Staff Notes for 11/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 16, 2021
Site Plan 73-2021 WILLIAM MASON/Lisa Paplanus
15 Tuscarora Drive/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plan, survey, elevations and floor plans.
Parcel History:AV 75-2021, Takundewide MOU
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Requested Action
Recommendation to the Zoning Board of Appeals for a second story addition to an existing one story home.
Resolutions
1. Recommendation
Project Description
Applicant proposes a 768 sq ft second story addition to an existing 768 sq ft one story home. The project
includes a 16 sq ft new porch landing entry and a smaller access landing to the existing porch. The home has an
existing one bedroom and the second floor will add three more bedrooms. The project includes connection to
the Takundewide community septic and water supply from the lake. Pursuant to Chapter 179-3-040, 179-6-065,
179-13-010, site plan for an expansion of non-conforming and a new floor in a CEA shall be subject to Planning
Board review and approval. Variance: Relief is sought for setbacks, permeability, floor area, and expansion of a
non-conforming structure.
Staff Comments
Location-The project is located at 15 Tuscarora Drive on a 2,288 sq ft parcel off of Cleverdale Rd and
within Taekundewide Cottages
Arrangement- The lot has an existing house of 768 sq ft footprint and associated decks of 16 sq ft. The lots
within Taekundewide are specific to the home area with the area outside of the lot as HOA land.
Building – The new home is to be 768 sq ft with a floor area of 2,196 sq ft this includes a second floor.
Site conditions-There are no changes to the existing site conditions.
Utility plan -The information indicates the applicant will connect to the community system. The water sour
is from Lake George as part of the Takundewide Homeowners Association, Inc.
Grading and drainage plan, Sediment and erosion control –stormwater is to be handled with rain gutters
running the full length of the home with downspouts directed to infiltration areas.
Landscape plan – typical residential plantings to be installed around the home.
Site lighting plan – no lighting information has been provided. As a reminder all fixtures are to be down
cast.
Site details -In 2003 the Planning Board adopted an MOU with Takundewide HOA outlining activities for
future development – including updating existing single family dwellings.
Elevations – The elevations show each side of the home and notes the building height to be 26 ft.
Floor plans – The floor plans shows three bedrooms to be located on the second floor. The first floor shows
the existing bedroom to remain - four bedroom in total. In addition, the first floor pans show the kitchen
area and an area for the stairs to be constructed to the second floor. There is an existing crawl space that is
to remain.
Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, 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 as these items are typically
associated with commercial projects.
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 applicant proposes two covered porch entryways. The applicant requests relief from setbacks,
permeability, and floor area. The setbacks for the home from the is to be 10 ft from the property lines. The
proposed covered deck on the east side is to be 6 ft from the property line where a 15 ft setback is required for
all four sides. The permeability is to be 66% where 75% is required. The Floor area is proposed to be 67%
based on the lot size where 22% is the maximum allowed –the applicant has explained the parcel is part of an
existing HOA where a majority of the 18.7 acres is common area for the association members –in addition the
master plan indicates the 18.7 ac is to be considered during the request for a house expansion with the HOA.
Summary
The planning board is to provide a recommendation to the Zoning Board in regards to the request for setback
relief, permeability and floor area ratio.
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Meeting History: 1 Meeting
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