Staff Notes 1/21/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
January 21, 2020
Site Plan 79-2019 DON BERNARD
Freshwater Wetlands 8-2019 20 Brayton Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application site plan and freshwater wetland, site plan drawings, elevations, floor
plans
Parcel History:Septic Alterations 2019, AV 61-2019
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Requested Action
Recommendation to the Zoning Board of Appeals to tear down an existing home to construct a new single
family home of 1,060 sq. ft. (footprint) with 3,711 sq. ft. of floor area.
Resolutions
1. Recommendation
Project Description
Applicant proposes to tear down an existing home to construct a new single family home of 1,060 sq. ft.
(footprint) with 3,711 sq. ft. of floor area. Site work includes stormwater management, plantings, site grading,
new septic, new well and removal of some sheds. The site will retain an existing garage of 418 sq. ft. and a
portion of Brayton Road is located on a portion of the property. Pursuant to Chapter 179-6-095 of the Zoning
Variance:
Ordinance, new floor area in a CEA shall be subject to Planning Board review and approval. Relief
is sought for setbacks, height & floor area. Planning Board shall provide a recommendation to the Zoning
Board of Appeals.
Staff Comments
Location-The project site is located at 20 Brayton Lane- south of the Lake George Boat Company Marina
Arrangement- The existing parcel is 0.28 acres where the existing home is to be demolished and a new
home to be constructed. The project site will retain the existing wood deck on the shore side and a garage.
There are accessory buildings to be removed as part of the project.
Site Design- The applicant proposes to construct the new home in a similar area of the property.
Building – The existing home is 1048 sq ft footprint with a 2077 sq ft floor area and the new home is to be
1060 sq ft footprint with a floor area of 3594 sq ft.
Site conditions-The applicant has indicated the new home is to be in a similar location as the home to be
demolished. The plans show new areas of low native plantings, a rain garden area and areas of vegetation to
remain. The existing garage is to remain, four sheds to be removed and one shed to remain. The plans
show a lawn area around the proposed home.
Site layout and utility plan- The plans indicate a new septic system and well are to be installed. The septic
plan provided. During discussion with the septic design it was indicated the properties near the septic
system draw water from the lake.
Grading and drainage plan- The plans indicated there is to be eave trenches for the home to drain to a new
foundation drain. The information submitted doesn’t indicate if there is to be grading when the building is
removed for the new home.
Sediment and erosion control- the plans indicate there is to be hay bail and filter fabric protections for
erosion control to the lake.
Landscape plan – The applicant has shown new planting areas and areas to remain with existing vegetation.
Shoreline Buffer requirements under Section 179-8-040
-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
-24 ft of shoreline per survey
-Shoreline buffer 24 ft X 35 ft width is 840 sq ft
-Shoreline buffer -840 /700 =1.2 round up to 3 –three large trees at 3inch diameter
-Ground cover -840/350 =2.4 round up to 3 (X7) =21native shrubs and 3(X14) herbaceous plants=42
Elevations –The applicant has included photos and elevation drawings of the existing home on the site. The
elevations show the patio area and the elevations of portion of the building indicating the height.
Floor plans –the applicant has included floor plans for the floors in the home.
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, 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.
Freshwater Wetlands
The project occurs within 100 ft of an APA designated wetland. The wetland occurs on the adjacent property –
Lake George Boat Company and a Trust. The shape of the lot and location of the home are within 100 of the
wetland area. There is no work proposed in the wetland.
Nature of Area Variance
The project removes an existing non-conforming home to construct a new home. The parcel is an odd shape lot
as relief is requested from three sides where a 12 ft setback is required –North side where a 6 ft setback is
proposed, West side where a 4 ft 3 in setback is proposed and South side where a 8 ft 6 in setback is proposed.
Relief is requested for height where 35 ft 4.5 inches is proposed and the maximum allowed is 28 ft. Relief is
requested for Floor area where proposed is 3,594 sq ft (29%) and allowed is 2,690 (22%)
Summary
The planning board is to provide a recommendation to the ZBA in regards to the relief requested for property
line setbacks to the canopy covered concrete delivery entrance areas.
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Meeting History: 1 Meeting
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