Staff Notes for 2/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 15, 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
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Requested Action
Recommendation to the Zoning Board of Appeals to raise existing house for installation of a basement and
replacing both front and rear decks.
Resolutions
1. Recommendation – addition variance was identified
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. with a new floor area of 2,632 sq ft (28.8 %). The project includes a removal of a 444 sq ft rear deck
to construct a 356 sq ft deck; site has previous approval for 154 sq ft addition. The front deck of 220 sq ft has
been removed and the proposed new deck is 260 sq ft to coincide with the new entry landscape steps. The
project also includes converting the driveway to permeable pavers. Pursuant to 179-3-040, 179-6-095, 179-13-
010, site plan for new floor area in a CEA and hard surfacing within 50 feet of the shoreline shall be subject to
Planning Board review and approval. Variance: Relief is sought for setbacks, shoreline and property lines, and
floor area. The Planning Board will make a recommendation to the Zoning Board of Appeals.
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. The new driveway area of
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 260 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 north 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. On the south side there is to be roof
alteration so the roof line is corrected so the roof eave matches, the windows also to be altered with the new
deck to be added in this area.
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 runoff directed to the lawn area. The permeable pavers detail for the driveway has been
provided.
Landscape plan-The plans do not indicate any new landscaping other than the updated entrance area steps.
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, 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 15.8 ft from the front (east)
property line (no change). 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 between the house and property line. Front setback required is 30 ft, side
setback 20 ft, rear setback 30 ft and shoreline setback is76 ft average of the two adjoining homes. The floor
area was reduced to 28.8% from 30.5% (2,632 sq. ft.) where 22% is maximum allowed (2010.36 sq ft). [[2237,1499,2387,1556][12][,I,][Times New Roman]]Noting
[[143,1557,1593,1614][12][,I,][Times New Roman]]permeability relief is not required as there is an increse in permeability [[1593,1557,1610,1614][12][,I,][Times New Roman]]- [[1610,1557,2318,1614][1
2][,I,][Times New Roman]]The proposed permeability is to be
[[150,1614,2137,1671][12][,I,][Times New Roman]]71.7% where 75% is required and 71% is existing; the driveway area is to be converted to a perme [[2137,1614,2362,1671][12][,I,][Times
New Roman]]able paver
[[150,1672,375,1729][12][,I,][Times New Roman]]block area. [[375,1672,401,1729][12][,I,][Times New Roman]]
[[150,1729,176,1786][12][,I,][Times New Roman]]
[[148,1787,2393,1844][12][,I,][Times New Roman]]Note the shoreline setback from the deck area to the shoreline was recently identified as an additional variance
[[150,1844,1096,1901][12][,I,][Times New Roman]]requiring the planning board recommendation. [[1096,1844,1122,1901][12][,I,][Times New Roman]]
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the additional relief requested
shoreline setbacks; the previous recommendation to the ZBA in regards to the relief requested for setbacks,
floor area, permeability and expansion of a non conforming structure.
Meeting History: PB: 11/18/2021, 1/25/2022; ZBA: 11/17/2021, 1/19/2022
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