Staff Notes 12/17/19
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 17, 2019
Site Plan 77-2019 GARY HIGLEY
23 Jay Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, survey, floor plan, elevations, photos of existing home, photos of shoreline
vegetation
Parcel History:AV 1422-2142, RC 147-2018 single family alt., AV 57-2019
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Requested Action
Recommendation to the Zoning Board of Appeals for a 320 sq. ft. addition to the main floor and 90 sq. ft.
addition to a mechanical storage area.
Resolutions
1. Recommendation
Project Description
Applicant proposes a 320 sq. ft. addition to the main floor and 90 sq. ft. addition to a mechanical storage area.
The existing home is 1,776 sq. ft. and a floor area of 3,779 sq. ft. Pursuant to Chapter 179-3-040 of the Zoning
Variance:
Ordinance, new floor area in a CEA shall be subject to Planning Board review and approval. Relief
is sought for setback and permeability. Planning Board shall provide a recommendation to the Zoning Board of
Appeals.
Staff Comments
Location-The project is located at 23 Jay Road off of Glen Lake Road.
Arrangement- The site currently has a home and accessory structure on the property.
Site Design- The project change on the site is for a decrease in permeability.
Building – The project uses a portion of an existing mechanical access area to the home. There is to be a
new 320 sq ft addition to the existing home. The mechanical room is to be updated for a better access. The
plans show the mechanical room with a new door. The main floor addition will have a new roof pitch
Grading and drainage plan – The new roof line will have gutters directed to the existing lawn area.
Landscape plan- The shoreline planting is described by the applicant as pre-existing. There is a peninsula as
part of the property where there is existing trees and shrub vegetation that is to remain. The applicant has
also indicated there are planted gardens at the shoreline and no vegetation is to be removed as part of the
project.
Site lighting plan – There is no new lighting proposed on the site.
Elevations – The plans show the architectural rendition of the addition and the mechanical space.
Floor plans- The plans show the interior arrangement in the home with the new addition and the access to
the addition from the kitchen area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, n traffic, o. commercial alterations/ construction details, 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 applicant requests relief from setback for side setback where 7.7 ft is proposed and 20 ft is required. Relief
is also requested for permeability where 66.2 % proposed where 75% is required. .
Summary
The planning board is to provide a recommendation to the ZBA in regards to the relief requested for property
line setbacks and permeability.
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Meeting History: 1 meeting;
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