Staff Notes for 9/28/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 28, 2021
Site Plan 51-2021 BRETT & PAMELA WEST (Main House)
106 Bay Parkway / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, deed, stormwater management
Parcel History:53-2017 septic var.; AV 47-2007 & SP 39-2007 - boathouse; SP PZ 89-2016 & SP PZ
210-2016 & AV 95-2016 – addition; SP 37-2009; AV 57-2021, SP 52-2021
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Requested Action
Recommendation to the Zoning Board of Appeals to demo the existing home and construct a new home of
5,710 sq. ft. footprint with patio area of 1,800 sq. ft.
Resolutions
1. Recommendation
Project Description
Applicant proposes to demo the existing home and construct a new home of 5,710 sq. ft. footprint with patio
area of 1,800 sq. ft. The new floor area is 9,199 sq. ft. and a 500 sq. ft. barn is also proposed adding to the floor
area. The project includes site work for new landscaping of shoreline and residential house, septic, stormwater
management, driveway area, a covered walkway between the main home and a proposed home on the adjoining
parcel. The applicant proposes a 375 sq. ft. porte-cochere and an attached garage. Pursuant to Chapter 179-3-
040 & 179-6-065 of the Zoning Ordinance, new floor area in a CEA and hard surfacing within 50 ft. of
Variances:
shoreline shall be subject to Planning Board review and approval. Relief is sought for setbacks,
height, permeability, second garage and floor area.
Staff Comments
Location-The project is located at 106 Bay Parkway on a parcel of 0.91 acres.
Arrangement- The project involves a tear down and construction of a new home. The project includes
installation of a new septic system, stormwater management, and drive-way area. The existing home is a
log style home building approximately in 1941.
Building – The home to be constructed is 5,030 sq ft footprint includes a porte-cochere and an attached
garage. There is to be a 500 sq ft barn to be constructed and a 75 sq ft pump/shed to remain. The patio are
to be installed is 1,800 sq ft. The project includes a covered walkway of 692 sq ft that is to extend from the
proposed house to a new home on the adjoining property. The new floor area is 9,199 sq ft.
Site conditions-
Grading and drainage plan, Sediment and erosion control-The project includes 0.52 acres of disturbance and
plans show the silt fence location on the property. The grading of the property is also shown between 323 to
325 for the finished floor. The project is subject to a major stormwater permit as the project consists of
greater than 15000 sq ft of disturbance. The plans show the rain garden locations. The project has been
referred 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 has indicated a new set of plantings to occur around the house. No plantings along the
shoreline are to be removed. There are some new plantings on the east shoreline proposed. 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
-465 ft of shoreline per survey
-Shoreline buffer 465 ft X 35 ft width is 16,275 sq ft
-Shoreline buffer area -16,275 /700 = 23.25 round up to 24 –twenty-four large trees at 3 inch diameter
-Ground cover -16,275/350 = 46.5 round up to 47 (X7) =329 native shrubs and 47 (X14) herbaceous
plants=658
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
465 ft Shoreline X 30%= 139.5 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-Lighting information was not provided and Staff suggests confirming residential light
fixtures are downward cast cutoff.
Utility details-The plan shows anew holding tank system to be installed. Approved by the local BOH. The
water supply is drawn from the lake.
Elevations-The elevations show the view of the home, barn and the covered open walkway.
Floor plans-The first floor plan shows, living room area, kitchen, dining room, the porte-cochere, media
room, small office, game room, and a two car garage. Note the area labeled wet bar will have no kitchen
elements. The second floor plan shows bathrooms, closets, bedrooms, and a loft area above the garage.
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 information on 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.
Nature of Variance
The new home is to be located 30 ft to the east shoreline, 31 ft tp the west shoreline where 50 ft is required.
The covered walkway is to be 0 ft from the west side setback where a 20 ft setback is required. The project
proposes two garages where only one is allowed – the porte-cochere is considered a garage due to width of open
sides allowing vehicles. The project proposes two accessory buildings one is an existing 75 sq ft pump storage
shed and the other is a new 500 sq ft barn, where relief is for exceeding 500 sq ft maximum size for sheds.
Relief is also requested for floor area where 9,202 sq ft 23.3% is proposed and 8,687 sq ft 22% is allowed.
Permeability relief where 69.1% is proposed and 75% is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
st
number of garages, floor area, permeability, and size of accessory structures total. Meeting History: 1 Meeting
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