Staff Notes 3/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 16, 2021
Site Plan 11-2021 STEPHEN HARADEN
334 Cleverdale Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, architectural drawings
Parcel History:AV 13-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to remove an existing home and associated buildings to
construct a new three bedroom home with a 1,830 sq. ft. footprint with 222 sq. ft. of porches and decks. Relief
is sought for setbacks and floor area.
Resolutions
1. Recommendation
Project Description
Applicant proposes to remove an existing home and associated buildings to construct a new three bedroom
home with a 1,830 sq. ft. footprint with 222 sq. ft. of porches and decks. The floor area is to be 4,312 sq. ft.
The project includes site work for grading, installation of permeable pavers, work along the shoreline with
plantings and pathway. Pursuant to Chapter 179-6-065,179-3-040 & 179-6-050 of the Zoning Ordinance, new
floor area in a CEA and hard surfacing within 50 ft. of shoreline 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 is located at 334 Cleverdale road on 0.35 acre parcel.
Arrangement- The project site has an existing home that is to be removed and a new home to be constructed
Site Design- The new home is to be located further from the shoreline than the original home. The project
includes a new septic, landscaping and stormwater management. The plans show permeable pavers for the
driveway. Also the plans show a pathway from the driveway area to the shoreline – some of the path is
redone and some of the path is to remain –a portion is new hard surfacing within 50 ft of the shoreline.
Building –The new home is to be 1,830 sq ft footprint with 222 sq ft porch/deck area. The new floor area is
to be 4,312 sq ft.
Grading and drainage plan, Sediment and erosion control-The project site is proposed to have 8,000 sq ft of
disturbance. The plans show two rain garden areas. The applicant has indicated the project work will
decrease the amount of impervious on site. The submission was not provided to the Town Engineer as there
is a decrease in impermeable on the site, however the board may request the materials be provided to the
Town engineer 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
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
-78.08 ft of shoreline per survey
-Shoreline buffer 78.08 ft X 35 ft width is 2,732.8 sq ft
-Shoreline buffer area -2,732.8 /700 = 3.9 round up to 4 –four large trees at 3 inch diameter
-Ground cover -2,732.8/350 = 8 round up to 8(X7) =56 native shrubs and 8 (X14) herbaceous plants=
112
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
78.08 ft Shoreline X 30%= 23.4 feet reduced to 75 ft- 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 new septic system to be installed. The plans do not reference a well so it is
possible the drinking water is drawn from lake.
Elevations-The plans show the rendition of the lake side of the home and the road side of the home
Floor plans-The floor plans show a basement recreation area, main floor with kitchen and great room;
second floor with three bedrooms.
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. The applicant has provided information on these items j.
stormwater, k. topography, l. landscaping, p floor plans. The board may have further discussion on
stormwater and shoreline landscaping.
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 16.3 ft from the south property line where a 20 ft setback is required. Relief is
also requested for floor area where 4,313 sq ft is proposed and 3362.7 sq ft is proposed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
and floor area.
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Meeting History: 1 Meeting
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