Staff Notes for 3/23/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 23, 2021
Site Plan 12-2021 STEVE & CATHIE SCHONWETTER
17 Holiday Point Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, septic plan, site plans, architectural, site photos
Parcel History:SP 58-99 Addition, SEP 88-2019, 2001-692 dock, AV 33-2004 addition, NOA 2-2004,
AV 12-2021
__________________________________________________________________________________________
Requested Action
Planning Board review and approval for alterations to site and an existing home.
Resolutions
1. PB decision
Project Description
Applicant proposes alterations to site and an existing home – footprint 2,953 sq. ft., floor area 3,233 sq. ft. with
proposed floor area of 3,505 sq. ft. The project is removal of a portion of current home – 336 sq. ft. – to
construct a two car garage with a craft room/bedroom above, 329 sq. ft. footprint. Interior work is reducing
bedrooms from six to four. Exterior work includes new roof, stone veneer to be altered and front entry to be
relocated. Site work includes shed removal, replacement of deck, permeable pavers, shoreline planting and
repairs to seawall. Pursuant to Chapter 179-3-040, 179-6-050 & 179-13-010 of the Zoning Ordinance, new
floor area in a CEA, hard surfacing within 50 ft. of shoreline and expansion of a non-conforming structure shall
be subject to Planning Board review and approval.
Staff Comments
Location-The project site is located at 17 Holiday Point on a 0.33 ac parcel.
Arrangement- The existing home is to remain with an alteration to the exterior and interior. The project
includes construction of a two car garage to one end of the home and a second story addition over the
garage.
Site Design- The project includes replacement of an asphalt driveway with permeable pavers, repair and of a
seawall, and repair/replacement of an existing deck. The plans include installation of rain gardens, shoreline
planting and site plantings. The applicant has made application to NYSDEC for a joint permit for the
seawall project – replace concrete retaining wall with natural granite boulder seawall.
Building – The new addition is 26 ft x26 ft where the portion of the home removed for the addition is 20 ft x
16 ft. The new addition is to be a two car garage with a bedroom/ craft room area above. The new floor are
is to be 3,505 sq ft. The project includes the deck to be replaced - existing is 412 sq ft per plan and proposed
is 412 sq ft with new lattice. [[816,2545,2285,2602][12][,I,][Times New Roman]](The site data will need to be updated to reflect the deck as it needs to be
[[225,2603,1299,2660][12][,I,][Times New Roman]]accounted for in the permeability. Existing hard surf [[1291,2603,1912,2660][12][,I,][Times New Roman]]acing with the deck 5,468 sq ft
[[1903,2603,2373,2660][12][,I,][Times New Roman]]for 38% impermeable,
[[225,2660,1497,2717][12][,I,][Times New Roman]]62% permeable, proposed 5,139 sq ft for 36% impermeable, 64 [[1497,2660,1775,2717][12][,I,][Times New Roman]]% permeable. [[1775,2660,1792,2717][12][,I
,][Times New Roman]]- [[1792,2660,1805,2717][12][,I,][Times New Roman]] [[1805,2660,2262,2717][12][,I,][Times New Roman]]the applicant is aware
[[225,2718,1148,2775][12][,I,][Times New Roman]]information of the information to be updated). [[1148,2718,1171,2775][12][,,][Times New Roman]]
Site conditions-The existing site contains the home, an asphalt driveway and a newer septic system. The
photos show the site to have existing lawn and shrubs around the existing home.
Grading and drainage plan, Sediment and erosion control-The plans show the areas to be improved on the
site with rain gardens for stormwater control. The submission has been provided to the 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 .
Shoreline Buffer requirements under 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 inch native shrubs; 14 herbaceous plants
Project site
-
-103 ft of shoreline per survey
-Shoreline buffer 103 ft X 35 ft width is 3605 sq ft
-Shoreline buffer area -3605 /700 = 5.19 round up to 6 –six large trees at 3 inch diameter
-Ground cover -3605/350 = 10.3 round up to 11(X7) =77 native shrubs and 11 (X14) herbaceous plants=
154
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
103 ft Shoreline X 30%= 30.9 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 site has an existing septic system that received a variance March of 2019.
Elevations-The applicant has provided elevation views of the proposed improvements to the exterior of the
home including siding, windows and doors. The new garage addition and room above is also shown. The
deck is also to be rebuilt when the seawall is complete. The applicant has indicated the seawall has been
constructed and has provided photos.
Floor plans-The floor plans show the interior layout of the home, the foundation plan – crawl space, the
main floor and the upper level over the garage area and attic space areas.
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 for the following 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
Granted. 3/17/2021. The addition is to be located 14.8 ft to the north property line where a 20 ft setback is
required; then 29 ft from the front property line where 30 ft is required; and 41.4 ft from the shoreline where 50
ft is required. The deck is to be 5.5 ft from the shoreline where a 50 ft setback is required. The proposed floor
area is to be 3,505 sq ft where 3,158 sq ft is the maximum allowed.
Summary
The applicant has completed a site plan application for alterations to an existing home to include a new garage
with addition above, also included is interior and exterior house renovations to the windows and door location
and type., site work for stormwater management and shoreline plantings
[[146,3053,264,3110][12][,I,][Times New Roman]]Meeti [[264,3053,493,3110][12][,I,][Times New Roman]]ng History: [[493,3053,519,3110][12][,I,][Times New Roman]] [[517,3053,1178,3110][12][,I,][Times
New Roman]]PB: 3/16/2021; ZBA: 3/17/2021; [[1178,3053,1200,3110][12][,I,][Times New Roman]] [[1200,3053,1350,3110][12][,I,][Times New Roman]] [[1350,3053,1376,3110][12][,I,][Times
New Roman]]
- 2 -