Staff Notes_3 17 2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 25, 2020
Site Plan 14-2020 ADAM LEONARDO
12 Hall Road Ext. / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, elevations
Parcel History:BOH 23-2012 Septic; 2019 Septic variances;
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals to remove a 606 sq. ft. home with 82 sq. ft. deck to construct
an 888 sq. ft. home with a 288 sq. ft. deck.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove a 606 sq. ft. home with 82 sq. ft. deck to construct an 888 sq. ft. home with a 288
sq. ft. deck. Existing floor area is 606 sq. ft. and new floor area to be 2,173 sq. ft. Project includes new
planting plan for shoreline and stormwater for site. Pursuant to Chapter 179-3-040 of the Zoning Ordinance,
Variance:
new floor area in a CEA shall be subject to Planning Board review and approval. Relief is sought
for setbacks, floor area, permeability and height. The Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
Location-The project is located at 12 Hall Road Extension accessible from Tee Hill Road on a 0.22 acre
parcel.
Arrangement- The applicant proposes to demolish the existing home and to construct a new home. The
parcel includes a portion of Hall Road Extension. The project includes installation of a new septic system,.
Site Design- The project includes constructing the home in a similar location as the previous home to
accommodate for septic, driveway area and existing Hall Road Extension road section. The plans show
installation of a retaining wall. There is a patio area to remain near and under the new deck area.
Building – The new home is to be 888 sq ft with a 288 sq ft open deck. The house will have a basement
rd
walk out, main floor and a portion of the third floor to be a loft area and the remaining of the 3 to be an
open cathedral ceiling.
Site conditions-The plans show the site to have existing driveway area to be reduced near Hall Road,
existing stonewalls with some to be relocated/updated, patio and deck area to be reduced along with
plantings existing and proposed near the shoreline area.
Grading and drainage plan, Sediment and erosion control – The applicant has submitted a stormwater
management report that has been forwarded to Chazen for review. The plans show a stormwater retention
and infiltration berm within the shoreline buffer area. In addition, the driveway is to have a stone
infiltration trench connected to a drywell. The home is to be guttered with down spouts directing some
stormwater to the lawn area and some to the drywell.
Landscape plan Landscape plan – The plans provided show a shoreline planting plan. The site has existing
two trees and a propose cranberry tree. The planting plan includes a mix of shrubs and herbaceous plants.
Shoreline Buffer requirements under Section 179-8-040
o
-Minimum width 20 ft (Glen Lake)
-For every 700 sq ft 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
-96 ft of shoreline per site plan
-Shoreline buffer 106 ft X 20 ft width is 1920 sq ft
-Shoreline buffer -1920 /700 =2.7 –round up to 3 –three large trees at 3inch diameter
-Ground cover -1920/350 =5.5 round up to 6(X7) =42 native shrubs and 6(X14) herbaceous plants=84
Utility details – The applicant proposes a new well and a new septic system to be installed.
Elevations – The plans show the elevation of all four sides of the home. The home is to have a walk out
basement area.
Floor plans – The plans show the layout of the interior of the home on all three floors.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, n traffic, o. commercial alterations/ construction details, 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 is to be located 44 ft 2 inches from the shoreline where a 50 ft setback is required. The side
setback 7 ft from the north property line and 5 ft to the south property line where a 12 ft setback is required.
The proposed retaining wall is to be 10 inches from the property line – the retaining wall is for the support of
the driveway area. Request for floor area relief where proposed is 2,173 sq ft at 23% and maximum allowed is
2,086 sq ft 22%. The permeability is proposed to be 56.3% where 75% is required; noting 607 sq ft of the
property is the Hall Road Extension is a private drive. The height is proposed to be 27 ft 10 inches –
[[150,2019,1008,2076][12][,I,][Times New Roman]]confirmation on height has been requested [[1004,2019,1016,2076][12][,I,][Times New Roman]]. [[1016,2019,1039,2076][12][,,][Times New
Roman]]
Summary
The PB is to provide a recommendation to the ZBA in regards to the request for setback relief, floor area and
site permeability, height.
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Meeting History: 1 meeting;
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