Loading...
Staff Notes for 1/25/2022 Town of Queensbury Planning Board Community Development Department Staff Notes January 25, 2022 Site Plan Modification 70-2021 FRANCIS & ERIN STEINBACH 211 Assembly Point Drive/Waterfront Residential/ Ward 1 SEQR Type II Material Review: application, site plans, deed, revised information Parcel History:SP 38-1995 addition, SEP-0657-2019, SP 15-2020, AV 74-2021 __________________________________________________________________________________________ Requested Action thth Application to be tabled to February 15 with information due by January 25. The project will require a Planning Board recommendation as an additional variance has been identified for shoreline setback and also site plan review for new hard surfacing within 50 ft of the shoreline. Resolutions Tabling Project Description (Revised) Applicant proposes to raise an existing 1,352 sq ft home footprint to install a full basement with a footprint of 1,550 sq ft. The project includes a removal of a 444 sq ft rear dock to construct a 356 sq ft deck; site has previous approval for 154 sq ft addition. The front deck of 220 sq ft is to be removed to construct a 357 sq ft deck. The existing floor area of 1,949 sq ft increased to 2,786 sq ft. Site plan for new floor area in a CEA and new hard surfacing within 50 ft of the shoreline shall be subject to Planning Board review and approval. Staff Comments  Location-The project is located at 211 Assembly Point Road on a 9,138 sq ft parcel.  Arrangement- The parcel has an existing home on the site with associated driveway, residential lawn and access to the home, also the home has a front and rear deck areas. The house currently has a garage and small storage area under the home. A septic variance was previously approved.  Site Design- The applicant has previous approval for a 154 sq ft rear addition and upgrades to the access stairs to the front of the home. The modification to the site is to complete a 1,550 sq ft full basement including raising the house to complete the basement. The project includes expansion of both deck areas and an upgrading the access steps to the new front deck area.  Building – The addition includes the full basement of 1,550 sq ft a portion is to be the garage area and the remaining is to be used for storage. The front deck area is to be removed and replaced with 458 sq ft deck. The rear deck would be remove and to replace with a 356 sq ft deck. There are two building alterations proposed. On the east side there is a false roof line to be installed framing a replaced double window area – the exterior wall remains and the new roof line will be installed, a slider door to be removed replaced with a single window –area is to be converted to a master bedroom.  Grading and drainage plan, Sediment and erosion control-The applicant has indicated the roof is to be guttered and drainage directed to the rear of the property to an existing grass area. The front steps will be redesigned with infiltration areas specifically for the hard surface areas. Staff notes additional information needed for the stone paver – details of gravel base view showing depth and type of stone.  Landscape plan-The plans do not indicate any new landscaping other than  Site lighting plan-The plans do not indicate any new lighting for the project. A reminder lighting fixtures are to be down cast cutoff fixtures.  Utility details-The applicant will utilize an on-site septic system and draw drinking water from the lake.   Elevations-The applicant has provided the elevation views for the new areas of the home – deck, additions etc.  Floor plans-The floor plans show the existing and proposed arrangement area of the new basement area.  Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, j. stormwater, 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 expansion of a non-conforming structure. The rear deck is to be 2.4 from the north property line. The front deck is to be located 4.3 ft from the south property line and 11 ft from the front (east) property line. The house foundation to be 22.2 ft from the front, 3.2 ft from the south, and 2.4 ft from the North at the closest points to between the house and property line. Front setback required to be 30 ft, side setback to be 20 ft, rear setback 30 ft and shoreline is 50 ft or the average of the two adjoin homes. The floor area is to be 30.5% (2,786 sq. ft.) where 22% is maximum allowed (2010.36 sq ft). [[1578,1258,2233,1315][12][,I,][Times New Roman]]Noting permeability relief is not [[150,1316,772,1373][12][,I,][Times New Roman]]required as there is an increse [[772,1316,1089,1373][12][,I,][Times New Roman]]in permeability [[1089,1316,1106,1373][12][,I,][Times New Roman]]- [[1106,1316,2239,1373][12][,I,][Times New Roman]]The proposed permeability is to be 71.7% where 75% is [[150,1373,2161,1430][12][,I,][Times New Roman]]required and 71% is existing; the driveway area is to be converted to a permeable paver block area. [[2161,1373,2187,1430][12][,I,][Times New Roman]] Summary thth Application to be tabled to February 15 with information due by January 25. Meeting History: PB: 11/16/2021, 1/25/2022; ZBA: 11/17/2021, 1/19/2022 - 2 -