staff notes_8 27 19
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 27, 2019
Site Plan 52-2019 WILLIAM MASON
3 Seneca Drive / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, narrative, survey, elevations, floor plans, floor area detail and septic
information
Parcel History:Multiple AV & SP “Takundewide”
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Requested Action
Planning Board review and approval for demolition of an existing 768 sq. ft. home to construct a new 768 sq. ft.
home with a basement and second story – from a two bedroom to a three bedroom.
Resolutions
1. PB decision
Project Description
Applicant proposes demolition of an existing 768 sq. ft. home to construct a new 768 sq. ft. home with a
basement and second story – from a two bedroom to a three bedroom. New floor area of 2,196 sq. ft. Pursuant
to Chapter 179-3-040 & 179-6-065 of the Zoning Ordinance, new construction in a CEA shall be subject to
Planning Board review and approval.
Staff Comments
Location-The project is located at 3 Seneca Drive off of Cleverdale Rd and within Taekundewide Cottages.
Arrangement- The parcel is 2,288sq ft with the existing 768 sq ft home. The lots within Taekundewide are
specific to the home area with the area outside of the lot as HOA land.
Building – The new home is to be 768 sq ft with a floor area of 2,196 sq ft this includes a second floor and a
basement.
Site conditions-There are no changes to the existing site conditions.
Site layout and utility plan -The information indicates the septic system was installed in 1998 and has the
option to connect to the community system.
Grading and drainage plan, Sediment and erosion control –stormwater is to be handled with rain gutters
running the full length of the home with downspouts directed to infiltration areas to the north and south.
Landscape plan – typical residential plantings to be installed around the home.
Site lighting plan – no lighting information has been provided. As a reminder all fixtures are to be down
cast.
Site details -In 2003 the Planning Board adopted an MOU with Takundewide HOA outlining activities for
future development – including updating existing single family dwellings.
Elevations – The elevations show each side of the home and notes the building height to be 25 ft.
Floor plans – The floor plans show the three bedroom on the second floor, a first floor with the kitchen area
and the basement area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, 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
Granted 8/21/19. The applicant proposes two covered porch entryways. The applicant requests relief from
setbacks, permeability, and floor area. The porch entry areas will be setback 3 ft from the SW and 2.5 ft from
the SE where a 15 ft setback is required. The setbacks for the home from the NE is to be 10 ft and from the NW
10.5 ft also 15 ft setback required. The permeability is to be 64% where 75% is required. The Floor area is
proposed to be 68% based on the lot size where 22% is the maximum allowed –the applicant has explained the
parcel is part of an existing HOA where a majority of the 18.7 acres is common area for the association
members –in addition the master plan indicates the 18.7 ac is to be considered during the request for a house
expansion with the HOA.
Summary
The applicant has completed a site plan application for the demo and construction of a new home to be 768 sq.
ft. home to construct a new 768 sq. ft. home with a basement and second story – from a two bedroom to a three
bedroom.
Meeting History: PB: 8/20/19; ZBA: 8/21/19;
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