Staff Notes SP 31-2017 & FWW 3-2017 Fulmer_4 25 17 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 25, 2017
Site Plan 31-2017 Robert Fulmer
Freshwater Wetlands 3-2017 54 Country Club Road/ SFR IA/MDR—Single Family Residential 1 acre/
Moderate Density Residential/Ward 2
SEQR Type II
Material Review: application, survey, elevations
Parcel History: SP 34-2007, AV 39-2007, FWW1-2007 all for 2,050 addition; AV 29-
2017
Requested Action
Recommendation to the Zoning Board of Appeals for relief for a second garage.
Resolutions
1. Planning Board recommendation
Project Description
Applicant proposes to construct a three door, 1,100 sq. ft. detached garage. Pursuant to Chapter 179- 3-040 &
Chapter 94 of the Zoning Ordinance, work within 100ft. of wetland shall be subject to Planning Board review
and approval. Variance: Relief for a second garage. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
• Location-Project site is at 54 County Club Rd.
• Arrangement- The proposed 1,100 sq ft detached garage is to be located 59 ft from the existing wetland
pond area and 61 ft from the wetland area on the west property line.
• Building, Elevation & Floor plan—The plans show the garage to have 3-garage doors and an open floor
plan. The garage is to be 20 +/- ft in height. The applicant has indicated there will be no stairs or pull down
stairs and the rear of the building is to be the same as the front without doors. There is to be a man door on
the south side of the building.
• Site conditions-The applicant has provided a survey with delineated wetlands on the site. The applicant has
indicated a NYSDEC permit has been applied for and received.
• Site layout and utility plan—The applicant proposes to connect electric to the garage. There is to be no
water or septic connection.
• Grading and drainage plan & Sediment and erosion control- The location of the garage is in an open area on
the lot and no clearing is anticipated. The board may discuss the use of silt fence around the pond and
wetland area during construction to minimize any potential runoff towards the pond or wetland. The
applicant has indicated runoff from the new garage will be infiltrated into the lawn area at the eaves of the
building.
• Landscape plan no new landscaping is anticipated. There is no new hard surfacing to the garage proposed
the area is to remain lawn.
• Site lighting plan—exterior lighting is not proposed. The board may request confirmation on exterior
lighting as the garage is to be connected to electric.
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, k. topography, n
traffic, o. commercial alterations/ construction details, p floor plans, q. soil logs, r. construction/demolition
disposal s. snow removal.
Freshwater wetland
The applicant proposes the construction of the second garage within the 100 ft buffer of the pond and wetland
area. The applicant has indicated no work is to occur in the wetland or the pond area and measures will be
implemented to minimize any runoff.
Nature of Variance
The applicant proposes to construct a second garage that is to be detached where there is an existing attached
garage to the existing home.
Summary
The planning board is to provide a recommendation to the ZBA in regards to the relief requested for a second
garage.
MeetingHistory: First meeting