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Staff Notes for 1/25/2022 Town of Queensbury Planning Board Community Development Department Staff Notes January 25, 2022 Site Plan 55-2021 & ANTONIO & MARIA CIVITELLA Freshwater Wetlands 1-2021 104 Knox Road/ Waterfront Residential/ Ward 1 SEQR Type II Material Review: revised application, site plan drawings, survey, elevations, floor plans, wetlands permit Parcel History:AV 62-2021 __________________________________________________________________________________________ Requested Action Planning Board review and approval for demolition of existing home and construction of a new home in waterfront residential zoning. Resolutions 1. PB decision Project Description Applicant proposes a tear-down of an existing home to construct a new home with a footprint of 2,477 sq. ft. and a floor area of 4,091 sq. ft. The project includes installation of a patio area on the lake side, new driveway area of permeable patio product, new steps to future sundeck and dock, retaining walls for patio and driveway, new septic, new well, new site plantings and new shoreline plantings. Pursuant to Chapter 179-3-040 & 179-6- 065 of the Zoning Ordinance, new floor area in a CEA, hard-surfacing within 50 ft. of shoreline, shoreline vegetation removal, steep slopes within 50 ft. and work within 100 ft. of wetland shall be subject to Planning Board review and approval. Staff Comments  Location-The project is located at 104 Knox Road on a 0.41 acre parcel. The parcel is on Lake George.  Arrangement- The site has an existing house and shed that are to be removed as part of the project.  Site Design- The project includes the disturbance of 13,499+/- sq ft of the site for the construction of a new home, landscaping, stormwater, septic and well. The site is to contain areas of permeable patio for the driveway. The project includes a fire pit area and new stone steps to the proposed dock.  Building – The new home is to have a footprint of 2,477 sq ft this includes the porches/deck areas. The home is to have a floor area of 4091 sq ft.  Grading and drainage plan, Sediment and erosion control-The project includes installation of stormwater measurements and retaining walls in certain areas. The swales are located along the property lines. 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 in the demolition plan the existing trees to be removed. The planting plan on Sheet L-4.10 shows the new shoreline planting plan and site plantings. 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 -110 ft of shoreline per survey -Shoreline buffer 110 ft X 35 ft width is 3850 sq ft -Shoreline buffer area -3850 /700 = 5.5 round up to 6 –six large trees at 3 inch diameter -Ground cover -3850/350 = 11 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous plants=154 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 110 ft Shoreline X 30%= 33 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-The applicant has indicated the exterior lighting is to be dark sky compliant.  Utility details-The project includes a new septic system and a new well.  Elevations-The elevations show the new home to be at 26 ft 8 inches. The plans show all four sides of the home.  Floor plans-The first floor shows a master bedroom, kitchen, living room area and a garage. The second floor shows 3 bedrooms and a bonus room area with open to below areas. The home has a basement area of 646 sq ft and the remainder of the home below grade is a crawl space area.  Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n traffic, o. commercial alterations/ construction details, 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 g. site lighting, j. stormwater, k. topography, l. landscaping, , p floor plans, q. soil logs, r. construction/demolition disposal  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. Freshwater Wetland The project involves work within 100 ft for the developing the driveway. The wetland does not occur on the property itself. Nature of Variance Granted 1/19/2022. The new home requires variance for setbacks where 20 ft. is required and 15 ft 9 inches to the south property line and 14 ft to the North property line is proposed; floor area where 22% is the maximum allowed and 24.3% is proposed; permeability where 75% is required and 71.5% proposed; and infiltration practice is required to be 100 ft. for the shoreline where 35 ft. is proposed. Note the Permeability Variance was improved at the Zoning Board meeting increased from 69.5 to 71.5% Summary The applicant proposes to demolish an existing home and to construct a new home. The project includes associated work with site development including tree removal, landscape plantings, installation of septic system and other site work as detailed on the plans. Meeting History: PB: 01/18/2022; ZBA- 01/19/2022 - 2 -