Staff Notes for 12/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 16, 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
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Requested Action
Planning Board review and approval for demolition of existing 1,562 sq ft home and construction of a new
2,338 sq ft home.
Resolutions
1. PB decision
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.
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
Granted 12/15/2021. 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 applicant has completed a site plan application for the demo of an existing home to build a new home and
associated site work.
Meeting History: PB: 12/14/21; ZBA: 12/15/21
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