Staff Notes for 3/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
March 15, 2022
Site Plan 11-2022 KATHARINE SEELYE
14 Crooked Tree Drive/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: site plan application, site plans, elevations, floor plan
Parcel History:SP 22-2003, SP 592007, AV 29-2001, AV 17-2003, SP 55-2017, AV 53-2017,
AV 70-2017, AV 9-2022
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a second story dormer of 136 sq ft and interior alterations. The dormer addition is to be
open below and the existing loft will be enclosed for a bunk room. The project includes façade changes with
new window installation on the main and upper floors. No site work is proposed. There are to be no changes to
the existing home’s footprint of 1,209 sq ft, 700 sq ft deck/porch and floor area of 2,778 sq ft. Pursuant to
chapter 179-3-040, 179-13-010, 179-6-050, site plan for expansion of a non-conforming structure in a CEA
shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks.
Staff Comments
Location-The project site is located at 14 Crooked Tree Drive on a 0.37 acre parcel.
Arrangement- The site has an existing home that had an addition and interior alterations in 2017.
Site Design- There are no changes proposed to the existing site.
Building – The existing home footprint of 1,209 sq ft and 700 sq ft deck/porch is to remain. The addition is
to the second floor for a dormer that is open to the porch below – no new floor area.
Grading and drainage plan, Sediment and erosion control-There are no changes to the site proposed.
Landscape plan-There are no changes to the proposed site. The existing landscaping is to remain. Below are
the guidelines from the shoreline buffer code section
Shoreline Buffer - Section 179-8-040
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-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
-144 ft of shoreline per survey
-Shoreline buffer 144 ft X 35 ft width is 5040 sq ft
-Shoreline buffer area -5040 /700 = 7.2 round up to 8–eight large trees at 3 inch diameter
-Ground cover -5040/350 = 14.4 round up to 15 (X7) =105 native shrubs and 15 (X14) herbaceous
plants=210
Shoreline Cutting restrictions- Section 179-6-050
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Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
144 ft Shoreline X 30%= 43.2 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.
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Site lighting plan- The board may wish to confirm there is no new exterior lighting and a reminder if there is
new lighting the fixtures are to be cut off and down cast -even for residential lighting.
Utility details-There are no changes to the well or septic system.
Elevations-The plans show the existing and proposed façade areas with window changes.
Floor plans-The plans show the main floor plan existing where most of the work on the main floor is the
three season porch and office area exterior façade and windows. The second floor area shows the existing
condition of three bedrooms on the lake side and then the proposed were the middle bedroom is converted to
open loft area and the area above the three season porch to a dormer with area open to the porch area below
– allowing additional window light for the porch 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 proposed dormer will be located 33 ft from the shoreline and 29 ft 9 inches to the west property line. Relief
is requested for the shoreline setback where 75 ft is required
Summary
The Planning Board is to provide a recommendation to the ZBA the relief requested for setbacks and expansion
of a non-conforming structure.
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Meeting History: 1 Meeting
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