Staff Notes for 12/13/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 13, 2022
Site Plan 52-2022 & DAN HUNT
Petition of Zone Change 3-2022 3 Pinello Road / Moderate Density Residential / Ward 4
SEQR Type I Completed
Material Review: site plan application, mobile home project description, petition of zone
change, site drawings, previous approval, revised plans with existing
septic’s, and project rendition of 6 units
Parcel History: Town Board permit resolution #181 of 1964 for 7 units; Chapter 113
Manufactured Home Parks Town Code Change 3/7/2022 LLNo3-2022
Warren Co Referral Sent: July 2022 / Comments: Concur w/local board. Informal staff
comments: Discuss site layout and road access.
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Requested Action
Planning Board review and approval for a six unit manufactured home park.
Resolutions
1. PB decision
Project Description
Applicant proposes to operate a 6 unit manufactured home park. The project proposes 4 new units to be
installed with associated grass, plantings, blacktop roadway and new underground utilities. Two units were
approved for the existing site; the park would contain 6 total. The project is part of rezoning where the mobile
home overlay zone is proposed for this parcel pursuant to Chapter 179-9-040 referral from the Town Board
where the Planning Board is to complete SEQR and provide recommendation to the Town Board. Pursuant to
Chapter 113, 179-3-040, site plan for manufactured homes shall be subject to Planning Board review and
approval upon completion of rezoning.
Staff Comments
• Location-The site is located at 3 Pinello Road a 0.79 ac parcel.
• Site Design- The plans shows a layout of six units. The applicant has also provided a rendition of the 6 units
in place with driveway, fencing, and landscaping.
• Building – The site has proposes 6 units total where two existing units are approved.
• Site conditions-There is currently work being done on the site for the preparation of the two units approved.
• Traffic- The applicant has shown each unit would have a parking area that would accommodate 2 vehicles
per unit. The parking areas are now shown at the end of each unit to be 441 sq ft.
• Grading and drainage plan, Sediment and erosion control-There is grading on site for installation of units
and utilities. The applicant request a waiver from stormwater due to the site location being relatively flat.
• Landscape plan-The plans show a fence line on the east side of the property to be 6 ft in height privacy
fence, the remaining property lines will have a split rail fence. Also, shown on the rendition is new
landscaping with grass, perimeter/privacy trees, bushes and flowers.
• Site lighting plan-The plans show there is to be 6 pole lights installed for the site.
• Utility details-The site has proposed six septic system that has been reviewed and approved by DOH.
Connection water, power, cable and natural gas is proposed. The applicant has provided a plan showing the
existing septic systems on the site to be evaluated versus installing new systems.
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• Signage-There is no sign proposed.
• Elevations-The applicant has provided a typical modular unit to be installed on the lots. The rendition
shows the 6 units on the parcel with fencing, landscaping, driveway areas and access road.
• Floor plans-The applicant has provided a floor plan of the typical unit arrangement. The units have been
reduced to 13 ft X 56 ft each unit to have two bedrooms.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items h. signage, j.
stormwater, k. topography, n traffic, o. commercial alterations/ construction details, q. soil logs, r.
construction/demolition disposal.
• The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided information for: g. site lighting, l.
landscaping, p floor plans, and s. snow removal
• Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the
written request of an applicant. The Board is to review the waivers and to determine if they are to be
granted.
Chapter 113 Manufactured Home Parks review – As submitted in the application where it outlines responses
completed by the applicant. The following identifies the request by the applicant for waivers to Chapter 113
Requesting waivers per the Chapter 113 –
• Showing lot lines – tenants are provided with park rules that explains utilization of space between each
unit
• Lot size -where 10 acre is require and 0.8 ac is proposed – there have been as many as 8 units on this
site and proposed is 6 per staff this is not a variance but to be addressed by the planning board.
• Topography - lot is level
• Surface drainage – no issues on site with 8 units proposed is 6 units and the site is to be maintained
lawn and landscaping on the borders of the parcel no problems with stormwater will be generated
• Density - only proposing 6 units where 4 units would be allowed – again previous was for 8 and
proposed is for 6
• Lot size and setbacks – tenants are provided with rules as to how space is used between units
Summary
The applicant has completed a site plan application and has identified waivers from Chapter 113 Manufactured
Home Park review.
1. Showing lot lines – tenants are provided with park rules that explains utilization of space between each
unit
2. Lot size -where 10 acre is require and 0.8 ac is proposed – there have been as many as 8 units on this
site and proposed is 6 per staff this is not a variance but to be addressed by the planning board.
3. Topography - lot is level
4. Surface drainage – applicant has indicated no issues on site with 8 units proposed is 6 units and the site
is to be maintained lawn and landscaping on the borders of the parcel no problems with stormwater will
be generated
5. Density - only proposing 6 units where 4 units would be allowed – again previous was for 8 and
proposed is for 6
6. Lot size and setbacks – tenants are provided with rules as to how space is used between units
Tentative Schedule
• July 2022 Town Board – referral to Planning Board and consent to Lead Agency (completed)
• August 2022 Planning Board – seeks Lead Agency
• September 2022 (9/27/2022 for 30 days) Accepts Lead Agency, Planning Board may conduct SEQR,
may provide recommendation to Town Board
• October 2022 Meeting Town Board Public Hearing Change of Zone – Completed 10/17/2022
• December 2022 Meeting Planning Board – Site Plan
Meeting History: PB: 8/25/2022, 9/27/2022, 10/18/2022