Staff Notes 12/15/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2020
Site Plan 57-2020 ROCKHURST, LLC
Assembly Point Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawings, elevations, floor plan, stormwater management, survey
Parcel History:AV 22-2020, AV 8-1993, SUB 5-1993, SP 81-2011, AV 49-2020
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals to demolish existing buildings to construct a new single
family home with 2,400 sq. ft. footprint and 4,300 sq. ft. floor area with exterior patio areas.
Resolutions
1. Recommendation
Project Description
Applicant proposes to demolish existing buildings to construct a new single family home with 2,400 sq. ft.
footprint and 4,300 sq. ft. floor area with exterior patio areas. Project includes site work, fill and grading,
stormwater management, shoreline landscaping, new septic and water supply from Lake George. Pursuant to
Chapter 179-6-065 & 179-6-050 of the Zoning Ordinance, construction in a CEA and hard surfacing within 50
Variance:
ft. of shore shall be subject to Planning Board review and approval. Relief is sought for setbacks
and height. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located on Assembly Point Road and is a 1.01 acre parcel. The address is known as
10 Polk Drive.
Arrangement-The project includes the demolition of two existing buildings on the parcel and to construct a
new home and associated site work.
Site Design- The project site of 1.01 ac includes disturbance of 0.78 ac and will include new septic system,
stormwater management, shoreline landscaping and a new home.
Building – The new home is to have a 2,400 sq ft foot print that includes an attached garage; the floor area
is to be 4,300 sq ft and includes both floors. There are two patio areas noted that are to be permeable
pavers. The home is to be 29 feet 10 inches because there is fill to be brought in for the placement of the
home.
Traffic- The applicant has included information about two driveway areas – one is to be used for the project
lot and the second is for a future project. The project lot driveway is to be 2,200 sq ft asphalt area. The
future driveway area on the lot is to be 4,000 sq ft – this is included in the impermeable and permeable
calculation where the site is to be 79.3 % permeable. The site would be compliant with the requirements of
75% permeable.
Grading and drainage plan, Sediment and erosion control-The plans show a shallow grassed swale to
accommodate the stormwater management on the site. The project disturbs more than 15,000 sq ft and is
considered a major project. The submission has been provided to the engineer for review and comment.
Landscape plan-The applicant has provided a landscape plan with a mix of hardwoods, deciduous, shrubs
and plantings. In addition, there are many species of plantings left at the shoreline including ash oak and
maple. The applicant has included 19 large trees where 14 are calculated, approximate shrubs and plantings
include 183 where over 500 are calculated per the shoreline buffer. In addition, the plans show plantings and
shrubs to remain on the site. 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
-272 ft of shoreline per survey
-Shoreline buffer 272 ft X 35 ft width is 9520 sq ft
-Shoreline buffer area -9520 /700 = 13.6 round up to 14 –fourteen large trees at 3 inch diameter
-Ground cover -9520/350 = 27.2 round up to 28 (X7) =196 native shrubs and 28 (X14) herbaceous
plants=392
Shoreline Cutting restrictions- Section 179-6-050
o
Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
272 ft Shoreline X 30%= 81.6 feet reduced to 75 ft of the shoreline buffer cut to allow a view, access
and to reduce runoff (such as angled across the lot).
Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
Site lighting plan-There is no lighting information. Staff recommends the plan references residential
lighting to be code compliant with down cast fixtures.
Utility details-The plans include a new on-site septic system and drinking water will be drawn from the lake.
The project includes a land swap of 1,600 sq ft so the septic can be located in a compliant location.
Elevations-The elevations provided show the views from each side of the building. The west elevation
shows the height of 29 feet 10 inches where a variance is requested for height. The floor plans indicate
there is a screen porch and there is not to be a pergola
Floor plans-The first floor shows the attached garage, bedroom, kitchen with dining area, screen porch area.
The second floor has three bedrooms, bathrooms and attic area. There is a basement however it is less than
5 ft per the representatives.
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.
Nature of Variance
The applicant proposes a new home to be located 50 ft from the shoreline where a 75 ft setback is required due
to the original subdivision shoreline setback requirements. The home is to be 29 feet 10 inches where 28 ft is
the maximum allowed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setback to
the shoreline and height.
st
Meeting History: 1 Meeting
- 2 -