Staff notes for 6/21/2022
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
Project 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 sqft of shoreline buffer area –one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
- 2 -
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, l. 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: 1st Meeting