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Staff Notes for 2/15/2022 Town of Queensbury Planning Board Community Development Department Staff Notes February 15, 2022 Site Plan 51-2021 Brett & Pamela West (Main House) 106 Bay Parkway/ Waterfront Residential/ Ward 1 SEQR Type II Material Review: application, site plans, floor plans, elevations, deed, stormwater management, revised plans November, December, January Parcel History:53-2017 septic var.; AV 47-2007 & SP 39-2007 - boathouse; SP PZ 89-2016 & SP PZ 210-2016 & AV 95-2016 – addition; SP 37-2009; AV 57-2021, SP 52-2021 __________________________________________________________________________________________ Requested Action Recommendation to the Zoning Board of Appeals for demolition and construction of a new 2 story home and garage. Resolutions 1. Recommendation – an additional variance was identified Project Description Applicant proposes to demo existing home plus shed and construct a new 2 story home with a 5,436 sq. ft. footprint with a garage. Also, included is installation of permeable pavers for patio and driveway areas, a covered walkway between the two properties. The new floor area will be 8,670 sq. ft. where the maximum allowed is 8,687 sq ft. The project includes site work for new landscaping shoreline and residential house, septic, stormwater management. 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 are subject to Planning Board review and approval. Variance: Relief is sought for setbacks, second garage, 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 106 Bay Parkway on a parcel of 0.91 acres.  Arrangement- The project involves a tear down and construction of a new home. The project includes installation of a new septic system, stormwater management, and drive-way area. The existing home is a log style home building approximately in 1941.  Building – The home to be constructed is 5,436 sq ft footprint includes a porte-cochere and an attached garage. The patio are to be installed is 1,800 sq ft. The project includes a covered walkway of 692 sq ft that is to extend from the proposed house to a new home on the adjoining property. The new floor area is 8,670 sq ft.  Site conditions-The property is an odd configuration where most of the site will be disturbed for construction but minimal disturbance of the shoreline.  Grading and drainage plan, Sediment and erosion control-The project includes 0.54 acres of disturbance and plans show the silt fence location on the property. The grading of the property is also shown between 323 to 325 for the finished floor. The project is subject to a major stormwater permit as the project consists of greater than 15000 sq ft of disturbance. 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. There are some new plantings on the east shoreline proposed. 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 -465 ft of shoreline per survey -Shoreline buffer 465 ft X 35 ft width is 16,275 sq ft -Shoreline buffer area -16,275 /700 = 23.25 round up to 24 –twenty-four large trees at 3 inch diameter -Ground cover -16,275/350 = 46.5 round up to 47 (X7) =329 native shrubs and 47 (X14) herbaceous plants=658 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 465 ft Shoreline X 30%= 139.5 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 plan shows anew holding tank system to be installed. Approved by the local BOH. The water supply is drawn from the lake.  Elevations-The elevations show the view of the home, an attached porte cochere (second garage), an attached garage and the covered open walkway.  Floor plans-The first floor plan shows, living room area, kitchen, dining room, the porte-cochere, media room, small office, game room, and a three car garage. Note the area labeled wet bar will have no kitchen elements. The second floor plan shows bathrooms, closets, bedrooms, and the garage area will be open 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 on 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 Revised February 2022. The new home is to be located 46 ft. to the east shoreline, 35 ft. to the west shoreline where 50 ft. is required. The covered walkway is to be 0 ft. from the west side setback where a 20 ft. setback is required. The project proposes two garages where only one is allowed – the porte-cochere is considered a garage due to width of open sides allowing vehicles. Relief is also requested for setbacks for stormwater device [[148,2823,261,2880][12][,I,][Times New Roman]]Note: [[261,2823,274,2880][12][,I,][Times New Roman]] [[272,2823,1306,2880][12][,I,][Times New Roman]]Permeability 77.9% is proposed where 75% is requ [[1306,2823,1390,2880][12][,I,][Times New Roman]]ired [[1386,2823,1403,2880][12][,I,][Times New Roman]]- [[1403,2823,1416,2880][12][,I,][Times New Roman]] [[1416,2823,2140,2880][12][,I, ][Times New Roman]]no permeability relief is requested. [[2140,2823,2336,2880][12][,I,][Times New Roman]]The floor [[150,2881,1674,2938][12][,I,][Times New Roman]]area proposed is 8,670 sq ft where 8, 687 sq ft is the maximum size allowed [[1673,2881,1699,2938][12][,I,][Times New Roman]]– [[1699,2881,1712,2938][ 12][,I,][Times New Roman]] [[1712,2881,2359,2938][12][,I,][Times New Roman]]no floor area relief is requested. [[2359,2881,2385,2938][12][,I,][Times New Roman]] - 2 - Summary The Planning Board is to provide recommendation for stormwater devices (permeability patio areas) located within 100 ft of the shoreline. The previous recommendation was in regards to the relief requested for setbacks, number of garages, floor area, permeability, and size of accessory structures total (Noting relief is no longer requested for permeability, floor area and accessory structures). The floor plans should note “no kitchen elements in bar area”. Meeting History: PB: 9/28/2021, 11/16/2021, 12/16/2021; ZBA: 9/29/2021, 10/27/21, 12/15/2021 - 3 -