Staff Notes 6/23/20
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 2020
Site Plan 11-2020 RONALD MILLER
107 Rockhurst Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings –including photos
Parcel History:AV 73-1996, SP 57-2012 & AV 50-2012 patio & landscaping;
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Requested Action
Planning Board review and approvalto remove an existing 282 sq. ft. deck to construct a 282 sq. ft. deck with a
63 sq. ft. addition and a 50 sq. ft. stair and landing area.
Resolutions
1. PB decision
Project Description
Applicant proposes to remove an existing 282 sq. ft. deck to construct a 282 sq. ft. deck with a 63 sq. ft.
addition and a 50 sq. ft. stair and landing area. Project includes repair of boathouse foundation and new
plantings at shoreline. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, expansion of a pre-existing
non-conforming structure and hard surface within 50 ft.of shoreline shall be subject to Planning Board review
and approval.
Staff Comments
Location- The project is located at 107 Rockhurst Road and is a parcel of 0.19 ac.
Arrangement- The site has a 1025 sq ft (footprint) home with 438 sq ft porches/decks. The site has a 109 sq
ft boathouse and a 142 sq ft shed. The site has wooden walkways, plantings and a retaining wall also.
Site Design- The applicant proposes to remove an existing deck to replace with a larger deck with
improvements. The site is also to have additional shoreline plantings. The 63 sq ft deck addition will also
have 63 sq ft of new patio surface where the new hard surfacing occurs within 50 ft of the lake.
Building – There are no changes to the home. The existing deck is 282 sq ft and is proposed to be removed.
The new deck to be constructed is 282 sq ft with a 63 sq ft addition. The deck access is to be modified so it
is even with the pavement where additional pavement may be needed to level the surface. There are to be
new steps installed to access the lower ground level stone patio area. The applicant has also explained
foundation repair to occur with the existing boat house.
Site conditions-The project site was subject to site plan and an area variance in 2012 where only a portion of
the project was constructed. The applicant has constructed a portion of a retaining wall close to the home
and is noted on the plans. Additional retaining walls and a patio were to be constructed closer to the
shoreline but the applicant has removed those items from the current plan.
Site layout and utility plan – no changes are proposed to the septic system or water line.
Grading and drainage plan and Sediment and erosion control – The proposed plans note to intall a
landscape berm several inches high at the 328 contour line minimize run-off (details of the berm should be
provided.
Landscape plan – The applicant has the existing vegetation and notes the shoreline to be enhanced with
native species. The board may request information about numbers and type of planting (shrub, trees,
herbaceous plants)
Shoreline Buffer requirements under Section 179-8-040
o
-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
-82 ft of shoreline per survey
-Shoreline buffer 82 ft X 35 ft width is 2870 sq ft
-Shoreline buffer area -2870 /700 =4.1 round up to 5 –five large trees at 3inch diameter
-Ground cover -2870/350 =8.2 round up to 9 (X7) =27 native shrubs and 9 (X14) herbaceous plants=126
Elevations – The submission includes photos of the existing deck and elevations of the deck to be
constructed including an architectural rendition.
Floor plans – The plans include the over view of the deck to be removed and the proposed deck.
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, 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
Granted 6/17/2020.The application proposes to remove an existing deck and to replace with a larger deck.
Relief is requested for shoreline setback where proposed is 36 ft 7 inches and required is 50 ft, existing is 37 ft 3
inches. Relief is request for permeability where 69.1% is proposed and 75% is required, existing is 69.4%.
Summary
The applicant has completed a site plan application for the expansion of a nonconforming structure in a cea and
new hard-surfacing within 50 ft of the lake.
Meeting History: PB: 3/17/2020; ZBA: 6/17/2020;
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