PB Staff Notes SP (M) 74-2018 Buchanan_12 18 18
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 18, 2018
Site Plan Mod. 74-2018 JOHN R. BUCHANAN
66 Reardon Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawings, elevations
Parcel History: 91167-1983 alterations; AV 61-2018; SP 58-2018; AV 75-2018;
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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 revision to remove an existing open deck to construct an enclosed porch of 92.5 sq. ft. The
project includes removing the front wall sections adjoining the deck to be reconstructed this is about eight feet.
Project includes construction of a wheelchair ramp from the home to the boat house of 34 ft. 2 in. in length.
Pursuant to Chapter 179-3-040 & 179-6-050 of the Zoning Ordinance, hard surfacing and construction within
50 ft. of shoreline 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 66 Reardon Rd from Tee Hill Rd.
Arrangement- The site has an existing home of about 1,693.3 +/- sq ft footprint and pathway used for
wheelchair access to the existing boathouse.
Site Design and Building - The porch area is being modified due to the wall construction not being suitable
for the upgrade to the house and constructing an enclosed porch. The open porch is to be removed
completely and a new enclosed porch is to be constructed. The walls adjacent to the new porch are also to
be removed and reconstructed to handle the interior renovations that include raising the roof for a new
entryway area. The project still includes the work on the existing pathway to the shoreline that is to be
improved with a wooden pathway that is elevated to accommodate a wheel chair to access from the
driveway to the boathouse.
Site conditions-The applicant has supplied photos indicating the property has a steady slope to the shoreline.
Site layout and utility plan –The applicant has applied for a new wastewater system to be located in the
north east corner of the property.
Grading and drainage plan –The applicant has requested a waiver from the stormwater requirements. The
applicant explains the enclosed porch stormwater will be directed to the landscape buffer areas. The
applicant also explains the wooden pathway would be constructed of slatted wood indicating the area
underneath the wooden path would accommodate stormwater.
Sediment and erosion control –The erosion control plan identifies erosion control items to be installed but
there is no plan showing the locations of the items. An erosion control plan with the site elements will need
to be provided.
Landscape plan –The applicant has provided a photo showing the existing 6ft landscape buffer at the
shoreline. The information submitted shows the expansion of the shoreline buffer by 4 ft.
Lighting –the applicant has not indicated if the ramp will have lighting –the board may request clarification.
Elevations – The materials submitted include an elevation of the screened in porch and the wooden path.
Floor plans –Floor plans were not provided for the interior of the home but were described for the open
porch to be removed and an enclosed porch to be constructed, a portion of the exterior deck to be removed
for a new entry way area with a covered entry.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage , j. stormwater, l. landscaping, n traffic, o. commercial alterations/ construction details, s. snow
removal.
The applicant has identified site lighting. The applicant has not indicated if the home will have new
lighting or if the ramp will have lighting –the board may request clarification.
The applicant has identified landscaping with photos and has indicated the buffer to be widened - Staff
finds it reasonable to request a waiver from submitting a landscaping plan.
The applicant has identified stormwater water management and indicated stormwater to be directed to
landscape beds. -Staff finds it reasonable to request a waiver from submitting a stormwater management
plan.
The remaining waivers include signage, 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 requests to remove an existing open porch and construct an enclosed porch that is to be 6 ft 10 in
from the side property line where a 20 ft setback is required and shoreline setback where 27.7 ft is proposed and
a 50 ft setback is required. Relief is requested for construction of a wooden pathway that is to be 3.9 ft from the
shoreline where a 50 ft setback is required. Relief from permeability is also requested where 68.2 % is
proposed and 75% is required.
Summary
The Planning Board is to provide a recommendation to the Zoning Board in regards to the relief requested for
setbacks and expansion of a non-conforming structure.
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Meeting History: 1 Meeting
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