Staff notes for 2/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 16, 2021
Site Plan 7-2021 ADK DEVELOPERS AND BUILDERS
123 Seelye Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, elevations, floor plans, survey, shoreline and stormwater management
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Parcel History:AV 25-1991 addition; AV 17-1996, SP 3-1993, SP 10-1996 all re: 2 story; AV 5-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to remove a 4,709 sq. ft. home and a 258 sq. ft. portion of the
existing garage to construct a new home of 2,440 sq. ft. with 514 sq. ft. porch/deck area footprint with a floor
area of 5,108 sq. ft. home including an attached garage and to maintain a 720 sq. ft. detached garage.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove a 4,709 sq. ft. home and a 258 sq. ft. portion of the existing garage to construct a
new home of 2,440 sq. ft. with 514 sq. ft. porch/deck area footprint with a floor area of 5,108 sq. ft. home
including an attached garage and to maintain a 720 sq. ft. detached garage. Site work is proposed for much of
the site to include driveway area, septic system, new home with a deck and site plantings and shoreline
plantings. Pursuant to Chapter 179-3-040 & 179-5-020 of the Zoning Ordinance, new floor area in a CEA shall
Variance:
be subject to Planning Board review and approval. Relief is sought for setbacks and second garage.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is at 123 Seelye Road on a 0.61 acre parcel.
Arrangement- The existing home is to be demolished and a new home is to be constructed. The project
includes maintaining an existing garage. A majority of the site will be redeveloped.
Site Design- The site will include new landscaping, stormwater management, septic system
Building – The new home is to be to have a footprint of 2,440 sqft and 514 sq ft of deck/porch area. The
Floor area is to be 5,108 sq ft. The existing garage to remain is 720 sq ft.
Site conditions-The project includes site disturbance of 12,000 sq ft as well as the area for the septic system.
Grading and drainage plan, Sediment and erosion control-The plans indicated rain gardens and stone
infiltration areas are to be installed. The plans also show silt fence to be installed. Topography is shown on
the existing plan and proposed plan –grading may need additional information. The submission has been
provided to engineering for review and comment.
Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant provided a plan of the shoreline landscaping to meet the shoreline buffer. Below are the
guidelines from the shoreline buffer code section
Shoreline Buffer - Section 179-8-040
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-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 96 ft X 35 ft width is 3,360 sq ft
-Shoreline buffer area -3,360 /700 = 4.8 round up to 5 –five large trees at 3 inch diameter
-Ground cover -3,600/350 = 10.3 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
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
96 ft Shoreline X 30%= 28.8 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 plans show a Eljen septic system and a drilled well for the site. The site has noted two
manhole cover areas – clarification of purpose of the manhole.
Elevations-The elevations show each side of the proposed home. Included are the photos of the garage to
remain.
Floor plans-The floor plans indicate foundation plan area included a fourth bedroom and mechanical area.
The first floor indicates garage, laundry, kitchen, living area master suite and exterior deck area. The
second floor had two bedrooms, bonus room, vaulted are open to the first floor.
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, 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 new home is to be located 13.8 ft from the south property line where a 20 ft setback is required. Relief is
also requested for to maintain the existing garage and to construct a new garage attached to the new home.
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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