Staff Notes_3 25 21
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 25, 2021
Site Plan 16-2021 ED & BEVERLY TOBIN
196 Lake Parkway / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, architectural drawings, floor plans, septic certification
Parcel History: AV 1-1989, AV 5-2002, AV 59-2000, SP 8-2002,
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Requested Action
Planning Board review and approval for a two story addition to an existing home area and the construction of
180 sq. ft. open deck addition to the porch area
Resolutions
1. PB decision
Project Description
Applicant proposes a two story addition to an existing home. The addition has footprint of 515 sq. ft. and floor
area added is 1,545 sq. ft. The project includes removal of a 1,250 sq. ft. patio area and the construction of 180
sq. ft. open deck addition to the porch area. The existing home footprint is 2,298 sq. ft. and a floor area of 3,785
with new floor area of 5,330 sq. ft .Pursuant to Chapter 179-3-040, 179-6-065 & 179-13-010 of the Zoning
Ordinance, new floor area in a CEA and expansion of a non-conforming structure shall be subject to Planning
Board review and approval.
Staff Comments
• Location-The project is located at 196 Lake Parkway on a 1.06 ac parcel
• Arrangement- The project site has an existing home and camp that has been part of a previous approval.
• Site Design- The addition to the existing home is over an existing hard surface area and a small portion of
green area. The existing patio area of 1,250 sq is to be removed and converted to a lawn area.
• Building – The existing home is 2,298 sq ft foot print will have an additional 515 sq ft footprint added. The
addition is two story so the floor area added is 1,545 sq ft to the existing 3,785 sq ft, There are no variances
required for the project as proposed.
• Grading and drainage plan, Sediment and erosion control-The project indicates silt fence location. The
stormwater from the roof will be guttered to the existing drywell.
• Landscape plan-The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has indicated the shoreline will remain undisturbed and additional herbaceous plants will be
installed in the area shown on the plan.. Below are the guidelines from the shoreline buffer code .
o Shoreline Buffer requirements under Section 179-8-040
-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
- 2 -
- Project site
-125 ft of shoreline per site plan
-Shoreline buffer 125 ft X 35 ft width is 4375 sq ft
-Shoreline buffer area -4375 /700 = 6.3 round up to 7 –seven large trees at 3 inch diameter
-Ground cover -4375/350 = 12.5 round up to 13(X7) =91 native shrubs and 13 (X14) herbaceous plants=
182
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 125 ft Shoreline X 30%= 37.5 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 project includes an existing septic system on site that will be updated and will meet
Town requirements without a variance.
• Elevations-The elevation views show the existing elevation and have highlighted the view of the new
addition area.
• Floor plans-Floor plans are shown for the first and second floor plan noting only the addition area is noted
with bedrooms on the second floor and the kitchen area, living area on 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. The applicant has provided 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.
Summary
The applicant has completed a site plan application for the construction of a 2-story addition and porch area.
The project includes updating the septic system and converting an existing patio area to vegetative cover.
Meeting History: 1st Meeting