Staff Notes 7/16/19
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 16, 2019
Site Plan 42-2019 MIKE SHEARER
52 Russell Harris Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawing, elevations, floor plan, garage photos, survey
Parcel History:AV 33-2011, SP 36-2011 boathouse; AV 30-2019
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Requested Action
Recommendation to the Zoning Board of Appeals for relief sought for height and setbacks.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove the roof of an existing 528 sq. ft. garage to add a second story 528 sq. ft. addition
for storage/workshop and the garage is also to have exterior stairs added to access the second floor. The site has
an existing home of 864 sq. ft. (footprint) with a 264 sq. ft. porch. The garage addition increases the floor area
from 1,642 sq. ft. to 2,042 sq. ft. Pursuant to Chapter 179-13-010 of the Zoning Ordinance, expansion of a non-
Variance:
conforming structure in a CEA shall be subject to Planning Board review and approval. Relief is
sought for height and setbacks. Planning Board shall provide a recommendation to the Zoning Board of
Appeals.
Staff Comments
Location-The project is located at 52 Harris Road.
Arrangement- The site contains an existing house, a shed and the garage.
Site Design- There are no proposed changes to the site.
Building – The existing 528 sq ft garage will remain and a 528 sq ft second story is to be added. The garage
addition will have access with an outside staircase.
Site conditions-The applicant proposes no changes to the site.
Grading and drainage plan and Sediment and erosion control – The applicant should provide clarification
for garage drainage plan.
Landscape plan –The project site is located on Lake George for a buffer of 35 ft with the following planting
plan
-Minimum width 35 ft (Lake George)
o
-For every 700 sqft of shoreline buffer area –one large tree minimum 3 inches in diameter
o
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
o
Project site
o
-49.75 ft of shoreline per survey
o
-Shoreline buffer 49.75ft X 35 ft width is 1741.25 sq ft
o
-Shoreline buffer -1741.25/700 =2.4 round up to 3 –three large trees at 3inch diameter
o
-Ground cover -1741.25/350 =4.9 round up to 5 -5 native shrubs and 70 herbaceous plants
o
Site lighting plan – The applicant should clarify if the garage addition is to have wall mounted lights.
Reminder only downcast fixtures are allowed.
Utility details – Applicant has indicated a septic system has been installed in 2018. The garage will not
have a bathroom.
Elevations – The elevations show the garage to be 25 ft in height and the main floor to be 8 ft and the
second floor to have a portion to be 8 ft in height.
Floor plans – the floor plans show the open garage area and the second floor area to be used for
storage/workshop. The second story also shows the doorway to the stairs and window locations.
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 Variances
The applicant requests relief from setbacks where the new construct is to be 5 ft 2 inches from the side property
line where a 12ft setback is required. Relief is also requested for height where 25 ft is proposed and 16 ft is the
maximum allowed in the waterfront residential zone for a garage.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and height.
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Meeting History: 1 meeting;
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