Staff Notes for 2/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 15, 2022
Site Plan 52-2021 Brett & Pamela West (Guest House)
108 Bay Parkway/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, deed, stormwater management, revised
plans- January.
Parcel History:Demo 803-2019; AV 52-2009 & SP54-2009; PT 802-2019 septic; 2010-184 addition;
SEP 343-2021 Septic Alt.; AST 433-2020 Boathouse; SP 51-2021, AV 58-2021
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals for construction of a new two story home with attached
garage.
Resolutions
1. Recommendation – an additional variance was identified
Project Description
Applicant proposesconstruction of a new home with 3,210 sq. ft. floor area and 2,160 sq. ft. footprint. The
home is two story with an attached garage. The project includes a covered walkway from the home to the
proposed adjoining home and installation of permeable paver for patio and driveway areas. Site work includes
stormwater management with a rain garden, new site plantings, new septic, and new line for drinking water.
Project includes a lot line adjustment but no change to lot size. Pursuant to chapter 179-3-040, 179-6-065, 147,
site plan for new floor area in a CEA and hard surfacing within 50 ft of the shoreline shall be subject to
Planning Board review and approval. Variance: Relief is sought for setbacks and stormwater devices less than
100 ft from the shoreline. The Planning Board will make a recommendation to the Zoning Board of Appeals.
Staff Comments
Location-The project is located at 108 Bay Parkway on a 0.34 acre parcel.
Arrangement- The parcel at this time is vacant.
Site Design- The project includes a new home, driveway area, patios, new holding tanks and new plantings.
Building – The new home to be constructed is 2,160 sq ft, footprint home with an attached garage. The
project includes patio areas, and a covered walkway section to connect to the adjoining property owners
proposed home –the same individuals own the properties. The new home is to be 3,210 sq ft floor area.
Grading and drainage plan, Sediment and erosion control-The project includes 0.19 acres of disturbance and
plans show the silt fence location on the property. The plans show the rain garden locations. The project
has been referred 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 has indicated a new set of plantings to occur around the house. No plantings along the
shoreline are to be removed. 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
-135 ft of shoreline per survey
-Shoreline buffer 135 ft X 35 ft width is 4,725 sq ft
-Shoreline buffer area -4,725 /700 = 6.75 round up to 7 –seven large trees at 3 inch diameter
-Ground cover -4,725/350 = 13.5 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
135 ft Shoreline X 30%= 40.5 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-Lighting information was not provided and Staff suggests confirming residential light
fixtures are downward cast cutoff.
Utility details-The project includes new holding tanks are approved by the Local BOH. The water supply is
drawn from the lake.
Elevations-The elevation views show a rendition of all four sides of the home.
Floor plans-The first floor plan shows dining room area, living room area, kitchen, garage, a bedroom. The
second floor shows two bedrooms, bathrooms, loft area, sauna. The garage is an open area with no 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, 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. The applicant has provided information for j. stormwater, k.
topography, l. landscaping, p floor plans, q. soil logs.
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 covered walkway is to be 0 ft. from the east side setback where a 20 ft. setback is required. The home is to
be 10 ft. from the east property line where a 20 ft. setback is required. Note – the East property line has been
adjusted to accommodate a setback with no changes to the lot size. Relief is also requested to access the parcel
from the adjoining lot and not the lot the project is on. [[1256,2245,1352,2302][12][,I,][Times New Roman]]Note [[1352,2245,1365,2302][12][,,][Times New Roman]] [[1365,2245,1390,2302][12][,,][Times
New Roman]]p [[1390,2245,2304,2302][12][,I,][Times New Roman]]ermeability is proposed at 78.5% and 75% is
[[150,2302,334,2359][12][,I,][Times New Roman]]required [[333,2302,359,2359][12][,I,][Times New Roman]]– [[359,2302,1049,2359][12][,I,][Times New Roman]]no permeability relief is requested
[[1045,2302,1910,2359][12][,I,][Times New Roman]]; floor area is proposed of 3,210 sq ft and t [[1909,2302,2392,2359][12][,I,][Times New Roman]]he maximum allowed is
[[150,2360,373,2417][12][,I,][Times New Roman]]3,212 sq ft [[372,2360,398,2417][12][,I,][Times New Roman]]– [[398,2360,411,2417][12][,I,][Times New Roman]] [[411,2360,1011,2417][12][,I,][Times
New Roman]]no floor area relief requested. [[1011,2360,1034,2417][12][,,][Times New Roman]]
Summary
The Planning Board is to provide recommendation for stormwater devices (permeable patio areas) located
within 100 ft of the shoreline. The previous recommendation was in regards to the relief requested for setbacks,
floor area, access and permeability (Noting relief is no longer requested for permeability or floor area).
Meeting History: PB: 9/28/2021, 11/16/2021, 12/16/2021; ZBA: 9/29/2021, 10/27/21, 12/15/2021
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