Staff Notes for 2/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 16, 2021
Site Plan 10-2021 MICHAEL LOUGHREY
11 Sign Post Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: applications, elevations, architectural
Parcel History:2010-226 dock, 2010-512 dock, SEP-0778-2020, AV 9-2021
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Requested Action
Recommendation to the Zoning Board of Appeals for 169 sq. ft. of new living space on upper level of existing
home.
Resolutions
1. Recommendation
Project Description
Applicant proposes 169 sq. ft. of new living space on upper level of existing home. The existing home is 706 sq.
ft. with 81 sq. ft. deck/porch area (footprint) with a floor area of 1,372 sq. ft. and proposed 1,541 sq. ft. floor
area. Pursuant to Chapter 179-3-040, 179-13-010 & 179-6-065 of the Zoning Ordinance, new floor area in a
CEA and expansion of a non-conforming structure shall be subject to Planning Board review and approval.
Variance:
Relief is sought for setbacks and expansion of a non-conforming structure. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located at 11 Sign Post Road off of Route 9 L on a 0.85 acre parcel.
Arrangement- The site has an existing home and dock.
Site Design- The project includes an upper level addition of 169 sq ft. There are no changes to the site.
Building – The existing home is 706 sq ft with an 81 sq ft porch/deck area with an existing floor area of
1,372 sq ft. The new floor area is to be 1,541 sq ft.
Grading and drainage plan, Sediment and erosion control-There are no new stormwater controls being
installed as the applicant has indicated when the dock was installed stormwater management was part of the
dock project. Staff has not found details of the project for the dock other than dock construction. Staff
would suggest confirmation that an eave trench is installed as part of the project.
Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has indicate there is an existing tiered landscaping towards the shoreline. There are no
changes to the shoreline planting area. The applicant has indicated during the construction of the dock there
was requirements for the shoreline and stormwater in the area – no records of this information have been
found. 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
-96 ft of shoreline per survey
-Shoreline buffer 90 ft X 35 ft width is 3,150 sq ft
-Shoreline buffer area -3,150 /700 = 4.5 round up to 5 –five large trees at 3 inch diameter
-Ground cover -3,150/350 = 9 round up to 9 (X7) = 63 native shrubs and 9 (X14) herbaceous plants=126
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
90 ft Shoreline X 30%= 27 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.
Utility details-The applicant recent received a septic variance to maintain a holding tank on the site.
Elevations-The plans show the elevation of the new addition area and photos were included
Floor plans-The floor plans indicate the upper level has a bedroom and the addition is to be a study area
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–Staff finds it reasonable to request a waiver of the items other than stormwater
management. The applicant has indicated stormwater management was part of a dock project and
information is not been part of the plans submitted for the dock - noting another agency may have
requested. Staff would suggest at minimum an eave trench to be installed or some other stormwater
control for the new roofline be part of the project.
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 addition is to be 18 ft 7 in from the north property line where 20 ft setback is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and the second garage.
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Meeting History: 1 Meeting
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