Staff Notes 9/22/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 22, 2020
Site Plan 41-2020 WILLIAM & KATHLEEN BOSY
53 Assembly Point Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, elevations, floor plans, septic information, survey
Parcel History:Septic alteration 2019
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Requested Action
Application to be Tabled to the Second Planning Board meeting in November pending Zoning Board of
Appeals meeting.
Planning Board review and approval to demo existing home of 2,537.3 sq. ft. FAR and to construct a new home
of 3,065.3 sq. ft. FAR.
Resolutions
1. PB decision
Project Description
Applicant proposes to demo existing home of 2,537.3 sq. ft. FAR and to construct a new home of 3,065.3 sq. ft.
FAR. The project includes construction of a 384 sq. ft. detached garage, installation of new lawn area, patio
areas and driveway. Pursuant to Chapter 179-3-040, 179-6-065, 179-6-050 & 179-8-040 of the Zoning
Ordinance, new floor area in a CEA, hard surfacing within 50 ft. of shoreline and shoreline buffers shall be
subject to Planning Board review and approval.
Staff Comments
Location-The project site is at 53 Assembly Point Road on a 0.22 ac parcel.
Arrangement- The existing home of 2,537.3 sq ft floor area is to be removed and a new home of 3,065.3 sq
ft is to be constructed. The project includes removal of sheds and construction of a 384 sq ft detached
garage and site work for the septic, driveway area etc.
Site Design- The new home is to be in a similar location as the previous home.
Building – The project includes removal of an existing home and to construct a new home with a floor area
of 3065.3 sq ft and a footprint of 1769.5 with porches of 284 sq ft. The new garage footprint is 384 sq ft.
There are two sheds also being removed from the project.
Site conditions-The lot is a sloping lot towards the lake 336.5 ft first floor to the open deck ground elevation
of 331.5 ft. The site plan indicates the area close to the shore of 15 ft wide area is to remain vegetative and
much of the remain site will be disturbed for the house construction, stormwater management, garage
construction and installation of septic system.
Site layout and utility plan – The plan submission includes a septic plan that notes the water is drawn from
the lake and there are no wells within 200 ft.
Sediment and erosion control, Grading and drainage plan-The plans shows area of silt fence for
construction, the home is to be guttered and directed to drywells, the driveway area and the entry patio area
are to be permeable pavers.
Landscape plan – The applicant has indicated a 15 ft wide vegetative buffer is to remain, the plans indicated
there are two 9 inch cedars at the shoreline that were to remain. There is a 22 inch cedar that is to be
removed that is near the new home. Below are the guidelines from the shoreline buffer code section
Shoreline Buffer - Section 179-8-040
o
-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
-45 ft of shoreline per survey
-Shoreline buffer 45 ft X 35 ft width is 1575 sq ft
-Shoreline buffer area -1575 /700 = 2.25 round up to 3 –three large trees at 3inch diameter
-Ground cover -1575/350 =4.5round up to 5 (X7) =35 native shrubs and 5 (X14) herbaceous plants=70
Elevations-The elevations show a two story home with a crawl space. The home is to be 27 ft 8 inches
Floor plans-The floor plans show the first floor with the great room kitchen and master bedroom. Then the
second floor with three bedrooms and a balcony looking over the great room.
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, 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
ZBA tabled the application. 9/16/2020. The applicant proposes a new home where relief is requested for
setbacks, floor area, and permeability. The shoreline setback is to be 49 ft where a 50 ft setback is required.
Side setback of 5.1 ft north and 8.0 ft from the south where 12 ft is required. Permeability relief where 66.6% is
proposed and 75% is required. Floor area proposed 3,065.3 sq ft where 2098.8 sq ft floor area is the maximum
allowed.
Summary
The Planning Board is to table the application to the second Planning Board meeting in November. The Zoning
Board was concerned about the amount of relief requested for Floor Area.
Meeting History: PB: 9/15/2020; ZBA: 9/16/2020;
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