Loading...
Staff Notes 3/16/2021 Town of Queensbury Planning Board Community Development Department Staff Notes March 16, 2021 Site Plan 14-2021 CHARLES CARDER/CAREN TUCKER 93 Fitzgerald Road / WR – Waterfront Residential / Ward 1 SEQR Type II Material Review: application, site drawings, elevations, Parcel History:AV 38-2000, SP 32-2000 Sundeck over dock, AV 35-1996 shed, AV 16-2021 __________________________________________________________________________________________ Requested Action Recommendation to the Zoning Board of Appeals for a residential addition of 765 sq. ft. of floor area renovation of the second floor converting attic space to living space and a covered porch. Relief is sought for setbacks, height, permeability, floor area and expansion of a non-conforming structure. Resolutions 1. Recommendation Project Description Applicant proposes a residential addition of 765 sq. ft. of floor area renovation of the second floor converting attic space to living space and a covered porch. Project includes 142 sq. ft. footprint addition to the house footprint for a covered entry and mudroom. The existing home footprint is 1,138 sq. ft. with a 712 sq. ft. deck. The existing floor area is 2,088 sq. ft. and proposed floor area is 2,853 sq. ft. The project work includes installation of a new septic system. Pursuant to Chapter 179-3-040, 179-6-065, 179-6-050 & 179-13-010 of the Zoning Ordinance, new floor area in a CEA, expansion of a non-conforming structure and hard surfacing within Variance: 50 ft. of shoreline shall be subject to Planning Board review and approval. Relief is sought for setbacks, height, permeability, floor area 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 93 Fitzgerald Road on a parcel 0.28 acres  Arrangement- The site has an existing home and shed to remain. The home is in close proximity to Glen Lake with retaining walls  Site Design- The existing home will be expanded with a new covered porch addition, a raised roof for second floor,  Building – The existing home is to be renovated by raising the roof  Grading and drainage plan, Sediment and erosion control-The project has most of the work occurring over existing home. The work occurs close to the shoreline where the plans indicate the stormwater will be directed to the lawn area road side of the home. The submission has been provided to the engineer for review and comment.  Landscape plan- The project site is located on Glen Lake and is subject to the shoreline buffer review. The plan shows existing trees along the shoreline and the site. The plans shows additional shoreline plantings Below are the guidelines from the shoreline buffer code section. Shoreline Buffer - Section 179-8-040 o -Minimum width 20 ft (Glen Lake) -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 -131.5 ft of shoreline per survey -Shoreline buffer 131.5 ft X 20 ft width is 2630 sq ft -Shoreline buffer area -2630 /700 = 3.8 round up to 4 –four large trees at 3 inch diameter -Ground cover -2630/350 = 7.5 round up to 8 (X7) =56 native shrubs and 8 (X14) herbaceous plants=1112 Shoreline Cutting restrictions- Section 179-6-050 o Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75 ­ ft whichever is less 131.5 ft Shoreline X 30%= 39.5 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 project includes a new septic  Elevations-The elevations shows the view of the existing building and the roof area to be raised to have a second floor area. The elevations also include the views of the porch addition and the new mudroom entrance area.  Floor plans-The plans show the interior arrangement of each floor of the home.  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  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 proposed enclosed porch addition 16 ft 6 inches from the shoreline where 50 ft is required and 16 ft 9 inches where a 20 ft setback is required. The raised roof area for the second floor is located 27 ft from the shoreline where 50 ft is required. The height of the raised roof area is to be 31 ft 2 inch as where 28 ft is the maximum. The site permeability is proposed to be 73.99% where 75% s required. The floor area is to be 2,853 sq ft where the maximum allowed is 2,683 sq ft. Summary The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks, height, permeability, and floor area. st Meeting History: 1 Meeting - 2 -