Staff Notes 8/25/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 25, 2020
Site Plan 19-2020 BRIAN HAYWARD
5 Palmer Drive / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, elevation, wetland communications with army corp
Parcel History:SEP 67-2020, AV 36-2019
__________________________________________________________________________________________
Requested Action
Planning Board review and approval to remove an existing 671 sq. ft. home to construct a 1,536 sq. ft. footprint
new home with a floor area of 3,072 sq. ft.
Resolutions
1. PB decision
Project Description
Applicant proposes to remove an existing 671 sq. ft. home to construct a 1,536 sq. ft. footprint new home with a
floor area of 3,072 sq. ft. Project includes site work for new septic, stormwater and driveway. Pursuant to
Chapter 179-3-040 of the Zoning Ordinance, shall be subject to Planning Board review and approval.
Location-The project is located at 5 Palmer Drive on a parcel of 0.26 acres.
Arrangement- There is an existing home of 720 sq ft with porches that is to be removed. The site is noted to
be cleared except for a large red oak.
Site Design- The project is to construct a new 2-story structure in a similar location as the existing one. To
install a septic on the site and a well across the street near the shoreline.
Building – The home is to be 1,536 sq ft and will be two story. The home will have a garage constructed
within the building16 ft 6 1/2 inches X 22 ft 6 inches
Site conditions-The site has an existing home and the parcel is mostly a lawn area. The mapping software
indicates there is an army corp wetland towards the east side of the property. The applicant has submitted
information from a wetland biologist who has evaluated the site and has indicate there are not wetlands on
this property and the wetland area is about 300 ft from the property. The applicant has submitted this
information to the Army Corp where the response indicates there doesn’t appear to be wetlands on the
parcel. The Army Corp further explains for a confirmation the applicant should complete the joint
application. Staff would suggest the applicant submit the joint permit application to confirm no wetlands
permit is needed for the project.
Site layout and utility plan – The plans show the location of the well and septic system. The well is to be
across the street near the shore on a steep portion of the property. The septic system is to be located to the
rear of the property.
Grading and drainage plan, Sediment and erosion control – The site has minimal grading and will have
erosion control measures installed for construction. The plans show a north and south eave trench to address
stormwater. The project has been referred to the Town Engineer for review and comment.
Landscape plan – no landscaping is proposed on the site or shoreline.
Shoreline Buffer requirements under Section 179-8-040
o
-Minimum width 35 ft (Hudson River)
-For every 700 sq ft of shoreline buffer area –one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover -7 – 24 inch native shrubs; 14 herbaceous plants
Project site
-50 ft of shoreline per survey
-Shoreline buffer 50 ft X 35 ft width is 1,750 sq ft
-Shoreline buffer -1,750 /700 =2.5 round up to 3 –three large trees at 3inch diameter
-Ground cover -1,750/350 =5 (X7) =35 native shrubs and 5(X14) herbaceous plants=70
Elevations – The elevations show the home to be 28 ft and includes a crawl space.
Floor plans- The floor plans show the kitchen, living area and garage on the first floor. Then on the second
floor is a sitting area and bedrooms (2)
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, 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.
Nature of Variance
GRANTED 08/19/2020
. The applicant proposes a new home to be constructed. The setbacks are to be 15.1 ft
to the North side of the property and 2.9 ft to the south property line where a 15 ft setback is required. Relief is
also requested for floor area where allowable is 2,491.6 and 3,072 sq ft is proposed.
Summary
The applicant has completed a site plan application for the development of lot with a new home. Staff would
suggest requesting additional information about the site plantings. Also, Staff would suggest the applicant
apply for the Army Corp permit confirm the site has no wetlands.
st
Meeting History: 1 Meeting
Meeting History: PB: 8/18/20; ZBA: 8/19/20;
- 2 -