Staff Notes_3 17 2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 25, 2020
Site Plan 12-2020 KEVIN & ANNIE DINEEN
149 Birdsall Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, survey, elevation
Parcel History:SP 11-2007, SP 26-2012, SP PZ 202-2016, AV PZ-208-2016, AV 24-2012, AV 10-2020
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Requested Action
Recommendation to the Zoning Board of Appeals to construct 135 sq. ft. entry mudroom and reconfigure the
kitchen entry and relocate deck stairs of existing single family residence.
Resolutions
1. Recommendation
Project Description
Applicant proposes to construct 135 sq. ft. entry mudroom and reconfigure the kitchen entry and relocate deck
stairs of existing single family residence. The existing home has a floor area of 4588 sq. ft. and proposed is
4,723 sq. ft. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, new floor area in a CEA shall be subject
Variance:
to Planning Board review and approval. Relief is sought for setbacks and permeability. Planning
Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location- The home is located on a 0.65 ac parcel at 149 Birdsall Rd. A portion of the property is within
the Critical environmental area. The home is a preexisting non-conforming home for shoreline and side
setbacks.
Arrangement- The site plan information shows the existing home and a detached garage.
Building -The plans for the home show the deck area as 217.75 sq ft to be reduced with a portion of the
mudroom of 135 sq ft addition to be constructed. The mudroom addition area will also include interior
alterations of the kitchen. The garage was updated in 2016 with dormers as part of the previous approval.
Site Design- The application has provided elevations and floor plans showing each of the building
improvements for the house that are for the deck, the mudroom and interior alterations for the kitchen. The
new mudroom is within 50 ft of the shoreline and is hard surfacing.
Site conditions- The existing site plans shows the home and steep slope area near the shoreline with
retaining walls from the rear of the home up to the garage area.
Landscape plan Landscape plan – There are no proposed changes to the shoreline. The board may request
additional information about the shoreline planting area.
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 inch native shrubs; 14 herbaceous plants
Project site
-106 ft of shoreline per survey
-Shoreline buffer 106 ft X 20 ft width is 2120 sq ft
-Shoreline buffer -2120 /700 =3.0 - 3 –three large trees at 3inch diameter
-Ground cover -2120/350 =6.1 round up to 7 (X7) =49 native shrubs and 7(X14) herbaceous plants=98
Utility details-The applicant has indicated the wastewater system is compliant.
Elevations – The plans show the elevation of the mudroom exterior.
Floor plans – The plans show the mudroom floor plan and the updated interior kitchen floor plan.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, 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 would recommend requesting additional information about shoreline
landscaping the remaining items would be acceptable to request waivers as they 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 setback relief for the new mudroom where 20 ft is required and 15 ft 2 inches is
proposed. Relief is requested for the mudroom at the shoreline where 50 ft is required and 49 ft is proposed.
The new deck stairs relief requested for side setback is 11 ft 8 inches where 20 ft is required and shoreline
setback is 48 ft where a 590 ft setback is required. Relief is requested for permeability where 64.9 % is
proposed, 65.4% is existing and 75% is required.
Summary
The PB is to provide a recommendation to the ZBA in regards to the request for setback relief and site
permeability.
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Meeting History: 1 Meeting;
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