Staff Notes for 6/22/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 22, 2021
Site Plan 9-2021 TREVOR FLYNN (D. GRASMEDER)
3222 State Rt. 9L / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan, septic, architectural renditions, stormwater, landscaping. revised
rd
plans for the garage being lowered in height, reduction of bays, and size. 3 revision to garage for height
Parcel History:AV 43-2002, AV 27-2002, AV 76-2002 all re: garage/guest cottage; AV 8-2021
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Requested Action
Application to be tabled to July 20, 2021 pending ZBA review.
Planning Board review and approval to construct an 884 sq. ft. living room/kitchen addition to the west of the
existing primary dwelling. The project includes construction of a 436 sq. ft. breezeway addition to the south of
the primary dwelling, connecting the structure with an existing detached garage and replacing the roof on the
garage. The project also includes construction of a new detached garage.
Resolutions
1. PB decision
Project Description
Revised: Applicant proposes a single story 884 sq. ft. living room/kitchen addition to be on the west side of the
existing home, a 436 sq. ft. single story breezeway/mudroom addition to the south side of the home connecting
the existing 1,315 sq. ft. garage to the main home. The project includes interior alterations on the second floor
for the master bedroom then alterations to the third floor to includes a 48 sq. ft. study nook and a new roof over
the existing bathroom area. The project also includes construction of a detached garage with the upper level
garage area of 576 sq. ft., lower level of garage area 644 sq. ft. and workshop area of 644 sq. ft. (garage 1,220
sq. ft.) and height to be 18 ft. 11½ inches. Existing building footprints: 2,172 sq. ft. house. Existing floor area
3,388 sq. ft., new floor area to be 6,458 sq. ft. Pursuant to Chapter 179-3-040, 179-13-010 and 179-6-060 of the
Zoning Ordinance, new floor area in a CEA, new building within 50 ft. of 15% slopes and expansion of a non-
conforming structure and major stormwater shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 3222 State Route 9L on a 3.35 ac parcel.
Arrangement- The site has an existing single family home and garage.
Site Design- The project includes additions and upgrades to the existing home, a construction of a detached
garage and associated site work include additional plantings.
Building – The existing home is to have 1 story of a living room addition -884 sq ft; then a breezeway
addition of a mudroom -436 sq ft. The breezeway will connect the existing garage to the existing home.
The second floor alterations is interior, then the third floor alteration includes dormer roof additions. The
third floor roof changes are to give additional space for the bathroom and a study nook area. The new
garage serves as a workshop and storage of classic vehicles. The new detached garage is to be 1,220 sq. ft.
floor area with a 644 sq ft workshop which would include two levels (storage of vehicles on the lower level
and a workshop above. The three bay garage is constructed so there is a two bays on the ground level and
one bay on the upper level garage area and height to be 18 feet 11 ½ inches. The workshop contains a
bathroom and workshops space.
Site conditions-The parcel is on the shoreline of Lake George and is mostly wooded. The site contains areas
of steep slopes and is bordered by a stream.
Site layout and utility plan-The site has an existing septic system to remain. The applicant has provided a
certification letter that has been accepted at this time by building and codes. The site has an existing well, it
is not clear if a new well is to be included in the project – the single story addition appears to be over the
existing well location. The plans also indicate a generator onsite that is existing and to remain.
Grading and drainage plan, Sediment and erosion control-The plans show eave trench, rain garden, swale
areas. The applicant has indicated there is a stormwater issue that they are addressing with a new driveway
area and stormwater controls. The submission has been forwarded to the Town engineer for review and
comment.
Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant provided a plan of the shoreline landscaping and a planting plan for the additional garage.
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
-342 ft of shoreline per survey
-Shoreline buffer 342 ft X 35 ft width is 11,970 sq ft
-Shoreline buffer area -11,970 /700 = 17.1 round up to 18 –eighteen large trees at 3 inch diameter
-Ground cover -11,970/350 = 34.2 round up to 35 (X7) =245 native shrubs and 11 (X14) herbaceous
plants= 490
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
342 ft Shoreline X 30%= 103 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.
Elevations-The drawing show the exterior views of the main home with the additions. The main house
addition shows a view of the existing areas of the home that are above the 28 ft and new portion of the third
story dormer areas to be above 28 ft . The new garage elevations have been revised to show the reduction in
height, size and number of bays.
Floor plans-The floor plans show the new additions and alterations on each 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, , 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, 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.
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Nature of Variance
Revised. The single story addition to the main home is to be located 56.6 ft from the shoreline where a 75 ft
setback is required. The two roof dormer additions of the home are to be 33 ft 6 inches where 28 ft is the
maximum allowed. The project also includes construction of a new detached garage of 1,220 sq. ft. floor area
with a 644 sq ft workshop which would include two levels (storage of vehicles on the lower level and a
workshop above with a height to be 18 feet. 11 1/2 inches. Relief for accessory structure greater than 16 ft.
Relief is also requested to have more than one garage.
[[148,662,2413,719][12][,I,][Times New Roman]]Note the Zoning Board had granted a variance to the applicant for the project with a reduced garage size
[[150,719,2412,776][12][,I,][Times New Roman]]however the APA had overturned the variance noting the relief granted was not complete for the entire relief
[[150,777,486,834][12][,I,][Times New Roman]]being requested [[486,777,2412,834][12][,I,][Times New Roman]]that include the setback relief for the main house renovations. The applicant
has submitted a
[[150,834,2413,891][12][,I,][Times New Roman]]new variance with additional information on the house renovations and the variances requested as the proposal
[[150,892,1208,949][12][,I,][Times New Roman]]is reduced from the previous no planning board reco [[1208,892,1757,949][12][,I,][Times New Roman]]mmendation was triggered. [[1757,892,1783,949][12][,I,
][Times New Roman]]
Summary
thrd
Application to be tabled to July 20 pending ZBA meeting of June 23 .
Meeting History: PB: 2/16/21, 2/23/21, 3/25/21, 4/20/21, 5/20/21; ZBA: 2/17/21, 2/24/21, 5/19/21;
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