Staff Notes for 9/28/21
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 28, 2021
Site Plan 52-2021 BRETT & PAMELA WEST (Guest House)
108 Bay Parkway / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, deed, stormwater management
Parcel History:Demo 803-2019; AV 52-2009 & SP54-2009; PT 802-2019 septic; 2010-184 addition;
SEP 343-2021 Septic Alt.; AST 433-2020 Boathouse; SP 51-2021, AV 58-2021
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Requested Action
Recommendation to the Zoning Board of Appeals for construction of a new home with a 3,741 sq. ft. of floor
area and 2,990 sq. ft. footprint.
Resolutions
1. Recommendation
Project Description
Applicant proposes construction of a new home with a 3,741 sq. ft. of floor area and 2,990 sq. ft. footprint. The
home is two story with an attached garage. The project includes a covered walkway from the home to the
proposed adjoining home. Site work includes stormwater management with a rain garden, new site plantings,
new septic and new line for drinking water. 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 shoreline shall be subject to Planning
Variance:
Board review and approval. Relief is sought for setbacks, permeability, floor area and access from
adjoining lot.
Staff Comments
Location-The project is located at 108 Bay Parkway on a 0.34 acre parcel.
Arrangement- The parcel at this time is vacant.
Site Design- The project includes a new home, driveway area, patios, new holding tanks and new plantings.
Building – The new home to be constructed is 2,090 sq ft, footprint home with an attached garage. The
project includes patio areas, and a covered walkway section to connect to the adjoining property owners
proposed home –the same individuals own the properties. The new home is to be 3,741 sq ft floor area.
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 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. 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
-135 ft of shoreline per survey
-Shoreline buffer 135 ft X 35 ft width is 4,725 sq ft
-Shoreline buffer area -4,725 /700 = 6.75 round up to 7 –seven large trees at 3 inch diameter
-Ground cover -4,725/350 = 13.5 round up to 14 (X7) =98 native shrubs and 14 (X14) herbaceous
plants=196
Shoreline Cutting restrictions- Section 179-6-050
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Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
135 ft Shoreline X 30%= 40.5 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 project includes new holding tanks are approved by the Local BOH. The water supply is
drawn from the lake.
Elevations-The elevation views show a rendition of all four sides of the home.
Floor plans-The first floor plan shows dining room area, living room area, kitchen, garage, a bedroom, a
small office area. The second floor shows two bedrooms, bathrooms, exercise area, and office area.
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 for 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 covered walkway is to be 0 ft from the east side setback where a 20 ft setback is required. The home is to
be 19 ft from the east property line where a 20 ft setback is required. Relief is also requested for floor area
where 3,741 sq ft 25.6% is proposed and 3,212 sq ft 22% is allowed. Permeability relief where 72% is proposed
and 75% is required. Relief is also requested to access the parcel from the adjoining lot and not the lot the
project is on.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
floor area, access and permeability.
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Meeting History: 1 Meeting
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