Staff Notes 7/21/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 21, 2020
Site Plan 21-2020 DAVID HARTMANN
51 Assembly Pt. Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, survey, elevations, stormwater
Parcel History:SP 71-2014, AV 74-2014, RC-0749-2019, 2010-275 dock
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Requested Action
Recommendation to the Zoning Board of Appeals to remove a 1,513.2 sq. ft. home (footprint) to construct a
1,771.6 sq. ft. (footprint) home with a floor area of 3,474.5 sq. ft.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove a 1,513.2 sq. ft. home (footprint) to construct a 1,771.6 sq. ft. (footprint) home
with a floor area of 3,474.5 sq. ft. The new home to have full basement, a portion to be less than 5 sq. ft.
Project includes new septic and site work. Pursuant to Chapter 179-3-040 of the Zoning Ordinance, work within
50 ft. of 15% slopes and new floor area in a CEA shall be subject to Planning Board review and approval.
Variance:
Relief is sought for setback, height and floor area. The Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Location- the project site is located at 51 Assembly Point Rd on 0.28 ac parcel.
Arrangement- The applicant proposes to demo the existing home and site disturbance includes much of the
site for construction of the home, stormwater management, plantings and installation of a septic system.
Building – The new home is to be constructed in a similar location as the existing home. The home has a
basement level, a main level, and second story. The shoreline side of the home is to have a screened in
porch and the road side to have an open porch. There are steps from the screen porch on the southside
appear to be built into the topography.
Site conditions-The shoreline area is noted as having 15% or greater slope and the remainder of the parcel is
noted at elevations 331-336 approximately. The plans indicate the existing shed of 161.6 sq ft is to be
removed. The plans indicate there is an existing gravel driveway looks to remain – the gravel driveway
square footage should be noted on the drawing.
Grading and drainage plan and Sediment and erosion control – The plans show two rain garden areas to be
installed near the shoreline area above the steep area.
Landscape plan – The plans show the location of rain gardens near the shoreline. The real property photos
show the existing trees and vegetation at the shoreline sloped area.
Shoreline Buffer requirements under Section 179-8-040
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-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
-56 ft of shoreline per survey
-Shoreline buffer 56 ft X 35 ft width is 1960 sq ft
-Shoreline buffer -1960/700 =2.8 round up to 3–three large trees at 3inch diameter
-Ground cover -1960/350 =5.6 round up to 6 (X7) =42 native shrubs and 6 (X14) herbaceous plants=84
Utility details – There is a new septic system to be installed as shown on plans.
Elevations- The elevations show the view of each side of the home
Floor plans – The floor plans show each floor – the basement is broken into two sections with one section
over 5ft to be the game room with a bathroom and the other section is less than 5 ft to be the location of the
mechanicals. The main level is to have the kitchen, laundry, master bedroom and screen in porch facing the
shoreline. The second floor is to have 3 bedrooms with two of the bedrooms to access an open balcony area.
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 Area Variance
The applicant proposes to construct a single family home and relief is requested for shoreline setback where
52.65 is the required setback as the average of the two adjoining homes and 52.3 ft. is proposed; side setbacks
where 15 ft. is required and 6.2 ft. is proposed for the north side and 13.1 ft. on the south side; height where 28
ft. is the maximum and 30 ft 4 ¼ inch. is proposed; and floor area ratio where 22% is the maximum allowed and
28.12% is proposed. The applicant had a similar application in 2014 where the request for setbacks and floor
area have been reduced in the current 2020 application.
Summary
The PB is to provide a recommendation to the ZBA in regards to the applicants request for relief from height,
shoreline setback, side setback and floor area ratio.
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Meeting History: 1 Meeting
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