 6% a Population enrolled in school 14.438 % base 1 51025 % base 1,326 % base 21167 % base 1.532 % base Public pre-primary 766 5% 261 50% 82 13%) 111 5% 68 4% Private pre-primary 505 3°70 200 4% ; 72 5% j 103 5% 25 2% Public elementary or high 91636 67% 3,286 650i1 l 842 63% 1 11379 64% 1,065 70% Private elementary or high 481 3% 184 4%) 78 6013 43 2% . 63 4% Enrolled in college 3,050 21% i 1,094 22% 252 19°7° 531 25°l0 311 20°18 I Senior Analysis - 1998 Confidential Meadows Apt -July 1999 PCensus for Mapinfo Page 11 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 6 Warren County NY Town of Rueens6ury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 070$,00 Housing units by occupancy 31 ,737 % base 8,579 % base ! 2,804 % base 31423 % base 2.352 % base status I lu, 2,188 93/° 3176 93 Occupied i 22.559 71°J° ; 71294 85°/° � 1 ,930 69°i° ° q Vacant 9,178 29% 11285 15% 874 31% ( 247 7% 164 7% Vacant units ( 91178 % base : 1 ,285 % base 874 % base 247 % base 164 % base I � For rent 568 7% 184 14`Y° ; 38 4°I° 117 47% 29 18% For sale only 505 6% 122 9% : 40 5°!° 46 19% j 36 22% Seasonal 61942 76% 812 63% 730 84% 1. 43 17% 1 39 24% Other 1 1,063 12% 167 13% ' 66 8% . 41 17% 60 37% Owner occupied property values 11,645 % base , 41413 % base ! 11315 % base 1 11753 % base ' 1 ,345 % base Under $25,000 267 2% : 45 1% 10 1°la 7 0% ; 28 2% $25,000 to $49,999 993 9% 256 6% i 58 4% 1 32 2% ' 166 12% $50,000 to $74,999 21470 21% 679 15% 191 15% 174 10% 314 23% $75,000 to $99,999 31237 28% 11117 25�' 234 18% 438 25% i 445 33% $100,000 to $149,999 2,686 23°l0 ; 11269 29°/0 : 308 23% 675 39°/0 286 21°I° $150,000 to $199,999 1 ,005 9°!° 540 12% ! 185 14% 284 16% ' 71 5°/0 $200,000 to $299,999 603 5% , 300 7% 163 12% 106 6% 31 2% $300,01)0 to $399,999 192 2% 102 2% 76 6% 23 1% 3 0% $400,000 to $499,999 80 1% 57 1`Y° 52 4% 5 0% 0 0% $500,000 and over 112 1% ; 48 1% 38 3% 9 1% 1 01 Median property value $ 91,200 $ 111 „191 $ 133,100 $ 115,422 $ 84,255 (Averaged) Total rental units j 6,292 11785 298 1 ,202 285 Median rent $ 369 $ 422 $ 416 $ 41$ $ 443 )Averaged) Senior Analysis - 1998 Confidential Meadows Apt - July 1999 Pcensus for Mapinfo Page 12 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Facts 7 Warren Coun#y NY Town of Queens-bury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 � I Persons in households 22,559 % base 7,294 %° base 1,930 % base 31176 % base 1 21188 % base 1 Person households 51519 24°/, 11604 22% ( 379 20% . 821 26% 404 18%° 2 Person households 7,402 33% 21448 34% 1 722 37% 'l 11042 33% 684 31% 3 Person households 3,961 18% 1 .341 18% 323 17% ' 561 18% 457 21% 4 Person households 3.482 15%° 11166 16°/3 i 308 16% ; 467 15% i 391 18% 5 Person households 1 1.503 70/, 520 7% 140 7% i 214 7`la : 165 81% 6 Person households 474 2% 1 148 2%° 42 2% 51 2% i 55 3% 7 or more person households 218 10,01 67 1 °/° 1 16 1% 1 20 1°/° 31 1 Year round units in structure 311737 % base 8,579 % base 21804 % base 31423 % base 2,352 % base Single units, detached 21,897 69% : 51930 69% 1 21435 87% i 1 ,926 56% 1,569 67% Single units, attached 771 24I01 362 4% 29 1% 1 183 5% 150 6% i Double units 2,402 8% 295 3% 1 131 5% I 83 2% 81 3%° 3 to 9 units 2569 8% 687 8% j 113 4% ! 560 16% ' 14 1% 10 to 19 units 473 1°l0 163 2%, 3 0%ff 159 5% ; 1 0% 20 to 49 units 41.t 1%° 390 5°/1 ' 0 0". 390 11°!° ' 0 0% 50 or more units 170 1% ; 0 0% 0 0% '1 0 0% 0 0°l° Mobile home or trailer 1 21419 8% 1 652 8%° ' 45 2% 1 92 3% 515 22°/° All other 492 2°Xi 100 1°G3I 48 201,11 30 1°/, 22 1°/° i Singlelrnultiple unit ratio 3.68 1 410 9,98 1 77 1791 Housing units by year built 22,559 % base 7,308 % base 1,930 % base 31176 % base 2202 % base Built 1989 to March 1990 629 3% 346 5% , 44 2% 65 2% 237 11% Built 1985 to 1988 11884 8% 807 11% 173 9°/n ; 327 ld°la. 307 14°I° Built 1980 to 1984 11216 5% 597 8% 179 9% 296 9% 122 6% Built 1970 to 1979 41710 21% 2,023 28% 523 27% 11181 37% 319 14% Built 1960 to 1969 2,882 13% 11274 17% ' 232 12% 687 22% 355 16% Built 1950 to 1959 21360 10% 951 13% 209 11 % 339 11% 403 18% Built 1940 to 1949 11661 7% 392 5`Y° 158 8% . 56 2% 178 8% Built 1939 or earlier 71217 32% 918 13%1 412 21°/o 225 7% 281 13% Senior Analysis • 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 13 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Census Update Summary Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708,00 I 1998 Estimated population 611679 % base 20,414 % base 51366 % base 8530 % base I 6,518 % base I 1998 Population by age: 0to 4years 41051 7% ' 11249 6% ! 294 5% 1 467 5% 488 7% 5 to 17 years 11,154 18% 31635 18% 920 17% i 11454 17% 1 ,261 19°l° 18 to 24 years 5,584 9% 1 1 ,801 9% , 428 $°(° 7$5 9°I° ' S$$ 9% 25to34years 8,255 13% 1 2,679 13% i 622 120/t 11153 14% 1 904 14% 35 to 44 years 9,505 15% 1 21951 14% . 805 150l,I 1,098 13% 1 ,048 16% 45 to 54 years 8,358 14% 3,014 15% . 822 15% 1 1 ,349 16°l° 843 13°i° 55 to 64 years 51442 9% 1 1 ,956 10% 570 11% 827 10% 559 9% 65 to 74 years 4,781 8%. 11618 8% 490 9% 688 8% 440 7% 75 years and over j 4.549 7°/a 11511 71I° 415 8% 709 8% � 387 6% Dominant age group 5 to 17 years 5 to 17 years 5 to 17 years ( 5 to 17 years 5 to 17 years _. ... - __. _ Ilk . i .. 1998 Estimated households 24,012 8,016 21072 3,531 21413 Average Household Income $ 47,668 1 $ 531003 3 65,051 $ 53,603 $ 42,046 2003 Projected population 62,403 % base L 20,810 '% base 51431 % base , 8,738 % base 6,641 % base i 2003 Population by race White 61 ,210 98% . 20,342 98`l) 1 5,347 98% 81483 97% 6,512 98% Black 385 1% , 92 0% 13 0% ' 32 0% 47 1% . Asian or Pacific Islander 525 1% 1 287 1°i° 60 1% , 191 2°/° ! 36 1% Other 283 0% ! 89 0% 11 0% i 32 0% 46 1% Hispanic 796 1% 243 1%, 20 0% ' 95 1% 128 2% 2003 Projected households 24,625 81336 21135 3,690 2,511 Average Household Income $ 54,377 $ 59.551 $ 74,312 5 59,895 $ 46 A92 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 14 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources -- ------ Population Trends Warren County Town of ` Tract NY113 Tract NY113 Tract NY113 1980-2003 NY Queenshury 1 0706,00 0707.00 OT06,00 Total Population 1980 Census 54,854 17,112 4,682 61956 5,474 1990 Census 59,209 19,328 51167 7,978 61183 1998 Estimate 61,679 20,414 5.36E 8,530 6,518 2003 Projection 62,403 20,810 51431 81738 61641 Change in population (persons) I I I 1980 to 1990 41355 2,216 485 11022 709 1990 to 1998 21470 11086 199 552 ( 335 1998t0 2003 724 396 65 208 123 Change in population (percent) 1980 to 1990 7.9%, 12.9°la 10.4°I°i 14,7%, 13.0% 1990 to 1998 4.2% 5.60/0 3.9°/% 6.9°!° 5A% 1998 to 2003 1.2%1 1.9°l° 1,2% 2.4%: 1.9% 1 i i Rate of change in population ' (percent per year) 1980 to 1990 0.80/° 1.3°¢ 1.0% 1.5% 1.3% 1990 to 1998 0.8'/c: 1.1°%' 0.8%1 1.4% 11% 1998 to 2003 0.2% 0 4°/v 0.2%1 0.5°/° 0.4% t Population density Land Area (square miles) 870 47 33 8 6 Persons per square mile 1980 Census 63.1 363.0 140.5 857.9 957.9 1990 Census 68.1 410.0 155.1 984.0 11082,0 1998 Estimate 70.9 ( 433.0 161.0 1,052.0 1 ,140E 2003 Projection 71 .7 I 441.4 163.0 1,077.7 11162.2 Density change (persons per square mile) 1980 to 1990 5.0 47.0 14.6 126 0 124.1 1990 to 1998 2.8 23.0 6 0 68.1 58.6 1998 to 2003 0.8 8.4 2.0 25.7 21.5 I Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapin#o Page 15 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Population Trends Warren County Town of Tract NY113 Tract NY113 Tract NY113 1980-2003 NY Queensbury 0706.00 0707.00 0708.00 Density change rate (persons per square mile per year) 1980 to 1990 0.5 4.7 1 .5 ( 12.6 12A 1990 to 1998 0.6 4.6 1 .2 13.6 11 .7 1998 to 2003 0.2 17 OA 51 4.3 1998 Estimated population 61,679 20,414 51366 81530 1 61518 By sex: Male 29,736 91775 2,640 4,002 3,133 Female 31,943 10,639 2,726 1 41528 31385 2003 Projected population 62.403 1 20,810 5,431 81738 6,641 By sex- Male 30,128 91952 2,659 4,107 3,186 Female 32,275 1 10,858 2,772 41631 31455 i Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 16 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Age Distribution 1998 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 1 1998 Estimated Population 61,679 % base 1 20,414 % base 5,356 % base 8,530 % base . 6,518 % base I 1998 Population by age 0to 4years 41051 7% ' 1,249 6% I 294 5°Jp 467 5°% 485 7°Jp 5 to 9 years 41142 7% i 11297 61yo ! 311 6%p 1 491 6% 495 8% 10 to 14 years 4,297 70% , 1,377 1,7b 353 7% 1 545 6% j 479 7% 15 to 17 years 21715 4% 961 5% 256 5% 11 418 5% 287 4% 18 to 20 years 21589 4% 1 815 4`V6 199 4% j; 352 4% 264 4% i I 21 years 760 i°a 248 1% ; 58 1% , 99 1% 91 1%fl 22 to 24 years 21235 4% 11 738 4% 171 3% ; 334 4% 1 233 4% 25 to 29 years 4,018 7% 1 11364 7% ; 336 6% 606 7% i 422 5% 30 to 34 years 4,237 7% 1 1,315 6% ! 285 50% 547 6% 482 7%p 35 to 44 years 91505 15% 21951 14% ! 805 15% 1,098 13% 1 11048 16%u 1 45 to 54 years 8,358 14% 3.014 15% ' 822 15% ' 11349 16%p 11 843 13% 55 to 59 years 31025 5% 11124 6% , 308 6% 1 514 6%4 302 5% 60 to 64 years 21417 4% 832 4%n 262 5% ! 313 4%p 1 257 4% 65 to 74 years 4,781 8% 1 11618 8% , 490 9% i 688 8% 1 440 7% 75 to 84 years 3,191 5% I 11106 5% 1 305 6% 529 6% j 272 4p/p 85 years and over 11358 2%p l 405 2% ' 110 2% 180 2%n 115 2% I Dominant age group 35 to 44 years 45 to 54 years 45 to 54 years 45 to 54 years 35 to 44 years 1998 Average age 37,8 38.5 40,0 39A 360 1998 Median age 3&8 38.0 40.3 38.8 35.2 (Averaged) Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 17 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc, , House - Confidential Data Sources Age Trends 1994-1998 Warren County NY Town of Queenshury Tract NY113 4706.00 Tract NY113 FUR Tract NY113 0708.00 (persons) I 1990 Population 59,209 % base 19,328 % base 5,167 %° base 7,978 % base 6,183 %° base 0 to 4 years 4,015 7% 11229 6% : 288 50% 446 6°/o 495 8(X0 5to 9years 4,093 11382 7% 1 381 7% 575 7% 426 7% 10 to 14 years ( 41084 7% 1 ,341 7% 1 331 6% 554 7%ti 461 7%9 15 to 17 years 21556 4% 893 50l, 215 4% 389 5% 289 5°to- 18 to 20 years 1 2,687 5% 821 4`) 197 4010 i 363 50G, 261 4% � I I 21 years 795 1701 234 1% 1 57 1°I° ; 95 1°l° ; 82 1°I° 22 to 24 years 21461 4% 1 692 4°!o ( 142 3% 290 4% , 260 4% 25 to 29 years 41715 8% 1 11396 7%° I 329 6°I° 522 7% 545 9% 30 to 34 years 41746 8% . 11453 8% � 404 8%° 493 6%° 556 9% 35 to 44 years 9,007 15% 31113 16% , 880 17% 11293 16% 940 15% I ! 45 to 54 years 61158 10% 21226 12% 598 12% 1 979 12% 649 10% 55 to 59 years 2,560 4%° 867 4% 275 5% ! 346 4%° 246 4% 60 to 64 years 1 21761 5% 1 898 5% 283 5%° 1 368 5%° 247 4% 65 to 74 years 41810 $°/° 1,629 8°la , 474 9"I° ; 721 9°!° , 434 7°I° 75 to 84 years 2,778 5% 858 4% : 231 4% 425 5% 202 3°I 85 years and over 963 2%a1 291 2% 82 2% 119 1% 90 1°1° Dominant age group 35 to 44 years 35 to 44 years 35 to 44 years 35 to 44 years 35 to 44 years Change in age ranges 1990 to 1998 (persons) 0 to 4 years 36 20 6 21 -7 5 to 9 years 49 -85 .70 -84 69 10 to 14 years 213 1 31 22 -9 18 15 to 17 years 159 j 68 41 29 -2 18 to 20 years -98 -6 2 -11 3 21 years 1 -35 14 1 4 9 22 to 24 years 226 46 29 44 -27 25 to 29 years -697 -32 7 84 11123 30 l0 34 years 509 138 -118 54 -74 35 to 44 years 498 -162 -75 -195 108 45 to 54 years 2,200 788 224 370 194 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 18 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House = Confidential Data Sources Age Trends 1990-1998 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 (persons) � I 55 to 59 years j 445 257 33 168 56 60 to 64 years j -344 •66 -21 ' -55 10 65 to 74 years .29 -11 16 33 fi 75 to 84 years 413 248 74 104 70 85 years and over 395 114 28 61 25 ,Age group with greatest growth 45 to 54 years 45 to 54 years 45 to 54 years 45 to 54 years 45 to 54 years 1990 Average age 367 371 38.5 38.0 34 7 1998 Average age 37.8 38.5 40.0 j 39.4 36.0 .Change 1990 to 1998 1.1 1.4 1.5 1 A 1.3 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfc Page 19 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc,, House - Confidential Data Sources Age Trends 1990-1998 Warren County Town of Tract NY113 Tract NY113 Tract NY113 (percent) NY Queenshury 0706,00 0707.00 0708,00 iChange in persons per age range 1990-1998 1 (as percentage of 1990 range) 0 to 4 years 0 90% 1 .6% 2.1%1 4.7%: -1 4% /r 5 to 9 years 1 .2%,, -62` ; -18 40161 14.6%jj 162% 10 to 14 years 5 2°/aj 2.3%1 6 6%; -1 .6%1 3 9°/a 15 to 17 years 6,2% 7.6%1 19 1%1 7.5%1 -0.7% 18 to 20 years 3.60/l -0 7°I i 1 .00% -3.0% i 21 years 4.4%i 6.0%': 1,8%. 4.2°In! 11 .0% 22 to 24 years -92% 6 6%: 20.4%, 15.2%1 -10.4% 25 to 29 years -14.8%, -2.3% 2.1%! 16.1%, -22.6%u 30 to 34 years -10.7% -9.5%, -29.2% 11,0% -13.3°% 35 to 44 years 5.5% -5.2%1 -8.5%' -15.1% 11.5% I 45 to 54 years 35.7%' 35.4% 37.5% 37.8%11 29.9% 55 to 59 years 17.2%11 29.15%'1 12.0%' 48 6% 22.8% 60 to 64 years -12.5%1 -7.3% -7,4%: -14.9%! 4.0% 65 to 74 years 0.6%1 -0.7% 3.4°/a -4.6% 1.4% 75 to 84 years 14.9% 28. %; 32.0%I 24.5%: 34.7% 85 years and over ! 41.0% 392% 34.1% 51.3% 27,13% i Range will) greatest growth 85 years and over l 85 years and over 45 to 54 years 85 years and over 75 to 84 years Change in percentage of total population in each range 1990 to 1998 i 0 to 4 years -0.2 42 -0-1 -0.1 -0.5 5 to 9 years 42 ! -0,8 -1.6 -1.5 01 10 to 14 years 01 -0 2 0.2 -0.6 -0.1 15 to 17 years 0.1 01 0 6 0.0 -0.3 18 to 20 years -0.3 -0.3 -01 -0.4 -0 2 21 years -0.1 0.0 -0 0 -0 0 01 22 to 24 years -0.5 0.0 0.4 0.3 -0.6 25 to 29 years -1 A -0.5 -0.1 0.6 -2.3 30 to 34 years 1 1 1.1 -2.5 0.2 -1.6 Senior Analysis - 1999 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 20 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House = Confidential Data Sources Age Trends 1990k1998 Warren County Town of Tract NY113 Tract NY113 Tract NY113 (percent) NY Queensbury 0705.00 0707,00 0708.00 i I 35 to 44 years 0.2 -1 7 -2.0 -3.3 0.9 i 45 to 54 years 3.2 1 3.2 3.7 3.5 2 4 55 to 59 years 0.5 1 0 ! 0.4 1.7 0 7 60 to 64 years -0.7 46 0.6 65 to 74 years -0.4 0 5 -0.0 -1.0 -0.3 75 to 84 years 0,5 1 .0 1.2 0.9 09 85 and over 0.6 6.5 0.5 0.6 0.3 Range with greatest growth 45 to 54 years 45 to 54 years 45 to 54 years 45 to 54 years 45 to 54 years Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 21 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Race by Year i Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY113 0708.00 1980 Census total population ! 54,854 % base 17,112 % base j 4482 % base 6,956 % base 5A74 % base White 54,343 99% 15,937 99% 11 4.645 99% i 6.886 99°/° 5,406 99% Black ! 240 0% I 54 00 1 11 0I° 15 0ofl ! 28 1% Asian or Pacific Islander 130 0°i° 75 0°/° 13 0°/0 41 1°I° 21 0% American Indian 66 0% 20 no 6 00"a 5 0°i° 9 0% Other 75 0% 26 0`%f 7 01% 9 0% 10 0% 1990 Census total population 59,209 % base I 19,328 °l; base 5,167 % base 71978 % base 61183 °ifl base White 1 58,452 99% 19,072 99% 5,119 99% 7,851 98% 61102 99% Black 301 1% 1 66 0% 10 0%, 21 0% 35 1% Asian 261 0% 11 142 1%I 30 1% 1 85 1% ! 27 0% Pacific Islander 9 0% , 0 0`%� 1 0 0% ; 0 0% ' 0 0% American Indian 110 0% 1 28 0% ; 7 0% I 8 0% I 13 0`!U Other 76 0% 1 20 O% i 1 0% 1 13 0% 6 0% Hispanic 476 1% . 136 1% 20 0% 59 1°/0 57 1 °i° 1998Estimatedpopulation 61 ,679 % base 20,414 % base 5,366 % base 81530 % base 61518 % base I � White 60,654 98% , 20,030 98% ; 5,29E 99°/° , 8,326 98% I 6,408 98% Black 354 1% , 82 0%0 12 0% 28 0% i 42 1°!° Asian or Pacific Islander 440 1% 239 1% 48 1% 150 2% 1 41 1% Other 231 0°'0: E3 0°l0 10 0°1° I 26 070 1 27 1% Hispanic 674 1% j 202 1% 21 0% 82 1% 99 2°l° 2003 Estimated population 62,403 % base 20,810 % base 5,431 % base 8,138 °I° base ! 61641 % base White 61,210 98% : 20,342 98% . 51347 98% ,; 81483 97% 6,512 98% Black 385 1% ; 92 0°/° 13 0°/° , 32 0°/° : 47 1°l° Asian or Pacific Islander 525 1% 287 1% . 60 1% 191 2% ] 36 1% Other 283 0% 89 0% 11 0% , 32 0% 46 1% � Hispanic 796 1% 243 1°/o 20 0% 95 1% 128 2`%u Senior Analysis • 1998 Confidential Meadows Apt -July 1999 PCensus for Mapinfo Page 22 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Ines House - Confidential Data Sources Race Trends 1980-2003 ! Warren County Town of i Tract NY113 Tract NY113 i Tract NY113 (Persons) NY Queenshury 0706.00 0707.00 1 0708.00 i White population 1980 Census 1 54,343 ; 16,937 41645 6,886 51406 1990 Census 58,452 1 19,072 51119 i 7,851 6,102 1998 Estimate 60.654 20,030 5,296 8.326 6,408 2003 Projection 61 ,210 1 20,342 51347 8,483 1 6,512 Change 1980 to 1990 41109 2,135 474 1 965 696 Change 1990 to 1998 2,202 958 177 475 306 Change 1998 to 2003 556 312 51 157 104 Black population 1980 Census 240 54 11 15 28 1990 Census 301 66 10 21 35 1998 Estimate 354 82 i 12 28 42 2003 Projection 385 92 ! 13 32 47 Change 1980 to 1990 61 12 -1 6 ! 7 Change 1990 to 1998 53 16 2 7 7 Change 1998 to 2003 31 10 1 4 S 'Asian or Pacific Islander 1980 Census 130 75 13 41 21 1990 Census 270 142 30 85 27 1998 Estimate 440 239 48 150 41 2003 Projection 525 287 60 191 36 i Change 1980 to 1990 140 67 17 44 6 Change 1990 to 1998 170 97 18 65 14 Change 1996 to 2003 85 48 12 41 -5 Other population 1980 Census 141 46 13 14 19 1990 Census 186 48 8 21 19 1996 Estimate 231 63 10 26 27 2003 Projection 283 89 11 32 46 Change 1980 to 1990 45 2 -5 7 0 Change 1990 to 1998 45 15 2 5 8 Change 1998 to 2003 52 26 1 6 19 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 23 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House = Confidential Data Sources Race Trends 1980-2003 Warren County Town of Tract NY113 Tract NY113 Tract NY113 (Persons) NY Queensbury 0706.00 0701.00 0708.00 Hispanic population 1990 Census 476 136 20 59 57 1998 Estimate 674 202 21 82 ; 99 2003 Projection 796 243 20 95 128 Change 1990 to 1998 198 66 ; 1 23 42 Change 1998 to 2003 ' 122 i 41 ' -1 13 1 29 j Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 24 Town of Queenbury Update - July 1999 Profile Report . Meadows Apt - R. Lampert 1998 Updates, Inc. , House - Confidential Data Sources Race Trends 1980-2003 Warren County Town of Tract NY113 Tract NY113 1 Tract NY113 (percent) NY Queensbury 0706,00 0707.00 0708.00 Percentage White i 1980 Census 99.1% 99.0%1 99.2% 99.0%1 98.8% 1990 Census 1 98.7°/°! 98.7°lu! 99.1%1 9$ 4°i°I 9$.7°/fl 1998 Estimate 98.3%1 98.1V 98-7% 97.60/o 98.3% 2003 Projection 98,10/� 97.81%, 98.51JI 97.1% 98.1% Chaage 1980 to 1990 0.3% -0.3% -0.1°/l -0.6`Y°, -01% Change 1990 to 1998 -0 4%1 •0.6%, -0.4% -0 8°/%j -0 4% Change 1998 to 2003 42%! -0.4%i 42% -0.5%i 43% i Percentage Slack 1980 Census O.d%) 0.3% 0.2% 0.2%i 0.5% 1990 Census 0.5%z 0.3% 0 2% 0 3%, OZ% 1998 Estimate 0.6%, 0.4°/0:, 0.2% 0.3% 0.6% 2003 Projection 0 6% 0 4%1 0-2%1 0.4%F 01% Change 1980 to 1990 0.1°/°L 0.0%1 -0.0%, 0.0%1 0.1% Change 1990 to 1998 0.1% 0.0°/°' 0.1%il 0.1% Change 1998 to 2003 0.0%1 0.0% 0.0°t° 0 0%, 01% Percentage Asian and other 1980 Census 0 5% 03% 0.6% 0.K 01% 1990 Census 0,8%1 1.0% 0.7°1° 1.3% 0.7% 1998 Estimate 1 ,1% 1 5% 1 ,1%. 2.1% 1.0% 2003 Projection 1.3°/°) 1.8°I°I 1.3%; 2.6%: 1.2% Change 1980 to 1990 0.3% 0.3% 0.2% 0 5% 0 0% Change 1990 to 1998 0.3% 0 5% 0.3% 0.7% 0.3% Change 1998 to 2003 0.2%i 0.3% 0.2% 0.5% 0.2% Percentage Hispanic 1990 Census 0 8% 0.7%. 0.40% 0.7% 0 9% 1998 Estimate 1. % 1.0% GA% 1.0% 1 .5% 2003 Projection 1.3% 1.2% 0.4% 1.1% 1 9% Senior Analysis - 1999 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 25 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Race Trends 1980-2003 Warren County Town of Tract NY113 Tract NY113 Tract NY113 (percent) NY Queensbury 0706,00 0707.00 0708.00 Change 1990 to 1998 0.3% 0.3%v, 0.0°/v 0.2%v1 0.6% Change 1998 to 2003 0.2%v1 0.2% 1 -0.0% a a � 0.1 /v 0,4/0 1 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo page 26 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Household Trends Warren County i Town of Tract NY113 Tract NY113 Tract NY113 1980.2003 NY ! Queensbury 0706.00 0707.00 0708.00 Total Households j 1980 Census 19,420 ( 51921 j 11630 2,550 1 11741 1990 Census 22,559 7,294 11930 3,176 2.188 1998 Estimate 24,012 8,016 2,072 31531 21413 2003 Projection 24,625 8-336 2,135 31690 2,511 Change in number of households 1980 to 1990 30139 11373 300 626 j 447 1990 to 1998 j 11453 722 142 355 225 1998 to 2003 613 320 63 159 ! 98 Change in households (percent) 1980 to 1990 16-2% 23.2%1 18.4% 24.5% 25.7% 1990 to 1998 6-4% 9.9%1 7.4% 11.2%1 10.3% 1998 to 2003 2.6% 4,OW 3.0% 4.5%1 4.1°/° Rate of change in households (percent per year) ! 1980 to 1 n90 (pefceatlyear) 1.6% 2.3%1 1.8% 2.5%: 2.6°I° 1990 to 1998 (percent/year) 1.30 2.00/° 1.5°la, 2.2°I°j 2. 1°/° 1998 to 2003 (percenflyear) 0.8% 0 6%, 0.9% 0.8% i 1 � i i Population in households 1980 Census 54,012 1 17-112 1 41682 6,956 o,474 1990 Census 58,122 19,187 51106 71978 6,103 1998 Estimate 60,591 20,271 5,304 j 8,530 6,437 2003 Projection 61,312 20,666 ! 5,369 81738 6.559 Persons per household 1980 2,78 289 2-117 ! 2.73 3.14 1990 2.58 2.63 2,65 2,51 2,79 1998 2,52 253 2.56 2,42 2,67 2003 2.49 248 2,51 237 2,61 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo page 27 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Household Income 1998-2003 Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707,00 Tract NY113 0708.00 1998 Household income 1 Total households 24,012 °/° base j 8,016 % base 21012 °!° base 3.531 °/U base ! 2,413 °I° base $ 0 to $ 15,000 1 41330 18% . 1,133 141/° ; 295 14% 511 14% 327 14% $ 15,000 to $ 25,000 3,844 16% 1,098 143/4 178 9% 1 469 13% , 451 19% \ $ 25,000 to $ 35,000 31497 15% 1122 14°i;, 231 11% 484 14% 407 17% $ 350000 to $ 50,000 4,550 19% 11729 22`%, 392 19% , 737 21% 600 25% $ 50,000 to $ 75,000 4,614 19°l° 1,601 204%o 1 527 25% 644 18% 430 18% $ 75,000 to $100,000 I 11579 70/0 602 8% 1 152 7% 347 10% 103 4% $10000 to $1%000 11022 4% 1 451 6/o 159 8% , 220 6% 72 3°!° S150,000 and over 576 2% 1 280 3% 138 7% ; 119 3°i° 23 1°ta Dominant income group j S 50,000 to $ 75,... $ 35,000 to $ 50,. $ 50,000 to $ 75,. . $ 35,000 to $ 50,... $ 35,000 to $ 50, 2003 Household income i Total households 24,625 % base 81336 % base 21135 % base 31690 % base . 2,511 % base $ 0 to $ 15,000 4,125 17% 1 11118 13% 1 308 14% , 494 13% . 316 13°i° $ 15,000 to $ 25,000 31938 16% 11150 14% 136 Oct 572 16% 442 18% $ 25,000 to $ 35,000 31251 13°I° 11039 12% 233 11% 408 11% 398 16°I° $ 35,000 to $ 50,000 4,324 18% 1 ,677 200l, 378 18% 733 20% 566 23% $ 50.000 to $ 75,000 4.741 19% ; 1 ,710 21°!„ 486 23`I, 700 19°14, 524 21% $ 75,000 to $100,000 21063 8% 1 725 9% 238 11% 342 9% : 145 6°/u $100,000 to $150,000 11361 6% 1 542 7% 168 8% 285 8% 89 4% S150,000 and over 822 3% 375 4% 188 9% , 156 4% 31 1 % Dominant income group $ 50,000 to $ 75, .. $ 50,000 to $ 75,. $ 50,000 to $ 75, . $ 35,000 to $ 50,. . $ 35,000 to S 50, 1998 Average income $ 47,668 $ 53.083 $ 65,051 $ 53.603 S 42,046 1998 Median income $ 36,106 $ 41,149 $ 47.691 $ 41 ,138 $ 35,549 (Averaged) 1998 Aggregate income (000) $ 1,159,874 $ 432.297 5 137,872 $ 189,271 S 105154 1998 Per capita income $ 18.805 $ 211116 5 25,694 $ 221189 $ 16. 133 2003 Average income $ 54,377 S 59,551 $ 74,312 S 59,895 S 46A92 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapfnfo Page 28 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Household Income 1998-2003 Warren County NY Town of Queensbury Tract NY113 0706,00 i Tract NY113 0707.00 Tract NY113 0708.00 i I 2003 Median income $ 38,465 3 43,170 $ 50,667 $ 42,592 $ 37,646 (Averaged) Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo page 29 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Household Income 1989 Warren County NY Town of Queensbury I. Tract NY113 0706.00 1 Tract NY113 0707.00 Tract NY113 0708.00 i � I 1989 Household income I Thal households 22,559 % base 7,294 % base 1,930 % base 3,176 % base ! 21188 % base 1 S 0 to $ 5,000 786 3%, 166 2% I 73 4% 1 54 2% 1 39 2% $ 5,000 to $ 15,000 41167 18% ; 1,039 14°t° 201 1Q% 471 15°I° 367 17% It $ 15,000 to $ 25,000 41078 18% 11100 150% 273 14% 457 14% 370 17% $ 25,000 to $ 35,000 41063 18% 11415 19% 326 17% 580 18% . 509 23% S 35,000 to $ 50,000 41418 20% 15565 21% 467 24% : 604 19% ' 494 23%v $ 50,000 to 5 75,000 31128 14% 11122 15% 291 15% 570 18%° 1 251 12%u $ 75,000 to $100,000 11137 5% 538 7% : 175 9% i 264 8%° 1 99 5% $100,000to $150,000 443 2% 1 204 3% . 84 4% 1 101 3% : 19 1% $150,000 and over 288 1%1 169 2%0 87 5%° 63 2% 19 1% Dominant income group $ 35,000 to $ 50, .. $ 35,000 to $ 50,. $ 35,000 to $ 50, .. $ 35,000 to $ 50, . $ 25,000 to $ 35, 1989 Average income $ 37,448 $ 43,801 $ 53,029 $ 43,930 $ 35,475 1989 Median income $ 30,434 L $ 35,177 $ 39,701 $ 35,394 $ 30,871 {Averaged} 1989 Aggregate income $ 844,786 $ 319,487 $ 102,346 $ 139,522 $ 77,619 i I Senior Analysis - 1998 Confidential Meadows Apt - July 1999 1 � PCensus for Mapinfo Page 30 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Income Trends 1989-2003 Warren County .' Town of Tract NY113 Tract NY113 Tract NY113 NY Queensbury 0706.00 0707.00 0708,00 Average household income 1989 $ 37,448 ( $ 43,801 . $ 53,D29 $ 43,93D $ 35,475 1998 $ 47,668 S 53,083 i $ 65,051 I $ 53,603 S 42,046 2003 $ 54,377 S 59,551 I $ 74,312 I S 59,895 $ 46,492 Change 1989-1998 $ 10,220 $ 9.282 $ 12,0,22 ! $ 9,673 $ 6,572 Change 1998-2003 6,709 6.467 91262 6,293 4,446 Median household income 1989 S 30,434 1 $ 35,177 $ 39,701 $ 35.394 $ 30,871 (Averaged) 1998 $ 36,1D6 $ 41,149 $ 47,691 S 41,138 $ 35,549 (Averaged) 2003 $ 38,465 S 43-170 ( $ 50,667 $ 42,592 ! $ 37,646 (Averaged} ! Change 1989-1998 1 $ 5,672 $ 5,973 $ 7,990 $ 51744 $ 4,678 (Averaged) Change 1998-2003 2135-9 2,021 2,976 1 ,454 2,096 (Averaged) Aggregate household income 1989 (000) $ 8441786 $ 319,487 L $ 102,346 ! $ 139,522 $ 77,619 1998 (000) $ 111591874 $ 432,297 i $ 137,872 $ 189,271 , S 105,154 Change (000) $ 315,088 $ 112,610 S 35,526 $ 49,749 $ 27,535 i Per capita income 1998 $ 19,143 $ 21 ,326 $ 25,994 $ 22,189 $ 16,336 Change in number of households per income range (1989.1998) $ 0 to $ 15,000 -623 -72 21 -14 -79 $ 15,000 to $ 25,000 -234 -2 -95 12 81 $ 25,000 to $ 35,000 -566 -293 -95 -96 -102 $ 35,000 to $ 50,000 132 164 -75 133 106 S 50,000 to $ 75,000 1,486 479 236 74 159 S 75,900 to $100,000 442 64 -23 83 4 $100,000 to $150,000 579 247 75 119 53 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 31 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Income Trends 1989.2003 Warren County Town of ( Tract NY113 Tract NY113 Tract NY113 NY Queensbury 0706.00 1 0707.00 0708,00 $150,000 and over 1 288 111 ( 51 56 4 Range with greatest growth $ 50,000 to $ 75_. I $ 50,000 to $ 75 S 50.000 to $ 75 . $ 35,000 to $ 50 1 $ 50,000 to S 75 i Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 32 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Income Trends 1989.1998 Warren County Town of Tract NY113 Tract NY113 Tract NY113 (percent) ! NY Queensbury 0706.00 0707,00 474$,00 - I Change in households per income range 1989-1995 (as percentage of 1990 range) It $ 0 to $ 15,000 12.6°!0 -6.0% 7.7°/a' $ 15,OOQ to $ 25,000 j -5 7%' -Q.2% -34.8°/° 2.6°lo1 21.9% $ 25,000 to $ 35,000 j -13.9% -20.7%1 -29.1°/°I -16 6%i -20 0% $ 35,000 to $ 50,000 3.0% 10 5%n -16,1%1 22.0%'l 21 .5% $ 50,000 to $ 75,000 47.5% 42.7°I° 81 .1% 13.0% 64.8% $ 75,000 to $100,000 38.9%i 11.9%1 -13.1%i 31.4%: 4 0% $100„Q00 to $15Q000 130.7°l°' 121 1% 89.3%! 117.8%1 278.9% $150,000 and over 1 Do,0°/°; 653% 58-60/° 21.1°t° Range with greatest growth $100,000 to $15.. $100,000 to $15. . $100,000 to $15... j $100,000 to $15 .. $100,000 to $15 i � ! Change in percentage of total households in each range (1989-1998) $ 0 to $ 15,000 -3.9 -2A 0.0 .2.1 .5.0 $ 15,000 to $ 25,000 -2.1 -1.4 -5.6 -1.1 1.8 $ 25,000 to $ 35,000 -3.4 -5.4 -5.7 46 -6 4 $ 350000 to $ 50,000 .0.6 1 01 -5.3 1 9 'i 2.3 $ 50,000 to $ 75,000 5.3 4L 10.4 0.3 5.9 $ 75,000 to $100,000 1,5 0. 1 -1.7 1.5 -0.3 $104,000 to $150,000 L 73 2.8 3.3 31 2.1 $150,000 and over L 1.1 12 1 2,2 1.4 ' Q 1 Range with greatest growth $ 50,000 to $ 75 . $ 50,000 to $ 75. $ 50,000 to $ 75 . $100,000 to $15 .. $ 50,000 to $ 75, i Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 33 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc. , House - Confidential Data Sources ----------- Household Income by Age of Warren County NY Town of Queensbury I Tract NY113 0706.00 Tract NY113 0707,00 Tract NY113 0708.00 Householder i 1 1998 Total Households 24,012 % base 8,015 % base 2,072 % base 31531 % base ( 21413 °i° bass Age 0 to 24 years: Less than $15,000 j 329 1% ) 54 1% 1 12 1% l 20 1%, 22 1% $15,000-$255000 313 1% 97 1% ! 5 0°I° 55 2% ' 37 2% $25,000 $35,000 221 1% 66 1% 6 0% ! 42 1% 18 1°/0 $35,000-$50,000 196 1% 58 1`Yoi 15 1% 26 1`%t 17 1% $50,000 $75„000 102 0% 20 0`%„ 1 14 1% : 0 0% I 6 0% $75,0004100,000 8 0% , 0 0"/0 0 0% 0 0% 0 0% $100,000plus 1 0% , 0 0% 1 0 0% ; 0 0% 0 0% Age 25 to 34 years: Less than $15,000 517 2% ; 156 2% 1 22 1% 77 2% 57 2% $15,000-$25,000 697 3% :1 192 2% 50 2% fib 2% 74 3°u $25,000-$35,000 1 676 3% , 215 3% : 56 3% � 78 2% $35,000-$50,000 912 4% 352 4% 58 3% 170 50/0 1 124 5% $50,000475,000 816 3% 269 3°/a 69 3% 1 118 3% 82 3% S75,0004100,000 200 1% 72 1% 16 1% : 39 1% 17 1% $100,000plus I 106 0% 1 44 1"61 6 0% ' 25 1% , 13 1% Age 35 to 44 years: Less than $15,000 387 2% 72 1 % 25 1% i 35 1% 11 12 0°/° $15.000425,000 622 3'/1 120 1% . 29 1%l 42 1a% 49 2% $251000-$35,000 725 3% 191 2'14, 39 2'% 45 1°!° . 107 4°/u $35,000450,000 11209 5% 430 5% : 90 4% 131 4% 209 9°!u S50,000-$75,000 11405 6%/ 453 6% 148 7% 156 4% 1 149 6% $75,000-$100,000 495 2% 176 2% 36 2% ' 101 3°l0 39 2% $100,000 plus 454 2% 179 2% 62 3% 77 2% 40 2% i Age 45 to 54 years: ! ! Less than $15,000 499 2% 86 1% ' 41 2°/0 24 1% ' 21 1% $15,000-$25,000 488 2% 159 2'%t 21 10% 77 2% 61 3% $25,000-$35,000 609 3"% 205 3'% 28 1% 85 20/) 92 4% $35,000-$50,000 944 On 337 4`l, 48 2% 134 4% 155 6% $50,000-$75,000 11152 5°I, 455 6% 118 60l 219 6% 118 51% $75,000-$100,000 499 2% 204 3% 59 3% 126 4% 19 1 % $100,000plus 658 3% 314 4% 166 8% 131 4% 17 1% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mot* Page 34 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc. , House - Confidential Data Sources Household Income by Age of Warren County NY Town of Queensbury Tract NY113 0748.00 Tract NY113 0707.00 Tract NY113 0708,00 Householder Age 55 to 64 years: Less than $15,000 1 483 2% 125 2% 1 40 2% 39 1% 46 2% $15,000 $251000 ' 399 2%u 108 1% , 17 1% 29 1% ! 62 3% $25,000435,000 1 438 2% 160 2% 43 2% 1 71 2% i 46 2% 535,000 $50,000 1 594 2% 263 3%� 88 4% j 114 370 61 3°l0 $50,000475,000 596 2°!° ! 205 3%1 69 3% 1 85 2% ; 51 2°l0 $75,0004100,000 229 1% 107 1% 27 1% p 64 2% 16 1% $100,000plus 243 1% 120 11% 23 1% , 81 2%, 16 1% Age 65 to 74 years I Less than $15,000 822 3°Ip ; 222 3% , 35 2%° 87 2% 100 4% $15,000 $25„000 692 3% 215 3%. 33 2%° 87 2% 95 4% $25,000435,000 475 2% 167 2% 1 45 2% ' 92 3°l0 30 1°I° $35,000450,000 449 2% 211 3% 82 4%, 109 3% 20 1% $50,000-$75,000 351 1% 137 2% 74 4% 1 40 1% L 23 1% $75,0004100,000 86 0% 1 21 0% 1 5 1% 6 0% i 10 0%$100,000 plus 97 0% 43 1% 25 1% 13 0% ; 5 0% Age 75 years plus: Less than $15,000 ! 11293 5% 418 5% 120 6%° I 229 6% , 69 3% $15,000-$25,000 633 3% 1 207 30% 23 1% 111 3% , 73 3% $25,000435,000 353 1% 118 1% , 14 1% , 71 2% 33 1% $35,000450,000 247 1% i 78 1% ; 11 1% 53 2% 14 1% $50,000-$75,000 192 1°i, ! 62 1'l, i 35 2% 1 26 1°/, 1 0`/a $751000-S100,000 62 0% 22 0% ! 9 0% 1 11 0% 2 01/° $100,000plus 39 0% 1 31 0% , 15 1% ! 12 0% 4 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 35 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Age of Householder by Warren County NY Town of Queensbury Tract NY113 0706.00 Tract NY113 0707.00 Tract NY143 0708.00 Household Income 1998 Total Households 24,012 °/e base j 8,016 % base 2-072 % base i 3,531 % base 2,413 % bash i Less than $15,000 0to24years 329 1% ! 54 1'yq 12 1% 20 1% 22 1% 25 to 34 years 517 2% 1 156 2`iU . 22 1% � 77 2%p 57 2% 35 to 44 years 387 2% 72 1"rs, ; 25 1"/, 35 1% 12 0% 45 to 54 years 499 20/4 ; 86 1`l, 41 2'7U 24 1lye 21 1 °/, 55 to 64 years 483 2% ; 125 2`1 40 2°la 39 1% : 46 2'%o 65 to 74 years 822 3% 222 31% 35 2% 1 87 2% ; 100 4%U 75 years plus 1 ,293 5% 418 5`l, 120 6% j 229 6% ; 69 3% I $15,000-$25,060. 0 to 24 years 313 1°!U 97 1 5 0 55 2% 37 2% 25 to 34 years 697 3% 192 2%1 50 2% 68 2% 74 3% 35to44years 622 3% ! 120 1% 29 1°!o ; 42 1% 49 2°% 45 to 54 years 488 2% : 159 2% 21 1% 77 2% 61 3% 55to64years 399 2% 108 1% 17 1% j 29 1%U 62 3% 65 to 74 years 692 3%q 215 3D/. 33 2% 87 2% . 95 4% 75 years plus 633 3% : 207 3% 23 1"la ' 1 '.' 31% 73 3% ................. $25,000435,000 j Oto24years 221 1% I 66 111/, 6 0"/, , 42 1% 18 1% 25 to 34 years 676 3% j 215 3`l, 56 3`%, 78 2%, 81 3`% 35 to 44 years 725 3'l, 191 2% 39 2%) 45 1`/l . 107 4"/<, 45 to 54 years 609 31% 205 31%) 28 1"lo 85 2` 0 92 4`i„ 55 to 64 years 438 2% ; 160 2% 43 2% 71 2% 46 2%0 65 to 74 years 475 2% : 167 2% 45 2% 92 3% 30 1% 75 years plus 353 1% ! 118 1% 14 1% 71 2% 33 1% $35,000-$50,400: 0 to 24 years 196 1% 58 1 %0 15 1%fl 26 1% 17 1% 25 to 34 years 912 4% 352 4% 58 3% 170 5% 124 5% 35 to 44 years 11209 5% 430 5% 90 4% 131 4% ! 209 9°U 45 to 54 years 944 4% 337 4% 48 2% 134 4% 155 6% 55 to 64 years 594 2% 263 3%t 88 4`% 114 3%, 61 3`1U 65 to 74 years 448 2% 211 3%i 82 4% 109 3% 20 1% 75 years plus 247 1 % 78 1% 11 1% 53 2% 14 1% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo page 36 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., House - Confidential Data Sources Age of Householder by Warren County NY Town of Queensbury Tract NY113 0705.00 Tract NY113 0707,00 Tract NY113 0708.00 Household Income i $50,0a0-$75,Oa0 I I j 0 to 24 years 102 0% , 20 0% j 14 1% 0 0°/° 6 0°I° 25 to 34 years 816 3% ; 269 30/� I 69 3% 118 3% ( 82 3% 35 to 44 years 11405 6% 453 6% 1 148 7% 156 4°io 149 60/° 45 to 54 years 1.152 5% 455 5% ; 118 6% j 219 6% 118 5% 55 to 64 years I 596 2' 205 311% ! 69 3°/° 85 2% 1 51 2°l0 65 to 74 years 351 1°t13 137 2% ; 74 4% 40 10/0 ; 23 1% 75 years plus i 192 1% ; 62 1"I° 35 2% 1 26 1% i 1 0% 0 to 24 years I 8 00% 1 0 0% ; 0 0% 0 0% 0 0% 25to34years 200 1% 72 1°/° ' 16 1% 39 1°/° ' 17 1% 35 to 44 years 495 2% 176 2% ' 36 2°l° j 101 3°° ; 39 2°1° 45 to 54 years 499 2% : 204 3% 59 3% 1 126 4% ' 19 1% 55ta64years j 229 1% 1 107 1% : 27 1% 1 64 2% 16 1% 65 to 74 years 86 0% ( 21 0% , 5 0% 6 0% ; 10 0% 75 years plus 62 0% j 22 0% 1 9 0% 1 11 O% i 2 0% $100,000 plus: 0 to 24 years 1 0% ; 0 0% 0 0% 0 0% ; 0 0% 25to34years j 106 0% j 44 1% ; 6 0% 25 1% ' 13 1% 35 to 44 years j 454 2% 1 179 2% ; 62 3% , 77 2%6 40 2°l0 45to54years 658 3%1 314 4% 1 166 8% : 131 4% 17 1% 55ta64years 243 1% 120 1"/,o 23 1% 81 2`I° , 16 1°l0 65 to 74 years 97 0% 43 1% 25 1% 13 0% 5 0% 75 years plus 39 0% 31 0% 15 1% 12 0% 4 0% Senior Analysis - 1998 Confidential Meadows Apt - July 1999 PCensus for Mapinfo Page 37 Town of Queenhury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc., Mouse - Confidential Data Sources Median Household Income by Warren County ! Town of Tract NY113 Tract NY113 Tract NY113 Age of Householder NY I Queensbury 0706.00 070T.00 0708,00 1 Median Household Income 1 (Averaged) I 1 By Age of Householder i 1 0 - 24years $ 23,168 $ 26,149 $ 38,288 $ 24,287 $ 22,500 25 . 34 years $ 36,191 $ 38,635 $ 37,798 S 40,703 : $ 36,500 35 - 44 years i $ 46,343 $ 51,785 $ 55,368 ( $ 56,528 $ 44,643 45 . 54 years $ 48,159 $ 57,626 I S 71,638 $ 5$,921 j $ 41,538 55 - 64 years S 39,324 1 $ 431211 $ 44,101 $ 48,435 f $ 33,829 65 - 74 years $ 24,582 • $ 30,342 $ 41,686 1 $ 29,677 i $ 19,375 75 years and over $ 16,845 $ 16,995 $ 14,132 $ 17,501 ' $ 18,985 Senior Analysis • 1998 Confidential Meadows Apt - July 1999 pCensus for Mapinfo Page 38 Town of Queenbury Update - July 1999 Profile Report - Meadows Apt - R. Lampert 1998 Updates, Inc,, House - Confidential Data Sources Value of Owner Occupied Warren County NY Town of Queensbuty Tract NY113 0706.00 Tract NY113 0707,00 Tract NY113 070$.00 Housing Units Total Housing Units 34,052 9,488 1 3.053 31821 2,604 1998 Owner Occupied Units 121556 % base 41843 % base ! 11412 % base 1 .948 % base 1,483 % base By Value. Less than $25,000 202 2%1 35 1% 1 5 0`!° 7 0°i° 23 2°(° $25,000 to $50,000 715 6% 187 4% 42 11% 17 11% j 128 90/0 $50,000 to $75.000 11802 14% 497 10`'I° ill 8% 122 6% j 264 18% $75,000 to $100,000 21788 22% 977 20% , 221 16% 350 18% j 406 27% $100X0 to $150,000 31857 31% 1,536 321% 338 24% i 737 38% ; 461 31% $150,000 to $200,000 11592 13% , 836 17% 245 17% 1 454 23% 137 9% $200,000 to $300„000 986 8%j 467 10°I° : 216 15°l0 198 10% ; 53 4°I° $300,000 to $400,000 290 2% 148 3% ; 103 7% 36 2% 9 1% $400,000 to $500,000 152 1% 80 2% 65 50% 14 1% 1 0% $500,000 plus 172 1 % 80 2% 65 5% 13 1% 1 0% i 1998 Median Value (Averaged) Occupied Housing Units 1998 Median Value I $ 109,999 $ 125,618 $ 148,304 $ 132,419 j $ 95,086 Senior Analysis - 1998 Confidential Meadows Apt - July 1999 1 r PtrrURRB Wavrb c RANGE , k i C � GOD 4 � i V.. JTTT E � � 1 1 i A QD THE UE'.ADOWS ;..�.�..:,.-�:..."ti......,,_. �.. .. .. fir. xr. -- CROMM ROAD rEMMMEMAZx aaxcepr L&TOM /a r P r, rum �► u[rnrc ` i " ■siwYn am ) ■■ ` MtRo�aty a�����sxan \ ON am 1 40 rr rl j Iv l ti Re goo Opp Lo 1 THE HBOIFS WIDOW mly, CRW 1 on •YY �fi ltY 1� lYf Yf fA LA t r , ♦ i ♦ l y - tt rf 1. + I +: r♦ MN-uvu ♦ rr UAAT 'p /r ! - y n .y., y, .; dy s F♦_ - 't AIVIIHd ' �•_-__spa ,�: � '. ".r it t A . I I ` 1 rL r 1,L r t o ) , y y {� tb�9�1 _-`~• W J t' J/` I ! ■ Now"_' 1 - (.., ' wren ♦ �• �l If, ` •p n,[ 7rr+fr - ! - yyy��yty� 1. r '"wr r �r - f�{- µ mm 5 r .� �n M irk tires ^�-d-;��>•ryn y r 1 t f si i i ftwo r e to 11 Ip 66 +�a u,�r r ,n.x 11 AIR t;E r nor ie.rr �,ur a. �r. 1 . .` r?i�'' e• RR ��� 4 ;[ O'c' l ff �mIru LTMMR OP RET A.ypS` s - yn Ywx a n Existing Bay Meadows Site Plan ell LIMIT OF WETLANDS ; � ! / / , ; � ! "'• ,�, � - �• � `EXISTING � N �,� •, _ v V) I 1 ,,, . (2)-12*UAPLEs FLOOD PLAIA�D L�V. 05.00 © , 306 '�.ram' LIMIT PER INSURANCE L/M/rOFCLEA,e/NG MAPPING "q v / ' `' _� f {, fir• �` ` � 4.A.`H,• L T QA7 / / !tr �/•r 1 /� �••• t'V, ,-`' , ■ � �� �//` •rl�I.r '''�'•' i �,�I"'♦I���V•�'• �. �•- , f; ,,� ✓J 4. rL° h WOODED J S 3c3 LU✓� �...�...� �+ .......�... AREA DIRT TRAIL 1' , I `•^��' \ / 1f WOODED -) �, i i, • 1 AREA / 2 306 a I • �! "G9'' 1 `•� ''� LANDS N/F 10 i� ADIRONDACK GIRL SCOUT COUNCIL ' 303 304 x 'a)o ! L / 310 y31 / / ■S - N 304 • / ` /v Y Y �` "I.�. '�• ._ / TEE No 12\ / „i •�q/ •!' \ 305 (�+ ' f r 1 f✓ 1 1 i T 304( 1 Ipl WOODED ♦ 3 I s •- s =So `E / I ADELt , / i, r c / D./. 07COf 08 160 /z R'i^ - _ 30 ss \ �:`' , 1 302 z + C.F C� f '\ (` 19 io ? • I (B*� ,t �'J�� i �[ g ^ µ 1303 ♦ _r ,r L [ ALT TEE Nn8) f 17' 1• LA.l. , i , I.RS., l / l • 1/� ,-•L►r�� ,� !1 r TEE r /419 L.F cF /5'Pvc -, '1 j✓Z ' \ tr ; J.i LEGEND i C.B.EC T / GREEN \ 1 i / L L, 1 L /TOFLYEA�I / ' -- PROPOSED STORM SEWER LINE s 1 / 306 / ` / \ ,r ` / clt 5': y • / / r / PROPOSED CATCH BASIN OR DROP INLET' ` � , ? . , a , - �` , TELEP E PROPOSED STORM MANHOLE AR 1 jV'� �L•.QJ Cy�� /�f, \ MH� 3iG GREEN - - ' - - SHED ti / --. .K ' s / No12 03'O2 t 301 / EXISTING CONTOURS / 302 / j / ✓ \ \ '� '^ 4dL.F- of/Z'P.KC. I /ZO)-ye ';� / Y / / �� PROPOSED CONTOURS :3 i ,' S ERCE=S STRAW BALE DIKE )L OD It302 S..� S �.r,S SILT FENCE t /40 L.F OF / / / 304 / l \ 4! t f /19' ,P�J Aso Ed5 �E�P /w✓. E'`` �; - y PROPr.LfED \I ,� -\, ;?• ` Cf I M1! ZD s APER noBE w:/ sioE EP a , .S/L7 FENCE &CAVWED W E1EV 3Q3 L1� �1 • � � O JS RVC07 T RERoL 07 110L F OFZ47CAlP W :r / 62 OGTLET r .,i '� I / -�•� � `s r \ ' I /NY EL SO/ r I � ,1 •.�j �308 71.'�. STORM DRAINAGE SYSTEM 306 / / \ -,� / I � /////J /y \� ✓ r~ _ �, _ I STATION TYPE i 140. T.F. INV. IN. INV. OUT SET . I, / :,• - ` _,.• i _ 307 f ...._,•,,,„.,...,... ,1. _. ,fir ..,„. _,. .-...._ ._... � � / «a .'✓ _ i'� ` • � �k+_. .._�_ ' [-�-- - _ •• � 1+3D.I.I 1 1C 308.15/ 305.00 135R C.S.2C 0304.90 30 2+9ON.H.M.HiIli 39.00 304,10 04.00 ` • 4+50L D.I. 13C 308.10 305.00 r1c i - _ - ,.��_ _ � 4+50R C.B. i 4C 308.10 304.90 304.80 1 " 4 / ( �� 6435? r..H. 12D 304.00 303.90 303.20 / \ y -� / 11.,�' -+BSI. r.T. #rC 308.05 304.90 �\ / ✓' ,r i{�� �! f �':'' v 302■•• / 5p C.P. 16C 308.05 344.80 304.70 _00- _ _ ��\ y,( % :'•oCL 0. 1. 17C 308.10 305.00 \ �\ 4 �(� I L F ,� I '' r �' roc 10.90P C.R. 18C 308.10 304.90 304.80 304.30 P �/ ✓C' A&ROOR�S �;�D 1 - 12.15E D.I. t9C 308.80 305.70 GREEN 12+ISR C.B. !IOC 308. 80 305.60 305. SO i f. �% N 1 / No 1• >; 16+50L D.I. t11C 308 ELEK 305. - E 305.60 2' 8L SPRUCE ` J<� _ i f�' -`;• •\� 16+50R C.B. i12C 308.70 305.50 305.40 305.20 1 O to t 19+25R M.H. 13D 304.50 304.40 304.20 (3) 14]W`H E -�' I / � � ' / f r^` � ••o� -( � GREEN 19+85L D.I. t13C 308.10 305.00 20 LF, 0F/Z' l :..�' �� %L.F �/ ,:: � aolJ i'• 19+85R C.B. t14C 308.10 304.90 304.80 / -i><� 1 / / / e` F'�• ` /Z'Pvc. P SEQ \ , , .y'cJy GR EN \ 15C 308.10 305.00 23+OOR C.B. 1 16C 308.10 303.50 303.40 303.10 I /50 Lf. OF QEF �E• f' / No L/.1•/ r aF L7EA�/N6 No 1 ' \ �- 303 SEQUENCE OF CONSTRUCTION EARTHWORK AND SEDIMIMT CONTROLS - p GREEN \ ✓J�46 \ 'I,. HE ML. K _ - . . �ti. • _ 10 M / 308 I r I :i' ! .'� .► M!+`y. 1) Perform clearing of all trees and brush within clearing \ rAr1ow etVA770 Of t _ '� f limits. w nl I 1 x �� ~• `11'„ STi9 - 2046? BAC�Y a ` • : - •.,, , )�'► / 2) Stripall topsoil and stockpile in an area outside the /,3D I-- Oc p/ py0' q_ �, ��� Sli - .'�0>•22 AMEAO •� ' _ / LE _ - limits of the Housing Development to be reused on the embankment. PP S,f . _ , , ...- _ > 3) Install topsoil stockpile around ," � � � �. -_ �, tom) r. ( \ � � perimeter with silt fence. _ +! �, I \ \ 4l Install ailt fence around perimeter of limits of housitl ;, 2 11 ;.) O \ development. 9 'r )E \� s) Place ha bales at M�'`i0 C.B. "16C` `l• -• I;,'�r �.'� ++� N'� Y at locations shown on watercourses. Install stabilized construction entrance in accordance with ' 24/ 20LFOF/2 Z* r ~' ) soil conservation i detail, ,l r � ( I / Q. L%./. t/SC i� ♦•� I3•BL RULE ,~ !,✓, '11r.. I ' �• �••• y, ` :'� +`j� �, n service eta 1, Figure 4.6. - ,,♦,. r '` \ \ TEE / 7) U ; w000ED `., '• t, M Upon completion of embankment to proposed elevation, place F' % �u'' 9 P SPRUCE 5 - AREA ' ! \ ` perennial ryegrass at a minimum rate of 45 lbs. per 1000 sq. 4- I ' �ti:Ltl w 0w �o�i ' ft. to attain root structure to prevent erosion. \ 8) Upon completion of the roadwayconstruction and other � i f: l ;j/ �; w ; ice; ✓y . ,+ • �. �3 appurtances, the entire area sall be seeded with the F� y ''�• '�?: i• 2"eL s UCE 5♦■' 'v �- t -� .` , / \ permanent turf establishment. S ' ! I \ 3� 9) various erosion controls may be removed when turf .J P Imo. (2) 6' BL SPRUCE :=; ago > L ' y 302 establishment has been completed. Acceptable turf �(2) a"BLSPRUCE rrtir -tii / �j�./i�� I establishment shall be substantial grass and root coverage 31 and minimal erosion. It WILLO;, O EN GRE/ 160 L.fj OF /Z T 7 (' Ji' - - ,� I \ NOTE '-I,4 DESIGNATED WETLAND BOUNDARIES WERE FLAGGED / - -- _ I, i BY DAVID KENYON, N.Y.S.D.E.C. ON APRIL 22, I"I. Q � j ( � 24' WILLOW 9'8L SPRUCE / O S e wfLL tCVEa lO, 306 TEE C3 /.'�/C o -IXr : / O �- '`..-WOO LANDS N/F EDWARD 8 FLORENCE GALLAGHER GREEN I � 1 L.F. Of /2302 'PVC �1 Na \ \ , ' / HOUSE zl (J , + ( / iJ `��~'�! \ \ i vti • Vim'' / BRUSH >� / ' •OAK t 3 '1'GAK -•. �/' / / LIMIT OF WETLANDS t //0S 9-27-9 RCV/1ED RDAD 4Z16A/MeNr= Sry. / \ TEE No a - I i • . 3,05 304 303 P i N.D. 6-29- 93 REVISED 6zmmg Amilq N 8(L1G's AS Rre ,e.Lv- / 1 WET AREA 1 1 8Y: - , ,',,1� .• - DATE. NOTE: CaMMEAlLS 1 � Lam' 3os 1 S - - t �P /,/ _ .. �� -•, w ' "/'' / 303 .,cESc'DaA, BAD' MEADOWS S PEOR7.SED UM/T DFCL'EAPJAi; CDNSTIDUCT J - , _ , - DUlLET /f1' % _ �� mt�. � pl i 'Z `%• .1�,.:._ , - - � C.ry 7';''-r" � 1 �Z I , �- � �`✓\ /l• � . L,. • j/j%- 1 �\ � ' 304- - - ) • � I � (Ff �\ f ' yes • =s w e - - / HOMEOWNERS ASSOCIATION, INC. I - _s� - Et, 3oG,o a - - _ - 11/1 ✓� / �• w / LIT- - r �� _ 1.R g ' ° POLEIN(V. EL. �o.00 M!V EL. Ex1 _ ,�,1 r - - _ _ - _ - - - - - - GRADING DRAINAGE PLAN _ _ r / ��jMH I t �� 3 5o RIM 308 55 307.)0 CRONIN - - - 5 •,r �e MORSE ENGINEERING _rNMH INV. 296.79 E R A0 M LAM ON Al s � '- 8"WATERLINE 5"(.Mp i RIM 30870 IST. SEWER LINE :I �MH INV 295.77 •--- �POI.E- -- -� 8011912"to _ _ _ .309 �NYT6 A W�/1�E$• / 307 w ?ss 306 -- - �7_43MH RIM 306 3, 304 J Town of Qu4»nabu Count of I ron-State of Now York . N•Y IMM Of 11"t�l ' ;' clIEclOzD acuE SHEET 3 OF MA N. D. Sciarteili R. S. Morse 1 e-50■ OMO.: W DATE Pmxcr N T R 29 1993 j. Mancini 91- 044 •�l Richard J . Lampert July 27, 1998 Mr, Christopher Round Town Planner — Town of Queensbury 742 Bay Road Queensbury, New York, 12804 Re: Queensbury Housing Development 88 Units - Investment Tax Credit Proposal Dear Mr, Round, Per our conversation of today, I am forwarding a copy of the preliminary concept layout of the above referenced development. (#3 — July 1998) The proposed project will consists of 11 individual buildings of which 5 buildings will contain duplex apartment units and 6 buildings will contain a simplex (single level) apartment layouts. The following is an analysis of the proposed apartment mix and rental rates under the Investment tax program. The tenants pay all utilities (gas, electric, telephone, and cable) directly. • units Type ow lilt ; , Sq Ft Ms rl t Rent BIf% AIyA# � +g ;AMF° 22 One Bedroom . Senior „ 550 $475.00 $37&0.0 $300.00 22 Two Bedroom — Senior 780 $575.00 $425.00 $350,00 10 Two Bedroom — 1 -0 bathroom 710 $575.00 $425.00 N/a 10 Two Bedroom — 1 .5 bathrooms 880 $600.00 $425. 00 N/a 6—B Two Bedroom — Upper 700 $550.00 $425.00 $300.00 6-B Two Bedroom — Lower/Senior 725 $550. 00 $425.00 $350.00 6-C One Bedroom — Upper 625 $500.00 $375.00 N/a 6-C One Bedroom — Lower/Senior 625 $500.00 $375.00 $300.00 The units range in size from 550 to 880 square feet. There will only be ten large (880 square feet) two-bedroom units with 1 .5 bathrooms. The remaining units will be one-bedroom (550 to 625 square feet) or junior two bedroom units (710 to 725 square feet). I will call you in two weeks to discuss the preliminary concept layout. Thank you for your assistance in this matter. Yours truly, Richard J . Lampert CC: Mr. Frederick Champagne Real Estate Consulting and Market Research 2 Sutton Place Pleasantville, NY 10570 (914) 747-3412 Other Field Offices: Saratoga, NY & Waterbury, Ct PROPERTY LINE (YP) 501 / 301 / JOJ 308 / 07 CLUBHOUSE f 1 /l / 308 / I / / 302 — i —.I / �// HOUSE 1101�> z / / / "�o\ \ �REELINE / //� No. REVISION DATE a ° \ -50 / I / WET AREA— //,�— 4�Oh °a �,/�� QUEENSBURY, N.Y. PRELIMINARY CONCEPT LAYOUT o _ CRONIN ROAD II SCALE: 1 =50' _ _ / NACE ENGINEERING, P.C. DRAWING I I 37 Chester Street Glens Falls, New York 12801 1 of 1 i / 9/10/97 S ; * * * Preliminary , Final Stg . resolutions . 2 extensions MOTION TO APPROVE PRELIMINARY STAGE SUBDIVISION NO * 21 - 1993 GARTH ALLEN , Introduced by Carol Pulver who moved for its adoption , seconded by Roger Ruel : WHEREAS , the Town Planning Department is in receipt of preliminary subdivision application , file # 11 - 1993 , to subdivide a 27 acre parcel into 91 lots to allow construction of a clustered 90 unit townhouse development and common area ; and WHEREAS , the above referenced preliminary subdivision application dated 5 /25 / 93 consists of the following : 1 . Townhouse Layout , stamped 8 / 30 / 93 2 . Sheet S - 1 , Survey & Utilities Plan , revised 6 / 17 / 93 3 . Sheet SP - 1 , Site & Utilities Plan , revised 6 / 17 / 93 4 . Sheet SP - 2 , Site and Utilities Plan , revised 6 / 17 / 93 S . Sheet G - 1 , Grading and Drainage Plan , revised 6 / 29 / 93 6 , Sheet G - 2 , Utilities Plan , dated 4 / 28 / 93 7 , Sheet P - 1 , Roadway & Utilities Plan , dated 4 /28 / 93 8 , Sheet P - 2 , Storm Drainage Profile , dated 4 /28 / 93 9 . Sheet D - 1 , Details , revised 6 / 28 / 93 10 . Sheet D - 20 Details , dated 4 /28 / 93 ; and WHEREAS , the above file is supported with the following documentation : 1 . Stormwater management plan , prepared by Morse Engineering dated 6 / 93 2 . Engineering comments from Rist - Frost , dated 8 / 17 / 93 , 9 / 22 / 93 3 . Letter from Tom Yarmowich , Rist - Frost Engineering , dated 6 / 22 / 93 4 . Staff notes , dated 8 / 17 / 93 , 9 /23 / 93 5 . Resolution of the Town of Queensbury Planning Board , dated 6 / 22 / 93 6 . Letter from Jim Martin , Executive Director , to Garth Allen , dated 6 / 23 / 93 7 . Letter from Mark Schachner , Miller , Mannix and Pratt to Jim Martin , dated 8 / 23 / 93 S . Letter from Mark Schachner to Planning Board , dated 6 / 30 / 93 . WHEREAS , a public hearing was held on 9 / 23 / 93 concerning the above subdivision ; and WHEREAS , the proposed subdivision has been submitted to the appropriate town departments and outside agencies for their review and comment ; and WHEREAS , the requirements of the State Environmental Quality Review Act have been considered ; and WHEREAS , the proposed subdivision is subject to the following modifications and terms prior to submission of the plat in final form ; { THEREFORE , Let It Be Resolved , as follows : The Town Planning Board , after considering the above , hereby move to approve preliminary subdivision for Garth Allen file #21 - 1993 , with the addition that the DEC Permit , the special conditions be added . Duly adopted this 23rd day of September , 1993 , by the following vote : AYES : Mr . Stark , Mrs . Tarana , Mrs . Pulver , Mr . Ruel , Mr . MacEwan , Mr . Brewer NOES : NONE ABSENT : Mr . LaPoint MOTION TO APPROVE FINAL STAGE SUBDIVISION NO . 21 - 1993 GARTH ALLEN , Introduced by Carol Pulver who moved for its adoption , seconded by Roger Ruel : WHEREAS , the Town Planning Department is in receipt of final subdivision application , file #21 - 1993 , to subdivide a 27 acre parcel into 91 lots to allow construction of 90 townhouses and a common area ; and WHEREAS , the above referenced final subdivision application dated 8 / 30 / 93 consists of the following : 1 . Sheet SP 1 , site and utilities plan , revised 9 / 27 / 93 2 . Sheet SP 2 , site and utilities plan , dated 6 / 17 / 93 3 . Sheet G1 grading and drainage plan , revised 9 /27 / 93 4 . Sheet G2 grading and drainage plan , undated 5 . Sheet P1 roadway and utilities profile , revised 9 / 27 / 93 6 . Sheet P2 storm drainage profile , revised 9 /27 / 93 7 . Sheet D1 details , revised 8 / 13 / 93 8 . Sheet D2 details , revised 8 / 13 / 93 9 . Sheet S1 survey and zoning , revised 9 / 27 / 93 10 . DEC wetland permit attached to SP1 , dated 8 / 25 / 93 WHEREAS , the above file is supported with the following documentation : 1 . staff notes , dated 9 / 28 / 93 ; and WHEREAS , the proposed subdivision has been submitted to the appropriate town departments and outside agencies for their review and comment ; and WHEREAS , any modifications and terms contained in the preliminary subdivision have been complied with . see below *00 THEREFORE , Let It Be Resolved as follows : The Town Planning Board , after considering the above , hereby move to approve final subdivision plat for Garth Allen file #21 - 1993 Let It Be Further Resolved , 1 . That prior to the signing of the plat by the Chairman of the Planning Board all appropriate fees shall be paid and that within 60 days of the date of this resolution the applicant shall have the signed plat filed in the Office of the Clerk of Warren County . 2 . The applicant agrees to the conditions set forth in this resolution . 3 . The conditions shall be noted on the map . 4 . The issuance of permits is conditioned on the compliance and continued compliance with the Zoning Ordinance and subdivision regulations . Duly adopted this 28th day of September , 1993 , by the following vote : AYES : Mrs . Tarana , Mrs , Pulver , Mr . Ruel , Mr , MacEwan , Mr . Stark , Mr . Brewer NOES : NONE ABSENT : Mr . LaPoint MOTION TO RXTEND SUBDIVISION NO . 21 - 1993 GARTH ALLEN , Introduced by Craig MacEwan who moved for its adoption , seconded by George Stark : Until September 30th , 1994 . Duly adapted this 21st day of December , 1993 , by the following vote : AYES : Mr . Stark , Mrs . Tarana , Mr . Ruel , Mr . MacEwan , Mr . Brewer NOES : NONE ABSENT : Mrs . Pulver , Mr . LaPoint see below *40 9 / 20 / 94 - Extension MOTION TO GRANT AN EXTENSION FOR SUBDIVISION NO . 21 - 1993 GARTH ALLEN , Introduced by Roger Ruel who moved for its adoption , seconded by Robert Paling : Until April 30th , 1995 Duly adopted this lath day of September , 1994 , by the following vote : AYES : Mr . Obermayer , Mrs . LaBombard , Mr . MacEwan , Mr , Ruel , Mr . Paling , Mr . Stark , Mr . Brewer NOES : None 8 / 15 / 95 - Extension FILE COPY TFOWN OF QUEENSBURY 742 Bay Road, Qucensbury, NY S 2S[34- 902 71 1 8-76 ➢ -820 I Queensbury Planning Board — Record of Resolution Site Plan Review Craig MacEwan, Chairman Catherine LaBombard. Secretary TO: Queensbury Partners RE: PUD Site Plan 8-2000 C/o Gessler Development Queensbury Partners too Pluckemin Park Court Tabled Bedminster, N3 07992 DATE: October 24, 2000 RESOLVED: M©TION TO TABLE PUD SITE PLAIN N0a 8.2000 4UEENSBURY PARTNERS, LPG Introduced by Craig MacEwan who moved for its adoption, seconded by Robert Vollaro: To file additional information: One: Architectural drawings and elevations, Two: A response to C .T. Male's review, and specifically to Nace's letter of 10/24/00, Three: A lighting plan which would indicate lights and illuminations, Four: Trip generations for the development and any other traffic generated information as required by Staff. Duly adopted this 24th day of October, 2000 by the following vote: AYES : Mr. Vollaro, Mr. Strough, Mr. Hunsinger, Mrs. LaBombard, Mr. MacEwan NOES: None ABSTAINED: Mr. Metivier ABSENT: Mr. Ringer Sincerely, Craig MacEwan, Chairman CM/pw cc: Nace Engineering, Jonathan Lapper "140ME OF 'VA"rtuRU . BEAUTY . A GOOD PLAC U -F0 LIVU:64 SE=. FLLD 1763 -------------- Lao rca�.2►,tx� L RESOLUTION ADOPTING SEQRA NEGATIVE DECLARATION AND AMENDING ZONING ORDINANCE TO APPROVE THE MEADOWS PLANNED UNIT DEVELOPMENT RECEIVED RESOLUTION NO.: 395, 2000 OC7 03 2040,� -TOWN of QtJEENS9liRY INTRODUCED BY : Mr. James Martin f.�,p -NN NO OFFICE WHO MOVED ITS ADOPTION SECONDED BY : Mr. Theodore Turner WHEREAS, on or about January 20, 2000, Queensbury Partners L.P., submitted a letter of intent together with an Environmental Assessment Form with exhibits and requested that certain parcels of land bearing Tax. Map Number: 60.-2-5 &, 10 [since submission it has been noted by Town staff that no parcel with Tax Map Number 60.-2-10 exists], located in the vicinity of Cronin Road, be designated a Planned Unit Development, to be known as The Meadows PUD (hereinafter referred to as the "Planned Unit Development"), in accordance with, and by virtue of, the provisions of Article 8 of the Zoning Laws of the Town of Queensbury, the same being a part of Chapter 179 of the Code of the Torun of Queensbury, and WHEREAS, the proposal presented requested that the Queensbury Town Board legislate and rezone the area to allow the establishment of a Planned Unit Development which would generally consist of a total parcel area of 97.34 acres with a development project area of 27. 1 acres with a maximum of ninety-six (96) units of "Senior Housing" plus a one unit manager/officer's residence on 9.0 acres, relocated driving range on 2. 1 acres, lands proposed to be dedicated to the Town of 4.0 acres, and remaining undeveloped areas consisting generally of approximately 70.2 acres to be set aside for conservation, recreation, and stream and wetland buffer areas, and )WHEREAS, on or about January 24`h, 2000, the Town Board adopted a Resolution authorizing submission of the PUD application to the Town's Planning Board for report and recommendation, indicating its wish to be Lead Agency for SEQRA purposes and authorizing., too *41 notification of all other involved agencies that the letter of intent and application for the Planned Unit Development had been made, and WHEREAS, on or about February 15'h, 2000, the Town of Queensbury Planning Board reviewed the proposed Sketch Plan for the ninety-six (96) Unit "Senior Housing" development, plus a one unit nianagerlofficer's residence, found that the Plan meets the objectives of PUD's as outlined in Town Code § I79-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board, and W BEREAS, the Warren County Planning Board was unable to obtain a quorum at its February 9`h, 2000 meeting at which this project was to be considered and therefore, in accordance with General Municipal Law, the Board's failure to take action within 30 days resulted in the Warren County Planning Board's default approval of the project, and WHEREAS, in accordance with § 179-57 D. of the Code of the Town of Queensbury, the Town Board held public hearings on the proposed PUD April 3"`', 2000, September 11"', 2000 and September 25"", 2000, and WHEREAS, the Town. Board, as SEQERA Lead Agency, has reviewed a Short Environmental Assessment Form to analyze potential environmental impacts of the proposed PUD redistricting, and WHEREAS, the Town Board has considered the conditions and circumstances of the area affected by the proposed PUD redistricting, NOW, THEREFORE, BE IT RESOLVED, that the Queensbury Town Board hereby determines that the proposed "Me Meadows" Planned Unit Development (PUD) will have no significant environmental impact and a SEQiRA Negative Declaration is made, and 2 BE IT FURTHER., RESOLVED, that the proposed PUD meets the purposes and objectives and all of the provisions and requirements of Article 8 of the Town of Queensbury Zoning Ordinance, and BE IT FURTHER, RESOLVED, that the Town Board, in accordance with Article 8 of the Town' s Zoning Ordinance and legislative authority, and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts, and creates The Meadows Planned Unit Development District located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering P.C., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site Plan"" received September 1 , 2000 (dated August 31 , 2000) and noted as last revised on July 28, 2000, as presented at this meeting, directed to be filed in the Town Clerk's Office and incorporated herein for all purposes, and BE IT FURTHER, RESOLVED, that The Meadows Planned Unit Development is generally described as a total area of 97.34 acres with a development project area of 27. 1 acres with a maximum of ninety- six (96) units of "Senior Housing„ plus a one unit manager/officer's residence on 9.0 acres, relocated driving range on 2. 1 acres, lands proposed to be dedicated to the Town of 4.0 acres and remaining undeveloped areas consisting generally of approximately 70.2 acres to be set aside for conservation, recreation, and stream and wetland buffer areas, and BE IT FURTHER, 3 RESOLVED, that this Resolution shall not take effect until final execution of a Planned Unit Development Agreement by Queensbury Partners L.P. and the Town of Queensbury, which Agreement shall incorporate all elements of this Resolution and set forth such other and further details and restrictions of the Planned Unit Development as required by the Town Board, and BE IT FURTHER, RESOLVED, that this Resolution and rezoning of property shall be subject to the filing and recording in the Warren County Clerk's Office of a Declaration of Covenants and Restrictions setting forth all conditions and executed by an authorized official of the Developer and the Town of Queensbury, and BE IT FURTHER., RESOLVED, that the Town Zoning Map is hereby amended to provide for the creation and redistricting of the lands contained and set forth as The Meadows Planned Unit Development, and BE IT FURTHER, RESOLVED, that the Town Board authorizes and directs the Town Clerk to publish a summary of this legislation in the Glens Falls Post-Star within five (5) days, obtain an affidavit of such publication and post the summary on the Town Clerk's Bulletin Board, and BE IT FURTHER, RESOLVED, that this Amendment to the Zoning Ordinance and Laws of the Town of Queensbury shall take place after publication of the suminary in the Post-Star and such later date as is required by the terms and provisions of this authorizing Resolution and legislation, and 4 too M BE IT FURTHER, RESOLVED, that in the event that final Planning Board Planned Unit Development Site Plan/Subdivision approval is not obtained, the lands described shall revert back to the underlying zone as is currently established prior to enactment of this Resolution. Duly adopted this rd day of October, 2000, by the following vote: AYES Mr. Turner, Mr. Stec, Mr. Brewer, Mr. Martin, Mr. Brower NOES None ABSENT None 5 TOWN OF QUEENSBUR.Y 742 ,Bay Road, Oueensbury, NY 12804-5902 518-76 1 -820 f FILE COPY Queensbury Planning Board — Record of Resolution Planned Unit Development Site Plan Review Recommendation to Town Board Craig MacEwan Catherine LaBombard Chairman Secretary TO: Queensbury Partners, L.P. RE: PUD Site Plan &2000 c/o Gessler Development Queensbury Partners 100 Pluckmin Park Court Recommendation Bedminster, NJ 07992 DATE: February 15, 2000 RESOLVED: MOTION TO RECONtMMND REGARDING PUD SITE PLAN &2000 +QUEENSBURY PARNERS. L.F., Introduced by Robert Paling who moved for its adoption, seconded by Catherine LaBombard: For a positive recommendation to the Town Board for the conversion of this property to a 97 unit senior apartment project. Duly adopted this 15th day of February, 2000 by the following vote: AYES: Mrs- LaBombard, Mr. Vollaro, Mr. Ringer, Mr. Metivier, Mr. Paling, Mr. MacEwan NOES: None ABSENT: Mr. Abbotte S�i^ncerely, D Craig MacEwan C M/pw cc: Tom Nace, Jonathan Lapper, Town Board, Town Clerk, Town Counsel "HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE ' SETTLED 1763 Azt . T01AW OF QUEENSBURY 742 ,Bay Road, Queensbury, NY 12804,5902 518-761-8201 FILE (M Y Queensbury Planning Board — Record of Resolution PIanned Unit Development Site Plan Review Recommendation to Town Board ` Craig MacEwan Catherine LaBombard Chairman Secretary TO- Queensbury Partners, LP- RE: PUD Site Plan &2000 c/o Gessler Development Queensbury partners 100 Pluckmin Park Court Recommendation Bedminster, NJ 07992 DATE: February* 15, 2000 RESOLVED: MOTION TO RECOMAJEND REGARDING EUD SITE PLAN &2000 UEENSBI Y EARNERS L.P.. Introduced by Robert Paling who moved for its adoption, seconded by Catherine LaBombard: For a positive recommendation to the Town Board for the conversion of this property to a 97 unit senior apartment project. Duly adopted this 15th day of February, 2000 by the following vote: AYES: Mrs. LaBornbard, Mr. Vollaro, Mr. Ringer, Mr_ Metivier, Mr. Paling, Mr. MacEwan NOES. None ABSENT: Mr. Abbotte Sincerely, Craits MacEwan C"Vfjpw cc: Tom Nace, Jonathan Lapper, Town Board, Town Clerk, Town Counsel "HOME OF NATURAL BEAUTY A G©OO PLACE TO LIVE" FILE COPY Recreation Commissions Town of Queensbury OCT 3 1 200 . 4e4w742 Bay Road, Queensbury. NY 12804 T % TO : Dennis Brower, Supervisor Town Board Members FROM : Sharron Simmonds, Chairman Recreation Commission DATE: 10/31/00 RE: The Meadows, Planned Unit Development Dedication Just recently, the Queensbury Partners, L.P. formally proposed dedicating approximately four (4) acres of land to the Town of Queensbury as part of The Meadows, Planned Unit Development (PUD). The area proposed for dedication is located in the Southeast corner of the 97 acre project site (tax map #60-2-5) and abuts the west bank of Halfway Brook, just North of Cronin Road . The Recreation Commission was alerted to the proposed conveyance and toured the site on September 14, 2000. At that time, the commission members in attendance commented that the parcel seemed suitable for passive recreational activities and suggested that the matter be discussed in more detail at the upcoming commission meeting . At the Recreation Commission's October 3, 2000 meeting, a more detailed map of the site including adjacent town owned/Halfway Brook corridor property was reviewed. Uses for The Meadow's site were discussed further and it was the consensus that the commission recommend to the Town Board that the four (4) acre parcel proposed for dedication as part of The Meadows PUD be accepted with the following conditions: A* As part of the conveyance, that ' the PUD developer, as part of his development, be obligated to construct a means of separate ingress/egress from Cronin Road for passive recreational site users, and Be That the developer be obligated to construct a small 5-7 car parking area on the site, just off Cronin Road for park users, and C. That the developer be obligated to develop a linear streamside trail for use by fishermen as wells as hikers. L The recommendation to accept the property including the conditions was approved unanimously by the seven commission members in attendance. The commission believes, when completed, that the site will be a valuable link in the Halfway Brook corridor available to a variety of passive recreational enthusiasts. Thank you again and we look forward to working with the Town Board in developing future park and recreation facilities. cc: C. und, Community Development Director Ryba, Senior Planner Planning Board 1 0-24-2000 3 . 48PM FROM Sz�—VES/MACE/MILLER 51 8 792 8511 J P_ 4 `�11t 169 Haviland Road, Queensbury, NY 12904 Phone - 518-745-4404 Fax - 518-792-851 1 October 24, 2000 REE �4 Mr. Chris Round VIA FAX 745-4437 Director of Community Development O C T 2 4 2000 Town of Queensbury TOINiN OF Q1UE1HNSDURY 742 Bay Road Pi .F.r•! .; plc; FI- ?CE Queensbury, NY 12904 � o')c�5 � �i t L �l Re. PLID Site Plan No. 8-00 — The Meadows at Queensbury - '� 4 Dear Chris: In response to C. T. Male"s review letter of September we offer the following_ 1 . The individual buildings each have 8 units. There are 6 ground floor units and two 2"d floor units in the cuter. Therefore the 12 buildings constitute 96 units. 2. As noted, there is construction proposed within the 100-year floodplain but none within the floodway. The floor elevation of the one building located within the floodplain will be well above the l 00-year flood level and the proper certification to this effect will be provided to the Town, 3_ We have been corresponding with NYSDEC regarding this project and they will be visiting the site to reconfirm their wetland boundaries. We are currently preparing the DEC permit application for disturbance of the buffer. A copy of the DEC permit will be provided to the Town as soon as it is received. 4. We have been working with the ALOE regarding the proposed wetland disturbance and mitigation. They have visited the site and reviewed the plans. At present we are exploring the possibility of contributing financially to the Warren County Soil & Water Conservation District's plan for restoration along Halfway Brook in lieu of on-site restoration. ALOE has indicated that they are in favor of this alternative. S. There is no work proposed within the wetland areas of the relocated driving range. The existing wetland areas within the driving range are mown meadows (previously a fairway) and their use as a driving range will not change their character. 6, The stormwater management report is being updated to include culvert sizing and will be forwarded to C. T. Male for their review. 7. Complete calculations for all of the stormwater depressions will be included in the revised stormwater management report. 8. The area west of the south and of road #3 has been regraded to provide more positive drainage, 1 0-24-2000 3 : Q9PM FROM S7 -V ES/NACE/'M I LLER S, 1 S 792 SAS 1 1 P. 2 9'. Sheet .drainage was used in lieu of a closed drainage system (catch basins and pipe) in order to keep from raising the site more than necessary. The typical road cross section is being changed to address the winter ponding concerns. The revised section will increase the cross slope to 3/8 in/ft and will require a minimum drop of 6 inches in 5 feet adjacent to the shoulder. We are also raising the road profile slightly to accommodate the revised section, 10. The community gardens on the west side of the entry road will be relocated to the north end of the site. 11 . An additional fire hydrant is being added, new station 3+50 on Read #I . 12. Stop signs and stop bars are being added at all intersections. 13 . Detail references are being added to the plans. In response, to Ralph Van Dusen's comments, we are changing the configuration of the hydrants at the end of the water mains and we are replacing the 90 degree bertd with two 451s. In response to Mike Shaw's comments, we are adding a typical, detail for the backwater valve, trap and vent at each building. We are also initiating the process of forming a sewer district for this parcel, I will forward revised plans And drainage report for your review as soon as revisions have been completed. Please call me if you have any further questions or comments, Sincerely, Thomas W. Nace, F.E. cc: T. James Houston, P.E. — C. T. Male — fax 786-7400 Frank Piazza Torn Gessler %00 V400 FILE COPY Town of Queensbury Planning Board Community Development Department Staff' Notes Project Applicant: QUEENSBURY PARTNERS/THE MEADOWS Application No. : PUD Site Plan 8-2000 Project Location: North side of Cronin Road - Bay Meadows SEQR Status: Unlisted f Negative Declaration Issued by Town Board Meeting Date October 24, 2000 Apalication The applicant proposes up to 96 units of senior housing and a single unit office/manager's residence on 9 acres, plus a relocated golf driving range on 2. 1 acres, with 4.0 acres of lands proposed for dedication to the Town along Halfway Brook. The total project area is 27. 1 acres and the total parcel area is 97.3 acres. This is a PUD project, requiring PUD subdivision and site plan approval- PUD Approval The Town Board approved the PUD on October 2, 2000 via Resolution. 395,200 which contains a condition that should PUD Site Plan/Subdivision approval not be obtained, the lands described would revert back to the prior zoning. The applicant must also file a PLJD Agreement with the Town. The applicant would provide a proposed Agreement to be reviewed by the Town Board before acceptance. The PUD agreement may incorporate conditions or modification to the plans as recommended by the Planning Board. Sketch Plan The Planning Board reviewed a Concept Plan and made a positive recommendation to the Town Board on February 15, 2000 as per Planning. Board Resolution. Site and Subdivision Plans Sheet C- 1 , dated 9/25/00 contains the Overall Site and Subdivision Plan. Sheets SP- 1 through SP-7 contain details as follows: SP- 1 Site Layout and Utility Plan SP-2 Site Grading and Drainage Plan SPR-3 Landscape Plan SP-4 Site Wetland and Mitigation Plan SP-5 Road Profiles and Details SP-6 Sewer Profiles and Details SP-7 Details Subdivision/Site Plan Review Subdivision and Site Plan Review is a concurrent process for a Pi TD. The approval process and factors for consideration are outlined in Ss 179-58. Areas of concern or importance for this application follow: Density and B nus Provisions Refer to the Memo dated September 28, 2000 to C. Round from the applicant's representatives, in addition to C. Round's Memo to the Town Board of September 29, 2000. The number of units proposed meets Town regulations. Note that the Town Board 'Resolution 325,2000 approves a maximum of 96 units senior housing plus one office/manager's unit. Sewer Refer to Memo to C. Round from M. Shaw of the Town of Queensbury Water/Wastewater Dept. concerning extension to the Central Queensbury-Quaker Road Sewer District and additional sewer connection details needed. Driving Range Pedestrian and vehicular access from the club house to the driving range needs to be shown on the plans. Flood Hazard Area Several units to the southeast of the development are located within a flood hazard area. Architecture and Light'n Building elevations have not been provided. Lighting impacts for the entire site and uniformity ratios should be noted. Cut sheets for driveway lighting and lighting details for buildings should be provided. Vehicular and Pedestrian Traffic and Circulation Pedestrian pathway connections along Cronin Road to nearby commercial sites should be discussed. The Planning Board may wish to consider asking for a bus shelter to accommodate non-driving seniors. Traffic impact details concerning trip numbers and level of service with nearby intersections should be discussed_ Engineerins Refer to C.T. Male notes. Subdivision Subdivision is required for the project area of 27.06 acres +1- from the total area of 97.34 acres +/I - The applicant has not requested a waiver for phasing_ Phasing is required as per A183-36 unless there is an approved staging plan as per 179-58(0). Recreation Commission The Recreation Commission did perform a field visit on September 14, 2000, The Recreation Commission met October 3, 2000 to discuss the site. Minutes are not yet available. Town Board approval is required for dedication to the Town of recreational lands as shown on Sheet C- I and other applicable sheets. Beautification Committee The Beautification Committee met October 9, 2000 and reviewed the SP-3 Landscaping Plan with Jim Miller of Miller Associates. The plan was approved as submitted. Note that tree caliper is less than the 3 inch size used as a standard. The reasoning used was that existing trees along Cronin Road will adequately screen the development from public view. The landscape plan shows plantings for internal enhancement, and there is a large variety and number of shrubs and other plants. SE RA Findinjzs A Negative Declaration was made via Town Board Resolution 395,2000 for SEQRA, noting no significant environmental impact. Next Stens • Preliminary approval must be given with or without conditions before an applicant may proceed with final detailed site plan approval. Approval from state and county officials must be given for other permits and curb cuts. 10/20/00 13 : 25 FAX 5187867290 C . T . MALE ASSOC , 0 002 G.T. MALE ASSOCIATES, P. C. 50 Century Hill Drive, P.O. Box 727, Latham, New York 12T 10-0727 518-786.7400 FAX 518.786.7299 c+male@ctmale-corn C"ober 20, WOO RECEIVED Mr. Chris Round Director of Cotxtmunity Development U L I' ZOO 1 Town of Queensbury TOWN OF- QU ENSBURY 742 Bay Road Pl_Al' NIL[ 41g nFFRC Queensbury, New York 12804-5902 Re: Pl. D Site Place - 82000 77ee Meadows at Quwnsburyr Dear Mr. Round: We are in receipt of the application form for site plan. review, Overall Site and Subdivision Plan (Sheet 1 of 1) and, Site Plants (Sheets 1-7 of 7) and a Stormwater Managemenk ncpovt prepared by Nace Engineering, P.C. for the above referenced project and offer the following comments: 1. The proposed number of units 9s not dear. The stormwater report and the application form indicate 96 units and there appears to be 72 on the drawings. The number of units should be clarified_ 2. The plans show placement of fill and the construction of a building in the 100-year floodplain. The applicant must obtain authorization from the Town of Queensbury to allow placement of fill In the floodplain. Since there is a designated floodway for this portion of the stream, it is our opinion that the fill as proposed does not have an adverse impact on the hydraulics of the Halfway Brook. 3_ The plans show building construction and grading within the 10U' buffer of a NYS Department of Environmental Conservation (NYSDEC) wetlands. This activity will require a permit from NYSDEC. The first step is to confirm the location of the boundary or provide confirmation that NYSDEC agrees with the boundary as shown. It is our recommendation that the Town receive a copy of the DEC permit to do the proposed work in the buffer prior to issumg final approval of the site plan. 4. Regarding Federal wetland impacts, the applicant should submit docuanin tadon indicating request and receipt of jurisdictional determination from the US Army Corps of Fmgineers. 11-Le applicant should submit evidence that the wetland boundary detenm3nati.on shown on the plain is acceptable to the USACC3Fs_ It is our recommendation that the Town receive a copy of the 1JSAC0E permit to do the proposed work prior to .issuing final approval c f the site plan. 5. It appears that there will be wetland impacts required to construct the relocated driving range or access to the range. The applicant should clarify the improveme is necessary to determine if any additional wetland impacts will be incurred. 6. The stormwater management report should include design calculations for sizing the culvert under the proposed road at station 2+85 (Road 1). Arch"ecture & SuilCing Systems Engineering * Civil Engineering * FnvironrnCnlol Services 4 Survey & Lonci informotion Services 10/20/00 13 : 25 FAX 5187867299640 C . T . MALE ASSOC . 0 003 C .T. MALE ASSOCIATES, P .C. Mr. Chris Round Page 2 7. The storntwater report includes a sample calculation for sizing a typical depressed area used for control/treatment of stormwater runoff. The report should include sizing calculations for each of the depressed areas. 8. There is a grassed. Swale around the west side of the unit at the south end of Road 3 that has a slope of far less than 1.0 percent Positive drainage in this area is a concern. 9. The proposed drainage improvements do not include the use of catch basins but rather rely on sheet flow from the paved surfaces. We are concerned that the paved areas will not drain properly* once u snow bank darn is created as a result of winter plowing operations. A gutter or curbing should be provided to insure positive drainage during winter conditions. 10. On drawing SP-2 there is an area labeled "comm=unity gardens" shown in one of the depressed storm water detention areas. The applicant should revise the plan to address this apparent conflict. 11. Consideration should be given to installing an additional hydrant near 'Station 3+50 on Road 1. 12. Traffic control signage should be added to the plants. 13. The drawings should include detail references to assist the review of the plans_ If you have any questions related to our comments, feel free to call our office. Sincerely. C.T. IuLALE AS6C �����L��F.C. �o T. J s Houston, P.E. Saninr Civil F.n9UWer rcYprejs�'�ome2125ad�,,;�wai*eh�mamemowa+�onrnrra= 70.20.00,doc IN TER Q FILE ME 0 R E C E I V vi O C T 1 2 2WI TOWN OF DUES' ..c PLANNING TO: Chris Round FROM: Mike Shaw DATE: October 12, 2000 RE: Proposed Meadows Qa Queensbury Sanitary Review This parcel is currently not within the Central Queensbury-QK er Road Sewer District. We have sufficient capacities to serve this parcel, but a district extension must be completed before connecting to the Town's main. Sheet SP-b must include detail of each building's mainline u-trap, fresh air vent and backwater valve. If you have any question on these comments, please call me at my office. mslamp cc_ Tom Nace t39/29I99 10 : 35 To : Chris Round From: Xelly S . Chadwick 5 19-792-33H - Page 111 _MEMO TO: Chris Round, Executive Director Planning and Community Development Town of Queensbury FROM: Jon Lapper, Esq. Tom Mace. P_E_ DATE: September 2g, � RE: The Meadows at Queensbury PU`E -' 7 At the Town Board meeting on September 25, 2000 the Town Board tabled the vote on the PUD approval pending research into two issues: (1)whether the rezoning from SFR- LA to SR- LA contained any conditions or time period during which the previously proposed project was required to be developed, and (2) whether the PUD regulations permit the development of 96 senior housing units plus one manager's residence on the property. It is our understanding that you have researched the fast issue and determined that the rezoning to SR- 1A was not conditioned_ We have reviewed the PUD regulations including, specifically, Section 179-54 ("Land Use Intensity Considerations'). That Section provides that "the Land Use; Intensities of the particular zones listed in Article IV of this Chapter shall apply to a PUD...". The SR- 1 A zone permits a density of one single family residential unit per acre. Section 179-54A goes on to provide that the Town Board can add a bonus of up to 15016 based upon open space within a PUD which exceeds 25% of the gross area of the PUD. It is only under that section, the bonus section, that the zoning code prohibits the inclusion of "undevelopable land" to calculate the bonus_ Nevertheless, we are hereby providing a copy of a portion of your GiS map which shows DEC delineated wetlands which Tom has calculated to total 10. 51 acres of the entire PUD parcel. The parcel encompasses 97.34 acres. This would leave 86.83 acres which are upland. The open space portion of the proposed PUD exceeds 85 acres and is therefore well in excess of the 25°'o threshold for the 15e/6 bonus. The 15% bonus would permit 99 units. The open space of the PUD is located within view of the Bay Road corridor and Cronin Road and is therefore a significant visual mitigation for the residents of the Town which justifies the grant of the 15% bonus. Additionally, as we have discussed, since the golf course area is already developed, it cannot be said that the DEC wetlands located on the existing golf course render that area "undevelopable"_ Additionally, it bears note that Section _1183-22 of the Subdivision Regulations entitled "Density" does not apply to this project because it related to "the maximum number of buildable lots for a conventional subdivision". The senior project does not contain subdivided building lots but rather will be owned by the applicant. The site plan application has now been submitted to the Planning Board and it is therefore important that this matter be placed on the agenda for the October 2nd Town Board meeting in order that the Planning Board can properly hear it during October. TOWN OF QUEENSBURY 742 Bay Road, Queenss�burry, NY, I2804-5902 ��J7 arK* .I! 1 TO: Town Board From: Chris Round Date: September 29. 2QM kw Meadows PUD This memorandum is in response to the two items that were raised during the discussion of the Meadows PUD at the September 25'h Town Board meeting. Rezoning/Garth Men Project The rezoning of the property in question was not issued as a conditional approval, the property is zoned Sit-1 A which allows for PUDs. A&owod Density The allowed density of the project parcel was not adequately documented in the submittal. The Town Zoning Ordinance and Subdivision regulations do not provide clear direction on calculating density. I have reviewed the relevant sections of the ordinance and reviewed the most recent PUD's approved by the Town for guidance on this matter. Historic Precedent The allowable density has been calculated with the guidance of the clustering provision of the subdivision regulation (AI83-34F) for the two most recent PUDs approved by the Town. The gross land area was reduced by street ROW and parkland dedicated to the Town and the remaining area divided by the minimum lot Size of the underlying zone. Additional density then may be granted by the Town Board as incentive for preserving open space (§ 179-54) . The conservative approach would be the application of the subdivision regulation methodology (gross area-undevelopable area�neet acresage}min. lot size). However, the of the objectives of the PUD mechanism include preservation of open space, natural landforms, and scenic areas. The applications of conventional subdivision regulations would discourage this objective and Vegre not been utilized for either Indian Ridge or Hudson Pointe PUDs. Therefore, the allowable density for this PUD should be calculated utilizing the references contained in Section 179-54 and A 183w34F. Gross car+eo less land to be dedicated to the Town; 97 acres less 4 acres= 93 acres. 93 acres/1 acre dwelling unit= 93 dwelling units. An additional density allotment of upto 14 units ( 15% of 93) may be granted. The proposal for 97 dwelling units falls within the allowable density of the zone and applicable regulations. L:\GhdsR\2000 Letters\TgMepdowsPUD09292000.doc Town OF QUEENSRURY COMMUNITY DEVELOPMENT DEPARTMENT Y 7rOWN OF +QUEENSF U" I s 742 Bay Road, Queerisbury. NY 1 28o4-59[]2 518-761 -820 r Queensbury Committee For Commwaity Beautification Record Of Recommendation TO. ( ) Warren County Planning Board DATE: 10l9/2000 (X) Queensbury Town Planning Bd. ( ) Queerlsbuty Town Zoning Bd. (X) Applicant RF. PUD .Site Plan Review Neva X2000 — Queenshury Partners PUD Site Plan No. 8-2000 — Queensbury Partners I Owner, Bay Meadows Corp. A freestanding sign is with dwarf plantings. Along Cronin Road existing trees and bushes will stay. There will be trees and small shrubs around bui1� '�_ Pma Lorenz motioned M. Reese seconded. (Note added by Star Reviewed landscaping plan SP-3, sheet 3 of 7 dated 9/25/00 with Steve Miller of Muller Associates.) i In addition to the alcove Landscaping, Screening and Planting Provisions„ the Committee wishes to go on record that it does not approve: 1 - Non-conforming signs, and 2. Plastic or artificial trees, shrubs or flowers. In approving the above (car attached plans), the Committee has the expressed or implied agreement with the applicant to replace immediately dead trees, shrubs or plants, and to give proper maintenance to all plantings. All rubbish containers or dumpsters shall be screened, all plantings shall be mulched and trees shall be retained or planted, as agreed. R.espectRilly submitted, Marylee Gosline ?viGi pw "HOXIE OF NATURAL BEAU r . . . A GOOD PL J\CE TO LIVE" SE-rI LED 1 763 Town. of Queensbury Planning Board 1024QuPartners RESOLUTION APPROVING / DENYING PRELIMINARY STAGE P'OR PUD SITE PLAN NO. 8-2000 FOR QUEENSBURY PARTNERS RESOLUTION NO, INTRODUCED BY: WHO MOVED ITS ADOPTION: SECONDED BY: WHEREAS, the Town Planning Board is in receipt of a Preliminary PUD Site Plan No. 8-2000 Queensbury Partners for a two lot subdivision as part of the PUD to accommodate one 27. 1 acre lot for elderly hosing project and one 70.2 acre lot to be left as open space. Applicant proposes construction of 96 apartments for elderly, fixed income housing and one manager's residence on Lot 1 . Tax Map No_ 60-2-5, and; WHEREAS, the application received 1/20/00 and 9/27/00 consists of the following: 1 . Application materials as outlined in the Official File WHEREAS, the above is supported with the following documentation: 1 . 10/24/00 Staff Notes 10/17/00 Notice of Public Hearing 10/13/00 E-Mail, J. Lapper from M. Ryba 10/12/00 C. Round from M. Shaw 10/10/00 M. Shaw provided copy of plans 10/9/00 Beautification Comm_ Recommendation -- approved 10/5/00 Meeting Notice 10/5/00 E-Mail, J. Lapper from M. Ryba 10/3/00 Application from C. Round re: Beautification Comm. Mtg. 10/2/00 Town Bd, Resolution 395,2000 9/29/00 Town Board from C. Round 9/28/00 C. Round from J_ Lapper & Tom Nace 9/27/00 Subdivision, Site Plan application w/ stormwater man- Report & maps 9/11/00 Proposed TB resolution adopting Neg Dec 9/l/00 D. Dougher, Town Bd., H. Hansen from C_ Round 8/28/00 Fax to M. Ryba from J. LappeCs office regarding owner signature 8/23/00 GIS map 8/21/00 Town Bd. Resolution 348,2000 8/4/00 C. Round from M. Ryba 8/3/00 H. .Hansen from M Ryba 8/1/00 C. Round from J. Lapper — revised conceptual plan 4/11/00 Warren Co. Planning - returning Market Research Report 413/00 Proposed Town Bd. resolution adopting Neg. Dec. 4/3/00 Town Board minutes 3/30/00 Town Board from C. Round transmitting staff notes, code info Town. of Quemsbury Planning Board 1024QuPartners 3/34/00 Res. 145,2000 setting PH 3/20/00 Town Board 145,2000 setting PH 2/15/00 Planning Bd. Recommendation --- positive 2/15/00 Staff Notes 2/I0/00 L. Moore from M. Ryba 2/9/00 Warren Co. Planning Bd. Recommendation — No Action Taken due to default 2/3/00 L. Moore from M. Ryba 1/24/00 Town Bd. Resolution 61,2000 — seeking lead agency status 1/20/00 D. Brower from J. Lapper — submission of application 12/99 Market Research Project Maus SF4 revised 7f28f00 — Overall Site Plan 9/228/00 GIS map 10/3/00 Received — C-1 dated 9/25/00, SP-1 dated 9/25/00 (Site Layout and Utility), SP-2 dated 9/25/00 Site Grading & Drainage), SP-3 dated 9/25/00 (Landscape Plan), SP-4 dated 9/25/00 (Site Wetland and Mitigation Plan), SP-5 dated 9/25/00 (Road Profiles and Details), SP-6 dated 9/25/00 (Sewer Profiles and Details), SP-7 dated 9/25/00 (Details) WHEREAS, public hearing was held on IO/24/00 concerning the above project; and WHEREAS, the Planning Board has determined that the proposal complies with the PUD Site Plan requirements of the Code of the Town Queensbury (Zoning); and 'WHEREAS, if applicable, the plans submitted are prepared in accordance with Chapter 136 (Sewers & Sewage Disposal) of the Town Ordinance and the New York State Department of Health; and WHEREAS, the Planning Board has considered the environmental factors found in the Code of the Town of Queensbury (Zoning); and WHEREAS, the requirements of the State Environmental Quality Review Act have been considered and the Town Board has adopted a SEQRA Negative Declaration; and/or if application is a modification, the requirements of the State Environmental Quality Review Act have been considered; and the proposed modification(s) do not result in any new or significantly different environmental impacts, and, therefore, no further SEQRA review is necessary; and NOW, THEREFORE, BE IT RESOLVED, that The application is approved / denied and is subject to the following conditions: Duly adopted this day of by the following vote: AYES: NOES: .rrv�� v ��c gar R ECD V L U G T 1 2 200'� TOWN OF QUEF PLANNING TO: Chris Round FROM: Mike Shaw DATE: October 12, 2000 RE: Proposed Meadows a@ Queensbury Sanitary Review This parcel is currently not within the Central Queensbury-Quaker Road Sewer District. We have sufficient capacities to serve this parcel, but a district extension must be completed before connecting to the Town's main. Sheet SP-6 must include detail of each building's main-line u-trap, fresh air gent and backwater valve- If you have any question on these comments, please call me at my office. msf amp cc: Tom Nace 89/29/89 18: 35 � To : Chris Round Ica From: Kelly S. Chadwick 518-792-3389 Page 1/1 RECEIVED S E P 2 9 200& 7 TOWN of QUEENSBURY PLANNING OFFICE TO: Chris Round, Executive Director Planning and Community Development Town of Queensbury FROM: Jon Lapper, Esq. Tom Nace, P.E. DATE: September 28, 2000 RE: The Meadows at Queensbury PUD At the 'Town Board meeting on September 25, 2000 the Town. Board tabled the vote on the PUD approval pending research into two issues: (1)whether the rezoning from SFR-IA to SR-IA contained any conditions or time period during which the previously proposed project was required to be developed, and (2) whether the PUD regulations pernut the development of 96 senior housing units plus one manager's residence on the property. It is our understanding that you have researched the first issue and determined that the rezoning to SR- lA was not conditioned. `7Ve have reviewed the PUD regulations including, specifically, Section 179-54 ("Land Use Intensity Considerations" . That Section provides that "the Land Use Intensities of the particular zones listed in article IV of this Chapter shall apply to a PUD...". The SR-lA zone permits a density of one single family residential unit per acre. Section 179-54A goes on to provide that the Town Board can add a bonus of up to 15°u based upon open space within a PUD which exceeds 25% of the gross area of the PUTD. It is only under that section, the bonus section, that the zoning g code prohibits the inclusion of "urtdevelopable land" to calculate the bonus. Nevertheless, we are hereby providing a copy of a portion of your GIS map which shows DEC delineated wetlands which Tom has calculated to total 10.51 acres of the entire PXJD parcel. The parcel encompasses 97.34 acres. This would leave 86.83 acres which are upland_ The open space portion of the proposed PUD exceeds 85 acres and is therefore well in excess of the 25% threshold for the 15% bonus. The 150b bonus would permit 99 units. The open space of the PUD is located within view of the Bay Road corridor and Cronin Road and is therefore a significant visual mitigation for the residents of the Town which justifies the grant of the 15% bonus. Additionally, as we have discussed, since the golf course area is already developed, it cannot be said that the DEC wetlands located on the existing golf course render that area "undevelopable". Additionally, it bears note that Section Al83-22 of the Subdivision Regulations entitled "Density" does not apply to this project because it related to "the maximum number of buildable lots for a conventional subdivision". The senior project does not contain subdivided building lots but rather will be owned by the applicant. The site plan application has now been submitted to the Planning Board and it is therefore important that this matter be placed on the agenda for the October 2nd Town Board meeting in order that the Planning Board can properly hear it during October. 09/29/00 10 : 35 To : Chris Round %00 From: Kelly S. Chadwick 1B--792-3309 Page 1/1 MEMO TO: Chris Round, Executive Director Planning and Community Development Town of Queensbuty FROM: Jon Lapper, Esq. Tom Nace, P.E. BATE: September 28, 2000 RE: The Meadows at Queensbury PLM At the Town Board meeting on September 25, 2000 the Town Board tabled the vote on the PLID approval pending research into two issues: (1)whether the rezoning from SFR- 1 A to SR- 1 A contained any conditions or time period during which the previously proposed project was required to be developed, and (2) whether the PUD regulations permit the development of 96 senior housing units plus one manager's residence on the property. It is our undemtaanding that you have researched the first issue and determined that the rezoning to SR- IA was not conditioned. We have reviewed the PUD regulations including, specifically, Section 179-54 ("Land Use Intensity Considerations"). That Section provides that "the Land Use Intensities of the particular zones listed in Article IV of this Chapter shall apply to a PUD...". The SR-1 A zone permits a density of one single family residential unit per acre. Section 179-54A goes on to provide that the Town Board can add a bonus of up to 150/0 based upon open space within a PUD which exceeds 25% of the gross area of the PUD. It is only under that section, the bonus section, that the zoning code prohibits the inclusion of "undevelopable land" to calculate the bonus. Nevertheless, we are hereby providing a copy of a portion of your GIS map which shows DEC delineated wetlands which Tom has calculated to total 10.51 acres of the entire PUD parcel. The parcel encompasses 97.34 acres. This would leave 86.83 acres which are upland. The open space portion of the proposed PLM exceeds 85 acres and is therefore well in excess of the 25% threshold for the 15% bonus. The 15% bonus would permit 99 units_ The open space of the PUD is located within view of the Bay Road corridor and Cronin Road and is therefore a significant visual mitigation for the residents of the Town which justifies the grant of the 15% bonus. Additionally, as we have discussed, since the golf course area is already developed, it cannot be said that the DEC wetlands located on the existing golf course render that area "undevelopable". Additionally, it bears note that Section A183-22 of the Subdivision Regulations entitled "Density" does not apply to this project because it related to "the maximum number of buildable lots for a conventional subdivision". The senior project does not contain subdivided building lots but rather will be owned by the applicant. The site plan application has now been submitted to the Planning Board and it is therefore important that this matter be placed on the agenda for the October 2nd Town Board meeting in order that the Planning Board can properly hear it during October. 198264 RESOLUTION SETTING PUBLIC HEARING ON APPLICATION FOR "THE MEADOWS"" NEW PLANNED UNIT DEVELOPMENT RESOLUTION NO.: 348, 2000 INTRODUCED BY : Mr. James Martin WHO MOVED ITS ADOPTION SECONDED BY : Mr. Daniel Stec WHEREAS, the Queensbury Town Board is considering an application by Queensbury Partners, L.P_ for a new Planned Unit Development (PUD) entitled, '7he Meadows" on property bearing Tax Map No.'s: 60-2-5 and 60-2-10 and located at the Bay Meadows Golf Course, Cronin Road, Queensbury, and WHEREAS, on or about January 2e, 2000, the Town Board adopted a Resolution authorizing submission of the PUD application to the Town's Planning Board for report and recommendation, and WHEREAS, on or about February 15'h, 2000, the Queensbury Planning Board reviewed the proposed Sketch Plan for the 97 Unit "Senior Housing" development, found that the Plan meets the objectives ofPUD's as outlined in Town Code § 179-57C(4) and adopted. a Resolution requesting that the Town Board consider the PUD redistricting, and WHEREAS,S, on or about February 9"', 2000, the Warren County Planning, Board did not have a quorum present, resulting m default approval in accordance with General Municipal Law for failure to take action within 30 days, and WHEREAS, before the Town Board may amend, supplement, change, or modify its Ordinance and Map to create a PUD District, it must hold a public hearing in accordance with the provisions of Town Law §2614 and §265, the Municipal Home Rule Law and the Town of Queensbury Zoning Laws,, and 4 i VaWREAS, the Town Board held a public hearing on or about April P. 2000, and WHE...REAS, the Town Board and Queensbury Partners, L.P., have mutually agreed to extend the time period for the Town Board to render a decision in accordance with Town of Queensbury Zoning Law § 179-57D(3), and WHEREAS, the Town Board asked to extend such time period to receive Recreation Commission recommendations concerning the dedication of a portion of lands and/or recreation fees in accordance with Town Zoning Laws, among other items, and WHEREAS, the time delay of such extension warrants that a public hearing should be re- noticed, NOW, THEREFORE, BE IT RESOLVED, that the Queensbury Town Board shall Bold a public hearing on Monday, September 1 la', 2000 at 7:00 p.m.. at the Queensbury Activities Center, 742 Bay Road, Queensbury to hear all interested parties concerning the proposed application by Queensbury Partners, L.P. for a new Planned Unit Development (PUD) entitled, "The Meadows" on property beating Tax Map No. 's- 60- 2-5 and 60-2-10 and located at the Bay Meadows Golf Course, Cronin Road, Queensbury, and BE. 1T FURTHER, RESOLVED, that the Town Board hereby authorizes and directs the Town Clerk to provide 10 days notice of the public hearing by publishing the attached Notice of Public Hearing in the Town's official newspaper and posting; the Notice on the Town's bulletin board, and BE IT FURTHER, 2 � too VM0 RESOLVED, that the Town Board further authorizes and directs the Town Clerk to send a copy of the Notice of Public Hearing to all property owners located within 500' of the area to be designated as a PUD District, and BE IT FURTHER, RESOLVED, that the Town Board further authorizes ,and directs the Town Clerk to send the Notice of Public Hearing to the Clerk of the Warren County Board of Supervisors, Warren County Planning Board and other communities or agencies that it is necessary to give written notice to in accordance with New York State Town Law §264 and §265, the Town's Zoning Regulations and the Laws of the State ofNew York, and BE IT FURTHER, RESOLVED, that the Town Board hereby determines that this proposed action is subject to SEQRA review and the Board wishes to be lead agency for SEQRA review purposes, and BE IT FURTHER, RESOLVED, that the Town Board further authorizes the Community Development Department to forward copies of the PUD Application, Environmental. Assessment Forth, Notice; of Public Hearing and intent to serve as SEQRA Lead Agency to any agencies that may be involved for SEQRA purposes. Duly adopted this 21 t day of August, 2000, by the following vote: AYES Mr. Martin Mr. Turner, Mr. Stec, Mr. Brower NOES None ABSENT: Mr. Brewer 3 ZONING\ Meadows-Queensbury Partners PUD Approval-9-11-00 — 9-7-00 RESOLUTION ADOPTING SEQRA NEGATIVE DECLARATION AND AMENDING ZONING ORDINANCE TO APPROVE THE MEADOWS PLANNED UNIT DEVELOPMENT RESOLUTION NO.. , 2000 INTRODUCED BY : WHO MOVED ITS ADOPTION SECONDED BY WHEREAS, on or about January 20, 2000, Queensbury Partners L.P., submitted a letter of intent together with an Environmental Assessment Form with exhibits and requested that certain parcels of land bearing Tax Map Number: 60.-2-5 & 10 [since submission it has been noted by Town staff that no parcel with Tax Map Number 60.-2-10 exists], located in the vicinity of Cronin Road, be designated a Planned Unit Development, to be known as The Meadows PUD (hereinafter referred to as the "Planned Unit Development"), in accordance with, and by virtue of, the provisions of Article 8 of the Zoning Laws of the Town of Queensbury, the same being a part of Chapter 179 of the Code of the Town of Queensbury, and WHEREAS, the proposal presented requested that the Queensbury Town Board legislate and rezone the area to allow the establishment of a Planned Unit Development which would generally consist of a total parcel area of 97.34 acres with a development project area of 27. 1 acres with a maximum of ninety-six (96) units of " Senior Housing" on 9-0 acres, relocated driving range on 2- 1 acres, lands to be dedicated to the Town of 4.0 acres, and remaining undeveloped areas consisting generally of approximately 70.2 acres to be set aside for conservation, recreation, and stream and wetland buffer areas, and WHEREAS, on or about January 2e, 2000, the Town Board adopted a Resolution authorizing submission of the PUD application to the Town's Planning Board for report and recommendation, indicating its wish to be Lead Agency for SEQRA purposes and authorizing notification of all other involved agencies that the letter of intent and application for the 'Planned Unit Development had been made, and WHEREAS, on or about February 1 S'`, 2000, the Town of Queensbury Planning Board reviewed the proposed Sketch Plan for the ninety-six (96) Unit "Senior Housing" development, found that the Plan meets the objectives of PUD' s as outlined in Town Code §179-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board, and WHEREAS, the Warren County Planning Board was unable to obtain a quorum at its February 9`h, 2000 meeting at which this project was to be considered and therefore, in accordance with General Municipal Law, the Board's failure to take action within. 30 days resulted in the Warren County Planning Board' s default approval of the project, and WHEREAS, in accordance with §179-57 D. of the Code of the Town of Queensbury, the Town Board held public hearings on the proposed PUD April P, 2000 and again on September 11`r', 2000, and WHEREAS, the Town Board, as SEQRA Lead Agency, has reviewed a Short Environmental Assessment Form to analyze potential environmental impacts of the proposed PUD redistricting, and WHEREAS, the Town Board has considered the conditions and circumstances of the area affected by the proposed PUD redistricting, NOW, THEREFORE BE IT 2 y too RESOLVED, that the Queensbury Town Board hereby determines that the proposed "The Meadows" Planned Unit Development (PUD) will have no significant environmental impact and a SEQRA Negative Declaration is made, and BE IT FURTHER, RESOLVED, that the proposed PUD meets the purposes and objectives and all of the provisions and requirements of Article 8 of the Town of Queensbury Zoning Ordinance, and BE IT FURTHER, RESOLVED, that the Town Board, in accordance with Article 8 of the Town' s Zoning Ordinance and legislative authority, and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts, and creates The Meadows Planned Unit Development District located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering P.C., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site Plan" received September 1, 2000 (dated August 311 2000) and noted as last revised on July 28, 2000, as presented at this meeting, directed to be filed in the Town Clerk's Office and incorporated herein for all purposes, and BE IT FURTHER, RESOLVED, that The Meadows Planned Unit Development is generally described as a total area of 97.34 acres with a development project area of 27. 1 acres with a maximum of ninety- six (96) units of "Senior Housing" on 9.0 acres, relocated driving- range on 2. 1 acres, lands to be dedicated to the Town of 4.0 acres and remaining undeveloped areas consisting generally of approximately 70.2 acres to be set aside for conservation, recreation, and stream and wetland buffer areas, and 3 4 � BE IT FURTHER, RESOLVED, that this Resolution shall not take effect until final execution of a Planned Unit Development Agreement by Queensbury Partners L.P. and the Town of Queensbury, which Agreement shall incorporate all elements of this Resolution and set forth such other and further details and restrictions of the Planned Unit Development as required by the Town Board, and BE IT FURTHER, RESOLVED, that this Resolution and rezoning of property shall be subject to the filing and recording in the Warren County Clerk's Office of a Declaration of Covenants and Restrictions setting forth all conditions and executed by an authorized official of the Developer and the Town of Queensbury, and BE IT FURTHER, RESOLVED, that the Town Zoning Map is hereby amended to provide for the creation and redistricting of the lands contained and set forth as The Meadows Planned Unit Development, and BE IT FURTHER, RESOLVED, that the Town Board authorizes and directs the Town Clerk to publish a summary of this legislation in the Glens Falls Post-Star within five (5) days, obtain an affidavit of such publication and post the summary on the Town Clerk's Bulletin Board, and BE IT FURTHER, 4 RESOLVED, that this Amendment to the Zoning Ordinance and Laws of the Town of Queensbury shall take place after publication of the summary in the Post-Star and such later date as is required by the terms and provisions of this authorizing Resolution and legislation, and BE IT FURTHER, RESOLVED, that in the event that final Planning Board Planned Unit Development Site Plan/Subdivision approval is not obtained, the lands described shall revert hack to the underlying zone as is currently established prior to enactment of this Resolution_ Duly adopted this 1 Ith day of September, 2000, by the following vote: AYES NOES ABSENT 5 FR DJECTtd NVMeER 417Ze SEGR APPENQIx C STATE ENVIRONMENTAL OUAU Tr REVIEW SHORT ENVIRONMENTAL ASSESSMENT FORM PART l—P RCIJECT INFORMATION (To UNLISTED ACTIONS Orliy (io be Completed by Applicant or Project Sponsor) t. APPUCANTISPONSOA )J 2- PROJECT NAME. 3, PROJECT LOCATION: ogol Munk ioaliry P COu ✓^V^ /1 4. PKMIL- SE LOCATlON�_ gSuast address and food iinttersecoons, pnprrn ent I"oml"", Ctrs., o�rl provide MOD) �p I P r rh .,31 G�C' C3-�- tr v'J �+'1 S'+"1 � �c)a O I�vt �e wk ,y�cx r-r oc n g w 1p +rota 1t �� 5 i S. IS PROPOSED ACTION. wNew p Excanskm Q Modiftaticnlalloration o DFSCR36E PROJECT aRIEFL 2C2kl9L^St��b�y..'� Ct/i r 7]tiS oe" )�!{7 r C� �rwJtvtg a^ '4 .VLIIIe. tG� G'�Q ,s'lvIC i�11G n C 9 4 7'CQ to C,f,r-M. 0I .{y 4J"I lL 1-11 G.I � 1-^s -`- 1 '� ,r ,'�....a Pr l.� �yti... +�lc�l4 7. AMOUNT OF L.AI AFFECTED: acres Uta notM" acres . a, WILL PROPOSED ACTION COMPLY WITH EJQSTiNG ZONING OR OTHER EXISTING LAND E= RESTRICTIONS, No if no, descri.tie bristly 41 r►7+ti" /" C, O Y'�'d [..�. - moo+-- r�"L v 3 C-� 9. WHAT IS PRESENT LAND USE IN VICINrTY OF PRdJECT7 04"satdentrat Q Induemai .k'FCommeretal C3 Agriadaan 0 ParklForeavOpen Spy_ O Other deacnlae; SG �/rUc h Ou , Gta.-,M, .r✓G.:.[ C .TIVw4k ,-I owl e.` 4 G.v t '� Ca✓ . r; ,4. dOES ACTION INYOLIIE A PERMrf APPROWAl,. OR FUNDING, t-r+cadY? NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTALAGENCY (Fedwok Sims or ;.Yes L7 No It Yea. list agency(III) and penr iU&ppnavma . r_)p +c ` jo.".c� ¢•• w.�cIN , , . DOES ANY ASPECT OF THE ACTTON HAVE A CURRENTLY VALID PERMIT OR APPROVAL? C Yes ,I No If Yes, Wit agtney name and ppmulapproval � r' rY 12. AS A RESULT OF PROPOSED ACT'fON WILD„ EXISTING PERMITIAPPROVAL AEQUJRE MOOIFICA-noN, O Yes A<Nc I ,CCEER}TIFY THAT THE IIVFD'A'J4tATiON PAOVIQEdS A'�iOYi`s 1S TRUti TO THE EEST OF MY KLwdWrL.EDGE Appiicant;SOgnscr Nam i e + 1 .Iv�,7 : &,PI e•/neoex Daft f ) Signantr/Rss,.,r�rLL-"'^ If the action is in the Coastai Area, and you are a state agency, Campiete the Coastal Assessment Form before prooee+ding with this assessmarmt- OVER ti PART 1I—EN#A&NMEMTAL ASSESSMENT rro be c 10pleted by Agency) A. DOES ACTION EXCEED ANY TYPE I TMRESMOLG IN 6 MMCRR PART 617.77 Q Yes Ct Na M *s. coarolnat* the r*M*w Process and Use in* PlJLL EAF. . a. WILL ACTION RECEIVE COOROINATED REVIEW AS PROVIOED FOR UNL.tSTED ACTSONS IN 6 NYCRR PART 657.6? Q Yes Q Na if VIM a declaration m tir ea .see curlier fnval V a en . C. COULO ACTION RESULT IN ANY ADVERSE EFFECTS AISS""..AATED WITH THE FOU,GIMMG. (Answers may be hendrrrmen. if MCiibt*1 CI Emix" aw dually. Surface or groundwaler gtariky Of quantity. noise isvat . asretirrg traffic pattarrrs: solid wase* pradiretiori rx drainage at flooding probkmt *7 Explain briefly; Alin al: potential Far erosion. C2. Aesthem agricultural. archaeofagical. hiatone. or omen natural or cultural resouress or Cammunrry tir netgnbdmoed cftaraW*r7 Explain Wlefly C3. Vegetation Or !Suns, fish, shel"Ish or wildlihr species. stgnMc*m habdats, or tir*ar*ned or endangered 20ada*s7 Explain briefly- Cs. A comn urwtys esisang plans or goals as officially sdofrted, or a change In use or intensity . g ley of use Of lai'id to ocher natural rpaurors? Esplaii briefly; CS. Growrh* subseausat downXopm*M. tir related acuwhi*s likely to b* induced by the Propaaea action? Explain bn*fly-. ca. Long tarM, short term. CUmuleowe, or other effee#s not identifiad in CI-C37 Explain briefly: C7, Other impacts (including changes in use of either quarnity or type of enerwyl? Explain briefly- D. WILL THE PROJECT HAVE AN IMPACT ON THE ENVIRONMENTAL CHARACTMUSTICS THAT CAUSED THE ESTAMILISHMENT OF A C8A? Q Yes CI NO F. IS THERE, OR IS THERE LIKELY TO HE. CONTROVERSY RELATED TO POTENTIAL ADVERSE ETMRONMIEWAL IMPACTS? Q Yes Q No If yes, explain briefly PART lt—DETERMINATION OF SIGNIFICANCE (To be CamPieted by Agency) INUTRUCTIONSf For *men adverse effect identiite t ebow*, Oetsmwpt vrfntlxer it is 2ubOLW4 rb large, WOOLM or othenerse signkfaenL Each eMeal shoWd be ass ts"d in connection. with As 401 40WM lLe� urban or rurelF. M ProbebNKy of ooaafrrngp te) dtiraaiLxx; (li) wersibidilf; ,tel .Eeegrepnio scop+: and (r) msgrirnrde, If nee*sea yo add allmehnsorft or reference Supporting malariefe. (Ensure that a taon4Mrr s demo to show -I AN rN*veelt adverse impacts hew been idon Med and adegRfeiahr eddeeaaed. If question D Of Part fi was Checked yes. the EeMndnxJon and %V- nfilcAnce Must evaluate the Potential (fnpoot of the propels" action on tine enYl litifi lentM charocilorilleolf as the CEA. Check this box if you have identified one or more potentially large and significant adverse impacts Which may Dccur. Then proceed directly to the FULL EAF and/or prepare a positive declaration. M Check this box if you have determined, based on the information and analysis above and any supporting documentation, that the proposes! action WILL NOT result In any significant adverse environmeritat Impacts AND provide on attachments as necessary, the reasons supporting this determination: TOWN HOARDr�OF THE TOWN OF QUEENSMMy Nam* a/ Load Agency Dennis Brower TDwri Sl2g; ry .Sor Print or Type Name of Resoona lwo Officer inLeao Agency TifMs ,tir Rssportetel* 011ber Signature of R*spdiristhie Offlaw in Lead Agency .Signature of Preperer (if different from reeponstble ed lcwo Dos N 460 AppandW . F Slag Easvirongnawntal Quality Review NEGATIVE DECLARATION Notice of Determination of Non-Slgnittcarece Presject Number date This notice is issued pursuant to Part 617 of the implementing regulations pertalning tolA.rticie 8 (State Environmental Quality Review Act) of the Environmental Conservatlon Law. The Town Board of the Town of Queensbury as lead agency, has determined that the proposed action described below will not have a significant effect an the environment and a Draft Environmental impact Statement will not be prepared_ Name of Actlanz The Meadows PtM SECIR Status: Type I ❑ Unlisted Conditioned Negative Qeaiaraborr_ 17 Yes �No Description of Aciiorc Relocation of existing golf , driving range and construction of 96 multi-family dwelling units - primarily for elderly persons . LocaUown (include street address and the name of the municipalityfcounty. A location map of appropriate scale is also recommended.) North side of Cronin Road between Bay and Meadowbrook Roads Queensbury, Warren county SEOR Negative Declaration J - Page 2 Reasons Supporting This Deeerrninatian: (See 617.6(g) for requirements of this dertermination, see 617.6(h) for Conditioned Negative Declaration) If Conditioned Negative Declaration, provide on attachment the specific mitigation measures imposed, For Further Information: Contact Person: Dennis Brower , Town Supervisor Address: 742 Bay Road Queensbury, NY 12804 Telephone Number, ( 518 ) 761-8229 For Type I Actions and Conditioned Negative Declarations, a Copy of this Notice Sent to: Commissioner, Department of Environmental Conservation, 50 Waif Road, Albany, New York 12233 =1 Appropriate Regional Office of the Department of Environmental Conservation Office of the Chief Executive Officer of the political subdivision in which the action will be principally located_ Applicant (if any) Other involved agencies (it any) �7 �CGsS -- Gf AZc.c srtr of ? U+v '+�■ 0 I' Memorandum To: Darleen Dougher, Town Clerk; Town Board members; Harry Hansen, Director, Parks & Recreation Dept. CC: Chris Round, Community Development Director; Fnwn: Marilyn Ryba, Senior Planner �-- Date: 09/01loo Re: The Meadows � Site Plan I have received from Tom Nace of Nace Engineering today an "Overall Site Plan„ last revised July 28, 2000, dated Aug. 31 , 2000, showing the entire parcel for The Meadows. This plan also outlines site statistics concerning acreage amounts for housing and recreation development and lands proposed for dedication to the Town. Note also that tax map data now indicates just one parcel 60.-2-5, since 60.-2-5 & 10 were merged. The previous submission last revised July 28, 2000 did not show the entire parcel, just the project area. 181 LBO 169 Haviland Road, Queensbury, NY 12804 Phone - 518-745-4400 Fax - 518-792-8511 RECEIVED Transmittal ttal S E P 0 1 2000 TOWN OF Qt1EENSBURY PI NNING OFFICE TO-0 Marilyn Ryba DATE: September 1 , 2000 Queensbury Planning Dept. RE: Bay Meadows PUD JOB NO 46I 14 HAND DELIVERED WE ARE FORWARDING THE FOLLG►FYING: 10 copies of site plan showing the entire property. REMARKS: I have listed the areas of the various project elements in the lower right corner of the drawing. Sincerely, Thomas W. Nace, P.E. cc wlencl. : Jon Lapper Frank Piazza HIGHWAY APPROPRIATION Bay Meadows Golf Club, Ina to County of Warren (Conveys Permanent easement only) Parcd 59 Posqude & Laura Lupo to Lawrence & Paula Lupo Henry & Anno Sherman to PasqukMe & Laura Lupo Joseph 4t Aiary St.John—= to Joseph St.John 1 � x CATCH BASIN x CULVERT .. ^.�... J. 0 co ,� 3 LtJ Ift CATCH O w BASIN N p n o' Z 58 1 n • 0 z IRON • ROD SE Ix C t3 /0 V V 0 x l" R Q ST W 0 W CATCH 2 BASIN CULVERT ti IRON ROD FOUND IRON ROD SET AT BASE OF CORNER FENCE POST IRON PIPE FOUND BRACED METAL „H 149 80 FENCE POST IN 13.30' s � -� 0 DNCRETE LINDATiON C)L0 ;- o s so 2' IRON PIPE FOUND \S 82'22'3O" PERMANENT 141.20'(T) 45 EASEMENT FOR HIGHWAY PURPOSES 01I Vl 1 00 31 0 0 486.20�- `.'�: '22'30" W 3.10 T IRON CEDAR mw PIPE FOUND N 81 '15'10 WNW �_ 450.00 IRON PIPE FOUNND� AT CORNER IRON ROD FOUND 3 90' EAST OF CORNER N 81 "13'00" W 124- 20' Harry H. Mom Roger W. Barbara J. Grosser NOTE: BAY ROAD HIGHWAY BOUNDARIES AND EASMENTS ARE AS DEPICTED ON: MAP 31, SERIAL NO. H-943, PARCELS 44 & 45 MAP 41, SERIAL NO. H-953, PARCELS 58 & 59 ON FILE WITH THE WARREN COUNTY DEPT. OF PUBLIC WORKS. A DEED CONVEYING EASEMENT PARCEL 59 IS ON FILE IN THE WARREN COUNTY CLERK'S OFFICE (REFERENCED ABOVE), PUT NEITHER DEEDS NOR MAPS FOR PARCELS { 4, 45, OR 58, ARE ON FILE IN THE WARREN BOUNTY CLERKS OFFICE. O 1* 00 1 1 W 0 00 N O IRON PIPE FOUND SDC Associates to Guido Possardli j (Formerly D.S. Haviland) fn I CORNER WOOD FENCE POST RBEp N1RE FENS S 83'01 '20" E BASBS� S 83'49'10" E x 754 000 /+ fi 182.00' + fi WOOD FENCE POST t 18" CHERRY AT ANGLE POINT EDGE OF FAIRWAY TOTAL AREA: f 9 7.34 Acres nftft �r E esfD ' FENCf 1210.10 r� MORIN WOODS y Sg�1`50»E N6�b 745. 00' 00 \ 3r ON 1 } RELOCATED ROD GOLF DRIVING SET RANGE , r Awl r iq 1 O 0)S 00 00 f COVERED PARKING PROJECT AREA: j f27.06Acres ft I %UN"c1TY t 1 GARDENg� 1 P�°OSW LA n- ! TO T01MV C GRAPHIC SCALE 100 Zap ( IN MT) I inch = 100 ft x 3 4q� o rn 0 STREAM 325 50 " E 3 80 11115p, / GUY IRON N 82'11'S0" W ~� POLE ROD SET 25.00' N IRON ROD SET IN BASE OF ROTTED WOOD FENCE POST 8 ' " :..,W `473 00, � WIRE FEN�"`i John & Poulin6 Gaffney to Adirondack Gk1 Scout Council S 83'25'50" E > 25.00' TIE LINE Kart Holmquist to Richard E. MacDonald • i f 1236' ALONG C QF HALFWAY BROOK Edward & Florence Goltagfler DEED REFERENCE N. Vaughan QrM to BOY Meadows Golf allk Im D: 7-6-66 It 7-19-66 167-IW TAX MAP DATA 800tbn 60 Block 2 Par" S O O- O IRON ROD bw SEIZI GUY POLE z 01 3 9 2116 00 QN o N O 0 O- IRON ROD SET OWNER BAY MEADOWS CORPORATION 10 CARPENTER STREET GLOVERSVILLE, NY 12078 APPLICANT QUEENSBURY PARTNERS, LP. C/o GESSLER DEVELOPMENT 100 PLUCKEMIN PARK COURT BEDMINSTER, NJ 07992 PHONE (908) 306-1600 FILE COPY RECEIVED SEr' U 1 2000 do -- TOWN OF QUEENSBURY PLANNING OFFICE SITE STATISTICS TOTAL LAND AREA = 97.3 AC. PROJECT AREA = 27.1 AC. AREA TO BE DEVELOPED (HOUSING) = 9.0 AC. AREA TO BE DEVELOPED (RELOCATED DRIVING RANGE) — 2.1 AC. AREA TO BE DEDICATED TO TOWN = 4.0 AC. EE-+� U � w eq `4 W-4 z� Uo A zm w z 0v �+ z a Ilk ►-+ m A a: a: w w z E" w PQ b 0 W z Cd 0 I" z w raLd W � � 03 z scale= r 1w-0' Date; JW* 12, 2000 ReVbW July 2a 2000 SP -1 Sheet 1 of �8l28l2S08 16 : 00 518-792-O,""'° BARTLETTi PONTV CO FpIr RIC HA RO J. $wRTLETT BARTLETT, PONTIFF, STEWART Se I?HaD£$i P' C. PAUL E. Po NTlrt ATTq R! N EYSS AT L.AW Aemy C. BARTLCTT JAMCi R- BURKlrr PON R. RM06E'J p, Q, $4X { 1 $S TucKER C. .STANGLIFT P"141wT S. CINTI LEN ONf. WA6HIHGTON STRIET PHILIP C. McfNrIRE IM ^#%Oc A. Lenowivz GLENS FA♦.Ls, Nicw YOKK fasol -eles ROrERT S. S`TlW1..RT ..-f- C ^w"EFECE PwLTRQWiTz MALCOLM $.. G'MARA TELE/PHONit e; IB! 74i-MI 17 OR CQUNGCL P^TRFCIA E. WATMN9 Fwx Paxisr TO!-.7pxn% MARK Ir.,, CeRAiA.H4 EwL bPWd*n6eb$ft n4*M BeRTRAM ,.I, Duar MwRTi AVFFRSOOlf u r &,0y�lqms SRLJC! O- LlP l.li Ki ¢^U[ N"De^v 1019Ry EC JQNIMTHAN {"... Lw1iER RECEIVED ****FAX TRANSMr1wrAL***; AUG 2 8 1A� MWN OF QUEEN Y .. PLANNING OFFICE DATE :` 1 4v�.� FROM* TO: 10C L FAX NO, N )A) MATTER NO: SUBJECT: 1r.. L 1 .' RE: ` We are transmitting page(s) including this cover sheet. If you have any transmission problems,, please contact the person indicated above at 518-792-2117, NIESSAGE• OUR FAX NO 51 &792-3309 IMPORTANT - THIS MESSAGE IS INTENDED ONLY FOR THE USE OR ENTITY TO WHICH IT IS ADDRESSED. AND MAY CONTAIN INFORMATION THAT IS PRIVILEGEbe CONFIDENTIAL AND EXEMPT FROM DISCLOSURES D N MA LAW. IF THE READER OF THIS MF�SAG$ IS NOT THE ITITENDF,D RECIPIENT, pR TH8 EMPLOYEE OR AGENT R$5PC3N579L$ TO DELIVER IT TO THE INTENDED RECIPIENT, YOU ARE HERESY NOTIFIED THAT READING, c DISSEMINATING, DISTRIBUTING OR COPYING THIS COMMUNICATION IS STRICTLY PROHIBITED, IF YOU HAVE RecarVED THIS COM AT tON INADDRESSERROR, PLEASE IMMEDIATELY NOTIFY US BY TELEPNONE, AND FiET7JR MIJNr N THE ORIGINAL IMiFSSAOE TO I AT THE ASOVE ADDRESS VIA THE U.S. POSTAL SERVICE. THANK YOU, A �I �S/28/ 2Bfl0 16 : 00 516-792-6P4 C9 BARTLETT , 'PONTIFF= PAGE 02 k Y TOWN OF QUA NSBURY SUBDMSICIN APPLICATI()N - SKETCH PLAN STAGE Application No.; L NarneIl'itie of Subdivision: The Meadows P U D 2. _ Nye, Bay Meadows Corporation Address: 10 Carpenter St . Gloversville NY 12078 Phone #: 518 - 725 - 0114 3. Stisbdiyider - Name: Queensbury Partners L.P. Address: c /o Gensler Develo meet 10U P uckem n Park Court Phone *: Bedminster , NJ 0-799-7 908 - 306 - 1600 4. AgmU - Name: Nace Engineerino P . C . Jon Uapper Address% 37 Chester St . 1 Washington S Glens Fa11S , NY 12801 Glens Falls , ANY 12801 Phone #: 745 - 4400 792 - 2117 5. Nanexe: - Van dusen & Steves z Land Surveyors , LLC Ate: 37 Chester St Glens Falls NY 12807 Phone #: 792 - 84 7 44 6. Location of Proposed Subdivmon: Cronin Road - Bay Meadows Golf Course " Tax 11+iap NO,: 6 0 - 2 - 5 & 10 Zone: SR IA ?- Description of Cux=nt Use: Golf Course a n!;I G� r i u i n a Rang e 8. DeMMiPtion of Preposed Use: GO -If Course / D r i v i n g Range and multi - family dwelling units -6- 08/29/2900 16 . 00 518-792-0?1;5 BARTLETT , PONTIFF PAGE 03 S• Description of any previous Town Planning or Zoning determination regarding this site-, Rezoned to SR - 1A 1993311revious townhouse project reviem6 to, Description of provisions for sewage disposal. Municipal sewers lie Fames There is no fee for sketch plan submission and review. 12, Signature of{7gM9ZJAM)'ant To the beac of my knowledge tbe information provided in this application and on the attached sketch plan is true and accurate. 11 the undersigned, have thoroughly . read and understand the #nstnlletions for sketch plan submission, the sketch plan application arad the list of items to he shown on the sketch plan and I consent to al the this app�tion. requirements as set forth in Furthermore, I hereto consent that the proceedings which result f mm the above applications may be tape recorded and transcribed by the Town Clerk or hsslher agent and that such minutes as may be transcribed shall be the offids, of aJl proceedings xegarding this application, Unleea the same may Virg from the handwritteu minutes taken by the Town Clerk, or the Secretary of tha PleMfng Sward, in which event the handwritten minutes &a to such i4nc=gd&t9nass shall be deemed the official. record. Owner's Signature Date X3. o In the event that the owner of the property' desires to have another individwal act as hlm%er authorized repr+essentativs is support of this applicatbm the follovang statement must be completed and signed.. I Garth a 1 1 e n owner of the premier located at C r o n i n R d with the Tax Map parcel 6 a _ 2 - 5 & 10 1 himeby denigmatle Tom place / Jan Lapeer as ray agent regarding as subdivision of the premises, apP�iaaua f+or .7- J . RgRTLETT BARTLETT. PONTIFF, rjTEWART & RHOOES, P. C . RkGHARD PAUL E. PONTIFF ATTORNEYS AT LAW Amy L`-. BARTLETT ALAN R. RHODES JAMES R. BURKETT ROBERT S. MCMILLEN P. Q, Box a I F8 TUCKER C. STANCLIFT PHILIP C. MCINTIRE ONE WASMINDTON STREET MARK A_ LEBOWIT2 LENS FALLS , NEW YORK I aSOI -21 B$ RO BERT S. STEWART J. LAWRENCE PALTROWITz MALCO LM R. LD'RARA TELEPHONE 451 B] 79 Z. ZIIY OF COUNSEL PATRICIA E, WATKINS FAx t518] 702-3.300 MARK E- CI RASANO EMAIL bpsr+�netheaveR.00lTr BERTRAM J. DUBE MARTIN D. AurFREDoU 1918-1999 BRuCE G. LIPINSKI f AULA NADEAU RERUBE JONATHAN C, L.APPER R EC E EVE D August 1 , 2000 .a U G 0 1 200 [TOINN of- PY F'LANfr iN{; O FIC_P Mr. Chris Round, Director of Planning & Community Development Town of Queensbury 742 Bay Road Queensbury, NY 12804 Re; Queensbury Partners, L.P. - The Meadows PUD Cronin Road, Queensbury Dear Chris; I am hereby enclosing 14 copies of the revised conceptual site plan for the above-referenced project. Please note that the site layout of the senior residential component of the project has been modified as the result of the federal wetland delineations. The federal wetland disturbance under the prior plan would have been in excess of two acres and it has now been reduced to approximately %Z acre. Please note that the new map also includes the parcel proposed to be conveyed to the Town Parrs and Recreation Committee. Please forward a copy to Hang Hansen for review. follows;With respect to the Planned Unit Development, the only uses which are proposed are as 96 units of senior multifamily residential apartments; an on-site managers apartment; a community building; community gardens; parking; ' a nine hole golf course; • a golf driving range; and a golf clubhouse. As you will recall, the Town Board previously referred this project to the Planning Board for recommendation and the Planning Board unanimously recommended in favor of the proposed PUD. If at all possible, I would appreciate it if this matter could be placed on the agenda for the Town Board meeting on August 7 for the sole purpose of scheduling a public hearing on the PUD for the Town Board meeting on August 21st. Please forward this information to the Town Board and call me with any questions. Very Truly `ours, w,. fi than C. Lapper JCL:icsc Encl. 105619 cc: Torn Gessler (w/o encl.) Frank Piazza (w/o encl.) Tom Nace, P.E. (w/o encl.) �'fw r ,n 4 ,5 vier" Memorandum To: Town Board From : Chris Round] CAZI Date: March 30, 20 Re: The Meadows-Proposed PUD A public hearing is scheduled on the proposed PUD for the Meadows development located on Cronin Road. Attached for your review are. • Staff notes from the February 15, 2000 Planning Board meeting on the Meadows PUD. • Copy of the Town PUD Ordinance. Briefly, the project is a 96 unit senior housing project located on the Bay Meadows site which incorporates preservation of open space adjacent to the Halfway Brook, continued use of that portion of the site as a golf course, and construction of a driving range for use by the owners of the Bay Meadows facility. Construction of the driving range is not an integral part of the housing development, but a contractual requirement between the two parties (Bay Meadows & Queensbury Partners). The Warren count Planning Board has not yet taken action of the proposal, therefore the Town may not act on the redistricting . No action should be taken on the project until several items are clarified _ They include but are not limited to: • Deed restriction on future development of the site/Bay Meadows Golf Course Mechanism for transfer of Halfway Brook property (easement vs. ownership) The Town Board is the lead agency for SEQRA review purpose and a short EAF was forwarded previously. TOWN OF QUEENSBURY COMMUNITY DEVELOPMENT DEPARTMENT Town of Queensbury Planning Board Community Development Department Staff Notes Project Applicant: QUEENSBURY PARTNERS, L.P, Application No.: Site Plan 8-2000 - Sketch Plan Stage Project Liocation: Cronin Road — Bay Meadows Golf Course Meeting Date: February 15, 2000 roject Description: The applicant proposes a 97.35 acre planned unit development. The site will be developed with a 96 unit senior apartment facility on 70.29 acres and the remaining portion 27.06 acres to be utilized with the adjacent golf course, The applicant is requesting a favorable report for the Sketch Plan of the proposed PUD €'rota the Planning Board according to Section 179-57 of the Town Zoning Code. The applicant has submitted this information as a sketch plan, and the Planning Board may warn to ask questions and address any deficiencies in the proposal. tafl`Notes: Site History — The site has a history for proposed development from 1991 to present. The site was the subject of a petition for zone change, P6-91 from Single Family Residential (SFR-lA) to Suburban Residential Cme Acre (SR-1A). The development considerations for this property have been for apartment units and connection with the Golf Course in some manner- The files indicate the previous site plans and subdivisions for this site have lapsed and are no longer applicable. Site Environment — The proposed project is located near many neighborhood necessities. There is a Stewart's Store, the Harvest Restaurant, a Home Improvement store, doctor's offices, and an exercise facility within less than a 1/2 of a mile from the apartment units. PUD Sketch Plan Gbiectives — The applicant has submitted a market research study and a concept plan for the proposed PUD. The application was reviewed and found to be conceptually compliant with Article 'VM of the Town Code. Staff reviewed the plan according to Section 179-57 and has the following continents: The applicant has filed a letter of intent with the Town Board to develop a PUD on Cronin Road. The PUD function is to provide affordable housing within Queensbury. The Town Board reviewed the request and established themselves as the lead agency according to Section 179-57 per resolution 61 -2000 (1/24/00). The plans should include additional detail of the various uses, in the immediate area and the acreage they encompass, such as the Stewart's Plaza, Harvest Restaurant, Social Security Building, and the golf course, 179-57(C)(1)(a). The open space area should be defined in acreage, access, and suggested uses, 179-57(C) (1)(d). The plans identify Halfway brook and some wetland areas, the drainage system should evaluate how these areas will be impacted, 179-57(CX1)(e). The increase demand on the Town's utilities and services should be reviewed for adequacy, 179-57(C)(1)(h). The project area should be evaluated for any historic or preservation issues. In addition, the project is considered to be a Type I action under SEQR and a full environmental form should be completed for review. PUD Puipgge and Objqqtjy.9gj The PUD proposed meets the Purpose in § 179-51A in that a portion of a neighborhood is to be developed with residential and non-residential uses, and building sites and common property. This proposal also serves as a step in meeting the housing needs for a lower income economic levels segment ofQuee:nsbury's population. The PLTD meets the Objectives and Intent in § 179-51B concerning choice in rent levels as compared to market area apartments; 27.06 acres of land will be in open spacetrecreation areas; and there is efficient land use as evidenced by the clustering of buildings, roadways, and subsequent utilities. The development pattern preserves existing land features. ommendation: A recommendation to the Town Board is made based on a favorable report from the Planning Board to forward the PUD to public hearing for rezoning. Findings are to be included as part of the report. Staff finds that the development pattern is in harmony with land use intensity, transportation facilities, and the community facilities objectives of the Comprehensive Plan -- detailed in the narrative concerning Neighborhood 9, pages 2-4. Town of Queensbury PC/Codebook for Windows ARTICLE ylll, Planned Unit Development § 179-51. Purpose and objectives. A. Purpose. It is the purpose of this Planned Unit Development (PUD) Article to provide flexible land use and design regulations through the use of performance criteria so that small-to-large-scale neighborhoods or portions thereof may be developed within the town that incorporate a variety of residential types and nonresidential uses and contain both individual building sites and common property which are planned and developed as a unit. This Article specifically encourages innovations in residential development so that the growing demands for housing at all economic levels may be met by greater variety in type, design and siting of dwellings and by the conservation and more efficient use of land in such developments, in harmony with the Comprehensive Land Use Plan for the Town of Queensbury. B. Objectives. In order to realize the purpose of this Article, a planned unit development (PUD) shall achieve the following objectives: (1) A maximum choice in housing environment and type, occupancy tenure (e.g., cooperatives, individual ownership or condominium leasing), lot sizes and common facilities. (2) More usable open space and recreation areas and, if permitted as part of a project, more convenient locations of accessory, commercial and service uses. (3) A development pattern which preserves outstanding natural topography and geological features, scenic vistas, trees and historical sites and prevents the disruption of natural drainage patterns. (4) An efficient use of land resulting in small networks of utilities and streets. (5) A development pattern in harmony with the land use intensity, transportation facilities and community facilities objectives of the Comprehensive Land Use Plan. § 179-52. General requirements. A. Minimum project area. The minimum project area for a Planned Unit Development District shall be 30 contiguous acres of land. The Town Board, following referral from 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 Article. B. Project ownership. The project land may be owned, used 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 Town Board shall be notified within three business days of any changes in project ownership. The approved project shall be binding on the project land 1 *400 Town of QueetZsbury PCICodebook for Windows and owner(s). § 179-53. 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 stories or 40 feet in height. B. Commercial, service and other nonresidential uses. (1) Commercial and professional service uses may be permitted under the following circumstances: (a) Where the PUD contains 100 or more dwelling units, a maximum of 24,000 square feet of floor area for every 100 dwelling units may be used for commercial and/or professional service uses. (b) Where the PUD contains 500 or more dwelling units, a maximum of one acre of land for every 100 dwelling units may be used for commercial and/or professional service uses. (c) Where the PUD contains 1 ,000 or more dwelling units, five acres of land for each 100 dwelling units may be used for commercial and/or light industrial uses. (2) Accessory uses, such as recreational and community activities, private ,garages, storage spaces, churches, schools and health-related facilities, shall be permitted as appropriate to the PUD. (3) Nonresidential buildings shall not exceed 40 feet in height. § 179-54. Land use intensity considerations. The land use intensities of the particular zone(s) listed in Article IV of this chapter shall apply to a PUD, except that: A. Where the open space area in a PUD exceeds 25% of the gross area of the PUD, the Town Board may approve a residential use density increase of 1 % for each 1 % of open space, not including undeveiopable land, in excess of the 25% minimum required by § 179-55B of this Article. In no event shall the density bonus hereunder exceed 15% . B. The overall intensity of the project cannot exceed the amount of available development potential of the individual APALUDP Land Use Intensity Zones) if the proposed PUD is located within the Adirondack Park, and, for property located in the Adirondack Park, neither the overall intensity ,guideline of the Official Map land use area nor the local district density, whichever is lower, can be exceeded by any PUD, except where the local district permits greater density than the Official Map land use area in which use the density of the local district may not be exceeded. [Amended 7-29-1991 by L.L. No. 14-1991] 2 Town of Queensbury PCICodebook for Windows § 179-55. Common property.EN(1) A. 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. When common property exists, the ownership of such common property may be either public or private. When common property exists in private ownership, satisfactory arrangements trust be made for the improvement, operation and maintenance of such common property and facilities, including private drives, services and recreational and open space areas. Roads, streets and parking areas shall not be considered "common property" for purposes of this section. B. At least 25% of the gross area of a PUT) shall be and remain open space. Land reserved for recreational use pursuant to Article I of Chapter 124, Parks and Recreation Areas, shall not be included in computing open space. Open space shall not include roadways, drainage areas or residential or developed areas. [Amended 5-24-1991 by Ord. No. 61 ] C. Recreation land, other than that reserved pursuant to Queensbury local law, shall be included in computing open space. Such open space shall not be sold off as a separate subdivision and shall not be used for future building lots but may, with town approval, be conveyed to the town or to an appropriate and approved corporation or association formed to operate and maintain said open space. § 179-56. Design standards. Unless otherwise indicated, compliance with the following standards shall be required: A. Lot area and yard requirements. No minimum lot size, frontage or yard requirements within a PUD shall be required except those dictated by health, fire, safety, function and buffer considerations, except that within the Adirondack Park, the shoreline regulations of Article IX shall not be modified. [Amended 7-29-1991 by L.L. No. 14-1991] B. Interior streets. The arrangement, character, extent, width, grade and location of all streets shall be considered in relation to existing and planned streets, topography, public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by said streets. Whether private or public, said streets shall conform to all other street and road specifications of the town. C. Access. All uses shall have access to a public or private street except residences, which need not front on a street but must have access thereto via a court, walkway or other area dedicated to public use or owned and maintained by a homeowners' association. D. Building area. The location and arrangement of structures shall not be detrimental to existing or prospective adjacent development or to the existing or prospective development of the town. E. Boundary setbacks, buffer areas and transitional uses. Along the boundaries of a PUD, provision shall be made for a combination of uses and buffer areas which constitute a transitional separation between surrounding existing and prospective uses and the proposed 3 11rr+ � Town of Queensbury PCf Codebook,for Windows development. F. Off-street parking and loading requirements. The minimum off-street parking and loading requirements for any uses or structures in a PUD shall be at least equal to the minimal requirements stipulated for such uses or structures in this chapter, other local laws and Chapter A183, Subdivision of Land.. G. Additional site development standards. In addition to the standards set forth in this Article, the applicant shall also comply with the appropriate design, site development plan and performance standards of this chapter and of all applicable local laws and Chapter A183, Subdivision of Land, for the Town of Queensbury. Where a conflict between this Article and any of the above exists, this Article shall govern. § 179-57. PUD application procedure and approval process. A. General. Whenever any planned unit development is proposed, and before any contract is made for the sale of any part thereof, before any building permit or certificate of occupancy 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 of such PUD in accordance with the procedures herein. B. Notice of intent. Prior to filing an application for sketch land approval, the developer shall submit a letter of intent to the Town Board for referral to the Planning Board. C. Application for sketch plan approval. (1) In order to allow the Planning Board and the developer to reach an understanding on basic design requirements prior to detailed design investment, the developer shall submit a sketch plan of his proposal to the Planning Board. The sketch plan shall be prepared by a licensed professional engineer, a licensed architect or a landscape architect and shall be approximately to scale, though it need not be to the precision of a finished engineering drawing; and it shall clearly show the following information: (a) The location of the various uses and their areas in acres. (b) The general preliminary outlines of the interior roadway system and all existing rights-of-way and easements, whether public or private. (c) Delineation of the various residential areas, indicating for each such area its general extent, size and composition in terms of total number of dwelling units, the approximate percentage allocation by dwelling unit type (i.e., single-family detached, duplex, townhouse, garden apartments and condominimums) and a general description of the intended market structure (i.e., luxury, middle4ncome, elderly units, family units, etc.), plus a calculation of the residential density in dwelling units per gross acre (total area, including interior roadways) for each such area. (d) The interior open space system. (e) The overall drainage system, including a schematic setting forth the plan for 4 ' �1rr► 'rl/� Town of Queensbury PCICodebook for Windows stormwater management. (f) If grades exceed 3% or portions of the site have a moderate-to-high susceptibility to erosion or a moderate-to-high susceptibility to flooding and ponding, a topographic map, showing contour intervals of not more than 10 feet of elevation, shall be provided, along with an overlay outlining the above susceptible soil areas, if any. (g) The availability of roadways and water and sewage facilities. (h) A general description of the provision of other community facilities, such as schools, fire protection services and cultural facilities, if any, and some indication of how these needs are proposed to be accommodated. (i) A location map showing uses and ownership of abutting lands. (j) Architectural renderings or drawings of the structures within the development. (k) The identification of historic sites or buildings, and a plan for their preservation must be noted. (2) In addition, the following documentation shall accompany the sketch plan: (a) A general statement as to how common open space is to be owned and maintained. (b) If the development is to be staged, a general indication of how the staging is to proceed. Whether or not the development is to be staged, the sketch plan of this section shall show the intended total project. (c) Appropriate documentation of compliance with the New York State SEORA shall be prepared and submitted to the Town Board. For purposes of this Article, the Town Board shall be considered the lead agency. If necessary, a final environmental impact statement shall be filed prior to Town Beard action creating the PUD District. (3) The Planning Board shall review the sketch plan and its related documents and shall render either a favorable report to the Town Board or an unfavorable report to the applicant. The Planning Board may call upon any public or private consultants that it feels are necessary to provide a sound review of the proposal. In addition to the fee listed on the schedule of fees, the Planning Board may charge a fee to developers of projects requiring legal and technical review, provided that the fee charged reflects the actual cost of legal and technical assistance to the Planning Board. This fee is not to exceed $ 1,000 without the consent of the applicant. (4) A favorable report shall include a recommendation to the Town Board that a public hearing be held for the purpose of considering PUD districting, It shall be based on the following findings which shall be included as part of the report: (a) The proposal meets the intent and objectives of planned unit development as expressed in § 179-51B. (b) The proposal meets all the general requirements of § 179-52. (c) The proposal is conceptually sound in that it meets a community need and that it 5 Town of Queensbury PC/Codebook for Windows conforms to accepted design principles in the proposed functional roadway system, land use configuration, open space system, drainage system and scale of the elements, both absolutely and to one another. (d) There are adequate services and utilities available or proposed to be made available in the construction of the development. (5) The Chairman of the Planning Board shall certify to the Town Board and the applicant when all of the necessary application material has been presented, and the Planning Board shall submit its report within 60 days of such certification. If no report has been rendered after 60 days, the applicant may proceed as if a favorable report were given to the Town Board. D. Referral of application for PUD districting. (1) Upon receipt of a favorable report from the Planning Board, the Town Board shall set a date for and conduct a public hearing for the purpose of considering PUD districting for the applicant's plant in accordance with the procedures established under §§ 264 and 265 of the Town Law or other applicable law, said public hearing to be conducted within 45 days of the receipt of the favorable report. (2) Where the application for redistricting involves property lying within a distance of 500 feet from the town's boundary or from the boundary of any existing or proposed county or state park, recreation area, road or highway or in any other instances where General Municipal Law § 239-m is applicable, the Town Board shall refer the application for redistricting to the Warren County Planning Board for its review. (3) The Town Board shall render its decision on the application within 45 days after the public hearing unless an extension of time is mutually agreed upon by the Town Board and the developer. (4) Any proposed redistricting to create a PUD in the Adirondack Park outside Official Map hamlet areas shall be referred to the Adirondack Park Agency pursuant to § 807 of the Adirondack Park Agency Act. [Added 7-29-1991 by L.L. No. 14-1991] E. Zoning for planned unit developments. (1) if the Town Board creates the PUD District, the Zoning Map shall be so notated. The Town Board may, if it feels it necessary in order to fully protect the public health, safety and welfare of the community, attach to its zoning resolution any additional conditions or requirements for the applicant to meet. Such requirements may include, but are not confined to, visual and acoustical screening; land use mixes; order of construction and/or occupancy; circulation systems, both vehicular and pedestrian; availability of sites within the area for necessary public services, such as schools, fire houses and libraries; protection of natural and/or historic sites; and other such physical or social demands. The Town Board shall state, at this time, its findings with respect to the land use intensity or dwelling unit density as called for in § 179-54. [Amended 5-24-1991 by Ord. No. 61] (2) PUD districting shall be conditional upon the following: 6 *fto Town of gueensbury PCICodehook for Wbzdows (a) The securing of final site plan approval in accordance with the procedures set forth in § 179-58. [Amended 5-24-1991 by Ord. No. 611 (b) Compliance with all additional conditions and requirements as may be set forth by the Town Board in its resolution granting the PUD District. (3) Adirondack Park Agency approval is required for any PUD districting in the Adirondack Park outside Official Map hamlet areas. [Added 7-29-1991 by L.L. No. 14-19911 § 179-58. Site plan approval process. A. 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: (1) An area map showing the applicant's entire holding, that portion of the applicant's property under consideration and all properties, subdivisions, streets and easements within 500 feet of the applicant's property. (2) A topographic map and survey prepared by a licensed land surveyor, showing contour intervals of not more than five feet of elevation. (3) A preliminary site plan, including the following information: (a) The title of the drawing, including the name and address of the applicant. (b) The North point, scale and date. (c) The boundaries of the property, plotted to scale. (d) Existing watercourses. (e) A site plan showing the location, proposed use and height of all buildings; the location of all parking and truck loading areas, with access and egress drives thereto; the location and proposed development of all open spaces, including parks, playgrounds and open reservations; the location of outdoor storage, if any; the location of all existing or proposed site improvements, including drains, culverts, retaining walls and fences; a description of the method of sewage disposal and the location of such facilities; the location and size of all signs; the location and proposed development of buffer areas; the location and design of lighting facilities; and the amount of building area proposed for nonresidential uses, if any. (4) 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. (5) Copies of the certificate of incorporation of homeowners' association, the bylaws of the homeowners' association, the declaration of covenants and restrictions and the offering 7 Town of Queensbury PCICodebook for Windows plan, where applicable. B. Factors for consideration. (1) The Planning Board's review of a preliminary site plan shall include, but is not limited to, the following considerations: (a) The adequacy and arrangement of vehicular traffic access and circulation, including intersections, road widths, channelization structures and traffic controls. (b) The adequacy and arrangement of pedestrian traffic access and circulation, including separation of pedestrian from vehicular traffic, walkway structures, control of intersections with vehicular traffic and pedestrian convenience. (c) The location, arrangement, appearance and sufficiency of off-street parking and loading, (d) The location, arrangement, size and design of buildings, lighting and signs. (e) The relationship of the various uses to one another and their scale. (f) The adequacy, type and arrangement of trees, shrubs and other landscaping constituting a visual and/or a noise-deterring buffer between adjacent uses and adjoining lands. (g) In the case of apartment houses or multiple dwellings, the adequacy of usable open space for playgrounds and informal recreation, including land reserved for recreational use pursuant to Chapter A183, Subdivision of Land, and Article I of Chapter 124, Parks and Recreation Areas. (h) The adequacy of stormwater and sanitary waste disposal facilities. (i) The adequacy of structures, roadways and landscaping in areas with moderate-to-high susceptibility to flooding and ponding and/or erosion. (j) The protection of adjacent properties against noise, glare, unsightliness or other objectionable features. (k) Conformance with other specific charges of the Town Board which may have been stated in the zoning resolution. (1) The architectural compatibility with other elements of the project and with the neighborhood. (m)The protection of historical sites and/or buildings. (2) In its review, the Planning Board may consult with the town and county officials, as well as with representatives of federal and state agencies, including the Soil Conservation Service and the New York State Department of Environmental Conservation. "The Planning Board may require that the exterior design of all structures be made by or under the direction of a registered architect, whose seal shall be affixed to the plans. The Planning Board may also require such additional provisions and conditions that appear 8 Town of Queensbury PCICodebook far Windows necessary for the public health, safety and general welfare. C. Action on preliminary site plan application. (1) Within 90 days of the receipt of the application for preliminary site plan approval, the Planning Board shall act upon it by resolution. The Planning Board shall hold not less than one public hearing prior to preliminary site plan approval. If no decision is made within said ninety-day period, the preliminary site plan shall be considered conditionally approved. The Planning Board shall notify the applicant stating whether or not the preliminary site plan is conditionally approved. A copy of the appropriate resolution of the Planning Board shall be a sufficient report. (2) Where the application for preliminary site plan approval involves property lying within a distance of 500 feet from the town's boundary or from the boundary of an existing or proposed county or state park, recreation area, road or highway or in any other instance where General Municipal Law § 239-m is applicable, the Town Board shall refer the application for preliminary site plan approval to the Warren County Planning Board for its review. (3) The Planning Board's statement may include recommendations as to desirable revisions to be incorporated in the final site plan, of which conformance with shall be considered a condition of approval. Such recommendations shall be limited, however, to siting and dimensional details within general use areas and shall not significantly alter the sketch plan as it was approved in the zoning proceedings. (4) If the preliminary site plan is disapproved, the Planning Board's statement shall contain the reasons for such findings. In such a case, the Planning Board may recommend further study of the site plan and resubmission of the preliminary site plan to the Planning Board after it has been revised or redesigned. (5) No modification of existing stream channels, filling of lands with a moderate-to-high susceptibility to flooding, grading or removal of vegetation in areas with moderate-to-high susceptibility to erosion or excavation for and construction of site improvements shall begin until the developer has received preliminary site plan approval. Failure to comply shall be construed as a violation of this chapter, and where necessary, final site plan approval may require the modification or removal of unapproved site improvements. D. Request for changes in sketch plan. If, in the site plan development, it becomes apparent that certain elements of the sketch plan, as it has been approved by the Town Board, are unfeasible and in need of significant modification, the applicant shall then present his solution to the Planning Board as his preliminary site plan in accordance with the above procedures. The Planning Board shall then determine whether or not the modified plan is still in keeping with the intent of the zoning resolution. if a negative decision is reached, the site plan shall be considered as disapproved. The developer may then, if he wishes, produce another site plan in conformance with the approved sketch plan. If an affirmative decision is reached, the Planning Board shall so notify the Town Board, stating all of the particulars of the matter and its reasons for feeling the project should be continued as modified. Preliminary site plan approval may then be given only with the consent of the Town Board. 9 Town of Queensbury PCICodebook for Windows E. Application for final detailed site plan approval. (1) 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 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. (2) 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 at the preliminary review. All such compliances shall be clearly indicated by the applicant on the appropriate submission. F. Action on the final detailed site plan application. Within 60 days of the receipt of the application for final site plan approval, the Planning Board shall, by resolution, render a decision to the applicant and so notify the Town Board. if no decision is made within the sixty-day period, the final site plan shall be considered approved. (1) Upon approving an application, the Planning Board shall endorse its approval on a copy of the final site plan and shall forward it to the Director of Building and Code Enforcement, who shall then issue a building permit to the applicant if the project conforms to all other applicable requirements.EN(2) (2) Upon disapproving an application, the Planning Board shall so inform the Director of Building and Code Enforcement. The Planning Board small also notify the applicant and the Town Board, in writing, of its decision and its reasons for disapproval. A copy of the appropriate minutes may suffice for this notice.EN(3) G. Staging. If the applicant wishes to stage his development and he has so indicated as per § 179-57C(2)(b), then he may submit only those stages he wishes to develop for site plan approval in accordance with his staging plan. Any plan which requires more than 24 months to be completed shall be required to be staged, and a staging plan must be developed. § 179-59. Other regulations and requirements. A. Financial responsibility. (1) Prior to the issuance of building permits, the developer may be required to post performance bond(s), pursuant to and in accordance with the same procedures as provided for in § 277 of the New York Town Law, in sufficient amounts and duration to assure that all streets or other public places shown on the PUD plan shall be suitable graded and paved and that sidewalks, streetlighting standards, curbs, gutters, street trees, water mains, fire alarm signal devices, including necessary ducts and cables or other connecting facilities, sanitary sewers and storm drains shall all be installed in accordance with standards, specifications and procedure acceptable to the appropriate Town of 10 Town of Queensbury PC/Codebook for Windows Queensbury departments. (2) Alternatively, such improvements may be installed by the developer in accordance with standards, specifications and procedure acceptable to the appropriate Town of Queensbury departments. B. Construction after PUD approval. If no evidence of progressive activity has occurred pursuant to the adopted plan within one year of the date of the adoption of the PUD or upon expiration of any extension of time for starting development ,granted by the Town Board, the approved plan shall become null and void, and a new, precise plan shall be required for any development on subject property. C. Compliance with plan after construction started. After general construction commences, the Town of Queensbury Senior Planner shall review, at least once every six months, all building permits issued and shall compare them to the overall development phasing program. If he determines that the rate of construction of residential units or nonresidential structures substantially differs from the phasing program, he shall so notify the developer and the Town Board, in writing; thereafter, the Town Board may suspend the developer from further construction of dwelling units or nonresidential structures until compliance is achieved. D. Filing reports. All Planning Board decisions and reports shall be filed with the Town Board. 11 Town of Queenshury PG/Codebook for Windows Endnotes 1 (Popup) Editor's Note: Certain provisions of this section have been amended and superseded by L.L. No. 4-1990. See § 124-4 of Ch. 124, Parks and Recreation Areas. 2 (Popup) Editor's Note: Amended during codification; see Ch. 1, General Provisions, Art. IL 3 (Popup) Editor's Note: Amended during codification; see Ch. 1 , General Provisions, Art, 11, 12 RESOLUTION SET'I'I NG PUBLIC HEARING ON APPLICATION FOR "THE MEADOWS" NEW PLANNED UNIT DEVELOPMENT RESOLUTION NO.: 145. 2000 INTRODUCED BY : Mr. Timothy Brewer WHO MOVED ITS ADOPTION SECONDED BY * Mr. Janes Martin. WHEREAS, the Town Board of the Torun of Queensbury is considering an application by Queensbury Partners, L.P. for a new Planned Unit Development (PUD) entitled, "The Meadows" on property bearing Tax Map No.'s: 60-2-5 and 60-2- 10 and located at the Bay Meadows Golf Course, Cronin Road, Queensbury, and WHEREAS, on or about January 2e, 2000, the Town Board adopted a Resolution authorizing submission of the PUD application to the Town's Planning Board for report ,and recommendation, and WHEREAS, on or about February 15`h, 2000, the Queensbury Planning Board reviewed the proposed Sketch Plan for the 97 Unit "Senior Housing" development, found that the Plan meets the objectives of PUD's as outlined in Town Code § 179-57C(4) and adopted. a Resolution requesting that the Town Board consider the PUD redistricting, and WHEREAS, before the Town Board may amend, supplement, change, or modify its Ordinance and Map to create a PUD District, it must hold a public hearing in accordance with the provisions of Town Law §264 and §265, the Municipal Horne Rule Law and the Town of Queensbury Zoning Laws, NOW, THEREFORE, BE IT jPRESOLVED, that the Town Board of the Town of Queensbury sha11 hold .a public.liearing on Monday, April 3r, 2000 at 7:00 p.m. at the Queensbury Activities Center, 742 Bay Road, Queensbury to hear all interested parties concerning the proposed application by Oueensbury Partners, L.P. for a new Planned Unit Development (PUD) entitled., "The Meadows" on property bearing Tax Map No.'s: 60-2-5 and 60-2-10 and located at the Bay Meadows Golf Course, Cronin Road, Queensbury, and BE IT FURTHER, RESOLVED, that the Town Board hereby authorizes and directs the Town Clerk to provide 10 days notice of the public hearing by publishing the attached Notice of Public Hearing in the Town's official newspaper and posting the Notice on the Town's bulletin board, and BE IT FURTHER-, RESOLVED, that the Town Board further authorizes and directs the Town Clerk to send a copy of the Notice of Public Hearing to all property owners located within 500' of the area to be designated as a PUD District, and BE IT FURTHER, RESOLVED, that the Town Board further authorizes and directs the Town Clerk to send the Notice of Public Hearing to the Clerk of the Warren County Board of Supervisors, Warren County Planning Board and other communities or agencies that it is necessary to give written notice to in accordance with New York State Town Law §264 and §265, the Town's Zoning Regulations and the Laws of the State of New York, and BE IT FURTHER, RESOLVED, that the Town Board of the Town of Queensbury hereby determines that this 2 f:-e roposed action is subject to SEQRA review and the Board wishes to be en , • Fcr r = . . s ` review purposes, and BE IT FURTHER, the Town Board further authorizes the Community Development Department to forward copies of the PUD Application, Environmental Assessment Form, Notice of Public Hearing and intent to serve as SEQRA Lead Agency to any agencies that may be involved for SEQRA purposes. Duly adopted this 2U'h day of March, 2000, by the following vote: AYES : Mr. Stec, Mr. Brewer, Mr. Martin, Mr. Turner, Mr. Brower } NOES : None AB SENT: None 3 RICNARm J. BARTLE rT SARTLETT , PONTIFF, .STEWART Lk RHp4 PAUL E, PONTIFF es , P. C . ALAx R. RHODES ATTORNEYS AT LAw ..JONATMAN C. CAPPER RoaERT S. MCMILLEN P. O. BOX 2168 Af"IT C. BARTLETT PHILIp C. MCINT?mE ONE 'WAgry1 ,.1GTON STREET JAM " R. BURKETT MARK A. LKSOWrTi 'GLENS FALLS, TUCKER �, STANCLIFT n1 �w YC7RK i 28Ga1 -Z I68 J , LAW RENCE PALTROWITT MALCOLM $. Q'HARA TELEPHr7 ^- ROBERT $. STEWART PATRrC1A E_ WATKIN.S NE [g r8l 792•aI IT MARK E. CERA9ANO FAX I519) 79E-3309 BERTRAM J, FUME MARTIN �, AuFrREoov EMArL OF COUNSEL bpsrO nelheaveR.com gRUCE O. LI pINS+ir PAUL,A N^oEAU arRUSE January 20, 2000 Mr. Dennis Brower, Supervisor Town of Queensbury HAS DELIVERY 742 .Bay Road Queensbury, Ny 12804 Re: Proposed PUD for The Meadows, Cronin Road Dear Dennis: I am hereby submitting an application for a new planned unit developtnent which will encompass the lands currently occupied. by the Bay Meadows Cronin Road. The parcel contains a total of 9 Golf Course along Say Road and 7.35 acres of wh ich ch 27.06 acres are proposed to be to the golf hi course use and 70.29 acres are proposed to be devoted to the construction of a new 96-unit senior apartment project_ one of the most exciting aspects of this project is the use of clustering for the 96-unit senior residential project which will insure that the ,golf course area remain opens space and as such visually maintain the existing character of the community. I expect that the architectural design of the residential buildings will be viewed very positively by the Town Board, the Town Planning .Board and the public. From a zoning standpoint, the use of the PUD process is being undertaken for a somewhat g district technical reason. The site is located in the SR- lA zoning which permits multi-family dwelling projects and the use of clustering. Therefore, the senior residential portion ofthe project is permissible as a cluster development in the SR- lA zone. The existing Bay Meadows Golf Course is now a prior nonconforming use in the zone. The golf course can therefore remain as a grandfathered use. However, the area proposed to be occupied by the residential project is currently occupied by the golf course driving range. The relocation of the golf course driving range to an area of the site which was previously used as part of a golf course but which is not currently being used as part of golf course does not comply with the present zoning and it is for this reason that a PLTD is proposed. I have reviewed this with Chris Round and he agrees that for necessary to accomplish the project as proposed_ this reason a PLTD is The golf course is and will continue to be owned by Bay Meadows Corp. and the residential project will be developed by a partnership known as Queensbury Partners, LP, the project applicant. The principal of the applicant is Tom Gessler, who is an experienced developer and operator of senior housing projects in the northeast. I am hereby submitting eighteen copies of each of the following: (i) the concept plan Prepared by Nace Engineering, (ii) the elevation drawings prepared by Merrell Associates iil a e of sensor h market research report which establishes the demand for this t ' ( ) market and (iv) a short environmental assessment formousing in the local Please place this matter on the Town Board agenda for the January 24th meeting so that we can make a preliminary presentation to the Board and introduce the project team. I further request that the Town Board indicate its intention seek lead agency status for the SEAR review and refer the project to the Town Planning Board to begin the PL,rD review process. Very Truly Yours, j/J athan C. Lapper JCL:ksc � Enc. 09790s cc: Tom Gessler Frank Piazza Tom Nace, P.E. Chris Round TOWN OF @UEENSBURY ;a' SUBDIVISION APPLICATION - SKETCH PLAN STAGE, Application No.: 1_ Name/Title of Subdivision: The Meadows P U D 2. Qwn er - Name: Bay Meadows Corporation Address: 10 Carpenter St . Gloversville , NY 12078 Phone #: 518 - 725 - 0114 3. Subdivider - Name: Queensbury Partners L . P . Address: c / o Gessler Development 100 Pluckemin Park Court Phone #: Bedminster , NJ 0 9 2 908 - 306 - 1600 4. A mnt - Name. Nace Engineering P . C . ,Ion Lapper Address: 37 Chester St . 1 'Washington St . Glens Falls , NY 12801 Glens Falls , NY 12801 Phone #: 745 - 4400 792- 2117 5. S r�eyorfEngineer - Name: Van Dusen & Steves , Land Surveyors , LLC Address: 37 Chester St . Glens Falls NY 12801 Phone #: 792 - 8474 6. Location of Proposed Subdivision: Cronin Road - Bay Meadows Golf Course Tax Map No.: 60 - 2 - 5 & 10 Zone: 5 R 1 A . 7, Description of Current Use: Golf Course and Drivinq Range 8. Description of Proposed Use: Golf Course / Driving Range and multi - family dwelling units -6- AWL 9. Description of any previous Town Planning or Zoning determination regarding this site: Rezoned to SR - 1A 1993,p_revio_us townhouse project reviewed 10. Description of provisions for sewage disposal: Municipal sewers 11. Fees There is no fee for sketch plan submission and review. 12. Signature of Owner.&Dlicant To the best of my knowledge the information provided in this application and on the attached sketch plan is true and accurate. 1, the undersigned„ have thoroughly read and understand the instructions for sketch plan submission, the sketch plan application and the list of items to be shown on the sketch plan and I consent to al the requirements as set forth in this application. Furthermore, I hereto consent that the proceedings which result from the above applications may be tape recorded and transcribed by the Town Clerk or his/her agent and that such minutes as may be transcribed shall be 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, in which event the handwritten minutes as to such inconsistencies shall be deemed the official record. Owner's Signature Date 13. Authorization to AcA as Agent For: In the event that the owner of the property desires to have another individual act as his/her authorized representative *in support of this application the following statement must be completed and signed: I, G a r t h Allen owner of the premises located at Cronin Rd with the Tax Map Parcel 6 © - 2 - 5 10 hereby designate Tom N a c e / do n L_ a p p e r as my agent regarding an application for subdivision of the premises. _7_ s1 7.20 Appendix A State Environmental Quality Review FULL ENVIRONMENTAL ASSESSMENT FORM Purpose: The full EAF is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a project that are subjective or unmeasurable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may not be technically expert in environmental analysis. In addition, many who have knowledge in one particular area may not be aware of the 'broader concerns affecting the question of significance. The full EAF is intended to provide a et method dible whereby applicants allow and agencies cin be assuredation that fit ahedetermination project o nprocess has been orderly, comprehensive in nature, yenough Full EAF Componenrts# The full EAF is comprised of three parts: part 1 : Provides objective data and information about a given project and its site. By identifying basic project data. it assists a reviewer in the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. it provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially-large impact• The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially-large, then Part 3 is used to evaluate whether or not the impact is actually important. THIS AREA FOR LEAE3 A zfflGy USE ONLY DETERMINATION OF SIGNIFICANCE -- Type 1 and Unlisted Actions Identify the Portions of EAF completed for this project: El ?art 1 13 Part 2 ©Part 3 Upon review of the information recorded on this EAF (Parts 1 and 2 and 3 if appropriate). and any other supporting information, and considering both the magnitude and importance of each impact. it is reasonably determined by the lead agency that: © A. The project will not result in any large and important impact(s) and, therefore, is one which will not have a signnificant impact on the environment, therefore a negative declaration will be prepared. ri B. Although the project could have a significant effect on the environment, there will root be a significant effect for this Unlisted Action because the mitigation measures described in PART 3 have been required, therefore a CONDMONED negative declaration will be prepared- * © C. The project may result in one or more large and important impacts that may have a significant impact on the environment, therefore a positive declaration will be prepared . *A Conditioned Negative declaration is only valid for Unlisted Actions x , g dts 1' ---- � IName of Action C u sb('" �En rc Name oLlgAd Agency Print or Type Name of Responsible officer in Lead Agency Title of Responsible dw icer Signature of Responsible Officer in Lead regency ignature of Preparer I different om responsi e o loaf Date website Page 1 of 21 PART 1 --PROJECT INFORMATION Prepared by Project Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 and 3. It is expected that completion of the full EAF will be dependent on information currently aveilabie and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. Name of Action QUEENSBURY PARTNERS P.U.D. Location of Action (include Street Address, Municipality and County) CRONIN ROAD, TOWN OF QUEENSBBURY, WARREN COUNTY Name of ApplicantlSponsor THE MICHA.ELS GROUP Address 10 ULACKSN41TH DRIVE City/ PO MA.LTA state NY Zip Code 12020 Business Telephone 518-889-6311 Name of Owner (If different) 13AY MEADOWS CORPORATION Address 10 CARPENTER STREET City 1 PC) GLOVERSVILLE state NY Zip Code 12078 Business Telephone 518-725-0114 Description of Action: PLANNF.,D UNIT DEVELOPMENT TO ALLOW CONSTRUTION OF *TOWNHOUSES AND PROFESSIONAL OFFICE ON 97 ACRE SITE EXISTING GOLF CO E TO REMAIN Page 2 of 21 . • ' �4 �IwI +� Please Cbmplete Each Question- indicate N.A. if not applicable A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1 . Present Land Use; ® Urban © Industrial Me Commercial ® Residential (suburban) ED Rural (non-farm) ® Forest Agriculture [:] Other EXISTING GOLF COURSE 2 , Total acreage of project area: 97 acres. APPROXIMATE ACREAGE PRESENTLY AFTER COMPLETION Meadow or Brushland (Non-agricultural) 70 acres 67.5 acres Forested 6 acres 5 acres Agricultural (Includes orchards, cropland, pasture, etc.) Oacres © acres Wetland (Freshwater or tidal as per Articles 24,25 of ECL) 20 acres 20 acres Water Surface Area 0 acres U acres Unvegetated (Rock, earth or fill) 0 acres Oacres Reads, buildings and other paved surfaces 1 acres 4,5 acres Other (Indicate type) acres acres 3 . What is predominant soil type(s) on project site? a. Soil drainage: ©Well drained % of site 0 Moderately well drained 50 % of site_ 0 Poorly drained 50 % of site b. If any agricultural land is involved, how many acres of soil are classified within soil group 1 through 4 of the NYS Land Classification System? acres (see 1 NVCRR 370). 4, Are there bedrock outcroppings on project site? © -Yes IF] No a. What is depth to bedrock 10+ On feet] 5, Approximate percentage of proposed project site with slopes: E0-10% 100 % M10- 1 5% % 15% or greater.% B. Is project substantiall ontiguous to or contain a building, site, or district, listed on the State or National Registers of Historic Places? LJ Yes ' ' ' No 7, Is project substantially contiguous to a site listed on the Register of National Natural Landmarks? 0Yes IoNo S. What is the depth of the water table? 0-4 (in feet) 9 . Is site located over a primary, principal, or sole source aquifer? ® Yes El No XNo 10. Do hunting, fishing or shell fishing opportunities presently exist in the project area? ® Yes Page 3 of 21 1 1 _ Does project site contain any spec! of plant or animal life that is identified as threaN"ned or endangered? ©Yes M No Accordi to: NYS DEC I entity each species: 12. Are there any unique or unusual land forms on the project site? (i.e., cliffs, dunes, other geological formations? ©Yes Q No Describe: 13 . is the project site presently used by the community or neighborhood as an open space or recreation area? yes © No If es, explain: GOLF COURSE 14. Does the present site include scenic views known to be important to the communit)(? ©Yes EINo 15. Streams within or contiguous to project area: ff AY BROOK a. Name of Stream and name of River to which it is tributary CTiAMPI..AIN CANAL 16, Lakes, ponds, wetland areas within or coati uous to project area: WETLANl7 ALONG HALFWAY BROOK AND PORTIONS OF SITE b. Size (in acres): APPROX. 20 ACRES Page 4 of 21 17 , Is the site served by existing public utilities? El Yes ❑ No a. If YES, does sufficient capacity exist to allow connection? Yes © No b, if YES, will improvements be necessary to allow connection? ®Yes ElNo Z a. is the site located in an agricultural district certified pursuant to Agriculture and Markets Law, Article 25-AA, Section 303 and 304? ©Yes No 19 . is the site located in or substantially contiguous to a Critical Environmental Area designated pursuant to Article a of the ECL, and 6 NYCRR 617? ©Yes No 20, Has the site ever been used for the disposal of solid or hazardous wastes? 1:1 Yes ®r No S. Project Description 7 . Physical dimensions and scale of project (fill in dimensions as appropriate). a. Total contiguous acreage owned or controlled by project sponsor: 97 acres. b. Project: acreage to be developed: 15 acres initially; 20 acres ultimately. c. Project acreage to remain undeveloped: 77 acres. d. Length of project, in miles: (if appropriate) e. If the project is an expansion, indicate percent of expansion proposed. 9'0 f. Number of off-street parking spaces existing 50 ; proposed 120 g. )Maximum vehicular trips generated per hour: f2 (upon completion of project)? In. If residential: Number and type of housing units: One Family Two Family Multiple Family Condominium Initially 31 Ultimately i. Dimensions (in feet) of largest proposed structure- 30 height; 145 width, 68 length. j. Linear feet of frontage along a public thoroughfare project will occupy is? 2600 ft. 2. How much natural material (i.e. rock, earth, etc.) will be removed from the site? 0 tons/cubic yards. 3. Will disturbed areas be reclaimed ElYes ©No © NIA a. If yes, for what intended purpose is the site being reclaimed? LA V14 AREAS b. Will topsoil be stockpiled for reclamation? �■ Yes No C. Will upper subsoil be stockpiled for reclamation? IF] Yes 0 No 4 . How many acres of vegetation (trees, shrubs, ground covers) will be removed from site? 4 acres. Page 5of21 y 5 . will an mature forest (over 100 years ld) or other locally-important vegetation be reed by this project? © Yes EDNo r,, if single phase proje ct. Anticipated period of construction: months, {including demolition) 7 . If multi-phased: a. Total number of phases anticipated 2 (number) b. Anticipated date of commencement phase 1 : SEP month 05 year, (including demolition) c, Approximate completion date of final phase: DEC month 07 year. d. is phase 1 functionally dependent on subsequent phases? El Yes EI No g , will blasting occur during construction? 0 Yes El No 9. Number of jobs generated: during construction 15-25 ; after project is complete 10. Number of jobs eliminated by this project Q 1 1 . wrili project require relocation of any projects or facilities? C) Yes No if yes, explain: 12. Is surface liquid waste disposal involved? Yes ONO a. if yes, indicate type of waste (sewage, industrial, etc) and amount b. Name of water body into which effluent will be discharged 13 , Is subsurface liquid waste disposal involved? 0 Yes El No Type SEWER 14. Will surface area of an existing water body increase or decrease by proposal? © Yes El No If yes, explain: ect located in a 100 year flood plain? 0 Yes ©No 15 . is project or any porn an of proj 16. will the project generate said waste? U J Yes © No a. if yes, what is the amount per month? 2.3 tons bb if yes, will an existing solid waste facility be used? 0 Yes 0 No give name W/W CO JNW location EiEMSON FALLS c, If yes, g'e r d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? Yes No Page 6 of 21 e. If yes, explain: 17. Will the project involve the disposal of solid waste? MYes ONo a. If yes, what is the anticipated rate of disposal? 2.3 tons/month. b. If yes, what is the anticipated site life? years. 18 . Will project use herbicides or pesticides? [FlYes JRNo 19. Will project routinely produce odors (more than one hour per day)? ® Yes IF] No 20. Will project produce operating noise exceeding the local ambient noise levels? ❑ Yes [H] No 21 . Will project result in an increase in energy use? L=J Yes ® No If yes, indicate type(s) ELECTRIC AND GAS 22. If water supply is from wells, indicate pumping capacity gallons/minute. 23 . Total anticipated water usage per day 7000 gallons/day. 24. Does project involve Local, state or Federal funding? ® Yes No If yes, explain: Page 7of21 26. Approvals Required. Type Submittal Date � PLJQ MODIFICATION JUNE 05 City, Town, Village Board El Yes No SITE PLAN APPROVAL City, Town, Village planning Board M Yes ID No City, Town Zoning Board 13 Yes I] No City, County Health Department 13 Yes Q No SEWER AND WATER Local Agencies Yes E] No Other Regional Agencies ® Yes © No _ IROA State Agencies Yes © No NOV 00 DEC WETLAI3I] aC OE WETLAND NOV 00 Federal Agencies WYes 13No G. Zoning and Planning Information 1 , Does proposed action involve a planning or Zoning decision? Yes No if Yes, indicate decision required: © zoning amendment Zoning variance ® New/revision of master plan � Subdivision El Site plan ® special use permit Resource management Plan r -_3 Other Page 8 of 21 4110 2. What is the zoning classif"tion(s) of the site? PLANNED UNIT DEVELOPMENT of the site if developed as permitted by the present zoning? 3 What is the maximum potential development 96 HOMES AND GOLF COURSE 4. What is the proposed zoning of the site? PUD S. What is the maximum potential development of the site if developed as permitted by the proposed zonirg? PROFESSIONAL. OFFICE,* TOWNHOUSES AND GOLF COURSE 3� B. Is the proposed action consistent with the recommended uses in adopted focal land use plans? Yes No Q 7 . what are the predominant land use(s) and zoning classifications within a Y4 mile radius of proposed action? coRCIAL AND REsu�Errl IAI_. S . is the proposed action compatible with adjoining/surrounding land uses with a 1/4 mile? Yes No 9, if the proposed action is the subdivision of land, 'how many lots are proposed? 'YES a. What is the minimum lot size proposed? TOWNHOUSE PAD Page 9 of 21 ill proposed action require any out zation(s) for the formation of sewer or water GStricM? © Yes No 1 r7. W prop action create a demand for any community provided services frecreation, education. police, fire protection? 1 . Will file proposed ElyesL..1 No ufficient to handle projected demand? Yes n No a. If yes, is existing capacity s SEE ATTACHED action result in the generation of traffic significantly above present levels? 0 Yes �� No 12 . Will the proposedIBYes © No a_ if yes, is the existing road network adequate to fondle the additional traffic. D. Informational Details adverse impacts ,Attach any additional information as may be needed to clarify your project. If there are or may yatee or avoid ahem. associated with your proposal, please discuss such impacts and the measures which you proposSee E. Verification I certify that the information provided above is true to the best of my knowledge. Date 3[JLY 6, 2005 Applicant/Sponsor a MICHAEI..S GROUP i Signatur I Title � If the action is in the Coastal Area, and you are a state agencyr complete the Coastal Assessment Form before proceeding with this assessment. Page 10 of 21 The Chazen Companies MEMORANDUM To: Stuart Mesinger, AICP From: Nicole T_ Allen, AICP cc: Date: June 29, 2005 Re : The Meadows - Feasibility Study Job #: 90524.00 The existing Planned Unit Development (PUD) consists of 96 senior dwelling units and one manager's apartment. The proposed rezoning of the PUD proposes 48 townhouse units. Approximately 36 of the townhouse units will be located in the Glens Falls School District and 12 units will be located in the Queensbury Union Free School District. Table I calculates the number of school children anticipated from the construction of the townhouse units in each applicable district. Calculations are based on both the local and regional multiplier. Local and regional multipliers are established based on published data to calculate school children resulting from construction. The local multipliers are based on the percentage of school age children for the 2000 Census as a percentage of average household size . Regional multipliers are used by the Rutgers Center for Urban Policy Research. These multipliers use units constructed between 1980 and 1987 as a sample from the Census and were developed based on monitoring in 1987. The Rutgers multipliers provide estimates of school age children based on regional housing types, one to five years old, rather than a specific locality. As shown in Table 1, a maximum of 33 school children are anticipated from the development of 48 townhouse units. Table 1 - Anticipated School Children per School District Glens Falls School District Queensbury Union Free School District Single- Family 0 0.693 0.0 Single- Family 0 0.693 0.0 Duplex 0 0.693 0.0 Duplex 0 0.693 0.0 Townhouse 36 0.693 24.9 Townhouse 12 0.693 8.3 Apartment 0 0.693 0.0 Apartment 0 0.693 0.0 Total 36 25 Total 12 8 The Chazen Companies F . a Glens Falls School District queensbury Union Free School District rojected Total Projected Total # 1?School l Regiona Regional Schaall Development # of Sdhoal development of Multiplier Units Multiplier Children Units Children Single- Family 0 0.7119 0.0 Single- Family 0 0.7119 0.0 Duplex 0 0.4114 0.0 Duplex 0 0.4114 0.0 Townhouse 36 0.2552 9.2 Townhouse 12 0.2562 3. 1 Apartment 0 0.1 $82 0.0 Apartment 0 0.16$2 0.0 P Total 30 9 Total 12 3 The proposed rezoning of the PUD will also result in a change in traffic patterns during Peak AM and Peak PM Hours. A summary of trip generations for senior dwelling units plus the one manager's apartment is shown in Table 2. Table 3 provides additional trip calculations provided for the apartment dwelling unit. Table 2 - The Meadows -- Senior Housing Elderl Housln - Attached 4 96 C1ccu led Dwellin Units 334 4 4 7 0 A artments I lC7rwe11ln Units 7 0 0 0 Total 341 4 4 7 4 Note: A zero indicates no data available. Source: Institute of Trans ortati0n En ineers Tri Generation, 7th Edition, 2003- Table 3 - Apartment 1 Dwelling Unit 7-9 AM Peak Hour Enter 0.10 0.00 1 .00 0 7-9 AM Peak flour Exit 0.41 0.00 1 .00 0 7_9 AM peak Hour T0ta1 0.51 0.73 I .00 1 4-6 PM Peak Hour Enter 0.40 0.00 1 .00 0 4-6 PM Peak Hour Exit 0.22 0.40 1 .00 0 4-6 PM Peak Hour Total 0.62 0.82 1 .00 1 Saturday Peak Hour Enter 0.00 0.00 1 .00 0 Saturday Peak Hour Exit 0.00 0.00 1 .00 0 Saturday Peak Hour Total 0-52 0.74 1 .00 1 Note: A zero indicates no data available. Source: Institute of Trans ortation Engineers Trip Generation, 7th Edition, 2003- The Chazen Companies The proposed rezoning of the site to allow townhouse units would result in an increase in trip generations. Table 4 provides a trip generation summary for townhouse units. Table 4 - Townhouse Units 7-9 AM Peak Hour Enter 0,07 0.00 1 ,00 3 7-9 AM Peak Hour Exit 0.37 0.00 1 .00 18 7-9 AM Peak Hour Total 0.44 O.G9 1 .00 21 4-6 PM Peak Hour Enter 0,35 0.00 1 .00 17 4-6 PM Peak Hour Exit 0. 17 0.00 1 .00 8 4-6 PM Peak Hour Total 0.52 0.75 1 .00 25 Saturday Pear Hour Enter 0.25 0.00 1 ,00 12 Saturday Peak Hour Exit 0,22 0.00 1 ,00 11 Saturday Peak Hour Total 0.47 0.71 1 .00 23 Note: A zero indicates no data available. Source: Institute of Transportation Engineers. Trip Generation, 7th Edition, 2003. Based on the above information, the following table compares the two proposed projects and the associated trips generated during the AM and PM Peak Hours. Although the townhouse units result in an increase of trips generated, this increase is not anticipated to be a significant impact. Table 5 - Project Comparison of Trips Generated SON Pra'ea A Project B Senior 11o"ing 1Vlmin er's A . ar ent Townhouse Units 7-9 AM Peak Hour Total 4 0 21 4-6 PM Peak Hour Total 7 0 25 Note: A zero indicates no data available. Source: Institute of Transportation Engineers. Trip Generation, 7th Edition, 2003. News York State Departri 46 f Environmental Consery an � Division of. Environmental PeA1110ts, Reglon 5 232 Hudson Street -- P. 0. Box 220, Warrensburg, New York 12885-0220 Phone: (518) 623-1281 a FAX: (518) 623-3603 Webslte: www.dec.state.ny.us Erin M. Crotty Commissioner May 14, 2001 Queensbury Partners, L.P. 100 Pluckemin Park Court Bedminster, New Jersey O7921 Re: Article 24: Freshwater Wetlands and 6NYCR Z 608: Water Quality Certification DEC Permit #5-5234-00453100001 Queensbury (T), Warren (Co.) Dear Permittee: Enclosed find your Article 24 (Freshwater Wetlands) permit which was Issued In accordance with the applicable provisions of the Environmental Conservation Law and your Water Quality Certificate which was issued In accordance with Section 608.7 of 6NYCRR Part 608 (Rise and Protection of Waters). Please note the general and special permit conditions that are Intended to minimize the environmental disturbance associated with your project. It is the responsibility of the permittee and his ,agent to comply with all permit conditions and project sketches. Carefully review the project sketches attached to this permit. Minor changes may have been made in the location or dimensions of your project, or additional materials (Le., filter fabric or rock rip-rap) may have been included In the plans. Further, the permit is valid only for the activity expressly authorized. Work beyond the scope of the permit shall be considered as work without a permit. Any failure to comply with these terms may be treated as a violation of the Environmental Conservation Law. Questions regarding the terms of this permit should be directed to Alan Koechleln of our Regional Fish and Wildlife office, telephone (518) 6234242. Work done under this permit Is subject to inspection by Forest Rangers and Environmental Conservation Officers. Should your plans change, please contact this office to determine If modifications of the permit. are required. Thank you for your Interest In environmental conservation. Sincerely, Thomas W. Hal Deputy Regional Permit Administrator TWHlpsb Enclosure cc: FR C. Liebelt A. Koechlein US Army COE File D. Roberts, Roberts Environmental Qrt246wq.irm PARTMENT OF THE ARMY NEW YORK DISTRICT, CORPS OF ENGINEERS ALBANY FIELD OFFICE 1 'BOND STREET TROY, NEW YORK 12180 REPLY TO ATTENTION OF J 1 5 U N 2001 (y f Regulatory Branch SUBJECT : Permit Application Number 2000 - 01509 - YN by Queensbury Partners , L . P . Ms , ,Deborah A . Roberts , Ph . D . Roberta Environmental Consulting , Inc . 273 Haviland Road . Queensbury , New York 12804 Dear Ms . Roberts : On November 8 , 2000 , the New York District Corps of Engineers received a request for Department of the Army authorization for the discharge of fill material into waters of the United States for the construction of 96 residential housing units that would be contained within 12 buildings known as the " Meadows at Queensbury . " The site is located in the Town of Queensbury , Warren County , New York . A site inspection was conducted by a representative of this office on November 29 , 2000 , to confirm the extent of waters on the subject property . By letter dated May 4 , 2001 , and in the submittal entitled " The Meadows At Queensbury - Grading , Drainage , and Wetland Disturbance Plan " , prepared. .by Roberts Environmental Consulting , Inc . , dated October 31 , 2000 , and with a final revision date of May 6 , 2001 , the applicant indicated that total impacts to waters of the United States would involve the discharge of fill material into a maximum of 0 . 37 acres of . wetlands , with 0 , 77 acres of mitigation . Based on the information submitted to this office , and accomplishment of notification in accordance witki the applicable federal requirements , our review ' of the project indicates that an individual permit is not required . It appears that the activities within the jurisdiction of this office could be accomplished under Department of the Army Nationwide General Permit Number 39 . The nationwide permits are prescribed as a Final Notice of Issuance , Reissuance , and- Modification of Nationwide Permits in the Federal Registers of December 13 , 1996 ( 61 FR 65874 ) and March 9 , 2000 ( 65 FR 12818 ) . The work may be , performed without further authorization from this office provided the activity complies with the permit conditions listed in Section B , No , 39 , Section C , the following special conditions , and any applicable regional conditions added by the State of New York , copies enclosed . Special Conditions ( A) The permittee shall accomplish compensatory mitigation through the successful creation of at least 0 . 45 acres of freshwater wetlands from uplands and through the enhancement of 0 . 32 acres of currently disturbed wetlands , as shown on drawings W - 3 and W - 4 entitled. " The Meadows At Queensbury . 11 The permittee shall ensure that the created wetlands meet the federal wetland criteria outlined in the report entitled " Corps of Engineers Wetlands Delineation Manual " , dated January , 1987 , with current Corps of Engineers guidance . ( B ) The permittee shall ensure that all proposed mitigation plantings have an eighty -- five ( 85 ) percent survival rate and the created/ enhanced wetland areas in conjunction with the compensatory mitigation shall Have an eighty - five ( 85 ) percerit coverage rate of hydrophytic plants ( those with a regional indicator status of PAC , PAC+ , F'ACW + / - , or OBL in the report entitled " National List of Plant Species that occur in Wetlands , Northeast [ Region 11 " , published by the U . S . Fish and Wildlife Service ) . The permittee shall also ensure that the vegetation in the created/ enhanced wetlands does not consist of more than a total of 10 % areal coverage of common reed ( Phragmites australis ) and/or purple loosestrife ( Lvthrurn salicaria ) . if the survival and coverage rates are not met by August 150 2001 , and each year of the monitoring period , the permittee shall take all necessary measures to ea -zolure the level of survival and coverage by the end of the nex'_ growing season , including re - planting and re - grading if necessar,�• . ( C ) The permittee shall provide to this office annual reports on the status of the mitigation activities , prepared during the growing season , no later than August 15 in each of the following five ( 5 ) years after initiation of the activities authorized by this letter . These reports shall include the fallowing at a minimum : i . All plant species , along with their estimated relative frequency and percent cover , shall be identified by using plots measuring 10 feet by 10 feet with at least one representative plot located in each of the habitat types within the mitigation site . The location of each plot shall be identified on the plan view engineering drawing ; ii . 'Vegetation cover and wetland delineation maps , at a - scale of one inch equals 1. 00 feet , or larger scale , prepared for each growing season ; iii . Photographs showing all representative areas of the mitigation site taken at least once each year during the period between June 1 and August 15 ; 2 .. %100 iv . Surface water and groundwater elevations within the mitigation site recorded twice, a month during April through October of each year ; and V . A Corps of Engineers approved wetland delineation data sheet for each cover type within the mitigation site . if this office determines that the success criteria outlined in ( A ) and ( B ) above has not been met for at least three consecutive years during the five - year monitoring period , this period will be extended until this office determines that the success criteria has been met for three consecutive years . ( D ) All grading , seeding and planting in conjunction with the wetlands mitigation work shall be completed prior to the completion of the discharge of fill authorized herein . ( E ) The permittee shall undertake the authorized filling activities in a manner aimed at reducing impacts upon the general environment . In addition , the permittee shall not stockpile fill or other materials in a manner conducive to erasion , or in areas likely to cause high turbidity runoff during storm events , All exposed soils shall be re - vegetated in a timely manner to further reduce potential effects , The permittee shall also fence off all wetlands and other sensitive ecological areas during construction periods to prevent equipment and personnel from entering these areas . ( F ) The permittee shall secure a conservation easement or deed restriction on the wetland preservation area to guarantee its preservation for wetland and wildlife resources . Copies of the instrument effecting such easement shall be submitted to the New York District Corps of Engineers for approval prior to execution , and the instrument shall be executed and recorded with the Warren County Registrar of Deeds within one year of the date of this letter . ( G ) The permittee shall assume all liability for accomplishing the corrective work should the New v. nvk District determine that the compensatory mitigation has not been fully satisfactory . If the New York District does not Find the mitigation satisfactory , an extension of monitoring time may be required to cover any necessary remedial work This determination covers only the work described in the submitted material . Any major changes in the project may require additional authorizations from the New York District . Care should be taken so that construction materials , including debris , do not enter any waterway to become drift or pollution hazards . You are to contact the appropriate state and 3 local government officials to ensure that the subject work is performed in compliance with their requirements . This verification is valid for a period of two years from the date of this Letter , unless the nationwide permit is modified , suspended or revoked . This veriificaclon will remain valid for two years from the date of this letter if the activity complies with the terms of any subsequent modifi_ �.ations of the nationwide permit authorization . if the nationwide permits are suspended , revoked , or modified in such a way that the activity would no longer comply with the terms and conditions of a nationwide permit , and the proposed activity has commenced , or is under contract to commence , the permittee shall have 12 months from the date of such action to complete the activity . This authorization is conditional on the applicant ' s receipt of the required water quality certificates from the New York State "Department of Environmental Conservation (NYSDEC ) that acccurately authorizes the entire project . No work may be accomplished until the . recuired approval from NYSDEC has been obtained . Within 30 days of the completion of the activity authorized by this permit and any mitigation required by this permit , you are to sign and submit the attached compliance certification form to this office . If any questions should arise concerning tr. .1 :3 matter , please contact Kevin Bruce , of my staff , at ( 518 ) 273 - V120 , Sincerely , e rge Nieves ief , Western Permits Section Enclosures cf : NYSDEC - Region 5 Town of Queensbury 4 ' Y PAI;'F 2 = PROJECT IMPACTS AND THEIR MAG TUDE Responsibility of Lead Agency General information (Read Carefully) I in completing the form the reviewer should be guided by the question: Have my responses and determinations been reasonable? The reviewer is not expected to be an expert environmental analyst. I The Examples provided are to assist the reviewer by showing types of impacts and wherever possible the threshold of magnitude that would trigger a response in column 2. The examples are generally applicable throughout the State and for most situations. But, for any specific project or site other examples and/or lower thresholds may be appropriate for a Potential Large Impact response, thus requiring evaluation in Part 3. The impacts of each project, on each site, in each locality, will vary. Therefore, the examples are illustrative and have been offered as guidance. They do not constitute an exhaustive list of impacts and thresholds to answer each question. I The number of examples per question does not indicate the importance of each question. 1 In identifying impacts, consider long term, short term and cumulative effects. instructions (Read carefully) a, Answer each of the 20 questions in PART 2_ Answer Yes if there will be any impact. b. Maybe answers should be considered as Yes answers. C. If answering Yes to a question then check the appropriate box(oolumn i or 2)to indicate the potential size of the impact_ If impact threshold equals or exceeds any example provided, check column 2. If impact will occur but threshold is lower than example, check column 1 . d. Identifying that an Impact will be potentially large (column 2) does not mean that it is also necessarily significant Any large Impact must be evaluated in PART 3 to determine significance. Identifying an impact In column 2 simply asks that it be looked at further, e. If reviewer has doubt about size of the impact then consider the impact as potentially large and proceed to PART 3. f. If a potentially large impact checked in column 2 can be mitigated by change(s) in the project to a small to moderate impact, also check the Yes box in column 3. A No response indicates that such a reduction is not possible. This must be explained in Part 3. 1 2 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact Impact Project Change impact on Land 1 . Will the Proposed Action result in a physical change to the project site? NO [Z] YES IM Examples that would apply to column 2 ® ® � Now" No No Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where the general slopes in the project area exceed 10%. Construction on land where the depth to the water table © Yes ®No is less than 3 feet_ Construction of paved parking area for 1 ,000 or more © 0 Yes ® No vehicles. Construction on land where bedrock is exposed or ® © Yes ®No generally within 3 feet of existing ground surface. Construction that will continue for more than 1 year or ® ® + Yes ® No involve more than one phase or stage. Excavation for mining purposes that would remove ® 0 Yes E2NO more than 1 ,000 tons of natural material (i.e., rock or soil) per year. Page 11 of 21 3 1 2 Small to PotentlaY Can Impact Be Moderate Large Mitigated by Impact Impact Project Change ® ®Yes ■;-■ No Construction or expansion of a santary landfill. ®Yes ®Na Construction in a designated floodway. Yes Lt3No Other impacts: 2. Will there bean effect to any unique or unusual land forms found on the site? (1.e., cliffs, dunes, geological formations, etc.) 13 NO nYES ® C3 ®Yes ONO �Specific. land forms: Impact on Water 3. Udc Action 5 any water n designated protected? n r Proposed 15o 24, 2of the EnviromentalCnservatio Lawe ECL) NO 13 YES Examples that would apply to column 2 1—'7 © Yes © Na Developable that w area of site contains a protected water body• 0 ® Yes No Dredging more than 100 cubic yards of material from channel of ® ® a protected stream, © yes © Na Extension of utility distribution facilities through a protected water � ® body. Yes [3 No Construction in a designated freshwater or tidal wetland. Yes ON o Other impacts: 4. Will Proposed Action affect any non-protected existing or new body of water? NO ®YES Examples that would apply to column 2 ® ® Cl Yes ® No A 10% increase or decrease in the surface area of any body of water or more than a i o acre increase or decrease. El 0 Yes 0 No Constructon of a body of water that exceeds 10 acres of surface � i area. ® � [3 Yes El No other impacts: Page 12 of 21 1 2 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact Impact Project Change 5. Will Proposed Action affect surface or groundwater quality or quart I NO a YES Examples that would apply to column 2 Proposed Action will require a discharge permit. ® 0 ❑ Yes ® No Proposed Action requires use of a source of water that does not ❑ ❑ Yes ❑ No have approval to serve proposed (project) action. Proposed Action requires water supply from wells with greater ® ❑ 0 Yes ® No than 45 gallons per minute pumping capacity_ Construction or operation causing any contamination of a water ® ® oyes ❑ No supply system. Proposed Action will adversely affect groundwater. ❑ ® O Yes ❑ No Liquid effluent will be conveyed off the site to facilities which ® ❑Yes © No presently do not exist or have inadequate capacity. Proposed Action would use water in excess of 20,000 gallons ® ❑ ® Yes © No per day. Proposed Action will likely cause siltation or other discharge into ❑ ❑ [J Yes ❑ No an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Proposed Action will require the storage of petroleum or 0 ❑ ❑ Yes ® No chemical products greater than 11100 gallons. Proposed Action will allow residential uses in areas without ® ❑ Yes ® No water and/or sewer services. Proposed Action locates commercial and/or industrial uses ❑ ❑ © Yes © No which may require new or expansion of existing waste treatment and/or storage facilities. Other impacts: © ❑ Oyes ® No Page 13 of 21 1 2 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact Impact Project Change i - Will Proposed Action alter drainage flow or patterns, or surface water runo1ff7�? NOES + Examples that would apply to column 2 13yes ® No Proposed Action would change flood water flows Proposed Action may cause substantial erosion. ® Yes []No proposed Action is incompatible with existing drainage patterns. �..�"'"�a 0 ®Yes ® No Proposed Action will allow development in a designated ® ® ®Yes [3No flaodway. ® ElYes ® No Other Impacts: IMPACT ON AIR 7. Will Proposed Action affect air quality? 0 NO 0 YES Examples that would apply to column 2 Yes ONo Proposed Action will induce 1 ,000 or more vehicle trips in any given hour. Proposed Action will result in the incineration of more than 1 ton ® ® Yes ® No of refuse per hour. 11��I Emission rate of total contaminants will exceed 5 lbs. per hour L...9 ® ®Yes ONo or a heat source producing more than 10 million BTU's per hour. 1 ] Proposed Action will allow an increase in the amount of land © ®Y No committed to industrial use. Proposed Action will allow an increase in the density of El © Oyes ®No industrial development within existing industrial areas. 0 QYes OWo Other impacts: IMPACT ON PLANTS AND ANIMALS $ Will Proposed Action affect any threatened or endangered species? p ©YES Examples that would apply to column 2 0 © ®yes ®No Reduction of one or more species listed on the Now York or Federal list, using the site, over or near the site, or found on the site. Page 14 of 21 1 — 2 3 Small to Potential Can impact Be Moderate Large Mitigated by Impact Impact Project Change Removal of any portion of a critical or significant wildlife habitat. ® © [:] Yes [3No Application of pesticide or herbicide more than twice a year, 0 © O Yes © No other than for agricultural purposes. Other impacts: © El Oyes ® No 9. Will Proposed Action substantially affect non-threatened or non- endangered species? NO E] YES Examples that would apply to column 2 Proposed Action would substantially Interfere with any resident © Yes E3 No or migratory fish, shellfish or wildlife species. Proposed Action requires the removal of more than 10 acres of ® Q Yes []No mature forest (over 100 years of age) or other locally important vegetation. Other impacts: ® © Yes ONo WPACT ON AWWULTURAL LAND lftESOIIRt 10. Will Proposed Action affect agricultural land resources? NO YES Examples that would apply to column 2 The Proposed Action would sever, cross or limit access to 0 © [:] Yes © No agricultural land (includes cropland, hayfields, pasture, vineyard, orchard, etc.) Construction activity would excavate or compact the soil profile of ® © Yes No agricultural land. The Proposed Action would irreversibly convert more than 10 © [3 Yes No acres of agricultural land or, if located in an Agricultural District, more than 2.5 acres of agricultural land. Page 15 of 21 1 2 3 Small to Potential can Impact Be Moderate Large Mitigated by Impact Impact Project Change The Proposed Action would disrupt or prevent installation of ® Yes No agricultural land management systems (e.g., subsurface drain lines, outlet ditches, strip cropping); or create a need for such measures (e.g. cause a farm field to drain poorly due to increased runoff). ® ® 0 Yes ❑ No Other impacts: IMPACT ON AESTHFI IC RESOURCES 1 1 . Will Proposed Action affect aesthetic resources? (If necessary, use the Visual EAF Addendum in Section 617,20, Appendix B.) NO JE] YES Examples that would apply to column 2 0 El0Yes 0 No Proposed land uses, or project components obviously different .. from or in sharp contrast to current surrounding land use patterns, whether man-made or natural. © Yes ® No Proposed land uses, or project components visible to users of ® � aesthetic resources which will eliminate or significantly reduce their enjoyment of the aesthetic qualities of that resource. [:]Yes No Project components that will result in the elimination or © ® significant screening of scenic views known to be important to the area_ ❑ 0Yes 0 No Other impacts, IMPACT ON HISTORIC AND AeWueyOL[ GICoAL RESOURCES 12. Will Proposed Action impact any site or structure of historic, prehistoric or paleontological importance? [3NO © YES Examples that would apply to column 2 ® ® © yes No Proposed Action occurring wholly or partially within or substantially contiguous to any facility or site listed on the State or National Register of historic places. Any impact to an archaeological site or fossil bed located within El Yes � No ® � the project site. {�- Proposed Action will occur in an area designated as sensitive ® Y ! No for archaeological sites on the NYS Site Inventory. Page 16 of 21 ` o 1 %no 2 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact Impact Project Change Other impacts: 0 Yes ® No itiWACT ON OPEN SPACE AND RECREATIOH 13. Will proposed Action affect the quantity or quality of existing or future opens aces or recreational opportunities? 9NO p YES Examples that would apply to coiumn 2 The permanent foreclosure of a future recreational opportunity. 0 ® ® Yee ® No A major reduction of an open space important to the community. ED 1 :3 ® Yes E]No Other impacts; Q © ®'Yes ® No MEN IMPACT 0" C Rfr)CAL ENVIRONMENTAL AREAS 14. Will Proposed Action impact the exceptional or unique characteristics of a critical environmental area (CEA) established pursuant to subdivision 6NYCRR 617. 14(g)? [;aNO ® YES List the environmental characteristics that caused the designation of the CEA. Examples that would apply to column 2 Proposed Action to locate within the CEA? Q ® [3Yes [3 No Proposed Action will result in a reduction in the quantity of the © ❑ ® Yes © No resource? Proposed Action will result in a reduction in the quality of the ® © ®'Yes ®No resource? Proposed Action will impact the use, function or enjoyment of the ® 0 Yes ® No resource? Other impacts: ® © OYes No F�7 Page 17 of 21 1 2 3 small to Potential Can Impact Be Moderate Large Mitigated by Impact impact Project Change IMPACT ON TR,A► spORTATION 15. Will there be an effect to existing transportation systems? ONO EVES Examples that would apply to column 2 0 © © Yes © No Alteration of present patterns of movement of people andlor goods. ® 0 [:]yes CNo Proposed Action will result in major traffic problems. ® ©Yes [3 No Other impacts: mAPACT ON ENERGY 16. Will Proposed Action affect the community's sourcas of fuel or energy supply? [3'NO [3YES Examples that would apply to column 2 © © Yes 0 No Proposed Action will cause a greater than 5% increase in the use of any form of energy In the municipality. Proposed Action will require the creation or extension of an ® ® ©Yes No energy transmission or supply system to serve more than 50 single or two family residences or to serve a major commercial or industrial use. Other impacts: ® ® Yes ® No NOISE AND ODOR IMPACT 17. Will there be objectionable odors, noise, or vibration as a result of the Proposed Action? ®'NO ©YES Examples that would apply to column 2 ® ® [:] Yes ® No Blasting within 1 ,500 feet of a hospital, school or other sensitive facility. El ❑Yes No Odors will occur routinely (more than one hour per day). es ® © Proposed Action will produce operating noise exceeding the ❑ ® © y No local ambient noise levels for noise outside of structures. Proposed Action will remove natural barriers that would act as a ® ® ® Yes O No noise screen. Other impacts: ®Yes No ® Other Page 18 of 21 s 1 2 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact impact Project Change IIMPACT ON PUBLIC HEALTH IS. Will Proposed Action affect public health and safety? �O YES Proposed Action may cause a risk of explosion or release of ❑ ® ®Yes ®No hazardous substances (i.a. oil, pesticides, chemicals, radiation, etc,) in the event of accident or upset conditions, or there may be a chronic low level discharge or emission. Proposed Action may result in the burial of "hazardous wastes" ❑ © Oyes yes [JNo In any form (i.e. toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc_) Storage facilities for one million or more gallons of liquefied © ❑ ©Yes ❑No natural gas or other flammable liquids.Proposed Action may result in the excavation or other El Oyes ❑No disturbance within 2,000 feet of a site used for the disposal of solid.or hazardous waste. Other impacts: ❑ ❑ ❑Yes [:JNo IMPACT ON GItCM&rrH AND CKARAC4ER OF COMMUNITY OR NEIGHBORHOOD 19, Will Proposed Action affect the character of the existing community? I3f4O El YES Examples that would apply to column 2 The permanent population of the city, town or village in which the ❑ 0 [3Yes ®No project Is located is likely to grow by more than 5%. The municipal budget for capital expenditures or operating ❑ © E]Yes [] No services will increase by more than 5% per year as a result of this project. Proposed Action will conflict with officially adopted plans or ❑ ® ®Yes ❑ No goals, Proposed Action will cause a change in the density of land use. © ❑ ❑Yes ❑No Proposed Action will replace or eliminate existing facilities, ® ❑ ❑Yes ❑No structures or areas of historic importance to the community. Development will create a demand for additional community ❑ ® ®Yes ❑No services (e.g, schools, police and fire, etc.) Page 19 of 21 1 *00 3 Small to Potential Can Impact Be Moderate Large Mitigated by Impact Impact Project Change Proposed Action will set an important precedent for future ® [:] Yes ® No projects. Proposed Action will create or eliminate employment. ® ® ® Yes ® No Other impacts: ® [:] Yes ® No 20. is there, or is there likely to be, public controversy related to potential adverse environment impacts? r7TNO ©YES If Any Action In Part 2 Is Identified as a Potential Large Impact or If you Cannot Determine the Magnitude of Impact, Proceed to Part 3 Page 20 of 21 Part 3 - EVALUATION OF THE IMPORTANCE OF IMPACTS Responsibility of Lead Agency Park 3 must be prepared if one or more Impact(s) is considered to be potentially large, even if the impact(s) may be mitigated. Instructions (if you need more space, attach additional sheets) Discuss the following for each impact identified in Column 2 of Part 2. 1 . Briefly describe the impact, 2. Describe (if applicable) how the impact could be mitigated or reduced to a small to moderate impact by project change(s). 3. Based on the information available, decide if It is reasonable to conclude that this impact is lntportant. To answer the question of importance, consider: I The probability of the impact occurring t The duration of the impact 1 Its irreversibility, including permanently lost resources of value I Whether the impact can or will be controlled I The regional consequence of the impact 1 Its potential divergence from local needs and goals I Whether known objections to the project relate to this impact. Page 21 of 21 r Y, SEQR State Environmental Quality Review NEGATIVE DECLARATION otice of Determination of Non-Significance Pr K11 L]ate 11- -a5 8 This notice is issued pursuant to Part 617 of the implementing regulations pertaining to F I 8 (State Environmental Quality Review Act) of the Environmental Conservation Law, The Queensbury Town Board as lead agency, has determined that the proposed action described below will not have a significant environmental impact and a Draft Impact Statement will not be prepared. Name of Action: Queensbury Partners PUD SEQR Status: Type 1 X Unlisted Conditioned Negative Declaration: Yes No Description of Action: Amendment to Planned Unit Development to allow construction of 47 townhouses and Professional office on 97 acre site existina nolf course to remain Location: (Include street address and the name of the municipality/county. A location map of appropriate scale is also recommended.) SEAR Negative Declaration Page 2 of 2 Reasons Supporting This Determination: (See 617.7(a)-(c) for requirements of this determination ; see 617.7(d) for Conditioned Negative Declaration) If Conditioned Negative Declaration, provide on attachment the specific mitigation measures imposed, and identify comment period (not less than 30 days from date of pubication In the ENB) For Further Information: Contact Person: a�xnie16 - Sk_c4Sttpe, rvL'Scir Address: 14Z Say ikenci Qti.+eeosbcugo Wy IZB+CNF Telephone N umber: 51 g - {p t G Z Zrq For Type i Actions and Conditioned Negative Declarations, a Copy of this Notice is sent to: Chief Executive Officer , Town I City 1 Village of Other involved agencies (If any) Applicant (If any) Environmental Notice Bulletin, Room 538, 50 Wolf Road, Albany NY, 12233-1750 (Type One Actions only) tOft TOWN of au5,f-=eu50u?0% CLVE >i NC7NMUNITY fLET RE E.: IVED NOV 2 5 7005 2*1 ACO ZONING ZONING\ Amend l&&L rove RezoiiRtxg;UKHIAE GROUP & BAY MEADOWS - 11-28-05 FM EXEC' DIR' —RE«QUEST'ED BY SENIOR PLANNER RESOLUTION ADOPTING SEQRA NEGATIVE DECLARATION, AMENDING ZONING ORDINANCE TO REZONE/MODIFY PLANNED UNIT DEVELOPMENT (PUD) OF PROPERTIES OWNED BY BAY MEADOWS CORP. AND AUTHORIZING AMENDED PUD AGREEMENT RESOLUTION NO. , 2005 INTRODUCED BY* WHO MOVED ITS+ADOPTION SECONDED BY: WHEREAS, the Queensbury Town Board is considering a request by The Michael's Group, LLC and Bay Meadows Corp. to amend the Town Zoning Ordinance and Map to rezone property/modify the Planned Unit Development at properties bearing Tax Map No.' s: 196. 16-1- 2. 1 ; 2.2; 2.3; 3. 1 and 3,2, located on Cronin Road, Queensbury, New York, and WHEREAS, on or about August 161h, 2005, the Queensbury Planning Board considered the proposed rezoning and adopted a Resolution to recommend approval of the proposed rezoning/PUD modification, with recommendations, and WHEREAS, on or about August loth, 2005 the Warren County Planning Board considered and approved the proposed application, with conditions, and WHEREAS, the Town Board duly conducted public hearings concerning the application on August 1st, September 121h, October 3ta and November 28'h, 2005 and heard all interested persons, and WHEREAS, as SEQRA Lead Agency, the Town Board has reviewed a Full Environmental Assessment Form to analyze potential environmental impacts of the application, and WHEREAS, the Town Board has considered the conditions and circumstances of the area affected by the rezoning/PUD modification, and WHEREAS, the Town and Bay Meadows Corp., have reached agreement on terms of an Amended PUD Agreement and a copy of the proposed Amended PUD Agreement has been presented at this meeting and is in form approved by Town Counsel, NOW, THEREFORE, BE IT RESOLVED, that the Queensbury Town Board hereby determines that the proposed rezoning/PUD modification by The Michael' s Group, LLC and Bay Meadows Corp. will not have any significant environmental impact and a SEQRA Negative Declaration is made, and BE TT FURTHER, RESOLVED, that the Town Board hereby amends the Town of Queensbury Zoning Ordinance and Map to rezone/modify the Planned Unit Development at properties bearing Tax Map No. 's: 196. 16- 1 -2. 1 ; 2.2; 2.3; 3. 1 and 3.2, located on Cronin Road, Queensbury, New 'York, and BE IT FURTHER, RESOLVED, that the Town Board hereby authorizes and directs the Queensbury Town Clerk to forward a copy of this Resolution to the Town's Zoning Administrator to update the official Town Zoning Map to reflect this change of zone, and BE IT FURTHER, 2 r RESOLVED, in accordance with the requirements of the Town of Queensbury Zoning Ordinance and Town Law §265, the Town Board hereby authorizes and directs the Town Clerk to publish a certified copy of the zoning changes in the Glens Falls Post-Star within five (5) days and obtain an Affidavit of Publication, and BE IT FURTHER, RESOLVED, that this amendment shall take effect upon filing in the Town Clerk's Office, and BE TT FURTHER, RESOLVED, that the Town Board hereby approves of the Amendment of the original Planned Unit Development Agreement and the Amendment to the Planned Unit Development Agreement to delete any references to the prior developer and only be signed by Bay Meadows Corporation and the Town of Queensbury, and BE IT FURTHER, RESOLVED, that the Town Board hereby approves of the Amended Planned Unit Development Agreement presented at this meeting and authorizes and directs the Town Supervisor to execute the Agreement and take such other and further action necessary to effectuate the terms of this Resolution. Duly adopted this 28'h day of November, 2005, by the following vote; AYES NOES ABSENT: 3 %W .. .! RICHARD J - BARTLETT BARTLETT, PONTIFFS STEWART & RHODES, P. C . TUCKER C. STANCLIFT PAUL E. PONTIF€ ATTORNEYS AT LAw S+-+'TEFANIE OILALLO BITTER ALAN R. RHooE5 _ KARLA WILLIAMS BUETTNER ROBERT S. MCMILLEN P. O. Box ai6a ELISAMETH B. MAHONEY PHILIP C . MCINTIRE ONE WASHINGTON STREET JOHN 0- SVARE MARK A. LEBOWITZ GLENS FALLS , NEW YORK 4PBO1 -Z168 J. LAWRENCE PALTROWIT2 MALCOLM B. O'HARA `.]`� �v`1L',l Y.�.�.r •` lJt Iy TELEPHONE 151 aI 79Z-2117 RpgE RT "j, 'jTEwA RT PATRICIA E. WATKINS MARK E. CERASANO l � ..1. �1vJ - FAx 15Ia1 7Bz-35o9 1932-2OOI MARTIN D. AuFFr�Kb; Ii` x �h�+ "I � EMAIL ;nfoCbpsrlaw.com BERTRAM J . OUBE BRUCE O. LIPIN�c-t:�, 4i �I Qpti� WEBsITE www.bperlaw.com PAULA NAM EAU ERU BE � V JONATHAN C. LAPPER BENJAMIN R. PRATT. JR. EILEEN M . HAYNES DAMES R. BURKETT - November 22, 2005 r.� � � tv z r,-f ci M ca rn Hand Delivered Cathi R.adner, Esq. Miller, Mannix, Schachner & Hafner, LLC 451 Glen Street PO Box 765 Glens Falls, NY 12801 Re: Bay Meadows PUD Dear Cathi : Pursuant to our conversation yesterday, I am hereby enclosing a revised Conservation Easement as well as a revised PUD Agreement. In addition, I am also enclosing the revised October 2002 version of the PUD agreement and Addendum which have both been signed by Garth Allen on behalf of the Bay Meadows Corporation. Although these are faxed copies, I wil I be able to deliver to you the original documents at the next Town Board. meeting. Please place this matter on the Town Board' s November 28, 2005 agenda. If you need anything further please feel free to contact me or Stefanie DiLallo Bitter. Very truly yours, Jonathan C. Lapper cc: Town Board Stuart Baiter John Michaels Garth Allen f DP h 206210 I P '0/ `4` CONSERVATION EASEMENT This Indenture, made this day of 2005 between BAY MEADOWS CORPORATION. a New York business corporation having an address of 10 Carpenter Lane, Gloversville, New York 12078, (hereinafter referred to as the "Grantor"), and TOWN OF QUEENSBURY, a municipal corporation having an address of 745 Bay Road, Queensbury, New York 12804 (hereinafter referred to as "Grantee"), WHEREAS, the Grantor is the owner in fee simple of certain real property hereinafter more fully described in Schedule A attached hereto, and hereinafter referred to as the "Protected Golf Course Property" and/or the "Easement Area"; and WHEREAS, the Legislature of the State of New York has declared the public policy of the State to be conservative, preservative and protective of its environmental assets and natural and man- made resources, and in furtherance thereof, has enacted Article 49, Title 3 , of the Environmental Conservation Law to provide for and encourage the limitation and restriction of development, management and use of real property through conservation easements; and WHEREAS, the Protected Golf Course Property in its present natural recreational state has substantial and significant natural resource value by reason of the fact that it has not been subject to any extensive development or exploitation, and its value will not be affected by its continued maintenance in the present condition of such structures and facilities as presently exist; and WHEREAS, the Grantor and the Grantee recognize the value and the special character of the region in which both the Protected Golf Course Property is located and the Grantor and the Grantee have, in common, the purpose and objective of protecting and conserving the present state and inherent, natural tangible and intangible value of the Protected Golf Course Property as a natural, scientific and visual resource; and yriw NINO WHEREAS, in view of the foregoing and pursuant to the provisions of the aforementioned Article 49 of the Environmental Conservation Law, the Grantee has determined it to be desirable and beneficial and has requested the Grantor, for itself and its successors and assigns, to ,grant a Conservation Easement to the Grantee in order to limit the further development of the Protected Golf Course Property while permitting compatible uses thereof, and NOW, THEREFORE, the Grantor for and in consideration of $ 1 .00 paid by the Grantee, receipt of which is hereby acknowledged, grants, conveys and releases to the Grantee and its successors forever for the benefit of the Grantee, an easement in perpetuity in, on, over, under and upon the Protected Golf Course Property, to keep as open space in its current recreational state, such easement including the right of entry for purposes of inspection, as hereinafter more fully described. Grantor, on behalf of Grantor and its successors and assigns, and Grantee on behalf of the Grantee and its successors in interest and assigns, covenant and agree, each with the other, as material considerations for this conveyance as follows: ( 1 ) The Easement Area shall, subject to the above and hereinafter contained reservations, be maintained as a golf course and precluded from further development by buildings or structures, or any use other than a recreational use. No buildings or other structures, shall be constructed or placed in, on, over, under or upon the Protected Golf Course Property. (2) The Grantor grants to the Grantee and its successors the right, after three-days' notice to Grantor, to eater upon and inspect the Protected Golf Course Property to determine the compliance of the Grantor, its successors or assigns, with this easement. Grantor shall within thirty (30) days after any inspection be provided a copy of any inspection report. (3 ) The Grantor shall retain the right, subject to the approval of the Grantee to substitute another recreational use (excluding snowmobiles or all-terrain vehicles) for all or part of the Easement Area. Snowmobiles and all terrain vehicle do not include golf carts or golf course maintenance vehicles, which are hereby specifically permitted. (4) However, snowmobiles and or all-terrain vehicles may be operated on the Protected Golf Course Property by Grantor for inspection, maintenance, fire protection or other emergency needs. No off-road use of automobiles, trucks, vans or other motor vehicles shall be permitted on the Pro- tected Golf Course Property, except as is necessary for operation and maintenance of the Golf Course. (5) No obligation shall be imposed upon the Grantee, its successor in interest or assigns, for the maintenance and or upkeep of the Easement Area. (6) With the granting of this easement, the Grantor reserves the right to give, sell, assign, lease, subdivide, or otherwise transfer the Protected Golf Course Property by operation of law or by deed, or other indenture, subject and subordinate to this easement. (7) The failure of the Grantee to insist upon the strict performance of any of the terms, conditions, covenants, or restrictions contained herein, shall not be deemed a waiver of any terms, conditions, covenants or restrictions contained herein, nor shall any such failure of the Grantee in any way bar its enforcement rights hereunder in the event of any subsequent breach of, or noncompliance with or fault in observance of any of the terms, conditions, covenants or restrictions contained herein. (8) It is understood and agreed by the parties hereto that the Grantor, its successors and assigns shall not be liable for any changes to the Protected Golf Course Property caused by any natural disaster or act of God, acts of Grantee and its representatives while on the Protected Golf Course Property. This easement may be amended by the parties hereto or their respective successors and or assigns by mutual agreement in writing, executed by both parties and recorded in the Warren County Clerk's Office. (9) Except as otherwise specifically provided for herein, it is mutually agreed that whenever a consent or approval is required from either the Grantor or the Grantee, the party seeking the consent or approval shall send a written request for such consent or approval by registered or certified mail to the address of the other party as hereinafter provided and said party shall respond to said request within sixty (60) days of its receipt. In the event that the consenting or approving party fails to respond within said sixty (60) day period, its consent or approval shall be implied. It is mutually agreed that such consent or approval shall not be arbitrarily or unreasonably withheld by either party. ( 10) Any notice required to be sent to the Grantor herein shall be addressed to: Garth Allen, President, Bay Meadows Corporation, 10 Carpenter St. , Gloversville, New York t2078 and to the Grantee herein to Town of Queensbury, 742 Bay Road, Queensbury New York 12804, provided, however, either party may change the individual or address to which notices are to be sent by giving written notice thereof to the other party. ( 1 1 ) The Grantee shall have the right to enforce this Conservation Easement. Such enforcement shall not be defeated because of any subsequent adverse possession, laches, estoppel or waiver. ( 12) The Grantor and the Grantee will cooperate in the enforcement of the terms of this easement. In the event that the Grantee determines that legal proceedings are necessary against some party other than the Grantor, its successors, assigns, agents, invitees, then the Grantor agrees to join the Grantee in pursuing such legal proceeding provided that nothing herein contained obligates the Grantor to expend any funds. ( 13) Pursuant to Environmental Conservation Law §49-0305, this easement shall not limit restrict or modify the right to construct, operate or continue the use of any facility, or impede taw any activity, duly authorized under the applicable provisions of the federal natural gas act ( 15 USC §717-717w) IN WITNESS WHEREOF, the undersigned have caused this agreement to be properly executed this day of > 2005 _ SAY MEADOWS CORPORATION By: Garth Allen, President TOWN OF QUEENSBU'RY By: Daniel Stec, Supervisor STATE OF NEW YORK) SS.. COUNTY OF WARREN) On this day of 2005, before me, personally appeared DANIEL . STEC to me known and who being by me duly sworn, did depose and say that he resides in the Town of Queensbury that he is the Town Supervisor of the TOWN OF QUEENSBURY, the Town described in and which executed the above instrument; that he knows the seat of said corporation; that the seal affixed to said instrument is such seal; that it was so affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public STATE OF NEW YORK) SS. : COUNTY OF WARREN) On this day of 2005, before me personally appear to me known and who being by me duly sworn did depose and say that he resides in the Town of Queensbury, that be is President of BAY MEADOWS CORPORATION, the corporation described in and which executed the above instrument; that he known the seal of said corporation, that the seal affixed to said instrument is such Corporate seal; that it was so affixed by order of the Board of Directors of said corporation, and that he signed his name thereto by like order. Notary Public SCHEDULE "A" bw ALL THAT PARCEL OF LAND located in the Town of Queensbury, County of Warren and State of New Fork, identified as "Conservation Easement Area", as shown on a survey map entitled "Map of Bay Meadows Conservation Easement to be conveyed to the Town of Queensbury" and dated which was prepared by Van Dusen and Steves Licensed Land Surveyors, 169 Haviiand Road, Queensbury New York 12804, 518-792-8474 and filed in the Warren County Clerk' s Office on in file 205730 tow 1r fir' +u1� THE MEADOW'S PLANNED UNIT DEVELOPMENT AGREEMENT THIS AGREEMENT, made this day of , 2005, among the TOWN OF QUEENSBURY, a municipal corporation with offices located at 742 Bay Road, Queensbury, New York 12803 (hereafter referred to as "Queens bury"); BAY MEADOWS CORPORATION, having its principal office at 10 Carpenter St., Gloversville, New York 12078 (hereinafter referred to as the "Owner"); and THE MICHAELS GROUP, LLC, having its principal office at 10 Blacksmith Drive, Suite 1 , Malta, New York 12020, (hereinafter referred to as the "Developer"). WITNESSETH: WHEREAS, pursuant to its Resolution No, PUD SP 8-2000 dated January 9, 2001 , the # Town of Queensbury Planning Board approved The Meadows Planned Unit Development District ("PUD") Site Plan, involving lands of Owner, and WHEREAS, the Developer applied to the Town Board of the Town of Queensbury for a modification to the existing approved PUD; and WHEREAS, the Town Board considered the magnitude and importance of each potential environmental impact, and has reasonably determined that this project will not result in any large and important impacts, and therefore, is one which will not have a significant impact on the environment, and has issued a Negative Declaration under the State Environmental Quality Review Act ("SEQRA"); and WHEREAS, the Town of Queensbury Planning Board previously reviewed the site plan for a ninety-seven (97) Unit senior multifamily development and found that the Plan meets the 1 _ objectives of PUD's as outlined in Town Code § 179-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board; and WHEREAS, the Town Board in accordance with Article 12 of the Town' s Zoning Ordinance and legislative authority; and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts and creates The Meadows Planned Unit Development District, as hereby amended, located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; place Engineering, P.C. , Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received July 6, 2005 (dated July 5, 2005) and noted as last revised on and WHEREAS , the Town Board, in accordance with § 179- 12-050(3) and § 179- 16-080 of the Code of the Town of Queensbury held public hearings on the proposed PUD on and ; and WHEREAS, in furtherance of the aforesaid, the parties are desirous of entering into this Agreement, NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS : 1 . Density and Build-Out: Developed area shall be limited to 97.3�1= acres which includes one 23 . 1 acre lot for a 39 unit townhouse project (each unit to be situated on its own lot) and a golf driving range, one 70.2 acre lot to be used for one professional office or commercial building, a ,golf course and related ipw 2 amenities, including a clubhouse and parking area, and one lot of 4.0 acres left as open space and to be dedicated to the Town. Lands containing the golf course shall be subject to a perpetual conservation easement conveyed to the Town of Queensbury, which shall prohibit future development thereon. Any future changes to the subdivision of the 23 . 1 acre lot for the townhouse project other than what is depicted on the map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering, P.C ., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received July 5, 2005 (dated July 5 , 2005) and noted as last revised on , will require consistency review by the Town Board. Similarly, the 70.2 acre lot may be subdivided prior to construction of the professional office or commercial building following a consistency review by the Town Board. Density and Build-Out of the PUD shall be limited as follows: A_ Maximum of thirty-nine (39) Dwelling Units; B . One Professional Office or Commercial Building; C. Golf Course, Clubhouse and associated facilities. 2. Roads/LandscaPine: The Developer shall install roads and landscaping as per the PUD Site Plan to be approved by the Town Planning Board. 3 _ Length of Project: The townhouse portion of the Project shall be completed within twenty-four (24) months of the date of this agreement_ 4. Town Wastewater System : The Owner and the Developer shall install as required to the standards set forth by the 3 'r W Town Water/Wastewater Department, an extension to the Town wastewater system to adequately serve all of the dwelling units of the proposed project. 5 . Prior Approvals : Approval of the PUD shall be deemed a modification of any prior approval granted for lands of Owner and shall be deemed an abandonment by Owner of said prior approvals. 6. Approvals: The Owner and Developer shall obtain necessary approval from Town of Queensbury Planning Board for any proposed subdivision and Freshwater Wetlands Permits from NYS DEC and US ACOE consistent with Town Code Chapter 94. 7. Site/Subdivision Plans: Each townhouse unit will be on a separate subdivided lot. Each such lot will have frontage on a private drive rather than a public road. S . Development Standards : The lots within the PUD shall comply with any development standards set forth in the Site Plan which will be presented to the Town Planning Board for its review. Such Site Plan shall be consistent with the following development standards. Additionally, the Owner/ Developer shall comply with any additional standards set forth by the Town Planning Board. A. Density: Maximum allowed density shall be thirty-nine Dwelling Units and One Professional Office or Commercial Building. B. Minimum Yard Setbacks: Residential: Front: Zero (0) feet CIW a Side: .Zero (0) feet Rear: Zero (0) feet Professional Office or Commercial Building: Front: Thirty (30) feet Side: Twenty (20) feet Rear: Thirty (30) feet C. Minimum permeable area of lot percent residential and commercial: There shall be a seventy-five percent (75%) minimum permeable area overall for the entire project. The lot containing the Professional Office or Commercial Building shall have a minimum permeable area of thirty percent 30%. D. Height: 40 feet (measured consistent with zoning code). 9. Principal and Permitted Accessory Uses: A. Permitted Principal Uses: i) Single Family Townhouse Dwellings; ii) Professional Office Building or Commercial Building; iii) Golf Course, Golf Course Driving Range, Golf Course Parking. B . Permitted principal structures: i) Attached Single-Family Dwelling; ii) One Professional Office or Commercial Building; iii) One Golf Course Clubhouse. C . Permitted accesses uses: i) Golf Course Maintenance Facilities; ii) Parking for the Professional Office or Commercial Building; iii) Parking for the residential dwelling units; iv) Home Occupation as defined by the Town Code § 179-2-010. NqW 5 D. Permitted accessory structures : i) Golf Course Maintenance Facilities- 10. Recreation Fees: $500.00 per dwelling unit. it . Subsequent Communication to Town Board : The Developer and the Owner shalt through final approval of the final phase, keep the Town Board of the Town of Queensbury apprised of all submittals to the Planning Board by sending copies to the Executive Director of Community Development of the Town of Queensbury, who shall forward written notice of receipt of the same to the Town Board. If at any time the substance of the submittals are not in compliance with the intent and express conditions of the Town Board of the Town of Queensbury has set forth in this Agreement, the Town Board reserves to itself the right to reconsider the Planned Unit Development legislation, on notice to the Developer, and amend or further condition this Agreement. 12. Sta es/Phases: Two Phases: Thirty-Nine (39) residential units and one ( 1 ) Professional Office or Commercial building. 13 . Erosion Control: The Planned Unit Development shall be constructed in accordance with measures as described in Section A183-26 of the Town Code and the "N. Y.S. Guidelines for Urban Erosion and Sediment Control" throughout all phases of road, residential and/or commercial construction. 14. Stormwater Management: Stormwater management will be in accordance with the approved Stormwater Management Report. The Planned Unit Development shall be designed and constructed in 6 '�1■1' '�rl� accordance with Stormwater Management Regulations in §A183-27 of the Town Code and NYSDEC regulations and in accordance with site plan review by the Town Planning Board. 15 . Conservation Easement: In accordance with paragraph 1 herein, a perpetual Conservation Easement shall be conveyed to the Town of Queensbury. Such Conservation Easement shall satisfy the requirements of New York Environmental Conservation Law Section 49-0305 . Such Conservation Easement shall be in form approved by Town Counsel and subject to review and acceptance by the Town Board. The cost of recording the Conservation Easement shall be paid by the Developer. 16. Property to be transferred to the Town of Queensbury : Developer agrees to transfer by Warranty Deed and the Town of Queensbury agrees to accept a four acre parcel identified on the approved site plan to remain as open space and to be utilized by the Town for recreational purposes. This parcel will be accessed through Cronin Road. 17. Remedy on Breach: It is understood that the Town Board of the Town of Queensbury has made SEQRA findings and will make its legislative decision based upon representations made by the Developer that the Meadows Planned Unit Development shall be constructed in accordance with this Agreement. It is hereby agreed and understood that should the Town find or determine that any part of this Agreement has not been fulfilled by the Developer or is hereafter breached, the Town may apply to the Supreme Court of the State of New York for mandatory injunctive relief, specific performance, and/or damages as may be appropriate to cause the Meadows Planned Unit 7 Development to be in conformity with the agreements made herein. This remedy shall be in addition to any other remedy available in the Town Code or under State or Federal Law or regulation. 18 , Run With the Land : This Agreement shall be binding upon the parties hereto and their successors in interest, beneficiaries and assigns, and the Developer agrees that if any part or portion of the project is sold,, conveyed, transferred, assigned, or in any manner released to another individual or entity, it will be subject to the terms of this Agreement. 19. Enforcement and Venue: This Agreement shall be construed and enforced under the laws of the State of New York. Venue for any action to enforce or interpret this Agreement shall be Warren County. 20. Survivorship of Validity : If any provisions of this Agreement is found to be invalid or unenforceable, such provision shall be deemed to be modified so as to be valid and enforceable, and such validity shall not affect the validity of any other provision, term, or condition of this Agreement. IN WITNESS WHEREOF, the parties have hereto signed. TOWN OF QUEENSBURY BAY MEADOWS CORPORATION BY: BY: Daniel Stec, Town Supervisor President THE MICHAELS GROUP, LLC BY : COW 8 STATE OF NEW YORK) SS.: COUNTY OF WARREN) On this day of , 2005, before me, personally appeared DANIEL, G. STEC to me known and who being by me duly sworn, did depose and say that he resides in the Town of Queensbury that he is the Town Supervisor of the TOWN OF QUEENSBURY, the Town described in and which executed the above instrument; that he knows the seal of said corporation; that the seal affixed to said instrument is such seal ; that it was so affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public STATE OF NEW YORK) SS.. COUNTY OF WARREN) Can this day of 2005, before me personally appeared to me known and who being by me duly sworn did depose and say that he resides in the Town of Queensbury, that be is President of BAY MEADOWS CORPORATION, the corporation described in and which executed the above instrument; that he known the seal of said corporation; that the seal affixed to said instrument is such corporate seal ; that it was so affixed by order of the Board of Directors of said corporation, and that he signed his name thereto by like order. Notary Public 4 MI✓ STATE OF NEW YORK) SS.: COUNTY OF WARREN) Can this day of , 2005, before me, personally appeared to me known and who being by me duly sworn, did depose and say that he resides in Town of Queensbury and that he is of THE MICHAELS GROUP, LLC, the limited liability corporation described in and which executed the above instrument; that he knows the seal of said limited liability corporation; that the seal affixed to said instrument is such limited liability corporation seal; that it was so affixed by order of the Board of Directors of said limited liability corporation, and that he signed his name thereto by like order. Notary Public G WUMQBY1Bav Meadows PUD.doc 14 QUEENSBURY PARTNER PLANNED UNIT DEVELOPMENT AGREEMENT THIS AGREEMENT, made this day of 2002, among the TOWN OF QUEENSBURV, a municipal corporation with offices located at 742 Bay Road, Queensbury, New York 12803 (hereafter referred to as "Queensbury"); and BAY MEADOWS CORPORATION, having its principal office at 10 Carpenter St., Gloversville, New York 12078 (hereinafter referred to as the "Owners"). WITNESSETH: WHEREAS, the Owner, through its agent, applied to the Town Board of the Town of Queensbury for a Planned Unit Development District ("PUD"), involving lands of Owner, and WHEREAS, the Town Board considered the magnitude and importance of each potential environmental impact, and has reasonably determined that this project will not result in any large and important impacts, and therefore, is one which will not have a significant impact on the environment, and has issued a negative declaration, and WHEREAS, the Town of Queensbury Planning Board reviewed the proposed Sketch Plan for the ninety-six (96) Unit "Senior Housing" development, plus a one unit manager/officer's residence, found that the Plan meets the objectives of PUD's as outlined in Town Code § I79-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board, and WHEREAS, pursuant to its resolution o. PUD SP 8-2000 dated January 9, 2 00 1 , the Town of Queensbury Planning Board approved The Meadows PUD Site Plan, and WHEREAS, the Town Board in accordance with Article 8 of the Town's Zoning �,,. 1 Ordinance and legislative authority; and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts and creates The Meadows Planned Unit Development District located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; lace Engineering, P.C., Engineers; and VanDusen rt& Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received September 1 , 2000 (dated September 25, 2000) and noted as last revised on December 23, 2000; and WHEREAS , the Town Board, in accordance with § 179-57D of the Code of the Town of Queensbury held public hearings on the proposed PUD on April I 3, ,2000 and September 11 , 2000 and September 25, 2000; and WHEREAS, in furtherance of the aforesaid, the parties are desirous of entering into this tow Agreement; NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS: 1 . Density and Billed-Out: Developed area shall be limited to approximately 97.3 acres; this space includes one 23 . 1 acre lot for elderly housing project including golf driving range, one 70.2 acre lot to be used as a golf course and related amenities, such as a clubhouse, parking area, etc., one lot of 4.0 acres left as open space and potentilaly dedicated to the Town in the future if such an agreement is reached by the Owner and the Town. Density and Build-Glut of the PUD shall be limited as follows; A. Maximum of ninety-six (96) units of "Senior Housing"; B. One manager/officer's residence; C. Golf Course, Clubhouse and associated facilities; 2 . Roads/Landscapin : The Owner shall install a road and landscaping as per 2 the approved PUD Site Plan No. 8-2000 date approved January 9, 2004. a1w3 . LenL;th of Project: The Project shall be completed within twenty-four (24) months. 4. Town Waste Water System : The Owner shall install as required in the standards set forth by the Town Water/Wastewater Department, an extension to the Town waste water system to adequately serve all of the dwelling units of the proposed project. 5 . Prior Approvals: Approval of the PUD shall be deemed a modification of any prior approval granted for lands of Owner and shall be deemed an abandonment by Owner of said prior approvals. 6. Approvals: The Owner shall apply for and receive a Freshwater Wetlands Permit as per Town Code Chapter 94. 7. Site/Subdivision Plans: The site and subdivision plans will contain restrictions on 70.2 acre parcel and a deed restriction will be recorded to reflect restrictions. 8. Development Standards: The lots within The Meadows Planned Unit Development District shall be held to the following development standards in accordance with the Site Plan No. 8-2000 dated: December 23, 2000. A. Densi One Dwelling Unit per acre. 8. Minimum yard setbacks : 3 %60 *40 Residential: Front: Thirty (30) feet Side: The sum of the side yards shall total thirty (30) feet or more, with a fifteen ( 15) foot minimum with typical lot layout. Rear: Twenty (20) feet C. Minimum permeable area of lot (%) residential and commercial: Residential : Thirty Percent (30%) D. Height: 40 feet (measured consistent with zoning code) 9. Permitted Principal Uses: A. Senior Citizen Multi-Family Dwellings. B. Manager' s residence for multi-family complex. C. Golf Course, Golf Course Driving Range, Golf Course Parking. D. Community Facilities, including recreation, garden and community center. -Permitted principal structures: i) Multi-Family Dwelling ii) Golf Course Clubhouse -Permitted accessory uses: Storage of vehicles, boats and other items associated with the principal use of a multi-family dwelling. Private recreation activities including but not limited to swimming, tennis, etc. Parking lot and covered parking area. Home Occupation Management office -Permitted accessory structures: Common Private Garage we 4 Storage Shed up to one-hundred ( 100) square feet sow Common swimming pool Private Greenhouse up to one-hundred ( 100) square feet. Recreation Facilities, Private Golf Course Maintenance Facilities Manager' s residence and office and Community center for multi-family complex 10. Recreation Fees : $500.00 per dwelling unit. 11 . Subsequent Communication to Town Board: The Owner shall through final approval of the final phase, keep the Torun Board of the Town of Queensbury apprised of all submittals to the Planning Board by sending copies to the Executive Director of Community Development of the Town of Queensbury, who shall forward written notice of receipt of the same to the Town Board. If at any time the substance of the submittals are not in compliance with the intent and express conditions of the Town Board of the Town of Queensbury has set forth in this Resolution, the Town Board reserves to itself the right to reconsider the Planned Unit Development legislation, on notice to the Owner, and amend or further condition this legislation. 12. Staizes/Phases: One Phase. 13 . Erosion Control: The Planned Unit Development shall be constructed in accordance with measures as described in Section f 183-26 of the Town Code and the "N.Y. S. Guidelines for Urban Erosion and Sediment Control" throughout all phases of road, residential and/or commercial construction. 14. Stormwater ManaL7ement: �1rr 5 Stormwater management will be in accordance with the approved Stormwater Management Report. The Planned Unit Development shall be designed and constructed in accordance with Stormwater Management Regulations in §A183-27 of the Town Code and in accordance with site plan review by the Planning Board. 15 . Remedy on Breach: It is understood by and between the parties that the Town Board of the Town of Queensbury has made SEQRA findings and will snake legislative decision based upon representations made by the Owner that the Meadows Planned Unit Development shall be constructed in accordance with the agreements set forth herein. It is hereby agreed and understood that should the Town find or determine that any part of this Agreement has not been fulfilled by the Owner or is breached, that the Town may apply to the Supreme Court of the State of New York for mandatory injunctive relief, specific performance, and/or damages as may be appropriate to cause the Meadows Planned Unit Development to be in conformity with the agreements made herein. 16. Run With the Land: This Agreement shall be binding upon the parties hereto and their successors and interests, beneficiaries and assigns, and the Owner agrees that if any part or portion of the project is sold, conveyed, transferred, assigned, or in any manner released to another individual or entity, it will be subject to the terms of this Agreement. 17. Survivorship of Validity: If any provisions of this Agreement is found to be invalid or unenforceable, such provision shall be deemed to be modified so as to be valid and enforceable, and such validity 6 11 / 21 / 2005 18 ; 23 51B-725-*1 SUNSET PAGE 01 L 1 'LI r 2p05 I T: 55 519-792-0@65 SARTLETT PONTipwr PA<W 00r 11 shall not affect the Validity of any other grovisian, term, or condition of this Agreement. IN WITNESS WHERXOF, the parties have hereto signed, TOWN OF QUERNSBURY SAY MEADOWS CORPORATION BY: ]BY, Dennis R. Brower, Town Supervisor . President STATE OFF NrE W 'VOP..K) 8.9.; COUNTY OF WARREN) C>n this = day b€QSWbb L 2002, before me, Pe"OnAllY appearod DENNIS R. BROWER to rue know and who being by trt+c duly sworn, dick depose and say that he resides in thet Town of Quoensbtuy that be is the Town Supervisor of the TOWN OR QUZXNSBURY, the Town described in and which exectired the above instrument; that he knows the seal of said corpomtien; that the seal affixed to said instrument is such seal; that it was ssv affixed by order of the Town Board of the Town OfQaeensbury, aud that he signed his name thereto by like order. tow Notary Public MARILYN Vv MAMMOND Notary Public, Ststc of New York Registration No. 01 HAS026769 Qualified in Warren County Commission Expires 06/21/2003 T 11 / 21 / 2005 19: 03 518-725- 1 SUNSET . i + ias ruvv i r : oa Je— 71—.�tl�5 3ART�ETT PC?NTIFF PAGE 01 PAGE 1e/x1 0 AddenelUMAXwW"11"ry Peas PUD AS►esmanr- t. 200; - 10-22--12 ADDENDUM To ()jXEMj3tjRy p ,RTI ERS Pz AMVEU [rlrrrlr D VEWEMENT O&GRF7i" RNT THIS ADDENDUM is made this 22"4 day of October, 2002, by and between the TOWN OF QUEENSeURV. a rnunjoipei corporation duly corganized urx&w the laws of the State of New York with Offices located at 742 Hay Road, Queeatsbluy, New York 12904 (hereinafter referred to as the Tows) Arid the BAY MEADOWS CORPORATION, having its principal otliac at 10 Carpenter Street, Gloversville, New York 12078 (hereinafter referred to as the Owners). 18. The Owners have offered a four (4) acre parcel to the Town to be used for opera space and/or recrcatlonal areas for the publlc. This four (4) acre parcel is largely wetlands and so the OWMr will also provide the Town with an easement across contiguous property, fbr the purpose of ensuring ,public access. Upon Town's aocoptance of it deed for this four (4) acre parcel. Owners will be entitled to a $6,000 credit toward the $500 per dwelling unit recreation fee established in paragraph 10 of this Agreement IN WFMESS "RRROF: the partios have hereunto act, their hands and seals the day and yew fast Above written. TOWN OF +QUEENSBURY BAY MSADC]W'S CORPORATION SY: BY; G2 rML 5EN141S DBROWER ' npervlisor ]President RICHARD J. BARTLETT BARTLETT , PONTIFF, STE'WART & RH00 ES , P . C . TUCKER C. STANCLIFT PAUL E. PONTIFF ATTORNEYS AT LAW STEFANIE DILALLO SITTER AI. AN R. RHoocs KARLA WILLIAMS BUETTNER RLIo ERT S. MCMILLEN P. O. BOX 2I9$ ELISABETH S. MAHONEY PHILIP C. MCINTIRE ONE WA'SHINCGTON STREET JOHN D. SVARE MARK A_ LEQowlra .GLENS FALLS , NEW YORK I PSOI -2 t 66 J . LAWRENCE PALTROW1TZ MALCOLM B. O'HARA TELEPHONE I51B1 79Z-yal ' 7 PATRICIA E. WATKINS ROBERT S. STE'WART MARK E. CERASANO FAX ISI61 792.33o9 1932 2001 MARTIN D. A.o FFREoou EMAIL 1"100JPsrlaW.00m BERTRAM J . DuBE BRUCE 0. LIPd N.9KL Wr9SITE www.bpsrtaw.Com 196-1999 PAULA NAOEAU BERUBE 4 .JONATHAN C. LAPPER 4=11 CI"II BENJAMIN R, PRATT. .JR, �w EILEE.N M . HAYNES JAMES R. BURKETT �' T November 22, 2005 =E rn z z rn c 7 Hand Delivered Cathi Radner, Esq. Miller, Mannix, Schachner & Hafner, LLC 451 Glen Street PO Box 765 Glens Falls, NY 12801 Re: Bay Meadows PUD Dear Cathi : Pursuant to our conversation yesterday, I am hereby enclosing a revised Conservation Easement as well as a revised PUD Agreement. In addition, I am also enclosing the revised October 2002 version of the PUD agreement and Addendum which have both been signed by Garth .Allen on behalf of the Bay Meadows Corporation. Although these are faxed copies, I will be able to deliver to you the original documents at the next Town Board meeting. Please place this matter on the Town Board's November 28, 2005 agenda. If you need anything further please feel free to contact me or Stefanie DiLallo Bitter. Very truly yours, Jonathan C. Lapper cc: Town Board Stuart Baker John Michaels Garth Allen CONSERVATION EASEMENT This Indenture, made this day of 2005 between BAY MEADOWS CORPORATION, a New York business corporation having an address of 10 Carpenter Lane, Gloversville, New York 12078, (hereinafter referred to as the "Grantor"), and TOWN OF QUEENSBURY, a municipal corporation having an address of 745 Bay Road, Queensbury, New York 12804 (hereinafter referred to as "Grantee"), WHEREAS, the Grantor is the owner in fee simple of certain real property hereinafter more fully described in Schedule A attached hereto, and hereinafter referred to as the "Protected Golf Course Property" and/or the "Easement Area"; and WHEREAS, the Legislature of the State of New York has declared the public policy of the State to be conservative, preservative and protective of its environmental assets and natural and man- made resources, and in furtherance thereof, has enacted Article 49, Title 3 , of the Environmental Conservation Law to provide for and encourage the limitation and restriction of development, management and use of real property through conservation easements; and WHEREAS, the Protected Golf Course Property in its present natural recreational state has substantial and significant natural resource value by reason of the fact that it has not been subject to any extensive development or exploitation, and its value will not be affected by its continued maintenance in the present condition of such structures and facilities as presently exist; and WHEREAS, the Grantor and the Grantee recognize the value and the special character of the region in which both the Protected Golf Course Property is located and the Grantor and the Grantee have, in common, the purpose and objective of protecting and conserving the present state and inherent, natural tangible and intangible value of the Protected Golf Course Property as a natural, scientific and visual resource; and WHEREAS, in view of the foregoing and pursuant to the provisions of the aforementioned Article 49 of the Environmental Conservation Law, the Grantee has determined it to be desirable and beneficial and has requested the Grantor, for itself and its successors and assigns, to grant a Conservation Easement to the Grantee in order to limit the further development of the Protected Golf Course Property while permitting compatible uses thereof; and NOW, THEREFORE, the Grantor for and in consideration of $ 1 .00 paid by the Grantee, receipt of which is hereby acknowledged, grants, conveys and releases to the Grantee and its successors forever for the benefit of the Grantee, an easement in perpetuity in, on, over, under and upon the Protected Golf Course Property, to keep as open space in its current recreational state, such easement including the right of entry for purposes of inspection, as hereinafter more fully described. Grantor, on behalf of Grantor and its successors and assigns, and Grantee on behalf of the Grantee and its successors in interest and assigns, covenant and agree, each with the other, as material considerations for this conveyance as follows: ( 1 ) The Easement Area shall, subject to the above and hereinafter contained reservations, be maintained as a golf course and precluded from further development by buildings or structures, or any use other than a recreational use. No buildings or other structures, shall be constructed or placed in, on, over, under or upon the Protected Golf Course Property. (2) The Grantor grants to the Grantee and its successors the right, after three-days' notice to Grantor, to enter upon and inspect the Protected Golf Course Property to determine the compliance of the Grantor, its successors or assigns, with this easement. Grantor shall within thirty (30) days after any inspection be provided a copy of any inspection report. (3) The Grantor shall retain the right, subject to the approval of the Grantee to substitute another recreational use (excluding snowmobiles or all-terrain vehicles) for all or part of the Easement Area. Snowmobiles and all terrain vehicle do not include golf carts or golf course maintenance vehicles, which are hereby specifically permitted. (4) However, snowmobiles and or all-terrain vehicles may be operated on the Protected Golf" Course Property by Grantor for inspection, maintenance, fire protection or other emergency needs. No off-road use of automobiles, trucks, vans or other motor vehicles shall be permitted on the Pro- tected Golf Course Property, except as is necessary for operation and maintenance of the Golf Course. (5) No obligation shall be imposed upon the Grantee, its successor in interest or assigns, for the maintenance and or upkeep of the Easement Area. (6) With the granting of this easement, the Grantor reserves the right to give, sell, assign, lease, subdivide, or otherwise transfer the Protected Golf Course Property by operation of law or by deed, or other indenture, subject and subordinate to this easement. (7) The failure of the Grantee to insist upon the strict performance of any of the terms, conditions, covenants, or restrictions contained herein, shall not be deemed a waiver of any terms, conditions, covenants or restrictions contained herein, nor shall any such failure of the Grantee in any way bar its enforcement rights hereunder in the event of any subsequent breach of, or noncompliance with or fault in observance of any of the terms, conditions, covenants or restrictions contained herein. (8) It is understood and agreed by the parties hereto that the Grantor, its successors and assigns shall not be liable for any changes to the Protected Golf Course Property caused by any natural disaster or act of God, acts of Grantee and its representatives while on the Protected Golf Course Property. This easement may be amended by the parties hereto or their respective successors and or assigns by mutual agreement in writing, executed by both parties and recorded in the Warren County Clerk's Office. (9) Except as otherwise specifically provided for herein, it is mutually agreed that whenever a consent or approval is required from either the Grantor or the Grantee, the party seeking the consent or approval shall send a written request for such consent or approval by registered or certified mail to the address of the other party as hereinafter provided and said party shall respond to said request within sixty (60) days of its receipt. In the event that the consenting or approving party fails to respond within said sixty (60) day period, its consent or approval shall be implied. It is mutually agreed that such consent or approval shall not be arbitrarily or unreasonably withheld by either party. ( 10) Any notice required to be sent to the Grantor herein shall be addressed to: Garth Allen, President, Bay Meadows Corporation, 10 Carpenter St., Gloversville, New York 12078 and to the Grantee herein to Town of Queensbury, 742 Bay Road, Queensbury New York 12804, provided, however, either party may change the individual or address to which notices are to be sent by giving written notice thereof to the other party. ( 1 1 ) The Grantee shall have the right to enforce this Conservation Easement. Such enforcement shall not be defeated because of any subsequent adverse possession, !aches, estoppel or waiver. ( 12) The Grantor and the Grantee will cooperate in the enforcement of the terms of this easement. In the event that the Grantee determines that legal proceedings are necessary against some party other than the Grantor, its successors, assigns, agents, invitees, then the Grantor agrees to join the Grantee in pursuing such legal proceeding provided that nothing herein contained obligates the Grantor to expend any funds. ( 13) Pursuant to Environmental Conservation Law §49-0305 , this easement shall not 60 V0 limit restrict or modify the right to construct, operate or continue the use of any facility, or impede any activity, duly authorized under the applicable provisions of the federal natural gas act ( 15 USC §717-717w) IN WITNESS WHEREOF, the undersigned have caused this agreement to be properly executed this day of 2005 . BAY MEADOWS CORPORATION By: Garth Allen, President TOWN OF QUEENSBURY By: Daniel Stec, Supervisor STATE OF NEW YORK) SS. . COUNTY OF WARREN) On this day of, 2005 , before me, personally appeared DANIEL STEC to me known and who being by me duly sworn, did depose and say that he resides in the Town of Queensbury that he is the Town Supervisor of the TOWN OF QUEENSBURY, the Town described in and which executed the above instrument; that he knows the seal of said corporation; that the seal affixed to said instrument is such seal; that it was so affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public STATE OF NEW YORK) Ss.. COUNTY OF WARREN) On this day of 2005, before me personally appear to me known and who being by me duly sworn did depose and say that he resides in the Town of Queensbury, that be is President of BAT MEADOWS CORPORATION, the corporation described in and which executed the above instrument; that he known the seal of said corporation; that the seal affixed to said instrument is such corporate seal ; that it was so affixed by order of the Board of Directors of said corporation, and that he signed his name thereto by like order. Notary Public SCHEDULE "A" ALL THAT PARCEL OF LAND located in the Town of Queensbury, County of Warren and State of New York, identified as "Conservation Easement Area", as shown on a survey map entitled "Map of Bay Meadows Conservation Easement to be conveyed to the Town of Queensbury" and dated which was prepared by Van Dusen and Sieves Licensed Land Surveyors, 169 HaviIand Road, Queensbury New York 12804, 5 t 8-792-8474 and filed in the Warren County Clerk' s Office on in file 205730 - fir► '"� THE MEADOWS PLANNED UNIT DEVELOPMENT AGREEMENT THIS AGREEMENT, made this day of , 2005 , among the TOWN OF QUEENSBURY, a municipal corporation with offices located at 742 Bay Road, Queensbury, New York 12803 (hereafter referred to as "Queensbury"); BAY MEADOWS CORPORATION, having its principal office at 10 Carpenter St., Gloversville, New York 12078 (hereinafter referred to as the "Owner"); and THE MICHAELS GROUP, LLC, having its principal office at 10 Blacksmith Drive, Suite 1 , Malta, New York 12020, (hereinafter referred to as the "Developer"). WITNESSETH: WHEREAS, pursuant to its Resolution No. PUD SP 8-2 000 dated January 9, 2 00 1 , the Town of Queensbury Planning Board approved The Meadows Planned Unit Development District ("PUD") Site Plan, involving lands of Owner; and WHEREAS, the Developer applied to the Town Board of the Town of Queensbury for a modification to the existing approved PUD; and WHEREAS, the Town Board considered the magnitude and importance of each potential environmentat impact, and has reasonably determined that this project will not result in any large and important impacts, and therefore, is one which will not have a significant impact on the environment, and has issued a Negative Declaration under the State Environmental Quality Review Act ("SEQRA"); and WHEREAS, the Town of Queensbury Planning Board previously reviewed the site plan for a ninety-seven (97) Unit senior multifamily development and found that the Plan meets the 1 objectives of PUD's as outlined in Town Code § 179-57C(4) and adopted a Resolution recommending a favorable report of the PUD to the Town Board; and WHEREAS, the Town Board in accordance with Article 12 of the Town' s Zoning Ordinance and legislative authority; and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts and creates The Meadows Planned Unit Development District, as hereby amended, located on approximately 97.35 acres of land in the Town of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering, P.C., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received July 6, 2005 (dated July 5, 2005) and noted as last revised on ; and WHEREAS , the Town Board, in accordance with § 179- 12-050(3) and § 179- 16-080 of the Code of the Town of Queensbury held public hearings on the proposed PUD on and ; and WHEREAS, in furtherance of the aforesaid, the parties are desirous of entering into this Agreement. NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS: 1 . Density and Build-Out: Developed area shall be limited to 97.3�L acres which includes one 23 . 1 acre lot for a 39 unit townhouse project (each unit to be situated on its own lot) and a golf driving range, one 70.2 acre lot to be used for one professional office or commercial building, a golf course and related 2 amenities, including a clubhouse and parking area, and one lot of 4.0 acres left as open space and to be dedicated to the Town. Lands containing the golf course shall be subject to a perpetual conservation easement conveyed to the Town of Queensbury, which shall prohibit future development thereon. Any fixture changes to the subdivision of the 23 . 1 acre lot for the townhouse project other than what is depicted on the map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering, P.C., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received July 6, 2005 (dated July 5, 2005) and noted as last revised on , will require consistency review by the Town Board. Similarly, the 70.2 acre lot may be subdivided prior to construction of the professional office or commercial building following a consistency review by the Town Board. Density and Build-Cut of the PUD shall be limited as follows: A. Maximum of thirty-nine (39) Dwelling Units; B . One Professional Office or Commercial Building; C. Golf Course, Clubhouse and associated facilities. 2. Roads/Landscaping: The Developer shall install roads and landscaping as per the PUD Site Plan to be approved by the Town Planning. Board. 3 . Length of Project: The townhouse portion of the Project shall be completed within twenty-four (24) months of the date of this agreement_ 4. Town Wastewater System: The Owner and the Developer shall install as required to the standards set forth by the 3 Town Water/Wastewater Department, an extension to the Town wastewater system to adequately serve all of the dwelling units of the proposed project. 5 . Prior Approvals: Approval of the PUD shalt be deemed a modification of any prior approval granted for lands of Owner and shall be deemed an abandonment by Owner of said prior approvals. b. Approvals : The Owner and Developer shall obtain necessary approval from Town of Queensbury Planning Board for any proposed subdivision and Freshwater Wetlands Permits from NYS DEC and US ACOE consistent with Town Code Chapter 94. 7. Site/Subdivision Plans: Each townhouse unit will be on a separate subdivided lot. Each such lot will have frontage on a private drive rather than a public road- S. Development Standards: The lots within the PUD shall comply with any development standards set forth in the Site Plan which will be presented to the Town Planning Board for its review. Such Site Flan shall be consistent with the following development standards. Additionally, the Owner/ Developer shall comply with any additional standards set forth by the Town Planning Board. A. Density: Maximum allowed density shall be thirty-nine Dwelling Units and One Professional Office or Commercial Building. B . Minimum Yard Setbacks : Residential : Front. Zero (0) feet 4 Side : .Zero (0) feet Rear: Zero (0) feet Professional Office or Commercial Building: Front. Thirty (30) feet Side: Twenty (20) feet Rear: Thirty (30) feet C . Minimum permeable area of lot percent residential and commercial: There shall be a seventy-five percent (75%) minimum permeable area overall for the entire project. The lot containing the Professional Office or Commercial Building shall have a minimum permeable area of thirty percent 30%. D. Height: 40 feet (measured consistent with zoning code), 9. Principal and Permitted Accessory Uses: A , Permitted Principal Uses : i) Single Family Townhouse Dwellings; ii) Professional Office Building or Commercial Building; iii) Golf Course, Golf Course Driving Range, Golf Course Parking.. B . Permitted principal structures: i) Attached Single-Family Dwelling; ii) One Professional Office or Commercial Building; iii) One Golf Course Clubhouse. C. Permitted accessory uses: i) Golf Course Maintenance Facilities; ii) Parking for the Professional Office or Commercial Building; iii) Parking for the residential dwelling units; iv) Horne Occupation as defined by the Town Code § 179-2-010. 5 60 D. Permitted accessory structures: i) Golf Course Maintenance Facilities. 10_ Recreation Fees: $500.00 per dwelling unit. 1 1 . Subsequent Communication to Town Board: The Developer and the Owner shall through final approval of the final phase, keep the Town Board of the Town of Queensbury apprised of all submittals to the Planning Board by sending copies to the Executive Director of Community Development of the Town of Queensbury, who shall forward written notice of receipt of the same to the Town Board, if at any time the substance of the submittals are not in compliance with the intent and express conditions of the Town Board of the Town of Queensbury has set forth in this Agreement, the Town Board reserves to itself the right to reconsider the Planned Unit Development legislation, on notice to the Developer, and amend or further condition this Agreement. 12, Stages/Phases- Two Phases: Thirty-Nine (39) residential units and one ( 1 ) Professional Office or Commercial building. 13 . Erosion Control: The Planned Unit Development shall be constructed in accordance with measures as described. in Section A183-26 of the Town Code and the "N. Y. S_ Guidelines for Urban Erosion and Sediment Control" throughout all phases of road, residential and/or commercial construction. 14. Stormwater Management: Stormwater management will be in accordance with the approved Stormwater Management Report. The Planned Unit Development shall be designed and constructed in 6 accordance with Stormwater Management Regulations in §A183-27 of the Town Code and NYSDEC regulations and in accordance with site plan review by the Town Planning Board. 15 . Conservation Easement: In accordance with paragraph 1 herein, a perpetual Conservation Easement shall be conveyed to the Town of Queensbury. Such Conservation Easement shall satisfy the requirements of New York Environmental Conservation Law Section 49-0305 . Such Conservation Easement shall be in form approved by Town Counsel and subject to review and acceptance by the Town Board. The cost of recording the Conservation Easement shall be paid by the Developer. 16. Property to be transferred to the Town of Queensbury: Developer agrees to transfer by Warranty Deed and the Town of Queensbury agrees to accept a four acre parcel identified on the approved site plan to remain as open space and to be utilized by the Town for recreational purposes. This parcel will be accessed through Cronin Road. 17. Remedy on Breach : It is understood that the Town Board of the Town of Queensbury has made SEQRA findings and will make its legislative decision based upon representations made by the Developer that the Meadows Planned Unit Development shall be constructed in accordance with this Agreement. It is hereby agreed and understood that should the Town find or determine that any part of this Agreement has not been fulfilled by the Developer or is hereafter breached, the Town may apply to the Supreme Court of the State of New York for mandatory injunctive relief, specific performance, and/or damages as may be appropriate to cause the Meadows Planned Unit 7 • � 'M11I� Development to be in conformity with the agreements made herein. This remedy shall be in addition to any other remedy available in the Town Code or under State or Federal Law or regulation. 18 , Run With the Land: This Agreement shall be binding upon the parties hereto and their successors in interest, beneficiaries and assigns, and the Developer agrees that if any part or portion of the project is sold, conveyed, transferred, assigned, or in any manner released to another individual or entity, it will be subject to the terms of this Agreement. 19, Enforcement and Venue: This Agreement shall be construed and enforced under the laws of the State of New York. Venue for any action to enforce or interpret this Agreement shall be Warren County. 20. Survivorship of Validity : If any provisions of this Agreement is found to be invalid or unenforceable, such provision shall be deemed to be modified so as to be valid and enforceable, and such validity shall not affect the validity of any other provision, term, or condition of this Agreement. IN WITNESS WHEREOF, the parties have hereto signed. TOWN OF QUEENSBURY BAY MEADOWS CORPORATION BY : BY: Daniel Stec, Town Supervisor President THE MICHAELS GROUP, LLC BY- 8 STATE OF NEW YORK) SS.. COUNTY OF WARREN) On this day of , 2005 , before me, personally appeared DANIEL G. STEC to me known and who being by me duly sworn, did depose and say that he resides in the Town of Queensbury that he is the Town Supervisor of the T€3WN OF QUEENSBURY, the Town described in and which executed the above instrument; that he knows the seal of said corporation; that the seal affixed to said instrument is such seal; that it was so affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public STATE OF NEW YORK) SS. . COUNTY OF WARREN) On this day of 2005, before me personally appeared to me known and who being by me duly sworn did depose and say that he resides in the Town of Queensbury, that be is President of BAY MEADOWS CORPORATION, the corporation described in and which executed the above instrument; that he known the seal of said corporation; that the seal affixed to said instrument is such corporate seal ; that it was so affixed by order of the Board of Directors of said corporation, and that he signed his name thereto by like order. Notary Public 9 STATE OF NEW YORK) SS.. COUNTY OF WARREN) On this day of , 2005 , before me, personally appeared to me known and who being by me duly sworn, did depose and say that he resides in Town of Queensbury and that he is of THE MICHAELS GROUP, LLC, the limited liability corporation described in and which executed the above instrument; that he knows the seal of said limited liability corporation; that the seal affixed to said instrument is such limited liability corporation seal; that it was so affixed by order of the Board of Directors of said limited liability corporation, and that he signed his name thereto by like order. Notary Public 6:WUN\QBY1Bay Meadows YUD.doc to 60 QUEENSBURY PARTNER. PLANNED UNIT DEVELOPMENT AGREEMENT THIS AGREEMENT, made this day of 2002, among the TOWN OF QUEENSBURY, a municipal corporation with offices located at 742 Bay Road, Queensbury, New York 12803 (hereafter referred to as "Queenshury"); and BAY MEADOWS +CORPORATION, having its principal office at 10 Carpenter St., Gloversville, New York 12078 (hereinafter referred to as the "Owners"). WITNESSETH: WHEREAS, the Owner, through its agent, applied to the Town Board of the Town of Queensbury for a Planned Unit Development District ("PUD"), involving lands of Owner, and WHEREAS, the Town Board considered the magnitude and importance of each potential environmental impact, and has reasonably determined that this project will not result in any large and important impacts, and therefore, is one which will not have a significant impact on the environment, and has issued a negative declaration, and WHEREAS, the Town of Queensbury Planning Board reviewed the proposed Sketch Plan for the ninety-six (96) Unit "Senior Housing" development, plus a one unit manager/officer's residence, found that the Plan meets the objectives of PUD' s as outlined in Town Code § 179-57C(4) and adopted a resolution recommending a favorable report of the PUD to the Town Board, and. WHEREAS, pursuant to its resolution o. PUD SP 8-2000 dated January 9, 2001 , the Town of Queensbury Planning Board approved The Meadows PUD Site flan, and WHEREAS, the Town Board in accordance with. Article 8 of the Town' s Zoning 1 00 Ordinance and legislative authority; and subject to the specific conditions and requirements set forth below, hereby approves, enacts, adopts and creates The Meadows Planned Unit Development District located on approximately 97.35 acres of land in the Torun of Queensbury, the approximate boundaries of which are set forth on a map and plan prepared by Miller Associates, Landscape Architects; Nace Engineering, P.C ., Engineers; and VanDusen & Steves, Land Surveyors, LLC entitled, "Overall Site and Subdivision Plan" received September 1 , 2000 (dated September 25, 2000) and noted as last revised on December 23, 2000; and WHEREAS , the Town Board, in accordance with § 179-57D of the Code of the Town of Queensbury held public hearings on the proposed PUD on April 13, ,2000 and September 11 , 2000 and September 25, 2000; and WHEREAS, in furtherance of the aforesaid, the parties are desirous of entering into this Agreement; NOW, THEREFORE, THE PARTIES AGREE .AS FOLLOWS. 1 . Density and Billed-Out: Developed area shall be limited to approximately 97.3 acres; this space includes one 23 . 1 acre lot for elderly housing project including golf driving range, one 70.2 acre lot to be used as a golf course and related amenities, such as a clubhouse, parking area, etc., one lot of 4.0 acres left as open space and potentilaly dedicated to the Town in the future if such an agreement is reached by the Owner and the Town. Density and Build-Out of the PUD shall be limited as follows: A. Maximum of ninety-six (96) units of "Senior Housing"; B, One manager/officer's residence; C. Golf Course, Clubhouse and associated facilities; 2. Roads/Landscapin : The Owner shall install a road and landscaping as per 2 the approved PUD Site Plan No. 8-2000 date approved January 9, 2004. 3 , Length of Project: The Project shall be completed within twenty-four (24) months. 4. Town Waste Water System : The Owner shall install as required in the standards set forth by the Town Water/Wastewater Department, an extension to the Town waste water system to adequately serve all of the dwelling units of the proposed project. 5 . Prior Approvals: Approval of the PUD shall be deemed a modification of any prior approval granted for lands of Owner and shall be deemed an abandonment by Owner of said prior approvals. 6. Approvals: The Owner shall apply for and receive a Freshwater Wetlands Permit as per Town Code Chapter 94. 7. Site/Subdivision Plans: The site and subdivision plans will contain restrictions on 70.2 acre parcel and a deed restriction will be recorded to reflect restrictions. 8 . Development Standards: The lots within The Meadows Planned Unit Development District shall be held to the following development standards in accordance with the Site Plan No. 8-2000 dated: December 23 , 2000. A. Density : One Dwelling Unit per acre. B, Minimum yard setbacks: 3 o Residential: Front: Thirty (30) feet Side: The sum of the side yards shall total thirty (30) feet or more, with a fifteen ( 15) foot minimum with typical lot layout. Rear: Twenty (20) feet C. Minimum permeable area of lot (%) residential and commercial: Residential : Thirty Percent (301/o) D. Height: 40 feet (measured consistent with zoning code) 9. Permitted Principal Uses : A. Senior Citizen Multi-Family Dwellings. B. Manager's residence for multi-family complex. C. Golf Course, Golf Course Driving Range, Golf Course Parking. D. Community Facilities, including recreation, garden and community center. -Permitted principal structures: i) Multi-Family Dwelling ii) Golf Course Clubhouse -Permitted accessary uses: Storage of vehicles, boats and other items associated with the principal use of a multi-family dwelling. Private recreation activities including but not limited to swimming, tennis, etc . Parking lot and covered parking area. Home Occupation Management office -Permitted accessory structures: Common Private Garage 4 Storage Shed up to one-hundred ( 100) square feet Common swimming pool Private Greenhouse up to one-hundred ( 100) square feet. Recreation Facilities, Private Golf Course Maintenance Facilities Manager' s residence and office and Community center for multi-family complex 10. Recreation Fees: $500.00 per dwelling unit. 11 . Subsequent Communication to Town Board : The Owner shall through final approval of the final phase, keep the Town Board of the Town of Queensbury apprised of all submittals to the Planning Board by sending copies to the Executive Director of Community Development of the Town of Queensbury, who shall forward written notice of receipt of the same to the Town Board. If at any time the substance of the submittals are not in compliance with the intent and express conditions of the Town Board of the Town of Queensbury has set forth in this Resolution, the Town Board reserves to itself the right to reconsider the Planned Unit Development legislation, on notice to the Owner, and amend or further condition this legislation. 12. Staues/Phases: One Phase. 13 . Erosion Control: The Planned Unit Development shall be constructed in accordance with measures as described in Section ? 183 -26 of the Town Code and the "N.Y.S. Guidelines for Urban Erosion and Sediment Control" throughout all phases of road, residential and/or commercial construction. 14. Stormwater Management: 5 Stormwater management will be in accordance with the approved Stormwater Management Report, The Planned Unit Development shall be designed and constructed in accordance with Stormwater Management Regulations in §A183-27 of the Town Code and in accordance with site plan review by the Planning Board. 15 . Remedy on Breach; It is understood by and between the parties that the Town Board of the Town of Queensbury has made SEQRA findings and will make legislative decision based upon representations made by the Owner that the Meadows Planned Unit Development shall be constructed in accordance with the agreements set forth herein. It is hereby agreed and understood that should the Town find or determine that any part of this Agreement has not been fulfilled by the Owner or is breached, that the Town may apply to the Supreme Court of the State of New York for mandatory injunctive relief, specific performance, and/or damages as may be appropriate to cause the Meadows Planned Unit Development to be in conformity with the agreements made herein. 16_ Run With the Land: This Agreement shall be binding upon the parties hereto and their successors and interests, beneficiaries and assigns, and the Owner agrees that if any part or portion of the project is sold, conveyed, transferred, assigned, or in any manner released to another individual or entity, it will be subject to the terms of this Agreement. 17. Survivorship of Validity: If any provisions of this Agreement is found to be invalid or unenforceable, such provision shall be deemed to be modified so as to be valid and enforceable, and such validity 6 11 f 21 / 2005 10; 23 518-725-%g SI..JhJSET VM0 PAGE 91 11121 / 2005 17: $5 81g-7g2_y��,5 BAR7LETT PONTIFF PAGE 00/11 shall not effect the validity of any othcx FrOvWOUP term, or condition of this Agreement. IN WITNESS WHERZOFr the pwics have hereto signed, TOWN OF QUEENSBURY BAY mI A Ows GQRPC)RATioN 1- 1 - BY; & Dennis R. Brower, Town Supervisor . President STATE OF NEW 1'UR.K) COUNTY OF WARREN) on this ZZ day of Octnfitr, 2002, before me, peraon lly appeared DENNIS R, BROWE,R to me know and who being by sloe duly sworn, did depose and say that he resides in thct Town of Quoeri*Ury 'bat he is the Town Supervisor of the TOWN OF QUEENSBURY, tha Town described in send which executed the above instrument, that he knows the se;sl of said corporation; that the seal; affixed to said im n.onent is nich seal; that it was sv affixed by order of the Town Board of the Town of Queensbury, and that he signed his name thereto by like order. Notary Public MARILVN Pr RA,MMOND Notary Public, State of New York R99istratiOn Na. 01 HA$026769 Qualified in Warrens County Commission Expires 06121/2003 7 11 / 21 /2005 18: 03 518-725-- 1 SUNSET PAGE 01 ai s+ rEe+vv i . ; ao a1a- F'1'+d-�btna BARTLETT FONTIFF PAGE 10/1. 1 Addcnd""bw uaonabury Partners PUD Agreement-CM. 2002 - 10-22-02 ADDENDUM IQ U 19ENSDURY PARTNERS ELL N D UNIT[` DE VELMMEN'_r d l �s Ti!MTPN'i�' : irM7� THIS ADDENDUM is made this 22ad day of October, 2002, by and between the TOWN OF QUEENSBVRY, a municipal corporation duly organized urndw the laws of the State of New York with offices Ideated at 742 Bay Road, Queembury, Now York 12504 (hereinafter referred to as the Towns) and the SAY A EAi1OW5 CORPORATION, having its principal office at 10 CarMter Street, GIoversville, New York 120E78 (hereinafter referred to as the Owners). 18, The Ovmcrs have offered a four (4) acre parcel to the Town to be used for open apace and/or recreational areas for the public. This four (4) acre Pxircel IS largely wetlands and ao the Owner will also provide the Town with an eascntettt across contiguous propea*y, for the purpose of ensuring public access. Upon Town's acceptance of a deed for this four (4) acre pastel, Owners wilt be entitled to a $6,OW credit toward the $5W per dweiliug unit recreation fee established in paragraph 10 of this Agroment, IN WITNESS WI'MR.X0 F� the pM UOS have beretutto act their hands and seals the day and yeah first above written, TOWN OF QUEENSSURY BAY MEADOWS CORPORATION BY: BY: DENNIS R. R1ft-O WER Supervisor Preeident { CHAZEN ENGINEERING & LAND SURVEYING CO . , P`. C . 11► Dutchess county Ojjice 100 Glen .Street, Suite 3C, Glens Falls, New York 12801 Capital District Ofjire Phone: (845) 454-3980 Phone: (518) 812-0513 Fax: (518) 812-2205 Phone: (518} 273-0055 Web: wrwwxhazencompanics-cam Change County Qfce Phone: (845) 567-1133 July S, 2005 Mr. Stuart Baker Town of Queensbury Community Development Department 742 Bay Road Queensbury, New York 12804 He: Bay Meadows PULL Site .Plan. Job # 90524 Dear Mr. Baker: Attached please find 17 copies of the site plan for the Bay Meadows PUD revised to show wetlands coverages from the NW I and DEC digital files. Please note that these files show no wetlands in areas proposed for development. It would be our expectation that the Planning Board would ask for site specific delineations during the site plan review phase . Please do not hesitate to contact me with any questions or comments. Sincerely, 7 Stuart F. Mesinger, AICP Director cc: Garth Allen John Lapper fTHE � 1 el i 1�1 Chrt�cn F.rrgirrr<ritr� � /-.reo�r� Srrr'i�e3�i+r� CO., I'.��. �h A G�ha�en Errs�ir'onnrenfol Srrvia's, Inr. Enviro Pfarr A�Ssonafjrs, Irrr, COMP/A1 1E5 TrIeplaru Assocurtcs, fnc. THE ri ba e COMPANIES Engineers/Surveyors Planners Environmental Scientists GIS Consultants CHAZEN ENGINEERING & LAND SURVEYING CO., P.C. Dutchess County Office: Orange County Office: 21 Fox Street 356 Meadow Avenue Poughkeepsie, New York 12601 Newburgh, New York 1255C, Phone: (845) 454-3980 Phone: (845) 567-1133 Capital District Office: North Country Office: 547 River Street 110 Glen Street Troy, New York 12180 Glens Falls, New York 12801 Phone: (518) 273-0055 Phone: (518) 812-0513 This map is a product of The Chazen Companies. It should be used for reference purposes only. reasonable efforts have been made to ensure the accuracy of this map. The Chazen Companies expressly disclaims any responsibilities or liabilities from the use of this m o for any purpose other than its intended use. R E C E I''" ") N Orthophotos were flown in April 2001. W�E g TOWN OF QIJEENS�URY PLANNING GPcl,e� Feet 0 100 200 400 600 800 JBENSBt)tt 4t ,:.. iI, Garth Allan /Bay Meadows NYS DEC Wetlands USFWS NWI Wetlands Site Plan Site Plan, Wetlands And Orthophoto Bay Road / Cronin Road Town Of Queensbury Warren County, New York Created by: CLC Date: 07/08/2005 Scale: 1:1,800 1 inch equals 150 feet Project #: 00005.06 mapuocumenr..........,.. 7/8/200/2005 -• 8:19:41 AM