Staff Notes_PB Recommendation
Department of
Community Development
Queensbury Planning Board
Staff Notes
May 15, 2012
APPLICATION: Site Plan 27-2012 / Area Variance 25-2012
APPLICANT: John & Pamela Cembrook
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
LOCATION: 121 Birdsall Road
EXISTING ZONING: Waterfront Residential
SEQRA STATUS: Type II
WARREN CO. REFERRAL: N/A
ENGINEERING REVIEW: 5/11/2012
PARCEL HISTORY: AV 25-12: Pending
BP 05-272: Rebuild 8' x 24'-32' dock 7-27-05
PROJECT DESCRIPTION: Site Plan: Applicant proposes demolition of a 1,524 square foot SFD with 816
square foot detached garage and reconstruct a +/-6,646 square foot SFD with 858 square foot garage. Further,
stormwater controls and updated wastewater system proposed. Projects in an area with slopes in excess of 15%
of the proposed construction and filling and/or hard surfacing within 50 feet of the shoreline of Glen Lake
require Planning Board review and approval. Variances: Relief from side setback requirements and maximum
allowable height for proposed garage. Planning Board shall provide a recommendation to the Zoning Board of
Appeals.
STAFF COMMENTS: The application has stormwater and erosion and sediment controls designed for the
project. The proposal calls for extensive shoreline disturbance and as such a double turbidity curtain is
provided for in the SWPPP.
Nature of Area Variance:
Parcel will require area variances as follows:
1.Side Setback – Request for 5.75 feet of south side setback relief from the 20 foot requirement of the WR
zone as per §179-3-040 for the single family dwelling.
2.Height relief – Request for 10 feet of height relief from the 16 foot maximum requirement of the WR
zone as per §179-3-040 for the detached garage.
Site Plan review:
1.Seawalls are discouraged except in the case where the alternative of shoreline restoration to a natural
state is impossible; see §179-6-050D. Existing shoreline is stable.
2.Plan calls for the retention of 6 white pines and Birch grove adjacent to the shoreline. Consideration to
retaining additional large trees should be discussed.
3.Dock and wooden deck along shoreline in disrepair. The Planning Board may wish to ascertain if
replacement is planned and if so details to be submitted.
Additional Comments:
1. TDE comments attached.
2. SWPPP associated with project on-file.
Application Protocol
5/15/2012 PB Recommendation to ZBA
5/16/2012 ZBA review
5/17/2012 PB review
L:\Keith Oborne\2012 Staff Notes\Planning\May 15\SP 27-12 Cembrook_PBR_AV 25-12.doc
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