Staff Notes for 4/16/2024
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 16, 2024
Site Plan 16-2024 PAUL ZEMANEK
Glen Lake Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, survey, site drawings, elevations, floor plans, stormwater
management
Parcel History: AV 19-2024
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Requested Action
Recommendation to the Zoning Board of Appeals for construction of a new home.
Resolutions
1. Recommendation
Project Description
Applicant proposes a new single family home with a 1,400 sq ft footprint and a floor area of 4,200 sq ft. The
existing parcel is vacant. Site work includes new septic, well, driveway access from the adjoining lot, shoreline
planting plan and stormwater management. The project parcel is associated with a lot line adjustment for the
adjoining lot. Pursuant to chapter 179-3-040 and 179-6-065, site plan for new floor area in a CEA shall be
subject to Planning Board review and approval. Variance: Relief is sought for road frontage, lot width, water
frontage, height and access. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project site is adjacent to 10 Elm Dr and is an existing .05 ac parcel in the Waterfront
residential zone.
• Arrangement- The project includes a lot adjustment where the 0.05 ac parcel is to be increased to 0.455 ac.
• Site Design- The plans show the driveway from Elm Road through the adjoining property to the project site.
The board may request supporting information on the plan for shared access to Elm Drive.
• Building – The new home is to be 1008 sf with a floor area of 2,568 sf 12.95%
• Site conditions-The project site is vacant.
• Grading and drainage plan, Sediment and erosion control-The plans indicate there is to be a house rain
garden and a driveway rain garden. The project doesn’t show grading contours for the proposed new home.
• Landscape plan-The plan sheets indicate the existing vegetation along the shore and North West side. The
plans include 29 additional shrubs and 45 additional herbaceous plants. The planting buffer for Glen Lake
is to be 20 ft and the applicant has shown 35 ft. The applicant proposes to maintain the existing 15 trees and
no trees in the buffer area. Below are the guidelines from the shoreline buffer code section.
o Shoreline Buffer - Section 179-8-040
-Minimum width 20 ft (Glen Lake)
-For every 700 sqft 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
Project site
-86.58 ft of shoreline per site plan
-Shoreline buffer 86.58 ft X 20 ft width is 1732 sq ft
-Shoreline buffer area -1732 /700 = 2.5 round up to 3 –Three large trees at 3 inch diameter
-Ground cover -1732/350 = 4.9 round up to 5 (X7) =35 native shrubs and 5 (X14) herbaceous plants=70
o Shoreline Cutting restrictions and Cutting Plan- Section 179-6-050 -
- 2 -
– 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
86.58 ft Shoreline X 30%= 25.9 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff (such as angled across the lot). A cutting plan allowing greater may be permitted by the
Planning Board
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 do not indicate lighting for the home. Staff reminds the board and applicant
residential lighting is to be down cast fixtures.
• Site details-
• Utility details-The project site has an existing well and a new septic system is to be installed as part of the
project.
• Elevations-The plans show the view from the Glen Lake side with windows facing the lake, then the rear
elevation showing a garage level and floors above.
• Floor plans-floor plans for the basement were provided but not for the other floors of the home.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, k. topography, n traffic, o. commercial alterations/ construction details, q. soil logs, r.
construction/demolition disposal s. snow removal.
• The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. j. stormwater, l. landscaping p floor plans (basement only will need
plans for other floors)
• 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.
Nature of Area Variance
Relief is requested for road frontage where 0 ft is proposed and 150ft is required, lot width where 93.29 ft is
proposed and 150 ft is required, water frontage where 86.58 ft is proposed and 150 ft is required, height where
36 ft 8 7/8 inches is proposed and 28 ft is the maximum allowed and access where access is through an
adjoining property where direct access is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for road
frontage, lot width, water frontage, height, and access. The Planning Board may request additional information
about site grading, lighting and floor plans. In addition, the board may request supporting information for the
shared driveway.
Meeting History: 1st Meeting