Staff Notes for 3/23/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 23, 2021
Site Plan 57-2020 ROCKHURST, LLC
Assembly Point Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawings, elevations, floor plan, stormwater management, survey –
revised site drawings reducing house height and size.
Parcel History:AV 49-2020
AV 22-2020, AV 8-1993, SUB 5-1993, SP 81-2011,
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Requested Action
Planning Board review and approval to demolish existing buildings to construct a new single family home with
2,300 sq. ft. footprint and 3,822 sq. ft. floor area with 340 sq. ft. patio. The project includes associated site work
for stormwater management and landscaping,
Resolutions
1. PB decision
Project Description
Revised: Applicant proposes to demolish existing buildings to construct a new single family home with 2,300
sq. ft. footprint and 3,822 sq. ft. floor area with 340 sq. ft. patio and 200 sq ft of sidewalk area. Project includes
site work, fill and grading, stormwater management, shoreline landscaping, new septic and water supply from
Lake George. Pursuant to Chapter 179-6-065 & 179-6-050 of the Zoning Ordinance, construction in a CEA and
hard surfacing within 50 ft. of shore shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located on Assembly Point Road and is a 1.01 acre parcel. The address is known as
10 Polk Drive.
Arrangement-The project includes the demolition of two existing buildings on the parcel and to construct a
new home and associated site work.
Site Design- The project site of 1.01 ac includes disturbance of 0.78 ac and will include new septic system,
stormwater management, shoreline landscaping and a new home.
Revised-Building – The new home is to have a 2,300 sq ft foot print that includes an attached garage; the
floor area is to be 3,822 sq ft and includes both floors. There is a patio area towards the lakeside of the
home. The home is to be 28 feet as the applicant had revised the height to meet the requirement.
Traffic- The applicant has included information about two driveway areas – one is to be used for the project
lot and the second is for a future project. The project lot driveway is to be 2,200 sq ft asphalt area. The
future driveway area on the lot is to be 4,000 sq ft – this is included in the impermeable and permeable
calculation where the site is to be 79.3 % permeable. The site would be compliant with the requirements of
75% permeable.
Grading and drainage plan, Sediment and erosion control-The plans show a shallow grassed swale to
accommodate the stormwater management on the site. The project disturbs more than 15,000 sq ft and is
considered a major project. The submission has been provided to the engineer for review and comment.
Landscape plan-The applicant has provided a landscape plan with a mix of hardwoods, deciduous, shrubs
and plantings. In addition, there are many species of plantings left at the shoreline including ash oak and
maple. The applicant has included 19 large trees where 14 are calculated, approximate shrubs and plantings
include 183 where over 500 are calculated per the shoreline buffer. In addition, the plans show plantings and
shrubs to remain on the site. 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
-272 ft of shoreline per survey
-Shoreline buffer 272 ft X 35 ft width is 9520 sq ft
-Shoreline buffer area -9520 /700 = 13.6 round up to 14 –fourteen large trees at 3 inch diameter
-Ground cover -9520/350 = 27.2 round up to 28 (X7) =196 native shrubs and 28 (X14) herbaceous
plants=392
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
272 ft Shoreline X 30%= 81.6 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.
Site lighting plan-There is no lighting information. Staff recommends the plan references residential
lighting to be code compliant with down cast fixtures.
Utility details-The plans include a new on-site septic system and drinking water will be drawn from the lake.
The project includes a land swap of 1,600 sq ft so the septic can be located in a compliant location.
Elevations-The elevations provided show the views from each side of the building. The west elevation
shows the height of 28 inches.
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Floor plans-The first floor shows the attached garage, bedroom, kitchen with dining area. The second floor
has three bedrooms, bathrooms and attic area. There is a basement however it is less than 5 ft per the
representatives.
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, 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 j. stormwater, k.
topography, l. landscaping, p floor plans, q. soil logs.
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 (4-3) with the condition the two driveways be merged for a shared driveway. Please note the
Zoning Board members expressed concern with site design due to the driveway. The applicant proposes a new
home to be located 50 ft from the shoreline where a 75 ft setback is required due to the original subdivision
shoreline setback requirements. The submission has been revised to remove the height variance and the home is
to be 28 ft.
Summary
The applicant has completed a site plan application for the redevelopment of an existing lot by removing the
existing buildings and constructing a new home with associated septic, stormwater management and
landscaping. The applicant will be providing an updated plan showing the revised driveway configuration at
the time of the meeting.
Meeting History: PB: 12/15/2020, 12/22/2020, 1/26/2021; ZBA: 12/16/2020, 1/20/2021;
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