Staff notes for 4/20/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
April 20, 2021
Site Plan 21-2021 RON & RUTH JAMESON
94 Hall Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site drawings, survey, elevation, floor plan
Parcel History:2002-453 Dock, AV 21-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to demo an existing home and garage to construct a new
home with a 2,440 sq. ft. footprint and a 3,478 sq. ft. floor area including an attached garage and a covered
patio.
Resolutions
1. Recommendation
Project Description
Applicant proposes to demo an existing home and garage to construct a new home with a 2,440 sq. ft. footprint
and a 3,478 sq. ft. floor area including an attached garage and a covered patio. The project includes associated
site work for grading, stormwater controls and plantings. Pursuant to Chapter 179-3-040 & 179-6-065 of the
Zoning Ordinance, hard surfacing within 50 ft. of shoreline and new floor area in a CEA shall be subject to
Variance:
Planning Board review and 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 94 Hall Road – Glen Lake, on a 0.33 acre parcel.
Arrangement- The project includes a demolition of an existing home and to construct a new home. The
home is to be located in a similar location as the previous home.
Site Design- The project includes stormwater controls, shoreline plantings. The existing driveway is to
remain. The project includes removal of the existing home and detached garage where there is grading
proposed to locate the new home.
Building – The new home is to be 2 bedrooms, covered patio and covered walkway.
Grading and drainage plan, Sediment and erosion control-The project includes new eave trenches along the
garage area. The roof of the home will drain to the garage roof area to the eave trenches. The covered patio
will drain to a gutter system to the landscape bed. The existing driveway will have new filter strips added.
Landscape plan- The project site is located on Glen Lake and is subject to the shoreline buffer review. The
applicant provided a plan of the shoreline landscaping to meet the shoreline buffer. This includes the site
have an existing 6 large trees to remain. There are 3 new planter beds, 35 cotoneaster shrubs and 70
pachysandra ground covering plants proposed. 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
-86 ft of shoreline per survey
-Shoreline buffer 86 ft X 20 ft width is 1,720 sq ft
-Shoreline buffer area -1,720 /700 = 2.5 round up to 3 –three large trees at 3 inch diameter
-Ground cover -1720/350 = 4.9 round up to 5 (X7) =35 native shrubs and 5 (X14) herbaceous plants=70
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
86 ft Shoreline X 30%= 25.8 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 site has an existing septic system that is to be used for the new home. The project
representative has provided a septic certification for the existing system. A new well is proposed.
Elevations-The elevations show the view of the home on all sides. Includes the location of the garage and
covered patio areas.
Floor plans-The floor plans show the first floor kitchen, living room area, garage area and covered patio.
The second floor shows the two bedrooms and a covered porch area
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 in regards to 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 new home is to be located 17 ft 8 inches from the shoreline where a 50 ft setback is required; then 11 ft 3
inches to the north property line and 15 ft 8 inches from the south property line where 20 ft is required. Floor
area proposed is 23.95% where 22 % is allowed.
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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