Staff notes for 7/26/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 26, 2022
Site Plan 26-2022 & Eric Carlson
Freshwater Wetlands 5-2022 67 Brayton Lane/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, FWW permit, site plans, floor plans, elevation, stormwater, survey
Parcel History: SEP 241-2019, AV 20-2022
Warren Co Referral Sent: May 2022 / Comments: Concur w/local board.
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Requested Action
Application to be tabled to the Second Planning Board Meeting, September 27th, in September with
information due by August 15th.
Resolutions
1. PB decision
Project Description
(Revised) Applicant proposes to demolish an existing home and detached garage to construct a new home with
a footprint of 3,381 sq ft with an attached garage. New floor area to be 6,033 sq ft. The project includes
stormwater management, alteration of a shared driveway and parking arrangement, as well as grading and
erosion control. The house is to have 3 bedrooms. Pursuant to chapter 179-3-040, 179-6-065, 147 chapter 94,
new floor area in a CEA, hard surfacing within 50 ft of the shoreline, a new structure within 50 ft of 15%
slopes, work within 100 feet of wetlands, and driveway of 10% slope shall be subject to Planning Board review
and approval.
Staff Comments
• Location-The project is located at 67 Brayton Lane on a 1.25 acre parcel.
• Arrangement- The project includes demolition of the existing home and out buildings. The existing home
was about 43 ft to the shoreline where the new home is to be 50 ft from the home.
• Building – The new home is to be 3,381 sq ft with an attached garage area.
• Grading and drainage plan, Sediment and erosion control-The plans indicate 6 depression areas and 2 rain
gardens to be installed. The plans have been provided to the Town Engineer for review and comment.
• Landscape plan-The plans shows vegetation removal and a new planting plan for the shoreline area. The
project site is located on Lake George and is subject to the shoreline buffer review. The applicant proposes
no changes to the existing 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 sq ft 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
-126 ft of shoreline per RPS information
-Shoreline buffer 126 ft X 35 ft width is 4410 sq ft
-Shoreline buffer area -4410 /700 = 6.3 round up to 7 –seven large trees at 3 inch diameter
-Ground cover -4410 /350 = 12.6 round up to 13(X7) =91 native shrubs and 13 (X14) herbaceous
plants=182
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
- 126 ft Shoreline X 30%= 37.8 ft ( if greater than 75 ft) would be reduced to maximum of 75 ft feet
of the shoreline buffer cut to allow a view, access and to reduce runoff (such as angled across the
lot).Noting if in excess of 30%/75 ft site plan review for cutting plan.
- Cross reference 179-8-040 ground cover of shrubs and herbaceous plantings are still applicable
within the 30%/75 ft cut area.
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• Site lighting plan-The plans note typical residential lighting to be installed – all down cast fixtures
• Utility details-The plans show the septic field to be used. A septic certification letter has been provided.
• Elevations-The home is to be 27ft 5 inches at the highest point of the home. There will be bed rooms and
storage areas near and above garage area space.
• Floor plans-The first floor plans indicate a master bedroom and great room in the main home, a changing
room and garage area in the detached building. The second floor has two bedrooms in the main home.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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 for g. site lighting j.
stormwater, k. topography, l. landscaping, p floor plans, q. soil logs, r. construction/demolition disposal
• 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 Wetlands Permit
The project work for the driveway area occurs within 100 ft of a wetland area.
Nature of Variance
The construction of the detached building with garage and living space is to be located 6 ft from the property
line where a 25 ft setback is require. The stormwater device is to be 50 ft where 100 ft setback is required.
Summary
Application to be tabled to the Second Planning Board Meeting, September 27th, in September with
information due by August 15th, pending ZBA
Meeting History: PB: 5/26/2022; ZBA: 5/18/2022