Staff Notes SP 53-2017 McCall_8 22 17 et
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 22, 2017
Site Plan 53-2017 Douglas McCall/Provenzano
6 Neighbors Way/WR—Waterfront Residential/Ward 1
SEQR Type II
Material Review: application, septic certification, shoreline photos,
Parcel History: SP 33-97-22126; 92426-893 sewage alt.; 97461-6066 rebuild boathouse w/sundeck; AV
49-2017
Requested Action
Planning Board review and approval of modifications to an existing 1,052 sq. ft. (2,689.3 sq. ft. floor area)
single family home -utility room, new entryway and an upstairs open deck.
Resolutions
1. Planning Board decision
Project Description
Applicant proposes modifications to an existing 1,052 sq. ft. (2,689.3 sq. ft. floor area) single family home -
utility room, new entryway and an upstairs open deck. The additions include 48 sq ft Utility room, a 83.3 sq ft
front entry with a 35 sq ft front porch, a 27.33 sq ft 2nd floor bedroom porch area and a 165 sq ft open deck on
north side of home (floor area 224.99 sq. ft. added). Also include interior alterations and conversion of seasonal
home to year round. Pursuant to Chapter 179-3-040 & 179-13-010 of the Zoning Ordinance, expansion to a
nonconforming structure shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project site is located at 6 Neighbors Way off Assembly Point Rd.
• Arrangement- The project is for an existing 2 story home located on a 0.36 ac parcel
• Site Design- The existing home is located within the 50 ft setback. The site contains an existing garage,
patio front planting bed, and a U-shaped dock with a sundeck.
• Building—The project involves adding a 48 sq ft addition to be used as a utility room. The utility room
purpose allows for the home to be converted from a seasonal use to year round in the home. The front entry
will be improved with a 83.3 sq ft covered porch and a 35 sq ft open front porch for the home. The open
deck is to be 160 sq ft and to be located at the north end over the existing ground level enclosed porch
• Site layout: There are no changes proposed to the site for drainage, landscaping or lighting.
• Elevations —The applicant has shown the proposed elevations of each side of the building. The new areas of
the home are noted on the survey. (note elevations drawing labels will need to be updated to coordinate with
survey)
• Floor plans -The floor plans show the first floor with the new entryway and utility room, and the second
floor shows open porch area from the master bedroom and the open deck from bedroom 42.
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, n traffic, o. commercial alterations/construction details, q. soil logs, s. snow removal.
Nature of Variance
Granted 8/16/17. The applicant proposes a 160 sq ft open porch for the second floor master bedroom that does
not meet the 50 ft setback requirement where 47.5 ft is proposed. Relief is also requested for the utility room
addition that is to be 15.9 ft from the side line where a 20 ft setback is required.
Summary
The applicant has completed a site plan application for the expansion of a non-conforming structure. The
project includes a 48 sq ft utility room, a 83.3 sq ft front entry with a 35 sq ft front porch, a 27.33 sq ft 2nd floor
bedroom porch area and a 165 sq ft open deck on north side of home.
Meeting History: PB: PBR 8/15/17; ZBA 8/16/17;