PB Staff Notes SP 65-2018 Gardner-Lewis_12 18 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 18, 2018
Site Plan 65-2018 CAMERON & JESSIE GARDNER-LEWIS
11 Old West Mt. Road / RR-5A – Rural Residential 5 acres / Ward 2
SEQR Type II
Material Review: application, site drawing, house elevations and floor plans
Parcel History: SP 62-2012 Single Family home
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Requested Action
Planning Board recommendation to the Zoning Board of Appeals for relief for setbacks.
Resolutions
1. Recommendation
Project Description
Applicant proposes construction of a 1,392 sq. ft. home with associated site work, installation of septic and well
on a parcel with steep slopes. Home is to be one and one-half story with a loft and unfinished basement. Project
occurs within 50 ft. of 15% slopes and is to have a driveway greater than 10%. Pursuant to Chapter 179-6-060
of the Zoning Ordinance, construction within 50 ft. of 15% slopes and over 10% driveway shall be subject to
Planning Board review and approval. Variance: Relief is sought for setbacks. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Location- The project site is located at 11 Old West Mtn Road.
Arrangement- The proposed house site and an area of the property has had previous site work for a proposed
house that was not constructed.
Site Design- The plans show the footprint of the home 1,392 sq ft, the driveway area, septic field. The plans
show an existing drainage channel on site that is non-designated that they are not disturbing. During the
previous site work an existing driveway area is to be removed and seeded as lawn except where the new
driveway is to exist.
Building – The plans show an unfinished basement, a first floor with bedrooms, and second floor for a loft
area. The first floor and basement area are 1,392 sq ft each, the loft area is 291 sq ft (inside dimensions for
loft)
Site conditions-
Site layout and utility plan – The septic system is designed for a 3-bedroom home. The water connection
will be with the municipal supply.
Grading and drainage plan, Sediment and erosion control – Plans show new grading to occur for septic
system and house location. The engineer for the project prepared the stormwater management report for
the original home that received sign-off from the Town designated engineer. The project engineer has
described the previous stormwater management design to be installed per the approval. The project will
also include additional stormwater management –a rain gardens near the south property line. The original
stone trench has been upgrade a chamber system has been added to allow for more retention. The original
design was to handle 345 cf and the proposed will handle 429 cf.
Landscape plan, Site lighting plan –The applicant has requested a waiver from landscaping and lighting.
Elevations –The plans show each side of the building with the front of the building to have a walkout porch
area. The basement is only shown on the front elevation facing the road.
Floor plans –the plans show an unfinished basement area, a main floor living area and a second floor loft
with ceilings open to the main floor.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, l. landscaping, n traffic, o. commercial alterations/ construction details, q. soil logs, r.
construction/demolition disposal s. snow removal.
The applicant has identified site lighting. –The applicant is to be reminded it is recommended to have
cutoff light fixtures.
The remaining waivers include signage, landscaping, traffic, construction details and snow removal –
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.
Nature of Variance
The applicant proposes to construct a new single family home that does not meet the side or front setback. The
side setback is proposed to be 22.7 ft where a 75 ft setback is required and the front setback is proposed to be
37.6 ft where a 100 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the Zoning Board in regards to the relief requested for
setbacks.
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Meeting History: 1 Meeting
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