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Staff Notes for 12/14/2021 Town of Queensbury Planning Board Community Development Department Staff Notes December 14, 2021 Site Plan 75-2021 FRANK SINATRA JR. 105 Rockhurst Road/ Waterfront Residential/ Ward 1 SEQR Type II Material Review: application, narrative, elevations, floor plans, site plans, revised information (size of lot) Parcel History:AV 79-2021, BOH 55-2021 __________________________________________________________________________________________ Requested Action Recommendation to the Zoning Board of Appeals Resolutions 1. Recommendation Project Description Applicant proposes demolition of an existing 1,562 sq ft footprint home to construct a 1,553 sq ft footprint home with a floor area of 2,338 sq ft. The new home has 3 levels: foundation area, first floor, and second floor. Pursuant to Chapter 179-3-040, 179-4-080, 179-6-060 of the Zoning Ordinance, site plan review for a new floor area in a CEA, new hard surfacing within 50 feet of the shoreline, and construction of new building within 50 feet of 15% slopes shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks, and floor area. Planning Board shall make a recommendation to the Zoning Board of Appeals. Staff Comments  Location-The project site is located at 105 Rockhurst Road on Lake George. The parcel is 9,336 sq ft.  Arrangement- The site has an existing home to be removed and a new home with associated site work is be constructed.  Site Design- The site work includes a retaining wall and steps to be installed to assist with access from the house to the shoreline. The parking area is to be permeable pavers  Building – The new home is to be 1,553 sq ft with a new floor area of 2,338.  Site conditions-The plans indicate the site contains slopes 15% or greater.  Grading and drainage plan, Sediment and erosion control-The plans indicate there are two shallow depression areas. There is also to be permeable block paver for the driveway area. The plans have been forwarded 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 provided a plan of the shoreline landscaping to meet the shoreline buffer. 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 -82 ft of shoreline per survey -Shoreline buffer 82 ft X 35 ft width is 2,870 sq ft -Shoreline buffer area -2,870 /700 = 4.1 round up to 5 –five large trees at 3 inch diameter -Ground cover -2,780/350 = 7.9 round up to 8 (X7) =56 native shrubs and 8 (X14) herbaceous plants=112 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 82 ft Shoreline X 30%= 24.6 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-The plans indicated typical residential lighting. The applicant is reminded that fixtures should be down cast.  Utility details-The plans indicate a new septic system is to be installed. The water supply will be drawn from the lake.  Elevations-The elevations show the views of the building from each side.  Floor plans-The floor plans show the lower level, the main floor and a second floor  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, 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, 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 proposed home is to be 48 ft from the shoreline where a 50 ft setback is required. The floor area proposed is 25% -2,338 sq ft where 22% or 2,054 sq ft is the maximum allowed. Summary The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks and Floor Area st Meeting History: 1 Meeting - 2 -