Staff Notes for 9/21/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 21, 2021
Site Plan 57-2021 ROBERT GLENNING
5 Duncan Cove / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plan drawings, survey, photos, floor plan, elevations, septic certification
Parcel History:SP 6-1990, SP 19-1990, SP 25-1991, AV 22-1991, AV 37-1991
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Requested Action
Planning Board review and approval for a renovation on the second floor for removal of two dormers to
construct a single dormer of about 78 sq. ft.
Resolutions
1. PB decision
Project Description
Applicant proposes a renovation on the second floor for removal of two dormers to construct a single dormer of
about 78 sq. ft., new floor area added is 45 sq. ft. The existing home is 2,676 sq. ft. (footprint) and to remain
with no changes. Pursuant to Chapter 179-3-040 & 179-6-065 of the Zoning Ordinance, new floor area in a
CEA shall be subject to Planning Board review and approval.
Staff Comments
Location-The project is located at 5 Duncan Cove on a 0.41 ac parcel. The parcel is located on Lake George.
Arrangement- The site has an existing home and associated landscaping, driveway of a typical residential
home.
Site Design- There are no changes
Building – The existing home is 2 story and has two dormers on the shoreline side of the home. The plans
are to renovate the dormer area so there is one dormer replacing the two dormers.
Grading and drainage plan, Sediment and erosion control-There is no site disturbance proposed
Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The real property record shows a photo of the site at the shoreline from 11/22/2016 with a lawn area,
planting around the home and some vegetation at the shoreline. The applicant proposes no changes. 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
-160 ft of shoreline per survey
-Shoreline buffer 160 ft X 35 ft width is 5,600 sq ft
-Shoreline buffer area -5600 /700 = 8 round up to 8 –eight large trees at 3 inch diameter
-Ground cover -5600/350 = 16 round up to 16(X7) =112 native shrubs and 16 (X14) herbaceous
plants=224
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
160 ft Shoreline X 30%= 48 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
Utility details-The site has on-site septic and a certification letter has been provide as to the acceptable
compliance. The plans do not show a well – it may be assumed water is drawn from the lake.
Elevations-The plans show the new upstairs dormer to improve the accessibility within the upstairs room.
Floor plans-The plans show the existing arrangement with the two separate dormer areas
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs, r. construction/demolition disposal s. snow removal.
The waivers requested–Staff finds it reasonable to request a waiver for these items as the project is not
changing the site or footprint of the building – the construction is replacing a two dorm construction
with a single dorm
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.
Summary
The applicant has completed a site plan application for the improvement to the existing dormer to remove two
dormers and replace with single dormer.
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Meeting History: 1 Meeting
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