Staff Notes SP 13-2019 Sander_3 26 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 26, 2019
Site Plan 13-2019 CHRISTIAN & EUSTACIA SANDER
98 Bay Parkway / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawing, elevation drawing and floor plan
Parcel History: AV5-1998, AV55-1995, AV14-2000, AV86-2001, SP1-2002, AV1-2002, 2000-417
septic alt.
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Requested Action
Planning Board review and approval of a 632 sq. ft. garage addition to an existing home.
Resolutions
1. PB decision
Project Description
Applicant proposes a 632 sq. ft. garage addition to an existing home. Project also includes removal of an
existing detached garage and shed, and installation of permeable pavers to replace a slate walkway at front of
home. New shore replanting is also proposed. Pursuant to Chapter 179-13-010 of the Zoning Ordinance,
expansion of a nonconforming structure in a CEA shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 98 Bay Parkway on Assembly Point.
Arrangement- The existing consists of single family home, a detached garage and shed along with
associated lawn are of a shoreline property.
Site Design- The applicant is proposing to remove the detached garage and shed to install an attached
garage with associated site work. The applicant also intends to install permeable pavers and to add to the
existing landscaping area
Building – The new attached garage is to be 632 sq ft with a small storage space above. The new garage
allows for the enclosure of the bilco doors that are the only access to the basement area and a new door from
the garage into the home. There is a set of pulldown stairs allowing access to the storage area of 4ft 10 in in
height area.
Site conditions/ Landscape plan – The applicant’s plans show the location of mulched planting beds along
the shoreline and the west property line. Staff would request confirmation the planting beds are in
conformance with the shoreline buffer including native plantings. The addition of 491 sq ft of permeable
pavers and removing the impermeable surface of the driveway and walkway will assist with stormwater
management on the site.
Grading and drainage plan and Sediment and erosion control – The plans indicate 376 sq ft of impervious
cover is being removed and 491 sq ft of permeable pavers is being installed to assist with stormwater
management on the site. The plans show the location of the silt fence during construction.
Elevations –The applicant has provided an elevation showing the location of the garage door and two
regular doors. One door is access to the house and the other is access to the exterior walkway.
Floor plans –The plans submitted show the floor plan of the proposed garage.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction details, p
floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–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 Variance was granted on 3/20/19.The applicant requests relief for front setback where 22.3 ft is proposed
and 30 ft is required, side setback east side where 2.0 ft is proposed and 20 ft is required, permeability where
70.39 percent is proposed and 75% is required. Also requested is floor area relief where 43% is requested and
22% is allowed existing is 39%. Note the Floor area and Building area definition in 1998 were slightly different
than the current definitions and calculation. The prior-owners was granted a Floor area relief for the proposed
2,670 sq ft home that exceeded the Floor area ratio of 22% based on a lot size of 10,200 sq ft –per minutes of
2/18/98.
Summary
The applicant has completed a site plan review application for the construction a garage addition to an existing
home. The project includes the removal of an existing detached garage and a shed, installation of permeable
pavers and increased vegetative plantings on the shoreline and west property line.
Meeting History: PB: 3/19/19 PBR; ZBA: 3/20/19;
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