Staff Notes for 11/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 16, 2021
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
Parcel History:SP 38-1995 addition, SEP-0657-2019, SP 15-2020, AV 74-2021
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Requested Action
Recommendation to the Zoning Board of Appeals for an installation of a 1,550 sq ft basement and replacement
of existing rear and front decks.
Resolutions
1. Recommendation
Project Description
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 458 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 shall
be subject to Planning Board review and approval. Variance: Relief is sought for setbacks, permeability, floor
area, and expansion of a non-conforming structure.
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 2.5 from the north
property line. The front deck is to be located 4.3 ft from the south property line and 7 ft 10 inches from the
front (west) 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 and the rear setback 30 ft. The floor area is to be 2,786 sq ft and maximum allowed is
2010 sq ft. The permeability is to be 67% and 75% is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
floor area, permeability and expansion of a non conforming structure
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Meeting History: 1 Meeting
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