Staff Notes 8/18/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 18, 2020
Site Plan 32-2020 FRANK & CINDY STECIUK
Freshwater Wetlands 2-2020 62 Country Club Road / MDR – Moderate Density Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, elevations and floor plans, aerial and site photos.
Parcel History:SUB 5-1983, 99525-7894 sf home; 2002-200 shed; 2003-166 deck & porch;
2003-178 pool, 2015-023 alterations;
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Requested Action
Recommendation to the Zoning Board of Appeals for a second dwelling of a two story structure of 2,196 sq. ft.
footprint. The building use includes two vehicle garage and a living space with a recreation area on the second
floor.
Resolutions
1. Recommendation
Project Description
Applicant proposes a two story structure of 2,196 sq. ft. footprint. The building use includes two vehicle garage
and a living space with a recreation area on the second floor. The project construction of a new building occurs
within 100 ft. of a designated wetlands requiring a site plan and a freshwater wetland permit. The site has an
existing 2,898 sq ft (footprint) 2-story home with an unfinished basement and attached garage. Also the site has
a 150 sq ft +/- shed to be removed. Pursuant to Chapter 179-4-010 and 95 of the Zoning Ordinance, work within
100 ft. of wetlands shall be subject to Planning Board review and approval. Variance: Relief is sought to have
two dwellings on one parcel where only one is allowed. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 62 Country Club Road and the property is 2.02 acres
Arrangement- The site has an existing home, shed and pool area.
Site Design- The proposed project includes removal of the existing shed to construct the second dwelling.
As a portion of the building is to be a pool room the fence around the current pool will be adjusted to
connect to the new building.
Building – The second home is to be 2,196 sq ft and is to be located rear of the property.
Site conditions-The site has an existing manmade pond in the front yard with the remaining yard to be
maintain the existing trees and vegetation at the border areas then lawn and garden areas.
Grading and drainage plan, Sediment and erosion control-The project will disturb about 12,000 sq ft. The
plans show rear lawn area and the front lawn area are the drainage locations. The new building stormwater
is to be addressed with an eave trench at the north side of the building and a stone bed on the west side of
the building. The project has been referred to the Town Engineer for review.
Landscape plan-no new landscaping is proposed.
Utility details-The new dwelling is to have a septic system installed towards the front of the existing home.
The new home is to connect to the existing municipal water service.
Elevations-The elevations show the pool house to have two garage bays on the east side (vehicle parking)
and one garage door on the west side (to assist with storage). The building is to be 23 ft 11 inches.
Floor plans-The floor plans show the main floor to be garage, pool room area and storage area. The second
floor has a bedroom, kitchenette and sitting area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, l. landscaping, 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.
Freshwater Wetlands
The project site has designated DEC wetlands on the site and work is within 100 ft of the wetland. The parcel is
adjacent to the Warren County Bike Trail. The permit application indicates the wetland adjacent to the bike
trail is use as a low-lying drainage channel. The new construction is to occur about 92 ft from the wetland area
and grading to occur within 75 ft of the wetland area. The applicant has identify the wetland area from site nd
aerial photos –specific information from DEC has not been obtained on the wetland boundary location. Staff
would suggest the applicant obtain supporting information from NYSDEC of the wetland location relation to
the project.
Nature of Variance
The applicant proposes a second dwelling to be constructed. Relief is requested for a second dwelling where
only one is allowed per lot.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested a second
dwelling. Also, Staff would suggest the applicant apply for the Army Corp permit confirm the location of the
wetlands.
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Meeting History: 1 Meeting
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