Staff Notes 7/21/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 21, 2020
Site Plan 23-2020 MARY HARRIS & ANNE WALSH
20 Knox Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, elevations and floor plans.
Parcel History:BP 2015-463 Dock
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Requested Action
Recommendation to the Zoning Board of Appeals for a single story 585 sq. ft. addition to an existing 1,875 sq.
ft. home.
Resolutions
1. Recommendation
Project Description
Applicant proposes a single story 585 sq. ft. addition to an existing 1,875 sq. ft. home. New floor area is
proposed to be 3010 sq. ft. (22.1%), and existing is 1,890 sq. ft. (13.1%). Project includes new septic system
and associated site work. Pursuant to Chapter 179-6-065 of the Zoning Ordinance, new construction in a CEA
and expansion of a non-conforming structure shall be subject to Planning Board review and approval.
Variance:
Relief is sought for setbacks, permeability and floor area. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is at 20 Knox Road on a parcel of 0.3 acres.
Arrangement- The site has an existing single family with a footprint of 1,875 sq ft.
Site Design- The project includes a 585 sq ft addition to the existing home and will include a 535 sq ft
basement area. The project includes installation of a new septic system.
Building – The home is an existing one story and will appear as one story when completed as the basement
will not cause a height change to the home.
Site layout and utility plan – The project includes a new septic system. The water supply is drawn from the
Lake as noted on the plans.
Grading and drainage plan, Sediment and erosion control – The plans indicate a stone splash pad at the
eaves of the addition. The pad is to be 3 ft wide and 1 inch in depth.
Landscape plan – The site aerial indicates there is existing trees and a lawn area. No new landscaping is
proposed.
Elevations- The elevations show the exterior of the home and have include the basement area.
Floor plans – The floor plans indicate the home is to have two bedrooms, mudroom area, craft/office room,
great room and kitchen 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 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 addition is to be located 18.1 ft from the front setback where a 30 ft setback is required. The side setback is
to be 10.5 ft where a 20 ft setback is required. Relief from floor area is being requested where 3010 (22.1%) is
proposed where 22% is the maximum allowed. Relief is also being requested for permeability where 67.6% is
proposed and 75% is required existing is 71.8%.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
floor area and permeability.
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Meeting History: 1 Meeting
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