Staff Notes for 2/22/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
February 22, 2022
Site Plan (Mod) 70-2021 Francis & Erin Steinbach
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
Planning Board review and approval for raising an existing home to install a full basement, including
replacement of front and rear decks.
Resolutions
1. PB decision
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 2,786 sq ft (30.5 %). 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.
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 driveway area is being replaced with a
permeable paver product.
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, 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 the primary project is lifting the
home to install a foundation/basement/garage area and replacing the front deck in the same location. The
applicant has indicated stormwater is to be directed to the rear of the property.
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
Granted 2/16/2022. 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) and 49 ft from the shoreline. 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). [[868,1614,2196,1671][12][,I,][Times New Roman]]Noting permeability relief is not required as there is an increse in
[[143,1672,415,1729][12][,I,][Times New Roman]]permeability [[415,1672,432,1729][12][,I,][Times New Roman]]- [[432,1672,2247,1729][12][,I,][Times New Roman]]The proposed permeability
is to be 71.7% where 75% is required and 71% is existing; the
[[150,1729,1480,1786][12][,I,][Times New Roman]]driveway area is to be converted to a permeable paver block area. [[1480,1729,1506,1786][12][,I,][Times New Roman]]
[[150,1787,176,1844][12][,I,][Times New Roman]]
[[148,1844,375,1901][12][,I,][Times New Roman]]Note the sh [[375,1844,2393,1901][12][,I,][Times New Roman]]oreline setback from the deck area to the shoreline was recently identified
as an additional variance
[[150,1902,1096,1959][12][,I,][Times New Roman]]requiring the planning board recommendation. [[1096,1902,1122,1959][12][,I,][Times New Roman]]
Summary
The applicant has completed a site plan application for the redevelopment of the existing home and
improvements to the site. The home is to be raised and a new foundation/basement/garage area installed, new
permeable driveway, replacement of front deck with improvement to the entry area, rear addition previously
approved and new rear deck.
Meeting History: PB: 11/18/2021, 1/25/2022, 2/15/2022; ZBA: 11/17/2021, 1/19/2022, 2/16/2022
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