Staff Notes for 02/23/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 23, 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
Parcel History:AV 43-2002, AV 27-2002, AV 76-2002 all re: garage/guest cottage; AV 8-2021
__________________________________________________________________________________________
Requested Action
Application to be tabled to a March meeting pending ZBA review on 2/24/2021
Resolutions
Tabling.
Project Description
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 of
1,344 sq. ft. and the lower level of 786 sq. ft. Existing building footprints: 2,172 sq. ft. house and 1,315 sq. ft.
detached garage. New floor area to be 6,582 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 then a construction of a
detached garage.
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 four bay garage is constructed so there is a
two bays on the ground level and two bays. The detached garage has an upper level of 1,344 sq. ft. and the
lower level of 786 sq. 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 to meet the shoreline buffer. 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 porition of the third
story dormer areas to be above 28 ft . The new garage is also shown with two levels of the structure.
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, 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.
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.
- 2 -
Nature of Variance
Pending ZBA. 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 new garage is to be 26 ft 3 inches where an accessory structure is limited to 16 ft.
Relief is also requested to have more than one garage and to have a garage with more than three bays.
Summary
Application to be tabled to a March meeting pending ZBA review on 2/24/2021.
Meeting History: PB: 2/16/21; ZBA: 2/17/21;
- 3 -