Staff Notes for 5/18/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 18, 2021
Site Plan 30-2021 JOHN GRAZIANO
195 Assembly Pt. Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plans, architecturals, survey
Parcel History:2011-003 dock, SEP-80-2021, AV 31-2021
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for residential additions to an existing home of 1,900 sq. ft.
footprint/3,137 sq. ft. floor area.
Resolutions
1. Recommendation
Project Description
Applicant proposesresidential additions to an existing home of 1,900 sq. ft. footprint/3,137 sq. ft. floor area.
There is to be a two story addition of 886 sq. ft. footprint, a single story of 124 sq. ft. footprint master bathroom
addition, and a 344 +/- sq. ft. roof area over the existing front porch. The new floor area is to be 4,699 sq. ft.
Pursuant to Chapter 179-3-040, 179-13-010, 179-6-065 & 179-5-020 of the Zoning Ordinance, expansion of a
non-conforming structure in a CEA and new floor area in a CEA shall be subject to Planning Board review and
Variance:
approval. Relief is sought for setbacks. Planning Board shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
Location-The project is located at 195 Assembly Point Road on a 0.52 acre parcel (per survey).
Arrangement- The parcel has an existing home on the site. The additions to the home are to the rear of the
property.
Site Design- The improvements to the site include adding a rain garden and replacement of 1,650 sq ft of the
driveway area with permeable pavers. A new septic system is to be is installed that includes some grading
at the rear of the property. A retaining wall of 4 ft is to be used to support the septic system. The shed has
been moved to a compliant location.
Building - The additions include an 866 sq ft footprint for a garage and living space above it. There is a 124
sq ft footprint addition that is 1 story for the existing bedroom area. An additional building improvement
includes a 344 sq ft roof area over the porch.
Grading and drainage plan, Sediment and erosion control-The plans shows grading to the rear of the
property and the installation of a rain garden. The permeability increased from 63.7% to 64.6%The plans
include stormwater management for the rain garden, infiltration trench, and permeable block driveway area.
Silt fence is also shown to be in place during construction.
Landscape plan-The applicant proposes no changes at the shoreline as such shoreline buffer details from
staff have not been included. The applicant has indicated supplemental plans will be placed around the
home and will be determined by the owner after construction has been completed.
Utility details-the plans indicate a new septic system is to be installed. Drinking water is drawn from the
Lake.
Lighting – plans have a note indicate typical residential lighting includes a flood light and post light – the
board should remind the applicant that all fixtures are to be code compliant with cut off fixtures.
Elevations-The plans show the front of the two story addition and the one story addition. The rear elevation
is also shown.
Floor plans- The two story addition, on the second floor, will include a guest bedroom, a bunk room, loft
and a bathroom. The first story is to be a two car garage. The single story addition for a bathroom addition
for the master bedroom. The plans also show the roof over the covered porch area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items 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 on the following: g. site
lighting, 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
The applicant proposes the new 2 story addition to be located 8 ft to the north property line; the covered deck is
to be 5 ft where a 20 ft setback is required. Relief requested for expansion of non-conforming structure.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and for expansion of a non-conforming structure.
st
Meeting History: 1 Meeting
- 2 -