Staff Notes SP 32-2019 Brown_5 29 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 29, 2019
Site Plan 32-2019 BRUCE & SARAH BROWN
159 Assembly Point Rd. / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site plan, elevations, floor plans
Parcel History: 2000326-8562 replace dock; 95504-4400 carport;
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Requested Action
Planning Board review and approval for a new single family home with a 6,475 sq. ft. floor area and a 3,025 sq.
ft. footprint.
Resolutions
1. PB decision
Project Description
Applicant proposes a new single family home with a 6,475 sq. ft. floor area and a 3,025 sq. ft. footprint. Project
requires site plan for new driveway with greater than 10% slope and major stormwater for site disturbance
greater than 15,000 sq. ft. Project includes new septic, areas on site for site drainage and eave trenches.
Pursuant to Chapter 179-3-040 & 179-6-060 & Chapter 147 of the Zoning Ordinance, driveway slopes greater
than 10% and LGP major stormwater shall be subject to Planning Board review and approval.
Staff Comments
Location-The project site is located at 159 Assembly Point Road
Arrangement- The applicant proposes to demo the existing 1,116 sq ft single story home on an existing 0.99
acre parcel to construct a new home.
Site Design- The new home is to be locate further from the shoreline than the existing home. The project
involves disturbance 22,000 sq ft and a portion of the new driveway will be at 12% grade. Section 179-6-
060 Construction on slopes –site plan review for construction of a privately owned driveway on a slope of
10% or more. Chapter 147 Projects within the Lake George Park are subject to a stormwater permit as a
major project subject to site plan for disturbance greater than 15,000 sq ft
Building – The new home is to have a 3,025 sq ft footprint and a 6,475 sq ft floor area. The project meets
the setback requirements of the waterfront zone.
Site conditions-The plans show the location of project work including installation of a new septic system.
Site layout and utility plan – The plans show the location of the new septic system and a water pump house
as water is drawn from the lake.
Grading and drainage plan and Sediment and erosion control – The project is a major stormwater project for
disturbance greater than 15,000 sq ft in the basin. The project information has been sent to Chazen for
review and comment. Silt fence is shown around the area of disturbance. The stormwater is being handled
with rain gardens and other shallow trenching areas.
Landscape plan –The plans show a planting plan for the rain garden areas. Note: (Confirmation of filing
will be noted by meeting date) this project would be subject to the updated Shoreline Buffer requirements
under Section 179-8-040 due to the time of adoption it is not subject to the new regulations but below would
be the requirements the board would discuss.
-Minimum width 35 ft (Lake George)
-For every 700 sqft of shoreline buffer area –one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
Project site
-104.5 ft of shoreline per survey
-Shoreline buffer 104.5ft X 35 ft width is 3,658 sq ft
-Shoreline buffer -3,658/700 =5.2 round up to 6 –six large trees at 3inch diameter
-Ground cover -3658/350 =10.5 round up to 11 -77 native shrubs and 154 herbaceous plants
Elevations – The elevations show the views from each side of the building. The set also includes a building
profile with the grade changes noting the building to be 28 ft at the highest.
Floor plans – The floors show the first floor to have a great room with the second floor looking over the
great room. The home is also to have a basement by it is not shown on the plans.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, n traffic, o. commercial alterations/ construction details, 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.
Summary
The applicant has completed a site plan application for the construction of a single family home.
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Meeting History: 1 meeting;
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