Staff Notes for 9/21/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 21, 2021
Site Plan 49-2021 LESTER H. CHASE III
Freshwater Wetland2-2021 3219 State Route 9L / RR 5A – Rural Residential 5 Acres / Ward 1
SEQR Type II
Material Review: application, survey map, elevations, wetlands map, floor plan and site plan
Parcel History:PZ 130-2016 add., BOTH 384-2015, AV 54-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to construct a 1,650 sq. ft. detached garage as a replacement
garage of 1,596 sq. ft.
Resolutions
1. Recommendation
Project Description
Applicant proposes to construct a 1,650 sq. ft. detached garage as a replacement garage of 1,596 sq. ft. The site
has an existing 1,582 sq. ft. (footprint) home, and 378 sq. ft. shed and both are to remain. Pursuant to Chapter
179-3-040, 179-6-060 & Chapter 94 of the Zoning Ordinance, new construction within 50 ft. of 15% slopes and
Variance:
work within 100 ft. of wetlands, shall be subject to Planning Board review and approval. Relief is
sought for setbacks, size and number of garages. Planning Board shall provide a recommendation to the Zoning
Board of Appeals.
Staff Comments
Location-The project is located at 3219 State Route 9L on a 2.08 acre parcel.
Arrangement- The site has an existing single family home, a shed building, a foundation area for a previous
garage, and an outhouse structure.
Site Design- The applicant intends to use the foundation area for the proposed garage and to demo the
outhouse structure.
Building – The proposed garage is to be 1,650 sq ft and located in a similar location of the previous garage.
Grading and drainage plan, Sediment and erosion control-The plans show the eave trench areas, with an
each trench detail and the silt sock for erosion sediment control.
Landscape plan-There is no additional planting proposed and the area is already cleared where the garage is
to be located.
Site lighting plan-There is no information on building lighting. The applicant is reminded any new lighting
fixtures are to be down cast cut off fixtures.
Utility details-There are no changes to the existing utilities.
Elevations and Floor plans -The applicant has provide an elevation view and floor plan view of the building.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, l. landscaping, n traffic, 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 and there is no additional clearing proposed. The applicant has
provided information in regards to j. stormwater, k. topography, o. commercial alterations/ construction
details, p floor plans
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.
Freshwater Wetlands
The project is located within 100 ft of the wetlands on the adjoining property. The work to occur is within about
62.5 ft of the wetland. There is an existing gravel driveway that is not to be altered to access the building.
Nature of Variance
The new garage is to be located 14.2 ft from the side property line where a 75 ft setback is required. The garage
is to be 1,650 sq ft where the maximum size allowed is 1.100 sq ft on lots less than 5 ac where the lot is 2.08
acres. The number of garages on the site allowed is one and the applicant has an existing garage with the home,
a shed of 378 sq ft that is classified as a garage due to door size and the proposed detached garage that is a
replacement garage -3 garages area proposed. Relief is also being requested for setback to the wetland where
62.5 ft is proposed and 75 ft is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
number of garages and size of proposed garage. [[1131,1663,2394,1720][12][,I,][Times New Roman]]The application had been tabled at the Zoning Board as it was
[[150,1720,2410,1777][12][,I,][Times New Roman]]determined an additional variance was required for shoreline setbacks. The project is back before the Planning
[[1937,1777,1962,1834][12][B,I,][Times New Roman]]
[[148,1778,287,1835][12][,I,][Times New Roman]]Board [[278,1778,346,1835][12][,I,][Times New Roman]]for [[346,1778,359,1835][12][,I,][Times New Roman]] [[359,1778,1937,1835][12][,I,][Times
New Roman]]recommendation due to the additional variance relief for the wetlands setback.
Meeting History: PB: 8/17/2021 before FWW information was added.
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