staff notes et
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 22, 2016
Site Plan PZ 267-2016 RICHARD MASON
10 Seneca Drive/WR—Waterfront Residential/Ward 1
SEQR Type II
Material Review: application, floor plan, elevations, photos, septic details, FAR site summary,
takundewide survey 1984, house lot survey 11/18/16
Parcel History: 94572-3917 septic
Requested Action
Planning Board review and approval for 768 sq. ft. second story addition, 56 sq. ft. two landings to an existing
768 sq. ft. (footprint/floor area)home.
Resolutions
1. Planning Board decision.
Prosect Description
Applicant proposes 768 sq. ft. second story addition, 56 sq. ft. two landings to an existing 768 sq. ft.
(footprint/floor area)home. Project occurs within CEA. Project is part of Takundewide master plan. Pursuant
to Chapter 1793-040 & 179-13-010 of the Zoning Ordinance, expansion of a nonconforming structure within a
CEA zone shall be subject to Planning Board review and approval.
Staff Comments
Location-The existing home is located at 10 Seneca Drive that is within the Takundewide housing development
off of Cleverdale Rd. In 2003 the Planning Board adopted an MOU with Takundewide HOA outlining
activities for future development.
Building—The existing home is 768 sq ft and the applicant proposes a second story of 768 s qft. The applicant
also proposes two landings at exiting entry ways -32 sq ft west side and 24 sq ft south side. The applicant has
indicated the expansion would allow for three bedrooms where there are currently 2.
Site conditions-There are 32 cabin/homes shown on the plan. Also noted on the plans are the septic locations.
The expansion would require an additional tank and the applicant has indicated they would be able to connect to
the community septic system as well.
Elevations and Floor plans -The applicant has provided photos showing the existing one story building and
building design showing the second floor. The floor plan show the existing first story with kitchen, living room
area, an existing room and bath area. The second story is proposed to have the 3 bedrooms, along with storage,
bathrooms and a washer and dryer closet.
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 application form identified as "Requirements" outlines the items to appear on the
site plan or included as attachments. At the time of application the applicant has either requested waivers,
indicated the item not applicable or has not addressed the item/ left check box blank. This includes the follow
items listed under Requirements of the applicant's application: g. site lighting, h. signage, j. stormwater, k.
topography, 1. landscaping, in. landuse district, n traffic, o. commercial alterations/ construction details, r.
construction/demolition disposal s. snow removal.
Nature of Variance
Pending. The applicant proposes two landing entryways where the west at 32 sq ft is 6.7 ft from the property
line and the second landing at 24 sq ft on the southside is proposed to be 5.5 ft where a 10 ft setback is required
on all sides of the property. In addition relief is requested for permeability where 64 %is proposed where 75%
is required. Floor area is proposed to be 68%based on the lot size where 22%is the maximum allowed—the
applicant has explained the parcel is part of an existing HOA where a majority of the 18.7 acres is common area
for the association members in addition the master plan indicates the 18.7 ac is to be considered during the
request for a house expansion with the HOA.
Summary
The applicant has completed a site plan application for a 2nd story residential addition and entry landings.
Planning board decision pending ZBA review and decision.