Staff Notes 12/15/2020
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2020
Site Plan 58-2020 BONNIE ROSENBERG
73 Knox Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, survey, site plans, architectural plans
Parcel History:AV 48-2020
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Requested Action
Recommendation to the Zoning Board of Appeals to construct two residential additions.
Resolutions
1. Recommendation
Project Description
Applicant proposes to construct two residential additions. Northside addition of 64 sq. ft. is on upper level.
Southside addition is two story, 370 sq. ft. footprint with 740 sq. ft. floor area. Project includes new
wastewater, stormwater management and reduction of decks and floor area. The site has one main house and
two cottages – 1,855 sq. ft. footprint. No changes to existing cottages on site. Pursuant to Chapter 179-3-040 &
179-6-065 of the Zoning Ordinance, new floor area in a CEA shall be subject to Planning Board review and
Variance:
approval. Relief is sought for setbacks and floor area. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 73 Knox Road and the parcel is 0.48 acres.
Arrangement- The site has an existing main home and two cottages on the property.
Site Design- There are two additions proposed to the existing home with a new septic system to be installed
to be used for three buildings on the site.
Building – The existing home is3092 sq ft floor area and is proposed to be 3,526 sq ft floor area. The two
cabins are to remain the 2 bedroom cabin is 1,143 sqf and the 1 bedroom cabin is 522 sq ft. The project
includes reduction of an existing covered porch by 2 ft (503 sq ft to be removed). There are two additions
where the one on the north is to 64 sq ft and is on the upper level of the home and the second addition is 370
sq foot print and is two story for a floor area of 740 sq ft . (Note drawing shows part of the 740 sq ft within
the existing home so the actual floor area added is about 454 sq ft). The existing homes on the site exceed
the floor area at 4,802 sq ft. the new floor area proposed is 5,191 sq ft variance relief is requested for floor
area greater than 4,600 sq ft
Grading and drainage plan, Sediment and erosion control-The plans show two shallow grass depressions to
accommodate stormwater water management on the site. The application materials have been provided to
the engineer for review and comment.
Landscape plan-The applicant has provided a plan with the existing planting on the site within the shoreline
buffer. In addition, the applicant will have supplemental plantings around the residence when construction is
completed. 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
-100 ft of shoreline per survey
-Shoreline buffer 100 ft X 35 ft width is 3500 sq ft
-Shoreline buffer area -3500 /700 = 5–five large trees at 3inch diameter
-Ground cover -3500/350 = 10 - 10 (X7) =70 native shrubs and 10 (X14) herbaceous plants=140
Shoreline Cutting restrictions- Section 179-6-050
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Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
100 ft Shoreline X 30%= 30 feet 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-The applicant has indicate the site lighting is typical residential lighting
Utility details-The project includes a new septic system to be installed. The existing main home is to have
four bedrooms and the 2 bedroom and 1 bedroom cabins are to remain as is.
Elevations-The plans show the east and west elevations of the home.
Floor plans-The floor plans show the upper level and lower level with the additions
Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, k.
topography, 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 two additions and a reduction of a wooden deck area of an existing home the South side
addition is to be 16 ft from the property line where a 20 ft setback is required. The shoreline setback is
proposed to be 41 ft where a 50 ft setback is required. The floor area is proposed to be 24.8% (5,191 sq ft)
where 22% (4,600 sq 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, side and floor area.
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Meeting History: 1 Meeting
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