Staff notes for 6/21/2022low
STAFF NOTES
DUNE 21, 2022
Queensbury Planning Board Agenda
First Regular Meeting: Tuesday June 21 2022 / Time 7 — 11 m
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Queensbury Activities Center @ 742 Bay Road
REVISED
Approval of Minutes
Dates- April 19, 2022 and April 26, 2022
Administrative Item:
Site Plan 21-2021 Ron & Ruth Jameson request for one year extension
Site Plan 66-2021 CVE Review & recommendation on proposed open area designation per Town Law 280-a -access
Tabled Item:
Applicant(s) _3 ANTIGUA ROAD, LLC. Application Type _ _i Site Plan 25-2022
Owner (s) Same as applicant ( SEQR Type — Type II —
Agent(s) EDP — Lot size .74 acres --
Location 3 & 5 Antigua Road Ward: 1 _j Zoning Classification: WR
Tax ID No. ( 239.17-1-2 Ordinance Reference 1 179-9-020, 179-6-065, 179-3-040, Chapter 147
Cross Reference AV 59-2014, AV 22-2022 I Warren Co. Referral j May 2022--
Public Hearing n/a for recommendation Site Information APA, LGPC, CEA
Project Description: (Revised) Applicant proposes to construct a new 1,225 sq ft home with an 845 sq ft covered patio; total floor area is 3,979 sq ft.
The new home will be greater than 28 ft in height. The driveway area includes 7,483 sq ft of hard surfacing and 1,170 sq ft of permeable pavers. The
parcel that is located in the Town of Queensbury adjoins a parcel that is in the Town of Lake George that has frontage on the lake. The project includes
new area for the outdoor kitchen that is located in both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-020, 179-6-065, 179-3-
040 and Chapter 147, site plan for a new floor area in a CEA shall be subject to Planning Board review and approval. Variance: Relief is sought for
_setback height and permeability. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Recommendations:
Applicants) J
JOE SHEEHAN _
Application Tyke j
Site Plan 40-2022
Owner (s) J
Same as applicant
SEQR Type
Type II
AgA ent(s)
EDP
Lot size
acres
Location
80 Rockhurst Road
—�
Ward: 1
`22
--
Zoning Classification: WR
Tax ID No.
227.13-2-42
Ordinance Reference
179-3-040, 147, 179-5-020, 179-6-065, 179-
I _.-- — J
13-010
Cross Reference
AV 27-2022
( Warren Co. Referral
June 2022
Public Hearing n/a for recommendation Site Information CEA, LGPC, APA — —
Project Description: Applicant proposes a 618 sq ft garage addition to an existing home and a 500 sq ft deck to replace an existing deck. A portion of f
the new deck will be covered area. Updates to the covered entryway are also proposed. The project includes stormwater management, shoreline
plantings, retaining wall and steps to be reconstructed. The new footprint of the home will be 2,500 sq ft and a floor area of 3,728 sq ft. Pursuant to
chapter 179-3-040, 147, 179-5-020, 179-6-065, 179-13-010, site plan for new floor area in a CEA, hard surfacing within 50 ft of the shoreline, and
expansion of nonconforming structure shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks, and floor area.
Planning Board shall provide a recommendation to the Zoning Board of Anneals.
Applicants) ALICE AND JACK LYNCH I Application Type 1 Site Plan 36-2022
Owner (s) J Same as applicant — —� SEQR Type __—( Type II
Agents) Redbud Development _ ! Lot size —1 0.69 acres
Location 14 Highview Road Ward: 1 �� Zoning Classification: WR
Tax ID No. 239.15-1-15 j — Ordinance Reference 179-3-040, 179-6-065, 179-6-050, 179-5-020, 147
—Cross Reference AV 45-1996, SP 42-1996 (addition to back & Warren Co. Referral ! June 2022
deck), AV 24-2022
Public Hearing �� n/a for recommendation Site Information CEA, LGPC, APA
Project Description: Applicant proposes to construct a new open deck addition of 563 sq ft, install a 123 sq ft pool, and construct a 166 sq ft covered
porch. The project includes installation of stormwater control measures, site landscaping, and shoreline plantings. There is an existing 169 sq ft shed
that requires review for after -the -fact work. The existing house has a 2,775 sq ft footprint and an existing floor area of 4,773 sq ft. Pursuant to chapter
179-3-040, 179-6-065, 179-6-050, 179-5-020, 147, site plan for a new floor area in a CEA and hard surfacing within 50 ft of the shoreline shall be
subject to Planning Board review and approval. Variance: Relief is sought for setbacks and pool location.
Applicant(s) ( MEGHAN ORBAN Application Type ( Site Plan 39-2022
Owner (s) ( Meghan & Stephen Orban SEQR Type�
Agent(s) Stefanie Bitter _ Lot size � .5 acres, .66 acres
Location 21 & 25 Duncan Cove Road i Ward: 1� ] Zoning Classification: WR
Tax ID No. 226.16-1-7, 226.16-1-9 (secondary access road) Ordinance Reference 179-3-040, 147, 179-6-050, 179-6-065 —
Cross Reference AV 82-1992, AV 29-2022 Warren Co. Referral -J June 2022
Public Hearing n/a for recommendation _-- Site Information_ _iI CEA, LG PC, APA
Project Description: Applicant proposes demolition of an existing home and out buildings to construct a new 2,548 sq ft home and porch area of 463 sq
ft with a floor area of 4,584 sq ft. The permeable patio facing the lake will also include a hot tub, which is classified as a pool per Town Code. Project
includes site work for stormwater management, shoreline and site planting plan, development for permeable patio, driveway area. Project includes a
new onsite septic system and water supply drawn from the lake. Pursuant to chapter 179-3-040, 147, 179-6-050, 179-6-065, site work for new floor area
in a CEA and hard surface within 50 ft of the shoreline shall be subject to Planning Board review and approval. Variance: Relief is sought for j
stormwater device and pool location.
Recommendation- Unapproved Development:
Applicant(s) _MORGAN GAZETOS/GREG FRANCIS Ap IiQ cation Type Site Plan 35-2022
Owner (s)�� Gregory R Francis TrusteeSEQR Type __ Type 1I
Agent(s) Morgan Gazetos Lot size j _92 acres
Location ( 2930 State Route 9L Ward: I Zoning Classification: WR —
Tax ID No. 239.20-1-19 Ordinance Reference 179-3-040, 179-13-010
Cross Reference SP 72-2014, AV 85-2014, AV 25-2022 Warren Co. Referral June 2022 _
_Public Hearing n/a for recommendation �J Site Information CEA, APA, LGPC_
Project Description: Applicant requests approval for construction of a deck addition not constructed per approval. Additionally, the applicant has
completed additional work without approval including deck area near shoreline, shoreline pathway decking, and a reconstructed shed/changing
accessory structure near the shore. The existing house footprint of 1,285 sq ft to remain the same. The decking areas of 2,270 sq ft to be reduced to
1,930 sq ft; original approval was for 1,408 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan for hard surfacing within 50 ft of the shoreline
and expansion of a non -conforming structure shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks. Planning
Board shall make a recommendation to the Zoning Board of Appeals.
New Business:
Applicant(s)
_KIMBERLY BUTLER
' Application Type �j
Site Plan 33-2022
Owner (s) (
Queensbury Masonic Historical
� SEQR Type
A ent(s) `�
Bartlee, Pontiff, Stewart & Rhodes _
Lot size
4.29 acres
Location
15 Burke Drive
Ward: 3 j
Zoning Classification: NR 3
Tax ID No.
302.5-1-1
I Ordinance Reference
_
179-3-040
Cross Reference
SP 11-2009, PZ 535-2021
Warren Co. Referral
June 2022
Public Hearing (
June 21, 2022
f Site Information
Project Description: Applicant proposes use of about 3,600 sq ft of the lower portion of the existing Masonic Historical Society building to operate a
daycare center. The lower portion is to be divided into sections for care rooms, rest rooms, and access. The project includes an outside play area. The
parking area will be shared between the Historic Society and the daycare. Historic Society portion of the building, including vestibule, is 4,020 sq ft.
Pursuant to chapter 179-3-040, site plan for a new use in a neighborhood residential zone for a daycare shall be subject to Planning Board review and
New Business- Unapproved Development:
_Applicant(s) , EVERTS AVE SELF STORAGE j Application Type Site Plan Modification 38-2022
Owner (s) ___J SCOVEPROPERTIES LLC. SEQR Type Type II
Agents) Daniel Ryan �j Lot size _ 3.26 acres _� T
Location106 Everts Avenue Ward: 2 Zoning Classification: CI
Tax ID No. 302.8-2-66.12 _ j Ordinance Reference { 179-9-120
Cross Reference I SUB 3-1999, SP 74-2010, Petition of Zone Change Warren Co. Referral June 2022
2-2002, SP 11-2017, FWW 1-2017, SUP 2-2017, !
SUB (F) 5-2017 I
Public Hearing I June 21, 2022 ; Site Information
Project Description: Applicant proposes modification of an approved site plan for site changes that were not constructed per approval. The site changes
involve a split rail fence section, change of location of chain link fence, reducing a building size replacement with pavement, landscaping not installed
due to existing vegetation and a light pole. Pursuant to chapter 179-9-120, modification of a previously approved site plan shall be subject to Planning
Board review and approval.
Any further business which may be properly brought before the Board
Minutes for April 19 &April 26
Draft resolution- grant/deny minutes approval
Administrative Items:
Site Plan 21-2021 @ 94 Hall Road
Draft resolution- grant/deny extension request
Site Plan 66-2021 @ 53 Quaker Ridge Blvd/East
County Line Rd
CVE North America, Inc.
Draft resolution- grant/deny recommendation on
proposed open area designation
RUCINSKI HALL ARCHITECTURE
Ronald Richard Rucinski
Ethan Peter Hall
134 Dix Avenue
Glens Falls NY 12801
Voice 518 741-0268
Fax 518 741-0274
Email ephall@nycap.rr.com
Jameson — 94 Hall Road — SP 21-2021 and AV 21-2021 Approval Extension
Good afternoon Laura,
I've been speaking with Ron & Ruth Jameson on their project noted above. I believe we are
coming up on the anniversary of their approvals and we would like to request an extension of these
approvals. We are responding to the Chazen comments now and will be resubmitting them shortly
for final approval. The costs associated with the project have held the Jameson's up and it took
longer to get the ACM report and survey done than anticipated. They are anticipating starting the
project this fall once Ron's schedule calms down a bit from his excavation company business.
Once the engineering comments have been accepted we will be filing for the building permit, if we
could get an extension of the SPR & AV resolutions it would be greatly appreciated.
Please let me know if any additional information is needed.
Regards,
Ethan P. Hall
Architect
YAJameson - Glen Lake\Paperwork\Aprroval Extension Request - 6 June 2022.doc
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
TOWN OF QUEENSBURY PLANNING BOARD
RESOLUTION — GRANT / DENY EXTENSION REQUEST
SITE PLAN 21-2021 RON & RUTH JAMESON
Tax Map ID: 289.11-1-24 /Property Address: 94 Hall Road /Zoning: WR
Applicant proposed to demo an existing home and garage to construct a new home with a 2,440 sq. ft.
footprint and a 3,478 sq. ft. floor area including an attached garage and a covered patio. The project includes
associated site work for grading, stormwater controls and plantings. Revision: New home is to be located
further from the shoreline. Pursuant to Chapter 179-3-040 & 179-6-065 of the Zoning Ordinance, hard
surfacing within 50 ft. of shoreline and new floor area in a CEA shall be subject to Planning Board review
and approval.
The Planning Board approved Site Plan 21-2021 on June 22, 2021.
MOTION TO APPROVE A ONE YEAR EXTENSION FOR SITE PLAN 21-2021 RON & RUTH
JAMESON. Introduced by who moved for its adoption,
Duly adopted this 21" day of June 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Town of Queensbury Planning Board
Gk Community Development Department Staff Notes
� June 21, 2022
Site Plan 66-2021, CVE NORTH AMERICA, INC.
Freshwater Wetlands 3-2021, 53 Quaker Ridge Blvd/East County Line Road/Commercial
Special Use Permit 4-2021 Light Industrial, Commercial Intensive/ Ward 2
SEQR Type I
Material Review: Petition of Zone Change application, Site Plan application, Special Use
permit responses, Freshwater Wetland permit, narrative, SWPPP, site plan drawings, solar glare report etc.
Parcel History:
Disc 3-2021, PZ 720-2021
Requested Action
Administrative: Planning Board provide recommendation to Town Board for access to parcels with no physical
road frontage per Town Law 280 a
Resolutions
1. PB recommendation amending recommendation
Project Description
Applicant proposes a solar farm on site 303.11-1-4.1, with access by right of way through parcel 303.15-1-25.2.
The project will include over 13,000 panels on a 30 plus acre portion of the site. The project work includes
panel placement, drive areas, equipment boxes and stormwater management. The project involves a petition of
zone change for parcel 303.15-1-25.2 from Cl to CLI. Project subject to site plan, special use permit and
freshwater wetlands permit. Pursuant to Chapter 179-15-050, Town Board referred to the Planning Board to
review for SEQR and recommendation. Site plan, special use permit, and fresh water wetlands review after the
Town Board completes Petition of Zone change.
Summary
The Board is to amend the recommendation to include access to parcels without physical road frontage per
Town Law Section 280a. The action that occurs creates "an open development area" and allows for access
without going through the variance process — it is a legitimate alternative. The applicant had included the access
request in the submission and it was not included in the recommendation to the Town Board.
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t•r;' {' .11 ! 280i , ai.: F.ermits' for,buildings not on improved mapped streets. 1. No °j.;.•: '
'ififor!.:tfie'erection of.,any;building shall be issued unless a street
�r1lit ghwayE giving access: to such proposed structure has been duly placed
i I il!l �tijl ' t6 ;z. .,,;
Fle 11sofficial! map ' pr•;plan, or if there be no official map or plan,
essil''such';:streef or highway is (a) an existing state, county or town :.
a:y or i b a street shown upon a plat approved b the planning
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i;:ip`p kttt[t,l,6o rdlfr�'s"plrovided in sections two hundred seventy-six and two hundred
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_TFIR j,;;,se nty.;rstaven; of- this article, as in effect at the time such plat was
`?!approvedor (c) a street on a plat duly filed and recorded in the
1 o`ffice"!:of! the county clerk or register prior to the appointment of such
nniilg,ibbard,and the grant to such board of the power to approve
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irfefo�e 'such permit shall be issued such street or highway shall
' ave.,Ebeen suitably improved to -the satisfaction of the town board or
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nni{ng, board, !if empowered by the town board in accordance with
nda ds • and : specificat
.rFjecJto,: 'ions approved by the town board, as adequate in
ge �tthe public health, safety and general welfare for the special
sfhiil �ci'e mstancesof the particular street or highway.
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natively, and in the discretion of such board, a performance bond
su.F . client!; ''to cover the full cost of such improvement as estimated by
i`j•'i;Fsu!� I`blioardi,-shall: be furnished to the town by the owner. Such
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I pe ormance bond shall be issued by a bonding or surety company approved
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lhe;: ;town board or by the owner with security acceptable to the town
board; �arld' shall also be' approved by such town board as to form, :•
3;:!If'!.!suffi liinPt 1cy• and manner: of execution. The term, manner of modification
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I'�`an¢ n6>tfibd;. of l enforcement of such bond shall be determined by the
i':a::1 I II a I!:' I .: , ;
aplp> iopl'Ui'e:: !board in substantial conformity with section two hundred ;
se nt: seven.of this article.
;{Tlhe,,!63pplicant .for such a permit may appeal from the decision of the
jad* rr�r�iistrat'ive'officer having charge of the issue of permits to the
i •;I;:bo Gdl�: rof i''a eals : or -other Isimilar board, in an town which has ' ! t !!'I111n�&'it"II�I=-5i PP , Y i! .•..
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i•; .lesjt�ablished.a;board having��the;power to make variances or exceptions in
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o[jin'gMLregulations for;: •'(a) ( an exception if the circumstances of the '•?'
`ea e; p not; require the:stnucture to be related to existing or proposed
i :I• IiGPill,it in�Ir..t!,1('r,�1d 1
i." sstreets,i or -highways:, and/or (b) an area variance pursuant to section two f
Hit l•.Hillis•'' !. II ,.- 1 L;•
fid d edil siixty,seven-b :of'i this chapter, and the same provisions are :'•!'
ii i+II f'{�I'^!llt
�6e eby,]fiapplied to such appeals:and to such board as are provided in
;11i i{ i Ilu{. Ili!h r. ,•'i
tryry ica esl oVf..appeals on zoning regulations. The board may in passing on
i,r�sil40f. Rppeal,,make any reasonable exception and issue the permit subject
! i toi�c nditions-?that will protect any future street or highway layout. Any
I��sel I) deci'sionl shall be :subject to review by certiorari order issued out
I l�s 1`ec :al literM- of the I supreme court in the same manner and pursuant
l!'��' ��� too Etheii` same; rovisions. as in appeals from the decisions of such board
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I,1I,up >��Ilzoning:•regulations.^.
'j 1 i�i d a ulylirl • l;b n,
I Via. 5 � h :;•; he! town; board may; : y resolution, establish an open development
a:�Il oril:!iareas;! within :!;the town, wherein permits may be issued for the
All i ctilO`riNI"of ;structures fib which access is given by right of way or
!+i 111 nilni!+1, 1'
dii: iea �mgt''.-Upowguch conAtionsjand subject to such limitations as may be
!:I I!f '`pr;escbeds :lijrl.,general•I.or special rule of the planning board, if one
i�fi�splo sr('•of jthe' town board if a planning board does not exist. If a
I ' i `l n i ' I %oard sexists in such town, the town board, before establishing
•!j•�� ��i li�lp�!II i?�ryii�gI
i i ry5
aid in 4pen:(devel'opment!.areaior areas, shall refer the matter to such il!
pain ng,{.,.board for its i:advice and shall allow such planning board a
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sonablel. time. -to report.-,
iii sills I,N GlIRFbr.11the :purpbses of"access" section the word accesstl shall mean that '
,Njpdta: on,j (which such; structure is proposed to be erected directly
`• I ...pnli �I II+. t • i ff '
' itabr gJis. istreet or-, ighway and has sufficient frontage thereon to
:ij tal
he±' ngress• and egress of fire trucks, ambulances, police cars and
other emergency vehicles, and, a frontage of fifteen feet shall
presumptively be sufficient for that purpose.
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Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Reaffirm Positive Recommendation to Town Board to Include 280a
SITE PLAN 66-2021, FRESHWATER WETLANDS 3-2021 & SPECIAL
USE PERMIT 4-2021 CVE NORTH AMERICA, INC.
Tax Map ID: 296.17-1-42, 296.13-1-17.2 / Property Address: 919 & 925 State Route 9/ Zoning: Cl
The applicant proposes a solar farm on site 303.11-1-4.1, with access by right of way through parcel 303.15-1-
25.2. The project work includes panel placement, drive areas, equipment boxes and stormwater management.
The project involves a petition of zone change for parcel 303.15-1-25.2 from CI to CLI. The project is subject to
site plan, special use permit and freshwater wetlands permit. Pursuant to Chapter 179-15-050, Town Board
referred to the Planning Board to review for SEQR and recommendation.
Upon review of the information recorded on the application and the EAF, it is the conclusion of the Town of
Queensbury Planning Board as lead agency reaffirms that this project will result in no significant adverse
impacts on the environment, and, in regards to 280a, access is acceptable, therefore;
MOTION TO REAFFIRM POSITIVE RECOMMENDATION TO TOWN BOARD TO INCLUDE 280a
FOR SITE PLAN 66-2021, FRESHWATER WETLANDS 3-2021 & SPECIAL USE PERMIT 4-2021
CVE NORTH AMERICA, INC. Introduced by who moved for its adoption, seconded by ;
Duly adopted this 21 sc day of June 2022 by the following vote:
AYES
l06=3
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 25-2022 @ 3 & 5 Antigua Road
3 Antigua Road, LLC.
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan 25-2022 3 ANTIGUA ROAD, LLC.
3 & 5 Antigua Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site drawings, elevations, floor plans, stormwater details
Parcel History: AV 59-2014, AV 22-2022
Warren Co Referral Sent: May 2022/Comments: NCI
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to construct a new 1,225 sq ft home with an 845 sq ft covered patio footprints; new total
floor area is 3,979 sq ft. The new home will be greater than 28 ft. The driveway area includes 7,483 sq ft of hard
surfacing and 1,170 sq ft of permeable pavers. The parcel that is located in the Town of Queensbury adjoins a
parcel that is in the Town of Lake George that has frontage on the lake. The project includes new area for the
outdoor kitchen that is located in both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-
020, 179-6-065, 179-3-040 and Chapter 147, site plan for a new floor area in a CEA shall be subject to Planning
Board review and approval. Variance: Relief is sought for setback, height. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project is located at 5 Antigua Road of 0.74 acre parcel.
• Arrangement- The project on the Queensbury parcels includes a property with a home that was a total loss
due to fire. The current site contains the hard surface area of the driveway area.
• Site Design- The project includes construction of a new home on the Queensbury parcels, new hard
surfacing area, and improvements to the existing Lake George home with a new entry way and new updates
for the outdoor kitchen area.
• Building — The building is to be 1,225 sq ft footprint and 3,979 sq ft of floor area on the Queensbury
parcels. The home is to be 29 ft 5 inches in height. The covered outdoor cooking area portion in
Queensbury is 875 sq ft and includes portion of the support/retaining wall areas on the north and west side
of the covered cooking area.
• Site conditions- The project includes improvements to the hard surface parking area that access the main
house and the new guest house.
• Grading and drainage plan, Sediment and erosion control -The project includes stormwater management —
depression areas and permeable paver areas. The plans have been forwarded to the Town designated
engineer for review and comment.
• Landscape plan -The plans show the existing shoreline planting and the photos also show the existing
plantings for the shoreline of Lake George in the Town of Lake George
• Site lighting plan -The plans indicated typical residential lighting to be installed.
• Utility details -The applicant has indicates they will use the existing septic system on site and will draw
water from lake. The septic system was installed in 1990 the home 2 Bedroom home. The existing septic
system would support 4- bedrooms per the septic certification provided by EDP.
• Elevations -The home is to be 29 ft 5 inches in height. There are three levels of the home lower level, main
floor, and upper floor level. The plans show there is a two car garage.
• Floor plans -The plans show the lower level with a game room, the main floor has dining room area, and the
upper level has the bedrooms. Note one of the kitchens will need to be removed — applicant has confirmed
the lower kitchen to be removed.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage 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. The applicant has provided information about the project g. site
lighting, j. stormwater, k. topography, 1. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs,
• 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 construction of the new home requires relief from height where 29 ft 5 inches is proposed and 28 ft is the
maximum height allowed; relief of 1 ft 5 inches. Relief for rear setback is proposed to be 0 ft setback where 30
ft is required.Relief is requested for the stormwater devices located less than 100 ft from the shoreline where 24
ft is proposed. The covered outdoor kitchen is located 63 ft from the shoreline where a 75 ft setback is required.
Permeability is being improved from 58.12 % to 68.55% where 75% is required no variance is necessary as it is
an improvement.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
setback of stormwater device, and height.
Meeting History: PB: 5/17/2022, 5/26/2022; ZBA: 5/18/2022
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 22-2022 3 ANTIGUA ROAD, LLC.
Tax Map ID: 239.17-1-2/ Property Address: 3 & 5 Antigua Road/ Zoning: WR
The applicant has submitted an application for the following: (Revised) Applicant proposes to construct a new
1,225 sq ft home with an 845 sq ft covered patio; total floor area is 3,979 sq ft. The new home will be greater
than 28 ft in height. The driveway area includes 7,483 sq ft of hard surfacing and 1,170 sq ft of permeable
pavers. The parcel that is located in the Town of Queensbury adjoins a parcel that is in the Town of Lake
George that has frontage on the lake. The project includes new area for the outdoor kitchen that is located in
both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-020, 179-6-065, 179-3-040 and
Chapter 147, site plan for a new floor area in a CEA shall be subject to Planning Board review and approval.
Variance: Relief is sought for setback height and permeability. Planning Board shall provide a recommendation
to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 22-2022 3 ANTIGUA ROAD, LLC.
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
mil
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 21St day of June 2022 by the following vote:
AYES
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 40-2022 @ 80 Rockhurst Road
Joe Sheehan
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan 40-2022 JOE SHEEHAN
80 Rockhurst Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, floor plans and elevations
Parcel History: AV 27-2022
Warren Co Referral Sent: June 2022/Comments: Concur w/local board.
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes a 618 sq ft footprint garage addition to an existing home and a 500 sq ft deck to replace an
existing deck. A portion of the new deck will be covered area. Updates to the covered entryway are also
proposed. The project includes stormwater management, shoreline plantings, retaining wall and steps to be
reconstructed. The new footprint of the home will be 2,500 sq ft and a floor area of 3,728 sq ft. Pursuant to
chapter 179-3-040, 147, 179-5-020, 179-6-065, 179-13-010, site plan for new floor area in a CEA, hard
surfacing within 50 ft of the shoreline, and expansion of nonconforming structure shall be subject to Planning
Board review and approval. Variance: Relief is sought for setbacks, and floor area. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location -The project is located at 80 Rockhurst Road on a 0.21 ac parcel.
• Arrangement- The site has an existing home with an attached deck.
• Building — The home has a footprint of 982 sq ft with a 450 sq ft deck area. The addition to the home of
618 sq ft is for an attached garage and to replace the deck with a 500 sq ft deck. The upgrades are to allow
for access to the home and site for the owner accessibility.
• Grading and drainage plan, Sediment and erosion control -The stormwater narrative indicates there shallow
vegetate depressions and areas of permeable block pavers. The information has been provided to the Town
Designated 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 provided information on the existing and proposed planting plan for both the house area
and the shoreline area. The applicant has indicated there 8 existing trees and the buffer requires 6 so no
additional trees are being planted. In regards to the ground cover the plans indicate the shrubs and
herbaceous plants will be code compliant. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sgft 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
-107 ft of shoreline per survey
-Shoreline buffer 107 ft X 35 ft width is 3745sq ft
-Shoreline buffer area -3745 /700 = 5.4 round up to 6 -six large trees at 3 inch diameter
-Ground cover-3745/350 = 10.7 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 107 ft Shoreline X 30%= 32.1 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 plans indicate typical residential light with a floodlight for the driveway and a post
light for the walkway areas. The board to remind the applicant fixtures are required to be cutoff fixtures as
the terminology use for flood light may be considered not -compliant.
• Site details -The project includes work in the shoreline with reconstructing a retaining wall with steps.
• Utility details -The new home will have a water supply drawn from the lake and an on site septic system
installed. The septic system was approved under variance with a five foot setback from the south property
line.
• Elevations -The elevation view shows all four sides of the building for existing and proposed.
• Floor plans -The floor plans show two levels. On the second level is the kitchen, living area, and a bedroom.
The first floor plan shows bedroom areas and a great room.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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. The applicant has provided: g. site lighting j. stormwater, k.
topography,1. landscaping, p floor plans, q. soil logs
• 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 deck addition is to be located 28ft 11 inches from the shoreline where 50 ft is required. The deck addition
is to be 8 ft 5 inches where 20 ft is required for the south side. The garage addition is to be 10 ft 3 inches from
the north side where 20 ft is required. The garage is 12 ft 3 inches to the front yard where a 30 ft setback is
required. Relief is requested for permeability where 67.75% is proposed and 75% is required. The floor area
ratio relief where 40.41 % is proposed, existing is 33% and 28% is the maximum allowed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
floor area and permeability.
Meeting History: Vt Meeting
x LaBeLLa
C= ' Powered by partnership.
June 9, 2022
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
Re: Joe Sheehan Residence
Town of Queensbury, Warren County, New York
Labella Project # 2220706.29
Queensbury Ref #SP40-2022
Dear Mr. Brown:
LaBella Associates has received a submission package from your office for the above referenced project.
The Applicant is proposing the addition of a handicap accessible garage to aid the applicants everyday life,
construction of a new deck in the same limits of the existing deck, stormwater devices on new impervious
surfaces and an improved planting buffer. Information submitted to our office for review includes the
following:
• Architectural drawings, prepared by Rucinski Hall Architecture, dated October 13, 2021;
• Site Plan Application, prepared by EDP LLP, dated April 20, 2022, and;
• Site Plans, prepared by EDP LLP, dated May 6, 2022.
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance of local, state, or relevant codes and regulations. Based upon our review, LaBella offers the
following comments for the Town's consideration:
Stormwater Management and Erosion and Sediment Control Comments
1. According to the site plan review application, the proposed site improvements will disturb less than one
(1) acre and thus the project is not required to obtain coverage under the NYSDEC SPDES General Permit
for Stormwater Discharges from Construction Activity (GP-0-20-001). However, this project falls within
the Lake George watershed and therefore is subject to the stormwater management requirements set
forth in Section 147-11 of the Town Code for projects within the Lake George Park. Comments related
to the stormwater management and erosion and sediment control features proposed for the site are
offered below:
2. According to the site plans, this project proposes land disturbance of 7,000 (+/-) square feet and is
classified as a minor project for stormwater management by Town Code Section 147-11.E(1)(a).
With the minor project classification, the Applicant has opted to use the alternative stormwater
calculation method described in Town code section 147-11.1(2)(a), which allows a flat rate of 1.5 gallons
of stormwater to be used for every square foot net increase in impervious area, where net increase is
the difference between predevelopment and post development conditions.
20 Elm Street j Suite 110 I Glens Falls, NY 128oi ? p (50 812-0513
vvww1ahe11apc.acn s
Town of Queensbury
Joe Sheehan
June 8, 2022
Page 2 of 3
3. The "Minor" project stormwater calculations show the entire new garage tributary to SMA #1, however
additional information or narrative shall be provided to understand how stormwater is conveyed to SMA
#1. The roof peak of the new garage appears to run east / west. So the northern portion of the new
garage roof appears to flow to the north and will be tributary to SMA #1 via the proposed grass swale. It
is unclear how the southern portion of the new garage roof is conveyed to SMA #1. The Applicant to
revise accordingly or clarify.
4. As applicable, the Applicant to add downspout locations to the site plans.
5. It appears the reconstruction of the existing retaining wall is proposed on the site plans. The NYS
Standards and Specifications for Erosion and Sediment Control (SSESC) states, "The design of any
retaining wall structure must address the aspects of foundation bearing capacity, sliding, overturning,
drainage and loading systems. These are complex systems that should be designed by a licensed
professional engineer." The Applicant to provide the design for the wall prior to construction so long as
the Town does not take exception to this approach. The design shall be developed in accordance with
the NYS SSESC and other regulating documents (for example, the residential building code).
Erosion and Sediment Control
6. The Applicant shall add the erosion control measures specified within Section 147-11.J of the Town
Code to the erosion and sediment control plan.
Further, it does not appear that the ESC plan is complete as no temporary ESC controls are depicted to
protect the infiltration areas. Section 6.3.6 of the NYS SMDM states "Infiltration practices shall never
serve as a sediment control device duringsite construction phase. In addition, the Erosion and Sediment
Control plan for the site shall clearly indicate how sediment will be prevented from entering an
infiltration facility." The Applicant shall revise the plans to clearly indicate how sediment will be
prevented from entering the infiltration facilities during the site construction phase.
Conclusion & Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate changes
in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information, please
do not hesitate to contact me at (518) 824-1926.
Sincerely,
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/ Regional Leader
ZA2022Projects\Queensbury, Town of\2220706.29 -loe Sheehan SP-40-2022\05_Design\Civil\MuniArev\2220706.29-sheehanSP40-2022-06-09-LI.docx
Town of Queensbury
Joe Sheehan
June 8, 2022
Page 3 of 3
cc: Shauna Baker, Town Planning Office Administrator (via email)
Laura Moore, Town Land Use Planner (via e-mail)
File
Z:\2022Projects\Queensbury, Town of\2220706.29 -Joe Sheehan SP-40-2022\05_Design\civil\Muni\rev\2220706.29-sheehanSP40-2022-06-09-Ll.docx
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 27-2022 JOE SHEEHAN
Tax Map ID: 227.13-2-42/ Property Address: 80 Rockhurst Road / Zoning: WR
The applicant has submitted an application for the following: Applicant proposes a 618 sq ft garage addition to
an existing home and a 500 sq ft deck to replace an existing deck. A portion of the new deck will be covered
area. Updates to the covered entryway are also proposed. The project includes stormwater management,
shoreline plantings, retaining wall and steps to be reconstructed. The new footprint of the home will be 2,500 sq
ft and a floor area of 3,728 sq ft. Pursuant to chapter 179-3-040, 147, 179-5-020, 179-6-065, 179-13-010, site
plan for new floor area in a CEA, hard surfacing within 50 ft of the shoreline, and expansion of nonconforming
structure shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks, and
floor area. Planning Board shall provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 27-2022 JOE SHEEHAN,
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
m'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 2 1 " day of June 2022 by the following vote:
AYES:
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 36-2022 @ 14 Highview Road
Alice & Jack Lynch
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan 36-2022 ALICE & JACK LYNCH
14 Highview Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, planting plan, elevations, rendition
Parcel History: AV 45-1996, SP 42-1996
Warren Co Referral Sent: June 2022/ Comments: NCI. Informal Staff Comments: Encouraged discussion
with applicant for use of erosion control measures and onsite water management.
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Proiect Description
Applicant proposes to construct a new open deck addition of 563 sq ft footprint, install a 123 sq ft pool, and
construct a 166 sq ft covered porch. The project includes installation of stormwater control measures, site
landscaping, and shoreline plantings. There is an existing 169 sq ft footprint shed that requires review for after -
the -fact work. The existing house has a 2,775 sq ft footprint and an existing floor area of 4,773 sq ft. Pursuant to
chapter 179-3-040, 179-6-065, 179-6-050, 179-5-020, 147, site plan for a new floor area in a CEA and hard
surfacing within 50 ft of the shoreline shall be subject to Planning Board review and approval. Variance: Relief
is sought for setbacks and pool location. Planning Board shall provide a recommendation to the Zoning Board
of Appeals.
Staff Comments
• Location -The project tis located at 14 Highview Road on a 0.83 ac parcel
• Arrangement- The site has an existing home and proposed new decking with a spa as well as request relief
for the shed. The project includes site work for retaining walls, stormwater management and shoreline
buffer plantings.
• Building — The existing home of 2,775 sq ft footprint is to remain the deck addition is 563 sq ft the covered
porch addition is to be 166 sq ft. The existing shed is 169 sq ft and is to remain in the current location.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes a stormwater retention
area at the bottom of the terraced area at the home.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant has provided a planting plan for both the house area and the shoreline area. Below are the
guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sgft 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
-116 ft of shoreline per survey
-Shoreline buffer 116 ft X 35 ft width is 4,060 sq ft
-Shoreline buffer area -4060 /700 = 5.8 round up to 6 -six large trees at 3 inch diameter
-Ground cover-4060/350 = 11.6 round up to 12 (X7) =84 native shrubs and 12 (X14) herbaceous
plants=168
o Shoreline Cutting restrictions- Section 179-6-050
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 116 ft Shoreline X 30%= 34.8 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 considered this not applicable however the board should have the
applicant confirm any residential lighting is code compliant with cut-off fixtures.
• Site details -The plans indicate there us an existing stone step walkway from the house to the dock. There is
a deck extension proposed where the pine is to be removed and the walk extended to access the deck. The
plans also show an area at the shed of a patio area with a fire pit. There is a portion of the shed and shed
patio and the walk are all considered hard -surfacing within 50 ft of the shoreline.
• Utility details -no changes to the on site septic system and water supply. The applicant has provided a septic
certification indicating the existing septic system meets the code requirements.
• Elevations -The applicant has provided a rendition of the work to be done for the covered patio, the decking
with the spa and landscaping terrace/retaining walls at the shoreline side of the home. The applicant has
included a photo of the shed that is 13 ft in height.
• Floor plans -The applicant has provided the rendition and floor plan area of the covered patio, the decking
with spa.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, 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 for these items as they are typically
for commercial projects and the work is primarily for an outdoor deck on a residential home.. The
following items have been provided by the applicant: j. stormwater, k. topography,1. landscaping p floor
plans
• 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 a 123 sq ft spa and under Town Code meets the definition of a pool where relief is
requested for locating a pool in the front yard. The shed is located 23 ft to the shoreline where a 75 ft setback is
required. The applicant has identified a retaining wall on the eastside that is located 6 inches to an easement
area - this is not subject to a variance with Queensbury.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setback of
the shed and location of the pool.
Meeting History: 1"Meeting
7AM
#u
LaBeRa
:
Powered by partnership.
June 10, 2022
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
Re: Lynch Residence
Town of Queensbury, Warren County, New York
Labella Project # 2220706.26
Queensbury Ref #SP36-2022
Dear Mr. Brown:
LaBella Associates has received a submission package from your office for the above referenced project.
The Applicant is proposing the removal of an existing deck and replacing it with a smaller deck, construction
of (2) tiered retaining walls, construction of a spa, and construction of a new deck at the dining room. The
Applicant is also proposing a stormwater management device and shoreline buffer planting. Information
submitted to our office for review includes the following:
• Elevations, prepared by Redbud Design, dated May 1, 2022;
• Photograph of existing conditions,
• Site Plan Application, prepared by Redbud Design, dated April 5, 2022;
• Site plans, prepared by Redbud Design, dated April 7, 2022; and,
• Survey Map, prepared by Russel E. Howard, dated November 11, 2021.
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance of local, state, or relevant codes and regulations. Based upon our review, LaBella offers the
following comments for the Town's consideration:
Stormwater Management and Erosion and Sediment Control Comments
1. According to the site plan review application, the proposed site improvements will disturb less than one
(1) acre and thus the project is not required to obtain coverage under the NYSDEC SPDES General Permit
for Stormwater Discharges from Construction Activity (GP-0-20-001). However, this project falls within
the Lake George watershed and therefore is subject to the stormwater management requirements set
forth in Section 147-11 of the Town Code for projects within the Lake George Park. Comments related
to the stormwater management and erosion and sediment control features proposed for the site are
offered below:
2. According to the site plans, this project proposes land disturbance of 4,900 (+/-) square feet and total
new impervious of 445 SF, therefore being exempt from the requirements in Section 147-11 of the Town
code (as per Section 147-11D(2) of the Town Code). Prior correspondence with the LGPC has generally
concluded that when stormwater control measures are not required but provided, the design standards
20 Elm Street I Suite 110 ( Glens Falls. NY 12801 1 p (518) 812-0513
wtiY,r` 1abe(lapc.com
Town of Queensbury
Lynch Residence
June 10, 2022
Page 2 of 2
can be less stringent (except for separation distances to wastewater absorption fields and potable water
wells).
The Applicant has provided proposed stormwater control measures in the plan, but it appears no test
pits or infiltration tests have been conducted. The applicant should perform a test pit and infiltration test
at the time of construction to verify soil infiltration capacity.
3. It appears multiple retaining walls are proposed on the site plans. The NYS Standards and Specifications
for Erosion and Sediment Control (SSESC) states, "The design of any retaining wall structure must
address the aspects of foundation bearing capacity, sliding, overturning, drainage and loading systems.
These are complex systems that should be designed by a licensed professional engineer." The Applicant
to provide the design for the wall prior to construction so long as the Town does not take exception to
this approach. The design shall be developed in accordance with the NYS SSESC as per Section 147-
9A(2) of the Town Code.
4. The plan set provided does not contain any erosion and sediment control measures. The Applicant to
provide an erosion and sediment control plan in accordance with Section 147-9A(2) of the Town code.
5. The Applicant to revise the plans to depict the existing water wells and septic system absorption fields
on this parcel and neighboring parcels within reason (100 feet for water wells and 20 feet for septic
system absorption fields) to ensure proper separation from the infiltration device.
Conclusion & Recommendation
It is our opinion that the applicant should provide clarification for the above items and incorporate changes
in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information, please
do not hesitate to contact me at (518) 824-1932.
Sincerely,
Richard M Adams, PE
Senior Civil Engineer
cc: Shauna Baker, Town Planning Office Administrator (via email)
Laura Moore, Town Land Use Planner (via e-mail)
File
B:\CHAZEN\2022Projects\Queensbury, Town of\2220706.26-Alice &Jack Lynch\05—Design\Civil\Muni\rev\2220706.26-Lynch-2022-SP36-2022-06-16-LI.doa
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 24-2022 ALICE & JACK LYNCH
Tax Map ID: 239.15-1-15 / Property Address: 14 Highview Road/ Zoning: WR
The applicant has submitted an application for the following: Applicant proposes to construct a new open deck
addition of 563 sq ft, install a 123 sq ft pool, and construct a 166 sq ft covered porch. The project includes
installation of stormwater control measures, site landscaping, and shoreline plantings. There is an existing 169
sq ft shed that requires review for after -the -fact work. The existing house has a 2,775 sq ft footprint and an
existing floor area of 4,773 sq ft. Pursuant to chapter 179-3-040, 179-6-065, 179-6-050, 179-5-020, 147, site
plan for a new floor area in a CEA and hard surfacing within 50 ft of the shoreline shall be subject to Planning
Board review and approval. Variance: Relief is sought for setbacks and pool location. Planning Board shall
provide a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 24-2022 ALICE & JACK LYNCH,
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
1-
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 21" day of June 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 39-2022 @ 21 & 25 Duncan Cove Road
2 M.-O IT • M..
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Ow Community Development Department Staff Notes
June 21, 2022
Site Plan 39-2022 MEGHAN ORBAN
21 & 25 Duncan Cove Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, narrative, site plan, stormwater details, survey, floor plans and elevations
Parcel History: AV 82-1992, AV 29-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes demolition of an existing home and out buildings to construct a new 2,539 sq ft home and
porch area of 447 sq ft footprints with a new floor area of 4,584 sq ft. The permeable patio facing the lake will
also include a hot tub, which is classified as a pool per Town Code. Project includes site work for stormwater
management, shoreline and site planting plan, development for permeable patio, driveway area. Project includes
a new onsite septic system and water supply drawn from the lake. Pursuant to chapter 179-3-040, 147, 179-6-
050, 179-6-065, site work for new floor area in a CEA and hard surface within 50 ft of the shoreline shall be
subject to Planning Board review and approval. Variance: Relief is sought for stormwater device and pool
location.
Staff Comments
• Location -The new home construction is located at 21-25 Duncan Cove and the access drive is located on
233 Cleverdale Road. The lot at 21-25 is 0.48 ac and the lot at 233 Cleverdale is 0.65 ac.
• Arrangement- The buildings on each lot are to be demolished
• Site Design- The project includes altering the grade for plantings and stormwater management on the
shoreline parcel.
• Building — The new home is to be 2,539 sq ft with a porch are of 447 sq ft footprints. The new floor area is
to be 4,584 sq ft.
• Grading and drainage plan, Sediment and erosion control -The stormwater narrative indicates there shallow
vegetate depressions and areas of permeable block pavers. The information has been provided to the Town
Designated 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 provided information on the existing and proposed planting plan for both the house area
and the shoreline area. The applicant has indicated there 8 existing trees and the buffer requires 6 so no
additional trees are being planted. In regards to the ground -cover the plans indicate the shrubs and
herbaceous plants will be code compliant. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sgft 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
-102 ft of shoreline per survey
-Shoreline buffer 102 ft X 35 ft width is 3570sq ft
-Shoreline buffer area -3570 /700 = 5.1 round up to 6 —six large trees at 3 inch diameter
-Ground cover-3570/350 = 10.2 round up to 11 (X7) =77 native shrubs and 11 (X14) herbaceous
plants=154
o Shoreline Cutting restrictions- Section 179-6-050
— Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
— 102 ft Shoreline X 30%= 30.6 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 plans indicate typical residential light with a floodlight for the driveway and a post
light for the walkway areas. The board to remind the applicant fixtures are required to be cutoff fixtures as
the terminology use for flood light may be considered not -compliant.
• Site details -The project includes installing an access drive through a parcel from Duncan to Cleverdale to be
used by the owner.
• Utility details -The new home will have a water supply drawn from the lake and an on site septic system
installed.
• Elevations -The elevation view show all four sides of the building. The rendition also shows some of the
patio areas.
• Floor plans -The floor plans show two levels. On the first level is the kitchen , living area, game room and
garage — note the game room area and the garage on the same level where sheet A-1 pulls these areas out
separately. The second floor plan shows the bedroom areas.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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. The applicant has provided:g. site lighting j. stormwater, k.
topography,1. landscaping, p floor plans, q. soil logs
• 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 project involves placement of a stormwater device at 42 ft from the shoreline where 100 ft is required. In
addition the applicant proposes a spa/pool area on the shoreline side of the property that is considered a pool in
a front yard requiring a variance.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setback of
the stormwater device and location of the pool.
Meeting History: 1" Meeting
t?
LaBeRa
Powered bv partnership.
June 9, 2022
Mr. Craig Brown
Zoning Administrator and Code Compliance Officer
Town of Queensbury
742 Bay Road
Queensbury, New York 12804
Delivered via email only: CraigB@queensbury.net
Re: Orban Residence
Town of Queensbury, Warren County, New York
LaBella Project # 2220706.28
Queensbury: SP39-2022
Dear Planning Board Members:
LaBella Associates (LaBella) has received a submission package from your office for the above
referenced project. The Applicant is proposing the demolition of two existing dwellings, one garage,
and associated hard surfaces and the proposed construction of a two story house with stormwater
and wastewater management devices. Submitted information includes the following:
• Site Plan Application, prepared by EDP LLP, dated May 13, 2022;
• Site Plans, prepared by EDP LLP, dated May 16, 2022;
• Stormwater Management Narrative, prepared by EDP LLP, dated
• Site plan, prepared by EDP LLP, dated February 18, 2022;
• Stormwater Management Narrative, prepared by EDP LLP, dated May 2022; and,
• Survey Map, prepared by Van Dusen & Steves Land Surveyors, dated December 8, 2021.
Your office has requested that we limit our review to the design of stormwater system as it relates to
compliance to local, state, or relevant codes and regulations. Based upon our review, LaBella offers
the following comments for the Town's consideration:
Stormwater Management
1. According to the site plan review application, the proposed site improvements will disturb less
than one (1) acre and therefore this project is not required to obtain coverage under the
NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity (GP-O-
20-001). However, this project falls within the Lake George watershed and therefore is subject
to the stormwater management requirements set forth in Section 147-11 of the Town Code
for projects within the Lake George Park. Comments related to the stormwater and erosion
and sediment control features proposed for the site are offered below:
2. Projects that disturb greater than 15,000 SF are considered Major Projects per Town code
section 147-11.E(2). In accordance with Town code section 147-11.1.(3)(c)[1] Major Project
stormwater control measures shall be designed so that there will be no increase in runoff
volume from a ten-year-frequency/twenty-four-hour-duration storm event following
development over the predevelopment volume; and for storm events exceeding the ten-year
design storm, the stormwater controls measures shall function to attenuate peak runoff flow
rates for a twenty -five-year frequency storm to be equal to or less than predevelopment flow
rates. The Applicant has provided a ten-year- and twenty -five-year storm analysis for the
predevelopment and post development conditions.
3. The post development subcatchment areas depicted in the site plan do not appear to match
the areas modeled in the HydroCAD. For instance, subcatchment S12 is modeled in HydroCAD
as having a surface runoff area of 25,736 SF, but the subcatchment maps depicts S12 as
having an approximate area of 16,940 SF. The Applicant to revise accordingly.
4. Labeling within the post development subcatchment area map and site plan map does not
appear to be consistent throughout. For instance, subcatchment S13 is depicted twice as two
separate subcatchment areas and subcatchment S16 is not depicted on the subcatchment
map. Further, the shallow vegetated depression south of the proposed house is labeled as
SMA5 on the site plans, but SMA6 on the subcatchment map. The Applicant to revise the post
development map and the site plans accordingly for a full review of the stormwater practices.
5. The NYS SMDM states that "Infiltration practices cannot be located in fill soils". It appears the
site has infiltration practices located in fill soils. Previous correspondence received from the
NYS DEC regarding projects with similar concerns of locating stormwater features in fill has
resulted in the following recommendations:
"At a minimum, the designer must meet the following guidance and provide
justification/demonstration of equivalence in the SWPPP:
• Insitu/natural soil layer below the infiltration system has an infiltration rate greater than
or equal to the 0.5 in/hr
• Ground water and bedrock levels in insitu/natural soil should be at least 2 - 3 feet below
grade
• Fill material is an engineered fill that is tested after placement (by geotechnical firm) and
demonstrated to be equivalent to a soil material acceptable for the installation of an
infiltration system (i.e. infiltration rate greater than or equal to .5 in/hr, etc.). Infiltration
rate of fill material should be similar infiltration rate as insitu/existing soil.
• If there is a difference in the infiltration rates between the fill and insitu/native soil, the
designer should use the more conservative (i.e. slower infiltration rate) when determining
whether the infiltration system will dewater (exfiltrate) with the required 48 hours (see
Section 6.3.2 "Conveyance' of the Design Manual)
• Required vertical separation distances to groundwater/bedrock are maintained
• Required horizontal separation distances to surface waters, wells, etc. are maintained
• There is adequate fill along the edges of the infiltration system to prevent
seeps/breakouts"
The proposed infiltration practices appear to be in fill soils. DEC has indicated that they have
allowed designers to use the cut/fill approach provided the criteria above is met. As such, the
Applicant should demonstrate compliance with the provisions outlined by the DEC.
6. There does not appear to be infiltration test results provided for the proposed infiltration
devices. The Applicant to perform infiltration testing within the bounds of each infiltration
practice to confirm the infiltration capacity for the native soil and fill soil.
7. Section 147-11.1.(3)(c)[5] of the Town code states, "Infiltration devices shall be designed to
extend a minimum of 10% of the infiltration surface area below the prevailing frost depth or
four feet (whichever is greater) in order to provide infiltration during winter months." The site
plan appears to depict the basal area of SMA#2 as approximately 128 SF. The site plan depicts
a 1.5' x 5.0' stone reservoir within SMA#2, which does not meet the minimum of 10% of the
infiltration surface area. The Applicant shall revise accordingly to demonstrate conformance
to the Town code.
8. The applicant to depict roof leaders on subsequent submissions, as applicable.
9. The Applicant to revise the plans to depict the existing locations of this parcel and neighboring
water wells and septic systems within reason (200 feet) to ensure proper separation from
infiltration devices as prescribed in Section 147-111(3)(c)(4) of the Town Code.
10. Section 147-111(3)(c)(4) of the Town Code states, "Infiltration devices for major projects shall
be located a minimum of 100 feet from Lake George and any down -gradient drinking water
supply." Further, that section of the Town code states, "Stormwater recharge areas shall be
located a minimum of 100 feet from the subsurface treatment system of a wastewater
treatment system unless it is demonstrated that a lesser separation will not adversely affect
the functioning of such leach fields."
Proposed infiltration practices SMA#5 on the site plan is within 100 feet of Lake George. The
Applicant to revise accordingly or seek a variance.
Proposed infiltration practices SMA9, SMA10, and SMA11 are within 100 feet from the
subsurface absorption field. The applicant to revise accordingly or demonstrate why a lesser
separation is acceptable.
Erosion and Sediment Control
11. It appears the erosion and sediment control plan is incorporated into the overall site plan. The
Applicant shall add the erosion control measures specified within Section 147-11.J of the Town
Code to the erosion and sediment control plan.
Further, it does not appear that the ESC plan is complete as no temporary ESC controls are
depicted to protect the infiltration areas. Section 6.3.6 of the NYS SMDM states "Infiltration
practices shall never serve as a sediment control device during site construction phase. In
addition, the Erosion and Sediment Control plan for the site shall clearly indicate how
sediment will be prevented from entering an infiltration facility." The Applicant shall revise the
plans to clearly indicate how sediment will be prevented from entering the infiltration facilities
during the site construction phase
12. The standard and specifications for winter stabilization of the NYS SSESC requires "A
temporary site specific, enhanced erosion and sediment control plan to manage runoff and
sediment at the site during construction activities in the winter months to protect off -site water
resources. This standard applies to all construction activities involved with ongoing land
disturbance and exposure between November 15th to the following April 1st." The Applicant
shall provide a separate, temporary site specific, enhanced erosion and sediment control plan,
if construction activities with ongoing land disturbance and exposure is planned after
November 15th. This erosion and sediment control plan shall conform to all requirements of
the winter stabilization specification referenced above.
Conclusion & Recommendation
It is our opinion that the Applicant should provide clarification for the above items and incorporate
changes in subsequent plan submissions.
In the event the Planning Board or Town staff have any questions or require additional information,
please do not hesitate to contact me at (518) 824-1926.
Sincerely,
'�� 1417nt5—
Sean M. Doty, P.E., LEED AP, CPMSM
Senior Civil Engineer/ Regional Leader
cc: Shauna Baker, Town Planning Office Specialist (via email)
Laura Moore, Town Land Use Planner (via email)
File
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 29-2022 MEGHAN ORBAN
Tax Map ID: 226.16-1-7, 226.16-1-9 / Property Address: 21 & 25 Duncan Cove Road / Zoning: WR
The applicant has submitted an application for the following: Applicant proposes demolition of an existing
home and out buildings to construct a new 2,548 sq ft home and porch area of 463 sq ft with a floor area of
4,584 sq ft. The permeable patio facing the lake will also include a hot tub, which is classified as a pool per
Town Code. Project includes site work for stormwater management, shoreline and site planting plan,
development for permeable patio, driveway area. Project includes a new onsite septic system and water supply
drawn from the lake. Pursuant to chapter 179-3-040, 147, 179-6-050, 179-6-065, site work for new floor area in
a CEA and hard surface within 50 ft of the shoreline shall be subject to Planning Board review and approval.
Variance: Relief is sought for stormwater device and pool location.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 29-2022 MEGHAN ORBAN
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
1'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 21" day of June 2022 by the following vote:
AYES:
NOES
Phone: 518.761.8220 1 Fax: 518.745.4437 ( 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 35-2022 @2930 State Route 9L
Morgan Gazetos/Greg Francis
No public hearing
Draft resolution- Planning Board Recommendation
to the Zoning Board of Appeals
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan 35-2022 MORGAN GAZETOS/GREG FRANCIS
2930 State Route 9L/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, survey, deck drawings, pictures
Parcel History: SP 72-2014, AV 85-2014, AV 25-2022
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board.
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant requests approval for construction of a deck addition not constructed per approval. Additionally, the
applicant has completed additional work without approval including deck area near shoreline, shoreline
pathway decking, and a reconstructed shed/changing accessory structure near the shore. The existing house
footprint of 1,306 sq ft to remain the same. The decking areas of 1,508 sq ft to be reduced to 1,262 sq ft;
original approval was for 976 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan for hard surfacing
within 50 ft of the shoreline and expansion of a non -conforming structure shall be subject to Planning Board
review and approval. Variance: Relief is sought for setbacks. Planning Board shall make a recommendation to
the Zoning Board of Appeals.
Staff Comments
• Location -The project is located at 2930 State Route 9L on a 0.93 acre parcel
• Arrangement- The existing home is 1,285 sq ft footprint with a deck area of 1,508 sq ft. The applicant is
attempting to correct errors made during the 2014 proposed deck addition to now.
• Site Design- The applicant has proposed to remove 310 sq of deck area which primary is the walking path
(198 sq ft) deck to the adjoining boathouse, then deck on the boathouse to be removed (64 sq ft), and the
shoreline deck at the dock reduced (48 sq ft).
• Building — The house will remain the same as no work has been proposed on the house. The existing shed
at the shoreline has been converted to a changing room for the applicant's elderly parents so to minimize the
walking to and from the house. The shed is now located closer to the deck area.
• Grading and drainage plan, Sediment and erosion control -The applicant proposes no changes to the existing
conditions on the site in regards to grading, drainage. The applicant will install erosion control as necessary
when removing the deck path area.
• Landscape plan- The project site is located on Lake George and is subject to the shoreline buffer review.
The applicant had previously indicated there would be no future shoreline disturbance as the site had
existing vegetation at the shoreline that was to remain.
Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 35 ft (Lake George)
-For every 700 sgft 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
-195 ft of shoreline per survey
-Shoreline buffer 195 ft X 35 ft width is 6825 sq ft
-Shoreline buffer area -6825 /700 = 9.75 round up to 10 ten large trees at 3 inch diameter
-Ground cover-6825/350 = 19.5 round up to 20 (X7) =140 native shrubs and 20 (X14) herbaceous
plants=280
o Shoreline Cutting restrictions- Section 179-6-050
— Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
— 195 ft Shoreline X 30%= 58.5 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 -There is no lighting proposed or changes to the lighting on the site.
• Site details -The applicant has indicate some of the additional decking was to assist with elderly parents and
since the dock is complete some of the decking can be removed.
• Utility details -There are no changes to the septic or water source for this site.
• Elevations -The applicant has provided photo narrative of before 2014 of deck area and shed. In addition
there are photos for the deck area and the shed after 2014. This shows the shed and shoreline decking were
altered after the original approvals.
• Floor plans-
• Upper Deck and Lower Deck — the deck plans for the as -built survey shows the existing conditions
as of 2022 of 901sq ft. The 2014 approval the upper and lower indicates 688 sq ft was approved.
o Shoreline Deck -The shoreline wood deck area on the as built survey indicates the size is 409 sq ft
where the 2014 shoreline deck was to be 288 sq ft
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. 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
1. Upper Deck — The as -built for the upper deck addition indicates is 24 ft from the shoreline where the 2014
approval was for 24.4 ft from the shoreline. Relief needed 25.6 ft for shoreline. Relief is also required for
the side setback where 14.3 ft furthest extent, is proposed and 25 ft is required. The deck addition at the
house 11.2 ft to the side setback where 25 ft is required.
2. Lower Deck -The as -built survey shows the Deck addition to the house the closest point is 22 ft where the
2014 approval was for this portion of the deck to be 22 ft (built as approved)
3. Shoreline Deck — The as built indicates 0 ft from the shoreline for the landing connection to the dock and 6
ft from the shoreline dock to the shoreline. The 2014 approval was for the shoreline deck to be 12 ft from
the shoreline. Relief needed for the landing of 50 ft and the shoreline dock of 46 ft
4. Shoreline Shed — As built indicates the shed of 46 sq ft is 2 ft from the property line. The 2014 approval
indicates an unlabeled square near the shoreline. Relief need for 48 ft.
5. Wooden walkway path from shoreline deck to covered boathouse; length 198 ft and 5 ft to the shoreline
where 50 ft is required. Relief need of 45 ft. Note the 2014 approval does not identify a wooden walkway.
Not subject to variance but additional hard surfacing review under site plan —permeability is greater than 75%
even with the deck additions -
6. Upper and lower deck size 213 sq ft of additional decking — approved was 688 sq ft existing is 901 sq ft
7. Shoreline deck size 121 sq ft of additional decking- approved was 288 sq ft and existing is 409 sq
8. The decking is 334 sq ft in excess of what is approved- specific to the deck elements at the house and
shoreline.
9. Total existing for decking and includes boathouse deck areas and wooden walk existing 2270 sf and proposed 1960 sf.
The applicant has proposed to removed 310 sq ft of deck area; this includes 64 sq ft of boathouse rear deck,
48 sq ft of the shoreline deck at the dock, and 198 sq ft of the wooden path. (noting the boathouse decking
and the woodenwalking path were not in the 2014 calcs)
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for as built
conditions of the Upper Deck location, Lower Deck location, Shoreline deck location, Shoreline shed location.
The applicant has indicated the wooden path and some other decking components are also to be removed.
Meeting History: 1" Meeting
G 0zebS I �_Ir(AVA C iS
SPa�-
Site Development Data
Updated 6/13/2022
Site Plan35-2022
Area / Type
Existing sq. ft.
Proposed
Additions . ft.
Total sq. ft.
A. Building footprint
1306 per survey
1306
B. Detached Garage
C. Accessory Structure(s)
114(threesheds)
114
D. Paved, gravel or other hard surfaced area
5661
5661
E. Porches / Decks
1508
-246pathndeck
1262
F. Other
762boathouse
-64
698
G. Total Non -Permeable [Add A-F]
9351
-310
9041
H. Parcel Area [43,560 sq. ft. / acre]
40511
40511
I. Percentage of Impermeable Area of Site [I=G/H]
23
22
Setback Requirements
Area
Required
Existing
Proposed
Front [1]
J0
138
no changes
Front [2]
current:upper-24ft, lower-2211,
shoreline 6ft, shed 2 ft, woodwalk- 5 ftto
remain:upper -24ft,
Shoreline
50
deck (12 ft 2014), shed 2 tt
shed 2 ft
Side Yard [1]
25
south -upper 14.3 ft
upper 14.3 ft
Side Yard [2]
25
Rear Yard [ 1 ]
Rear Yard [2]
Travel Corridor
Height [max]
28
NA
NA
Permeability
75
77
78
Site Data per survey: Type Sq Ft:house1306, gravel driveway5450, shed 21, woodensteps 8, wooden steps79,
concretewalk124, deckuppernlower901, shed46, shoreline deck409, woodenwalk198, boathouse762, shed47=Sum
Impermeable9351
Site data to be removed:Type Sq Ft: Deckarea of Boathouse64, North and South side of deck at shoreline at dock
area48, wood enwaIkway198=Sumto be Removed 310
2014 Deck area approved upper level 688 sq ft and existing 901 sq ft; lower level 288 approved and existing is 409.
Decking total approved 976 in 2014 and total existing today is 1,310 this 334 more than approved
Town of Queensbury
j Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION -Planning Board Recommendation to Zoning Board of Appeals
Area Variance 25-2022 MORGAN GAZETOS/GREG FRANCIS
Tax Map ID: 239.20-1-19 / Property Address: 2930 State Route 9L / Zoning: WR
The applicant has submitted an application for the following: Applicant requests approval for construction of a
deck addition not constructed per approval. Additionally, the applicant has completed additional work without
approval including deck area near shoreline, shoreline pathway decking, and a reconstructed shed/changing
accessory structure near the shore. The existing house footprint of 1,285 sq ft to remain the same. The decking
areas of 2,270 sq ft to be reduced to 1,930 sq ft; original approval was for 1,408 sq ft. Pursuant to chapter 179-
3-040, 179-13-010, site plan for hard surfacing within 50 ft of the shoreline and expansion of a non -conforming
structure shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks.
Planning Board shall make a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning Board
of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO THE
ZONING BOARD OF APPEALS FOR AREA VARIANCE 25-2022 MORGAN GAZETOS/GREG
FRANCIS,
Introduced by who moved for its adoption, and
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts that
cannot be mitigated with current project proposal.
I_'
b) The Planning Board, based on a limited review, has identified the following areas of concern:
1)
Duly adopted this 21" day of June 2022 by the following vote:
AYES:
NOES:
Phone: 518.761.8220 1 Fax: 518.745.4437 1 742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
Site Plan 33-2022 @ 15 Burke Drive
Kimberly Butler
Public Hearing Scheduled
SEAR II
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Ot Community Development Department Staff Notes
June 21, 2022
Site Plan 33-2022 KIMBERLY BUTLER
15 Burke Drive/ Neighborhood Residential/ Ward 3
SEQR Type II
Material Review: application, site drawings, photos
Parcel History: SP 11-2009, PZ 535-2021
Warren Co Referral Sent: June 2022 / Comments: NCI
Requested Action
Planning Board review and approval for use of a portion of an existing building to operate a daycare center.
Resolutions
1. PB decision
Project Description
Applicant proposes use of about 3,600 sq ft of the lower portion of the existing Masonic Historical Society
building to operate a daycare center. The lower portion is to be divided into sections for care rooms, rest rooms,
and access. The project includes an outside play area. The parking area will be shared between the Historic
Society and the daycare. Historic Society portion of the building, including vestibule, is 4,020 sq ft. Pursuant to
chapter 179-3-040, site plan for a new use in a neighborhood residential zone for a daycare shall be subject to
Planning Board review and approval.
Staff Comments
• Location -Project site is located at 15 Burke Drive on a parcel that is 4.29 ac.
• Arrangement- The site has an existing 2-story building and associated parking.
• Site Design- The addition of a play ground to the rear of the building is the only modification to the outside
—the plans indicate a 35 ft by 35 ft area will be used for the playground.
• Building — The existing building is 4,020 sq ft on the upper level and 3,600 sq ft on the lower level where
the day care center will operate.
• Traffic -The existing Masonic and Daycare require 24 spaces and there are more than 23 spaces on the site
and there are no changes.
• Grading and drainage plan, Sediment and erosion control -There are no changes on the site and the applicant
requests a waiver.
• Landscape plan- There are no changes on the site and the applicant requests a waiver.
• Site lighting plan- There are no changes on the site and the applicant requests a waiver.
• Utility details- There are no changes on the site and the applicant requests a waiver.
• Signage-The applicant intends to places a panel sign on the current sign but beneath the main sign — no
illumination.
• Elevations -The applicant has provided elevations plans from the Masonic Lodge materials available. The
modifications are to ensure the Day care entry on the lower level is compliant.
• Floor plans -The applicant has provided the lower level floor plan for the day care operation — bathrooms,
classrooms, closets, utility room, and access.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, j.
stormwater, k. topography, 1. 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 due to the project
activity is focused on the lower level and the use of daycare will not alter the site. The applicant has
provided information for h. signage, p floor plans,
• 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.
Summary
The applicant has completed a site plan application for the reuse of an existing building specifically the lower
level for a daycare the upper level will remain the same for the Masonic Lodge Historical Society. The board
should consider the waivers being requested for the site — stormwater, landscaping.
Meeting History: I" Meeting
OV.�
FIRE MARSHAL'S OFFICE
Town of Queensbury
742 Bay Road, Queensbunj, NY 12804
"Honte of Natural Beauty... A Good Place to Live"
PLAN REVIEW (site)
Building Blocks Child Care
15 Burke Drive
SP — 33 - 2022
8/26/2022
The following comments are based on a review of submittals:
• Fire Marshal has no site issues at this time
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fire Marshal 's Office - Phone: 518-761-8206 - Fax: 518-745-4437
{iremarshal@c ueensbuUmet - unim?.queensburil net
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN 33-2022 KIMBERLY BUTLER
Tax Map ID: 302.5-1-1 / Property Address: 15 Burke Drive / Zoning: NR
The applicant has submitted an application to the Planning Board: Applicant proposes use of about 3,600 sq
ft of the lower portion of the existing Masonic Historical Society building to operate a daycare center. The
lower portion is to be divided into sections for care rooms, rest rooms, and access. The project includes an
outside play area. The parking area will be shared between the Historic Society and the daycare. Historic
Society portion of the building, including vestibule, is 4,020 sq ft. Pursuant to chapter 179-3-040, site plan
for a new use in a neighborhood residential zone for a daycare shall be subject to Planning Board review and
approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board opened a public hearing on the Site plan application on 6/21/2022 and continued the
public hearing to 6/21/2022 when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including 6/21/2022;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN 33-2022 KIMBERLY BUTLER; Introduced by
who moved for its adoption;
Per the draft provided by staff conditioned upon the following conditions:
1) Waivers request granted/denied:
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired.
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) If application was referred to engineering, then engineering sign -off required prior to signature of
Zoning Administrator of the approved plans;
Page 1 of 2
Phone: 518.76i.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 128041 www.queensbury.net
b) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements,
c) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
d) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
e) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
f) As -built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy;
g) Resolution to be placed on final plans in its entirety and legible.
Duly adopted this 21 sc day of June 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: 518.761.82201 Fax: 53.8.745.44371742 Bay Road, Queensbury, NY 3.28041 www.queensbury.net
Site Plan 38-2022 @ 106 Everts Avenue
Everts Avenue Self Storage
Public Hearing Scheduled
Draft resolution- grant/deny site plan approval
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan Modification 38-2022 EVERTS AVE SELF STORAGE/ 106 Everts Avenue/ CI Commercial
Intensive
SEQR Type II
Material Review: application, site drawing
Parcel History: SUB 3-1999, SP 74-2010, Petition of Zone Change 2-2002, SP 11-2017,
FWW 1-2017, SUP 2-2017, SUB (F) 5-2017
Warren Co Referral Sent: June 2022 / Comments: Concur w/local board
Requested Action
Planning Board review and approval for
Resolutions
1. PB decision
Proiect Description
Applicant proposes modification of an approved site plan for site changes that were not constructed per
approval. The site changes involve a split rail fence section, change of location of chain link fence, reducing a
building size replacement with pavement, landscaping not installed due to existing vegetation and a light pole.
Pursuant to chapter 179-9-120, modification of a previously approved site plan shall be subject to Planning
Board review and approval.
Staff Comments
• Location -The project is located at 106 Everts Avenue on a 3.26 ac parcel.
• Arrangement- The project is existing with a access drive and 5 self storage buildings with for a total of 190
unites reduced from 224 units.
• Site Design- The plans show the location of the five buildings and the arrangement of the parking and
access road.
• Building —The plans show the existing layout there was to be 16 to 61 storage units in each building. The
units have access either with a door or an overhead door. Each building has wall mount light fixtures. The
applicant has indicate building e is 20 ft shorter in length (original 20X160 current 20X140) and has paved
in that area)
• Signage- The plans show a 40 sq ft sign on two posts previously was to be pole mounted. The sign
orientation is now horizontal and remains in a compliant location. The applicant has also requested to
remove the planter box for the sign and use a rock lined flower bed.
• Site conditions -The site is an existing open are with minimal tree coverage. The site contains designated
wetlands as Army Corp and NYSDEC. The applicant has indicated discussions with the NYSDEC that they
agree with the building locations to minimize impact to the wetland. The applicant has had further
discussions with DEC in regards to the as built conditions- the DEC has agreed with elimination of fencing
on the east property line and adjacent to the stormwater basin.
• Traffic- The plans provided show the 8 designated spaces and notes there is overflow parking areas for 37
spaces on site surrounding the buildings for a total of 45 spaces.
• Site layout and utility plan —The plans show underground electric to run to each building.
• Grading and drainage plan, Sediment and erosion control: The plans show the grading and drainage.
Engineering was reviewed by the Town Designated Engineering and sign off on April 18, 2017.
• Landscape plan — The applicant has provided an update to the current conditions and requests to maintain
the current conditions — this includes modifying fencing along the east side near the storm basin to be
removed and add split rail fence north and south of the section removed. Previous plans required the
applicant to install trees at the perimeter and application has shown pictures of the existing natural buffer
that has grown — applicant requests to not plant trees in perimeter as shown on plan. Previous plan indicated
a chain link fence on the south side of building E and new location would be to the south property line.
• Site lighting plan —The plans show 2 light pole fixtures along the entry drive at a 16 ft pole height. The
applicant proposes to add a pole mounted light near the security gate key -pad along the entrance drive.
• Elevations and Floor plans-- The applicant has included a color photo of typical storage units with both
larger and small units. The each height would be 8 ft 4 in. The unit is an open and divided to the next unit
with metal wall.
• Waivers -Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, k. topography, 1. 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 were previously
addressed in the original 2017 application where the application is for as built conditions request.
• 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 Permit —The applicant has completed work within 100 ft of a wetland for the installation
of drive -aisles and self -storage units. The wetlands associated on the site are Army Corp and NYSDEC and
were delineated in November of 2016. There are no changes and the DEC has provided an email in agreement
with fencing elimination and smaller building size for building E.
Special Use Permit Criteria: There are no changes to the special use permit as part of the site modifications.
A special use permit is required as outlined in Section 179-10 for self storage units.
Harmony with the Comprehensive Plan- The proposed project is an allowed use in the Cl zone as part of site
plan and special use permit.
Compatibility —The proposed project is located in an area with multi commercial uses, food service and office
uses. There are also residential uses in the area where the new use of storage would have minimal impact on the
existing uses of the area.
Access, circulation and parking —The applicant proposes one access point for two-way traffic and drive aisle to
access each of the units. Parking is shown as designated and overflow where overflow will be on the grass area.
Infrastructure and services —The underground utility and stormwater swales are to be installed on the site
Environment and natural features —The site borders designated wetland areas. The applicant has
correspondence from Army Corp and NYSDEC where the DEC has agreed with the building locations, fencing
locations to minimize impact to the wetlands.
Long-term effects —The self storage operations provides those in commercial, retail, and residential with access
to store materials that they cannot store as their own property.
Specific Criteria —Fencing —The fencing is part of the updated plans for the project.
Summary
The applicant has complete a site plan modification that includes the special use permit and freshwater wetlands
permit for the as built site conditions.
Meeting History: I" Meeting
FIRE MARSHAL'S OFFICE
Tozvn of Queensbury
742 Bay Road, Queensbury, NY 12804
"Home of Natural Beauty... A Good Place to Live"
PLAN REVIEW (site)
Everts Self Storage
106 Everts Avenue
SP — 38 - 2022
5/26/2022
The following comments are based on a review of submittals:
• Fire Marshal has no site issues at this time
Michael J Palmer
Fire Marshal
742 Bay Road
Queensbury NY 12804
firemarshal@queensbury.net
Fi r e M a r s h a l' s Off i c e - P h o n e: 518-761-8206 - F a x: 518-745-4437
firemarshaftueensbunlnet - zvzvzv.queensbyn/.net
Town of Queensbury
Community Development Office
742 Bay Road, Queensbury, NY 12804
Town of Queensbury Planning Board
RESOLUTION — Grant / Deny Site Plan Approval
SITE PLAN MODIFICATION 38-2022 EVERTS AVE SELF STORAGE
Tax Map ID: 302.8-2-66.12 / Property Address: 106 Everts Avenue / Zoning: CI
The applicant has submitted an application to the Planning Board: Applicant proposes modification of an
approved site plan for site changes that were not constructed per approval. The site changes involve a split
rail fence section, change of location of chain link fence, reducing a building size replacement with
pavement, landscaping not installed due to existing vegetation and a light pole. Pursuant to chapter 179-9-
120, modification of a previously approved site plan shall be subject to Planning Board review and approval.
Pursuant to relevant sections of the Town of Queensbury Zoning Code -Chapter 179-9-080, the Planning
Board has determined that this proposal satisfies the requirements as stated in the Zoning Code;
As required by General Municipal Law Section 239-m the site plan application was referred to the Warren
County Planning Department for its recommendation;
The Planning Board opened a public hearing on the Site plan application on 6/21/2022 and continued the
public hearing to 6/21/2022 when it was closed,
The Planning Board has reviewed the application materials submitted by the applicant and all comments
made at the public hearing and submitted in writing through and including 6/21/2022;
The Planning Board determines that the application complies with the review considerations and standards
set forth in Article 9 of the Zoning Ordinance for Site Plan approval,
MOTION TO APPROVE / DISAPPROVE SITE PLAN MODIFICATION 38-2022 EVERTS AVE
SELF STORAGE; Introduced by who moved for its adoption;
Per the draft provided by staff conditioned upon the following conditions:
1) Waivers request granted/denied:
2) The approval is valid for one (1) year from the date of approval. Applicant is responsible for requesting
an extension of approval before the one (1) year time frame has expired.
3) Adherence to the items outlined in the follow-up letter sent with this resolution.
a) If application was referred to engineering, then engineering sign -off required prior to signature of
Zoning Administrator of the approved plans;
b) Final approved plans should have dimensions and setbacks noted on the site plan/survey, floor plans
and elevation for the existing rooms and proposed rooms in the building and site improvements,
Pagel of 2
Phone: S18.76i.8220 I Fax: 518.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net
c) Final approved plans, in compliance with the Site Plan, must be submitted to the Community
Development Department before any further review by the Zoning Administrator or Building and
Codes personnel;
d) The applicant must meet with Staff after approval and prior to issuance of Building Permit
and/or the beginning of any site work;
e) Subsequent issuance of further permits, including building permits is dependent on compliance with
this and all other conditions of this resolution;
f) As -built plans to certify that the site plan is developed according to the approved plans to be provided
prior to issuance of the certificate of occupancy;
g) Resolution to be placed on final plans in its entirety and legible.
Duly adopted this 21 st day of June 2022 by the following vote:
AYES:
NOES:
Page 2 of 2
Phone: Si8.761.8220 I Fax: 53.8.745.4437 1742 Bay Road, Queensbury, NY 12804 1 www.queensbury.net