Staff Notes for 10/19/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 19, 2021
Site Plan 61-2021 MICHAEL & SUSAN KAJDASZ
113 Seelye Road / WR – Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, floor plans, elevations, survey, site plans
Parcel History:AV 5-2017 gazebo/lot line adj., 2001-348 porch, 94646-3985 addition, 8733-1837
boathouse/dock
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Requested Action
Recommendation to the Zoning Board of Appeals for a 700 sq. ft. two car addition and to convert the existing 2
bay garage of one bay and another bay to a laundry/bathroom.
Resolutions
1. Recommendation
Project Description
Applicant proposes a 700 sq. ft. two car addition and to convert the existing 2 bay garage of one bay and
another bay to a laundry/bathroom. The garage is to be a total of 1,050 sq. ft. The existing floor area is 5,715
sq. ft. and the new floor area is 6,765 sq. ft. Pursuant to Chapter 179-3-040, 179-5-020 & 179-13-010 of the
Zoning Ordinance, new floor area in a CEA and expansion of a non-conforming structure shall be subject to
Variance:
Planning Board review and approval. Relief is sought for expansion of a non-conforming structure
and setbacks. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project site is located at 113 Seelye Road. The parcel is 0.96 acres located on Lake George.
Arrangement- The site has an existing home with associated residential plantings, driveway and shoreline
Site Design- The plans include a building addition and additional hard surfacing for a driveway area portion
Building – The existing home has a footprint of 2,140 sq ft and is to be 2,840 sq ft. The existing floor area
is 5715 sq ft and proposed is 6765 sq ft. The addition is to be 700 sq ft single story garage addition.
Site conditions-The project only alters the area around the existing home towards the driveway; there are no
changes towards the shoreline. The garage addition will include some additional hard-surfacing.
Grading and drainage plan, Sediment and erosion control- The plans indicate there is to be a shallow
detention area near the addition. The plans also show a natural existing depression that is to handle the
existing driveway stormwater. There is to be silt-fence in the area of the addition.
Landscape plan-The plans show the existing tree line on the site and then the areas of tree removal for the
addition area. The plans indicate there is vegetation to remain. 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
-138 ft of shoreline per site drawing existing conditions
-Shoreline buffer 138 ft X 35 ft width is 4830 sq ft
-Shoreline buffer area -4830/700 = 6.9 round up to 7–seven large trees at 3 inch diameter
-Ground cover -4830/350 = 13.8 round up to 14 (X7) =98 native shrubs and 14 (X14) herbaceous
plants=196
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
138 ft Shoreline X 30%= 41.4 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-There is to be new wall mounted lighting on the new garage near the doors.
Utility details-The plans show a new septic system to be installed and the existing well site is to remain.
Elevations-The elevations show the location of the garage doors and the views of each side.
Floor plans-The floor plans show the garage addition with two bays. The existing garage will convert one
bay to the laundry bathroom area.
Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage k.
topography, n traffic, o. commercial alterations/ construction details, 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 g. site lighting j.
stormwater, l. landscaping, p floor plans, q. soil logs, r. construction/demolition disposal
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 addition is to be located 15.1 ft from the north property line where a 20 ft setback is required. Relief is also
requested for expansion of a nonconforming structure. The applicant has noted the existing home was
considered compliant when constructed in 1979 and the zoning has since changed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
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Meeting History: 1 Meeting
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