Staff Notes for 11/17/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 17, 2020
Site Plan 52-2020 MICHAEL & JUDITH MCMAHON
28 Bay Parkway / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, survey, site drawings, elevations and floor plans
Parcel History:SP 70-2017 3,638 sq. ft. home
__________________________________________________________________________________________
Requested Action
Planning Board review and approval to demo an existing home and garage to construct a new home.
Resolutions
1. PB decision
Project Description
Applicant proposes to demo an existing home and garage to construct a new home of 3,630 sq. ft. floor area and
a footprint of 2,605 sq. ft. The project includes site work for the house project and shoreline area including
installation of new plantings. Project includes permeable paver driveway area, patio area site plantings and
pathway. Pursuant to Chapter 179-6-065 and 179-6-050 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 approval.
Staff Comments
Location-The project site is located at 28 Bay Parkway on a 0.38 acre parcel.
Arrangement- The plans indicated a single family home and detached garage are to be demolished and a
new home to be constructed.
Site Design- The plans show there is to be a permeable patio and walk area on the shoreline side of the
property and on then permeable driveway and walkway to the home on the roadside. The plans show the
rain garden areas and stormwater areas. Also, include is the 35 width shoreline area to be planted.
Building – The new home is to be 2,525 sq ft with 80 sq ft of deck area. The new home is to be 27.81 ft in
height. The new floor area is to be 3,630 sq ft. The new home is to be located within the require setbacks
and is further from the lake than the home being demolished.
Site conditions- A majority of the site is to be disturbed, 14,800 sq ft, will be regraded for the site work to
place the home, stormwater, site plantings, septic permeable paver paths-patio and driveway.
Grading and drainage plan, Sediment and erosion control-The plans show the location of the silt fence on
the site and limits of disturbance. The plans show removal of timber retaining walls near the shoreline. The
plans indicate shoreline boulders to be removed as well – which as noted are subject to NYSDEC/ Army
Corp permit. The application materials have been provided to Chazen for engineering review and comment.
Landscape plan -The plans show there are three existing trees at the shoreline and the narrative indicates
shoreline buffering to be installed. The plans indicate and area with a sloped rock garden with shoreline
buffer plantings. The plans indicated areas with new plantings including 1 large tree, 20 shrubs and 40
herbaceous plants in the mulched planting bed and then 4 shrubs in the rock garden area. Below are the
guidelines from the shoreline buffer code section, Section 179-8-040
-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
-123 ft of shoreline per survey (note the plans show the existing dock and boathouse to remain that takes
a portion of the shoreline)
-Shoreline buffer 123 ft X 35 ft width is 4305 sq ft
-Shoreline buffer area -24305 /700 = 6.2 round up to 7 – seven large trees at 3 inch diameter
-Ground cover -4305/350 =12.3 round up to 13 (X7) =91 native shrubs and 13 (X14) herbaceous
plants=182
Utility details-The plans indicate a new septic system is to be installed for the home and water is to be
drawn from the lake.
Elevations-The plans show a 2 story structure with a crawl space area. The height of the home is to be
27.81 ft.
Floor plans-The plans show the first level to include the garage, master bedroom, kitchen and living area.
Then the second floor includes three bedrooms, area open to first floor and access to attic area
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, 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 development of a 0.38 acre parcel with the demo of
the existing garage and home then the construction of a new home with associated site work and shoreline
work.
st
Meeting History: 1 Meeting
- 2 -