Staff Notes for 5/18/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
May 18, 2021
Site Plan 28-2021 STEPHEN A. BURNETT, TRUSTEE
11 Andrew Drive / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, narrative, site plans, architectural, survey, photos
Parcel History:SUB 14-2015, SUB 8-2015, AV 51-2015, PZ 21-2015, 2004-677 docks, AV 27-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to complete work on an existing 1.5 story cabin.
Resolutions
1. Recommendation
Project Description
Applicant proposes to complete work on an existing 1.5 story cabin. The existing cabin footprint is 1,365 sq. ft.
and proposed is 1,312 sq. ft.; the cabin floor area is to be 1,793 sq. ft. The site has an existing house on the
property with a footprint of 1,496 sq. ft.; total site floor area is 4,641 sq. ft. and proposed is 4,985 sq. ft. The
applicant had started work in 2019 and was issued a stop work order. A portion of the existing home was
damaged by a tree and is now being reconstructed; the existing deck has been removed and a new smaller deck
is to be constructed. The interior main floor and basement area are to be renovated; this includes the foundation
and wall supports. Exterior improvements include a new entry roof feature, doors and slider doors on lower
level. Pursuant to Chapter 179-6-065 & 179-13-010 of the Zoning Ordinance new floor area in a CEA and
Variance:
expansion of a non-conforming structure shall be subject to Planning Board review and approval.
Relief is sough for setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 11 Andrew Drive of a 1.318 acres
Arrangement- The site has and existing 1.5 story wood frame house and a 1.5 story cabin on the site.
Site Design- The applicant proposes a new septic system that is for the cabin
Building – The existing 1.5 wood-frame home is to remain and no changes are proposed. The 1.5 story
cabin was damaged during the winter a few years ago and repair work had started. A stop work order was
issued in 2019 and the applicant had started the planning and zoning application for compliance. Work on
the cabin includes foundation work that still requires inspection with Building and Codes. The basement
area was improved and is considered new floor area. The basement area now has two slider doors facing the
lake, a side door facing the north and a side door with window facing the south. The basement area crawl
space area has also been improved. The basement will have a new full bathroom and laundry areaThe main
floor has been gutted and the north side of the building was damaged (132 sq ft). The construction on the
north side includes a portion of the bunk room and living room area on the main floor and stairs to the
basement area. The exterior of the home is improved with a new deck entryway of 211 sq ft. The entry
door area is improved with peaked roof area.
Site conditions-The applicant has included photos of the existing site conditions where the area to be
disturbed is directly around the home and new septic area. There is no change proposed for any the other
portion of the site.
Grading and drainage plan, Sediment and erosion control-The plans indicate an eave trench is to be installed
along the new construction on the north side.
Landscape plan-The plans show the existing shoreline planting and the photos also show the existing
plantings. The project site is located on Lake George and is subject to the shoreline buffer review. The
applicant proposes no changes to the existing shoreline area. 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 sq ft 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
-180 ft of shoreline per survey
-Shoreline buffer 180 ft X 35 ft width is 6,300 sq ft
-Shoreline buffer area -6,300 /700 = 9 round up to 9 –nine large trees at 3 inch diameter
-Ground cover -6,300 /350 = 18 round up to 18(X7) =126 native shrubs and 18 (X14) herbaceous
plants=252
Shoreline Cutting restrictions- Section 179-6-050
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Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
180 ft Shoreline X 30%= 54 ft ( if greater than 75 ft) would be reduced to maximum of 75 ft feet of
the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the
lot).Noting if in excess of 30%/75 ft site plan review for cutting plan.
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-no lighting information is provided; the board may request clarification on lighting and to
note lighting is to be code compliant.
Utility details-The cabin septic is new and to be installed as part of the project. The wood frame home has
an existing septic system and no changes are proposed. Both homes draw water from the lake.
Elevations-The elevations show each view of the home.
Floor plans-The floor plans show the basement area and main floor of the home that has been improved.
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 provide the following: 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 new construction on the north side is to be 22.8 ft where 25 ft is required.
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.
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Meeting History: 1 Meeting
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