Staff notes for 2/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 16, 2021
Site Plan 42-2020 BILL POGONOWSKI
24 Russell Harris Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan, floor plan and elevations, survey map
Parcel History:AV 27-1999, AV 28-1999
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Requested Action
Planning Board review and approval for a 672 sq. ft. detached garage with a floor area of 1,114 sq. ft. and
associated site work.
Resolutions
1. PB decision
Project Description
Revised: Applicant proposes construction of a 672 sq. ft. detached garage with a floor area of 1,114 sq. ft. and
associated site work. Existing home is 1,954 sq. ft. (footprint) with a floor area of 3,195 sq. ft. The new garage
is to be 18’ 10 ¾” in height. Project includes combining two lots. 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 approval.
Staff Comments
Location-The project is located at 24 Russell Harris Road on an area of 0.41ac where two lots are being
combine as part of the project.
Arrangement- The site has an existing home of 1,954 sq ft footprint and a floor area of 3,195 sq ft. where
the new garage is located near Russel Harris Road.
Site Design- The project work is focused in the garage area of 672 sq ft, the eave trench area, and additional
pavement to the existing asphalt drive.
Building – The new garage is a 1 1/2 story of 672 sq ft foot print and a storage area in the upstairs storage
area. The building is to have exterior stairs to access the storage area upstairs. The garage has been reduced
from 23 ft 3 inch height to 18 ft 10 ¾ inch height.
Grading and drainage plan, Sediment and erosion control-The plans do not identify erosion control
measures during construction, appropriate control measures should be installed during construction,
Landscape plan- Shoreline Buffer – The applicant has indicated all work on site is for the garage and no
work to be at the shoreline. The real property photo from 2016 indicate there are some trees in the shoreline
area, shrubs, vegetated lawn area with rocks also. 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
-45 ft of shoreline per survey
-Shoreline buffer 45 ft X 35 ft width is 1575 sq ft
-Shoreline buffer area -1575 /700 = 2.25 round up to 3 –three large trees at 3inch diameter
-Ground cover -1575/350 =4.5round up to 5 (X7) =35 native shrubs and 5 (X14) herbaceous plants=70
Utility details-The information submitted indicates there is no water or sewer connections to the garage.
The plans should reflect if there will be electric and if there are exterior lighting.
Elevations-The plans show the elevations of the new garage – with two garage doors, an open layout,
exterior stairs and upstairs storage.
Floor plans-The floor plans show an open layout with an open floor plan on the first floor, and a storage
area on the second floor accessed by the exterior stairs with a door at the top of the stairs.
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.
Staff would suggest building lighting to be code compliant and or noting if the garage is to have
electricity/water connection, stormwater details of eave tranches should be included on the plans. Other
items are acceptable waivers as the location of the new garage is on level area and not near the shoreline.
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 Area Variance
Granted 1/20/2021. The applicant proposes a 672 sq ft footprint garage with a total site floor area of 4,309 sq ft
where the maximum allowed is 3,956 sq ft. Relief is also requested for height where 16 ft is the maximum
height for a garage and 18 ft 10 ¾ inches is proposed.
SUMMARY
The applicant has completed a site plan review application for the construction of a garage with associated site
work. The revised plans show the garage height has been reduced. The parcels are to be merged as part of the
project. The Board may request additional clarification in regards to eave trenches for stormwater and erosion
control to be included on the plan, if the garage will have electricity and or water connection.
Meeting History: PB: 10/20/2020, 12/22/2020; ZBA: 10/21/2020, 1/20/2021;
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