Project Narrative
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030
PROPOSED SINGLE FAMILY RESIDENCE RETAINING WALL RENOVATION
David Turner and Martha Banta
9 Snug Harbor Lane
Queensbury, NY
PROJECT NARRATIVE:
The project site is located at 9 Snug Harbor Lane on Lake Sunnyside in the Town of Queensbury.
The parcel is ±0.22 acres in size with 91’ of shoreline along Lake Sunnyside. Current development
includes a 2,734 square-foot, single-story residence with partial finished basement and attached
two-car garage. Adequate off-street parking exists for the property; directly adjacent to the
garage two parking spaces exist. On the lake side of the property, two tiers of retaining walls with
steps up the center provide approximately 10’ of elevation gain and divide the lakefront area and
two distinct levels of use: a middle area has plantings north of the steps and an area of crushed
stone south of the steps; on level with the house is a 101 SF porch and areas of crushed stone
and grass with some plantings. With this existing development, the site is 33.36% permeable.
Currently, the parcel does not meet the minimum lot size, minimum lot width, minimum road
frontage, minimum shoreline frontage, minimum side yard setbacks, minimum shoreline building
setback, max floor area ratio, nor the minimum site permeability per the Town of Queensbury
area requirements for the Waterfront Residential district. Area variances are being sought to
renovate the existing retaining walls and reconfigure the resulting spaces with an on-grade patio
and on-grade deck.
A shoreline setback variance is requested for the proposed on-grade deck and on-grade paver
patio. The existing residence is non-conforming in that it encroaches on the 50’ shoreline setback
by 6.70’. Furthermore, the existing deck attached to the residence encroaches 16.70’ into the
shoreline setback. Thus, any proposed lakeside deck attached to the residence or lakeside patio
greater than 100 square-feet in size is immediately non-conforming. Various configurations were
explored to reduce encroachment into the 50’ shoreline setback, while also allowing the owner
to enjoy the lakefront. The low decking in this area will replace an existing crushed stone and
compacted soil area, serving to increase permeability and soften the space. The existing
landscape in this upper area will be partially disturbed by the construction of the retaining walls
and replacement will be necessary. The existing deck is 33.3 feet from the shoreline while the
new deck 6” above grade will be 29.9 feet from the shoreline and will have a vegetative border
on the shoreline side.
A site permeability variance is not required to allow for the 419 square-foot on-grade permeable
paver patio (counted as 210 sq feet of impermeable area) and 325 square feet of decking on the
lake side of the house. Approximately 715 square feet of crushed stone, 72 square feet of
retaining walls, and 5 square feet of concrete steps will be removed, which will result in some
reduction of existing impervious area, resulting in a net gain of 257 square feet of permeable
area. This results in a change of site permeability from an existing 33.36% to a proposed 35.99%.
In summary, the following variance requests include:
Required Existing Proposed
Shoreline Setback 50’ 33.30’ (Deck)
43.30’ (Residence)
29.97’ (Deck)
43.30’ (Residence)
While every attempt was made to comply with the Town of Queensbury’s shoreline buffer
planting requirements per Article 179-8-040, Section B, there is not adequate space to do so. The
20’ shoreline from Lake Sunnyside multiplied by 91.22’ of water frontage gives a buffer area of
1824.4 SF. Of the 36 native shrubs required in this space, 17 are provided in the accompanying
plan. Of the 73 herbaceous plants needed, 54 are provided in the accompanying plan. No trees
are planted in this design as their roots would compromise the integrity of the new retaining
walls or existing sea wall present in this confined space. All of the proposed shoreline planting
material is native or from the recommended plant list provided by the Town of Queensbury.