Staff Notes for 11/17/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 17, 2020
Site Plan 51-2020 PETER SHEEHAN (CO-TRUSTEE)
31 Birch Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawings, elevations and floor plans
Parcel History:SP 76-2012 demo and rebuild sf home, 89508-2020 replace dock, AV 42-2020
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Requested Action
Recommendation to the Zoning Board of Appeals for a 224 sq. ft. sunroom addition to an existing home of
4,279 sq. ft. floor area.
Resolutions
1. Recommendation
Project Description
Applicant proposes a 224 sq. ft. sunroom addition to an existing home of 4,279 sq. ft. floor area. The new floor
area proposed is 4,503 sq. ft. The project includes a new open deck of 224 sq. ft. above the sunroom. Pursuant
to Chapter 179-4-080, 179-3-040, 179-6-065, 179-6-050 and 179-13-010 of the Zoning Ordinance, new floor
area in a CEA and hard surfacing within 50 ft. of shoreline shall be subject to Planning Board review and
Variance:
approval. Relief is sought for dimensional requirements. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located at 31 Birch Road –Glen Lake on a parcel of 0.83 acres.
Arrangement- The site has an existing home of 2,528 sq ft foot print and a 4,279 sq ft floor area a portion of
the home and patio area are to be removed to construct the new sunroom.
Site Design- The project area has an existing porch area that is to be removed. The new sunroom is to be
located in a similar location with an eave trench installed to the front of the addition.
Building – The addition to the home is a 224 sq ft sunroom with a 224 sq ft open deck above. The roof of
the sunroom is pitched to the front of the addition. The sundeck is accessed from the upstairs of the home
there are no exterior stairs.
Site conditions-The home was constructed within the past 5 years where much of the site has been
completed within today’s standards for stormwater management. The plans note a stoned drainage area
around the existing residence and the blacktop drive area.
Site layout and utility plan-The house site is served by an on-site septic and a well. The applicant provided
a septic certification as part of the application.
Grading and drainage plan, Sediment and erosion control-The plans show the silt fence area to be installed
where the sunroom is to be installed. In addition the applicant has shown an eave trench to be installed to
accommodate the stormwater from the roof area.
Landscape plan-The plans indicate existing shoreline vegetation to remain. The south side vegetation area
extends to the property line and the north side vegetation area is a smaller pocket. The applicant has
indicated what is within the vegetation area. Below are the guidelines from the shoreline buffer code
section, Section 179-8-040
-Minimum width 20 ft (Glen Lake)
-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
-115 ft of shoreline per survey
-Shoreline buffer 115 ft X 20 ft width is 2300 sq ft
-Shoreline buffer area -2300 /700 = 3.3 round up to 4 –four large trees at 3inch diameter
-Ground cover -2300/350 =6.6 round up to 7 (X7) =49 native shrubs and 7 (X14) herbaceous plants=98
Elevations-The elevations indicate the height is to be 13+ ft from the floor of the sunroom to the top porch
rail. The rail on the upper deck area is 3 ft.
Floor plans-The floor plan is open area with doors on the north and south side.
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, 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 sunroom addition is located 45.6 ft from the shoreline where a 50 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setback to
the shoreline.
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Meeting History: 1 Meeting
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