Staff Notes 5/27/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 27, 2020
Site Plan 8-2020 THOMAS HEINZELMAN
52 Reardon Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, survey, floor plans and elevations.
Parcel History:AV 26-2004 Deck
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Requested Action
Planning Board review and approval to remove an existing home 740 sq. ft. home and 715 sq. ft. porches for
construction of a new home - 1,510 sq. ft. footprint and 2,604 sq. ft. floor area.
Resolutions
1. PB decision
Project Description
Applicant proposes to remove an existing home 740 sq. ft. home and 715 sq. ft. porches for construction of a
new home - 1,510 sq. ft. footprint and 2,604 sq. ft. floor area. Site work includes grading, new well and new
septic (septic on adjoining property). Project proposes additional shoreline planting area. Pursuant to Chapter
179-3-040 of the Zoning Ordinance, construction in a CEA shall be subject to Planning Board review and
approval.
Staff Comments
Location-The project is located at 52 Reardon Road of a 0.3 ac parcel on Glen Lake.
Arrangement- The project includes demolishing the existing 1,455 sq ft home to construct 2,090 sq ft home
with porches/decks. The new home is to have a floor area of 2,604 sq ft. (21.9%) to being a similar location
as the original.
Site Design- The project site is to be regraded to construct the new home. The project includes a new septic
system on the adjoining property and a new well. Some of the existing plantings are to be relocated to the
existing shoreline planting areas.
Building – The building is to be built in a similar location as the existing home. The new home is to have
three bedrooms.
Grading and drainage plan and Sediment and erosion control – The site plan has included areas for
stormwater trenches and splash pads to address stormwater runoff.
Landscape plan – The planting plan shows the location of the existing shoreline plantings
Shoreline Buffer requirements under Section 179-8-040
o
-Minimum width 20 ft (Glen Lake)
-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
-49.6 ft of shoreline per survey
-Shoreline buffer 49.6 ft X 20 ft width is 992 sq ft
-Shoreline buffer -992 /700 =1.4 round up to 2 –two large trees at 3inch diameter
-Ground cover -992/350 =2.8 round up to 3 (X7) =21 native shrubs and 3(X14) herbaceous plants=42
Utility details – A new septic and well are proposed for the site
Elevations – The elevations show the two floors that make up the home with the shoreline showing the
basement and the front showing the main floor.
Floor plans- The plans show the bedrooms and kitchen of the home.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, , 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 new home includes an attached deck that is to be 38.2 ft from the shoreline where a 50 ft setback is
required. In addition, relief is requested for permeability where 58.6% is proposed, 62.6% is existing and 75%
is required.
Summary
Pending ZBA
Meeting History: PB: 2/18/20, 2/25/2020; ZBA: 2/19/20, 5/20/2020
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