Staff notes for 10/20/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 20, 2020
Site Plan 43-2020 MICHAEL & MARY JANE BERNHOLZ
Assembly Point Rd. (across from #47) / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, survey, site plans, building elevations and floor plan
Parcel History:n/a
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Requested Action
Planning Board review and approval for construction of a single family home with a garage of 30 ft. x 36 ft.,
and a second floor also 30 ft. x 36 ft. for two bedrooms – home noted as a carriage house.
Resolutions
1. PB decision
Project Description
Applicant proposes construction of a single family home with a garage of 30 ft. x 36 ft., and a second floor also
30 ft. x 36 ft. for two bedrooms – home noted as a carriage house. Proposed footprint of 1080 sq. ft., new floor
area 2,160 sq. ft. Project includes re-grading the parcel and installation of a well and septic. Pursuant to
Chapter 179-6-065 of the Zoning Ordinance, new floor area in a CEA shall be subject to Planning Board review
and approval.
Staff Comments
Location-the parcel is located on Assembly Point Road and at this time does not have a 911 address. The
lot is located across from #47 Assembly point Road and is a 0.30 acre parcel.
Arrangement- The site is currently vacant where the site would be graded for construction of the new home.
Site Design- The new home would be located within the building footprint, a new on-site septic system to
be installed and a new well.
Building – The home is to be 1,080 sq ft foot print with a floor area of 2,160 sq ft. The bottom floor is to be
the garage area and the second floor is to be the bedrooms and kitchen area.
Site conditions-The project plan shows site work for the entire parcel.
Grading and drainage plan, Sediment and erosion control-The plans show a gutter to be installed with a
down spout and splash pad. In addition, to be installed is a shallow vegetated detention area. The
submission materials have been provided to Chazen for review and comment.
Landscape plan-The planting plan indicated 10 evergreen plantings at 5-6 ft in height. A plant listing for
the detention area was not provided. The board may discuss plantings for the site.
Site lighting plan-The plans do not include lighting details – the board should consider noting lighting is to
be compliant with downcast fixtures.
Utility details-The plans indicate a new well to be installed and a new on site septic system to be installed on
the site.
Elevations-The plans show the view of each side of the building. The plans include an open deck on the
second floor.
Floor plans-The floor plans show an open floor plan on the first floor for the garage area and two bedrooms
nd
on the second floor. The plans show stairs on the exterior and interior to access the 2 floor.
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.
Summary
The applicant has completed a site plan application for the construction of a new home and associated site work.
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Meeting History: 1 Meeting
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