Staff Notes 6/23/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 23, 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. Revised information site data, floor area floorplans, elevations and site drawings
Parcel History:Septic Alterations 2019, AV 61-2019
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Requested Action
Planning Board review and approval to tear down an existing home to construct a new single family home of
(revised) 730 sq. ft. (footprint) with 2,643 sq. ft. of floor area.
Resolutions
1. PB decision
Project Description
Applicant proposes to tear down an existing home to construct a new single family home of (revised) 730 sq. ft.
(footprint) with 2,643 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 179-6-065 of the Zoning
Ordinance, new floor area in a CEA shall be subject to Planning Board review and approval.
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
730 sq ft footprint with a floor area of 2,643 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
Granted 6/17/2020. 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 two sides where a 12 ft setback is required –North side
where a 9 ft setback, front setback proposed is 22 ft where 30 ft is required. Relief is no longer requested for
the remaining sides, floor area or height.
Summary
The applicant has completed a site plan application and freshwater wetland permit for construction of a new
home in a cea – new floor area.
Meeting History: PB: 1/21/2020, 1//28/2020; ZBA: 1/22/2020, 6/17/2020;
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