Staff Notes for 8/17/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 17, 2021
Site Plan 48-2021 DARK BAY LANE, LLC
40 Dark Bay Lane / WR-Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, stormwater
Parcel History:AV 56-2021
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Requested Action
Recommendation to the Zoning Board of Appeals for several renovation to an existing home and construction
of attached garage.
Resolutions
1. Recommendation
Project Description
Applicant proposes several renovations to an existing home and construction of attached garage. Existing home
is 2,067 sq. ft. footprint including a deck. The new footprint is to be 2,658 sq. ft. which 653 sq. ft. is the new
garage footprint. Existing floor area is 2,650 sq. ft. and new floor area is 4,378 sq. ft. The project includes
replacement of existing hard surfacing for a total of 4,842 sq. ft. The project includes screen porch, new deck
area, revised roof area, new upper level, placement of rock retaining walls, a new well and a new septic system.
Pursuant to Chapter 179-3-040, 179-4-010, 179-6-050 & 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 Planning Board review and approval.
Variance:
Relief is sought for new construction in a CEA, setbacks, floor area, rain gardens within 100 ft. of
shoreline and expansion of a non-conforming structure. Planning Boards shall provide a recommendation to the
Zoning Board of Appeals.
Staff Comments
Location-The project is located at 40 Dark Bay Lane off of State Route 9L. The parcel is 0.44 acres on
Lake George.
Arrangement- The site has an existing residential home with a main floor and a basement area. The site has
an existing driveway area that allows a shared access through the property.
Site Design- The project includes the construction of a 23 ft x 26 ft garage with living space above. The
driveway area to be altered to meet the proposed garage with retaining walls
Building – There are several upgrades to the home proposed. The north elevation facing the shore –
basement area façade change, exterior deck reduction to 208 sq ft +/- from 296 sq ft per RPS, improvement
of screen porch to 180 sq ft +/- with deck entry area was about 168 sq ft +/ per RPS. The main floor interior
is adjusted to include an expanded kitchen, living area, new laundry area, mudroom entry, main house entry,
stairway to new upstairs area. The west elevation shows the new garage addition, the new living space
above, the new living space over the existing home, the new entry area to the existing home portion. The
east elevation shows the new raised roof area, the new dormer areas and a portion of the covered porch (the
covered porch facing the lake), also the new addition of the garage and living space above roofline. The
south elevation shows the new roofline with a dormer and the roofline of the new attached garage with
living space. The orientation of the fireplace appears to be changed – or may be a new fireplace.
Site conditions-The applicant proposes to improve 1,498 sq ft hard surface area with a permeable paver.
Grading and drainage plan, Sediment and erosion control-The applicant has indicated the project is a minor
stormwater project. The project includes rain garden, shallow grassed depression and permeable pavers to
assist with stormwater management. The materials have been provided to Chazen for engineering review
and comment.
Landscape plan- Landscape plan-The plans indicate there is vegetation to remain and improvements to the
patios near the shoreline would be permeable paver type patio 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 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
-105 ft of shoreline per site drawing existing conditions
-Shoreline buffer 105 ft X 35 ft width is 3,675 sq ft
-Shoreline buffer area -3675/700 = 5.25 round up to 6 –six large trees at 3 inch diameter
-Ground cover -3675/350 = 10.5 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
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
105 ft Shoreline X 30%= 31.5 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.
Site lighting plan—Three lamp poles are proposed. Additional details about the lamp post should be
provided. The applicant is reminded lighting fixtures even in residential zones are to be downcast cut-off
fixtures.
Utility details-a new septic system is proposed to be installed. The plans show a new well location to be
drilled. Plans should probably show the 100 ft separation to ensure there is no other wells or septic systems
located to the proposed.
Elevations-The plans submitted show the elevations of the existing conditions and the proposed conditions
of a new garage, new façade features, raised roof areas and other site improvements.
Floor plans-The plans submitted show the existing and proposed floor plans.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, 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 provided information on the following items -g. site
lighting, j. stormwater, k. topography, l. landscaping, o. commercial alterations/ construction details, p
floor plans q. soil logs. Additional information may be requested for the landscaping and lighting.
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
The rebuilt deck is to be located 22.8 ft from the shoreline and the main house improvements proposed to be
31.3 ft setback where a 75 ft setback is required. Screen porch renovations 19.4 ft and main house
improvements on the other side with a proposed 16.5 ft setback where a 20 ft setback is required. Floor area is
proposed to be 4,378 sq ft or 22.75% where the maximum allowed is 4,233 sq ft or 22%.
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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