Staff notes for 6/21/2022
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.
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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)
- 2 -
-For every 700 sqft of shoreline buffer area –one large tree minimum 3 inches in diameter
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
Project site
-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, l. 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: 1st Meeting