Staff Notes 12/15/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2020
Site Plan 59-2020 PENELOPE D. TOWNSEND
32 Bean Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan map, survey
Parcel History:SP 34-1994, SEP 50-2019, 758-2005 Deck, RC 739-2018 guest house, RC 540-2019
Alterations, SP 68-2019 renovations, AV 47-2020
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Requested Action
Recommendation to the Zoning Board of Appeals to remove an existing 573 sq. ft. detached garage to construct
a 676 sq. ft. footprint garage with storage above.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove an existing 573 sq. ft. detached garage to construct a 676 sq. ft. footprint garage
with storage above. Floor area of garage is 1,352 sq. ft., height to be 22 ft. The project includes a covered
walkway connecting house to new garage. The existing home is 4,332 sq. ft. footprint with porches. New floor
area is 7,220 sq. ft. Pursuant to Chapter 179-6-065 of the Zoning Ordinance, new floor area in a CEA shall be
Variance:
subject to Planning Board review and approval. Relief is sought for height. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 32 Bean Road on a 1.14-acre parcel.
Arrangement- The site has an existing 2 story home, a 1 story guest house, a shed and a detached garage.
The detached garage is to be removed and to be replaced with a new detached garage.
Site Design- The new detached garage is to be placed in a similar location to the existing garage and will
have a covered walkway to the existing home.
Building – The garage is to be 676 sq ft footprint with a floor area of 1,352 sq ft where the second floor is
for storage. The garage is to be 22 ft in height at the garage front and 20 ft at the garage rear.
Grading and drainage plan, Sediment and erosion control-The applicant has shown a shallow stormwater
infiltration area and pvc pipe from the garage to the infiltration area.
Landscape plan-There are no landscaping changes to the site proposed. The existing shoreline plantings will
remain.
Utility details-The plans do not indicate if there will be electric or water connection.
Elevations-The applicant has provided the exterior views of the garage
Floor plans-The floor plans show the garage area and the second story storage area. The storage area is
accessible from the interior stairs.
Waivers-Planning staff has reviewed the applicants request for waivers that include items h. signage, j.
stormwater, k. topography, l. landscaping, 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 applicant proposes a new detached garage to be 22 ft in height where 16 ft is the maximum height for an
accessory structure.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for height.
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Meeting History: 1 Meeting
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