Staff Notes 7/21/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 21, 2020
Site Plan 18-2020 FREDERICK & LINDA MCKINNEY
23 Mason Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawing, survey, elevations, floor plans
Parcel History:AV 7-2000, SP 13-2000 sundeck; 98692-7193 storage building
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Requested Action
Recommendation to the Zoning Board of Appeals for a two story addition of 430 sq. ft. that is 860 sq. ft. of
floor area and to raise the roof line of a portion of the home, to create a full second story for mechanical, sitting
area, bathrooms and bedrooms and a new addition for garage.
Resolutions
1. Recommendation
Project Description
Applicant proposes a two story addition of 430 sq. ft. of 860 sq. ft. of floor area and to raise the roof line of a
portion of the home, 46 x 24 ft., to create a full second story for mechanical and sitting area. The new addition
second floor is for bathrooms and bedrooms, the first floor of new addition is for the garage. Pursuant to
Chapter 179-3-040 of the Zoning Ordinance, new floor area and expansion of a non-conforming structure shall
Variance
be subject to Planning Board review and approval. : Relief is sought for setbacks, permeability and
expansion of non-conforming structure. Planning Board shall provide a recommendation to the Zoning Board
of Appeals.
Staff Comments
Location- The project site is located at 23 Mason Road on a 0.75 ac parcel.
Arrangement- The parcel is split by Mason Road where the shoreline side has the main home where the
project is to occur and the other side of the road is a boat storage with a second story entertainment room.
Site Design- There is a portion of the project site where the driveway will be removed to construct the
addition. The project also includes installing an updated septic tank and stormwater management for the
project area.
Building – The addition is to be two story of 430 sq ft with a portion to be the new garage and the upstairs to
be new living space. The project includes improving a portion of the home that is an a-frame type that will
be raised to create a full second story; this includes removal of the roof and knee walls to construct new
walls and a new roof. The project includes a new porch entry area at the existing entrance and a new
chimney for a fire place addition.
Site layout and utility plan – The plan shows the location of the septic system.
Grading and drainage plan and Sediment and erosion control - The plans indicate there is to be installation
of eave trenches. The eave trenches are to be installed along the home and the sidewalk.
Landscape plan – The plans show the location of the existing trees on site. The areas of disturbance are to
be seeded and stabilized. The real property photos show the existing trees and gardens at the house – the
shoreline area is mostly lawn based on the picture.
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
-93 ft of shoreline per survey
-Shoreline buffer 93 ft X 35 ft width is 3,255 sq ft
-Shoreline buffer -3255 /700 =4.6 round up to 5 –five large trees at 3inch diameter
-Ground cover -3255/350 =9.3 round up to 10 (X7) =70 native shrubs and 10(X14) herbaceous plants=140
Elevations –The plans show the proposed elevations of the addition, raised portion of the home, new porch
and fireplace area.
Floor plans – The floor plans show the new addition area including the garage and the second floor of the
raised roof area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 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 request additional information on shoreline plantings.
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 application a new addition and raising a portion of the a-frame home for a full second story. The addition
does not meet the north setback where 12.9 ft is proposed where a 20 ft setback is required. The raised portion
of the home is to be 12.4 ft setback where a 20 ft setback is required. The permeable decreases to 71.9% where
a 75% permeability is required, existing is 72.8%.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and permeability.
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Meeting History: 1 Meeting
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