Staff Notes for 3/19/2024
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 19, 2024
Site Plan 73-2023 & LAUREN & CHRISTIAN FREYER
Freshwater Wetlands 13-2023 Pulver Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: revised site plan application, narrative, freshwater wetlands, stormwater,
elevations, floor plans, septic
Parcel History: AV 45-2023
Warren Co Referral Sent: November 2023 / Comments: NCI
__________________________________________________________________________________________
Requested Action
Application to be tabled to April 16th.
Resolutions
1. PB decision
Project Description
(Revised) Applicant proposes to construct a 1,573 sq ft footprint home with a floor area of 2,874 sq ft. The
project includes associated site work for increased permeability, stormwater management and shoreline planting
plan. The septic system approved by local BOH is proposed for construction across Pulver Road and connecting
to adjoining property by the same owner. Pursuant to Chapter 94, 179-3-040, 179-6-065 & 179-6-050, site plan
for new floor area in a CEA, hard surfacing within 50 ft of the shoreline and work within 100 ft of wetlands
shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project site is located on Pulver Road across the street from 121 Pilot Knob Road on a 0.37 ac
lot in the Waterfront Residential zone.
• Arrangement- The current site is vacant.
• Site Design-The applicant proposes a drive from Pulver Road, and the site work for the new home to be
within 100 ft of the shoreline and wetland.
• Building – The new home is to be 1573 sf footprint with 57 sf porch area and portion of land dock. The
floor area is to be 2874 sf. The applicant has removed the garage from the project, shifted the building
• Site conditions- The existing parcel has a portion of the Pulver Road as part hard-surfacing data total, the
property contains wetlands on the east property line and a shoreline on the north property line.
• Grading and drainage plan, Sediment and erosion control-The applicant proposes to disturb 13,200 sf of
16,069 sf site. The stormwater management will be with a wet-pond on the east of the driveway and rain
garden areas.
• Landscape plan-The applicant has included information based on 63 ft along shoreline where the survey
indicates 82 ft with the bend into the shoreline. At this time Sheet C2 indicates 4 large trees, 45 shrubs, and
89 herbaceous plants. Below are the guidelines from the shoreline buffer code section.
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sq ft of shoreline buffer area –one large tree minimum 3 inches in diameter –
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
- 2 -
Project site
-82 ft of shoreline per site plan
-Shoreline buffer 82 ft X 35 ft width is 2870 sq ft
-Shoreline buffer area -2870 /700 = 4.1 round up to 5 –five large trees at 3 inch diameter
-Ground cover -2870/350 = 8.2 round up to 9 (X7) =63 native shrubs and 9 (X14) herbaceous
plants=126
o Shoreline Cutting restrictions and Cutting Plan- Section 179-6-050 -
– within 35 ft lakes or ponds & 75 ft streams, wetlands and rivers no vegetation within the first 6 ft
and no woody vegetation greater than one inch dbh removed from 6 ft to 35ft/75 ft area to be
maintained as natural buffer – A cutting plan allowing greater may be permitted by the Planning
Board
Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
82 ft Shoreline X 30%= 24.6 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff (such as angled across the lot).
Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
• Site lighting plan-The plans indicated lighting to be on Sheet C2 – nothing is noted on Sheet C2. Applicant
is reminded residential lighting is to be cut off fixture downward casting.
• Utility details-The applicant has shown a septic system to be installed on adjoining property as approved by
the Local Board of Health.
• Elevations-The applicant has provided a rendition of the home, elevations views of each side of the home
and a site model view.
• Floor plans-The floor plans show the crawl space area with a hatch for access. The first floor plan sows the
garage, living area, kitchen area, bedroom, screen porch and an open porch area. The second floor shows
laundry, a master bedroom, a bedroom and office area.
• Waivers-The applicant has requested no variances at this time.
• The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects.
• 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
Freshwater Wetlands
The applicant has indicated there are multiple residential properties within 400 ft of the wetland. The plans
show the work for the new home to be within 100 ft of the wetland triggering the wetland permit.
Nature of Variance
Granted 2/21/2024. Revised -The applicant proposes a new home that is to be 32 ft 6 inches from the shoreline
where 50 ft is required, 24 ft from the wetland where 50 ft is required, 9 ft to the west property line where 20 ft
is required.
Summary
Application to be tabled to April 16th.
Meeting History: PB: 11/28/2023, 2/27/2024; ZBA: 11/15/2023, 2/21/2024