Staff notes for 7/19/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
July 19, 2022
Site Plan 47-202 Harley Griffiths
298 Cleverdale Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: site plan application, site plan, floor plan, elevation, shoreline information
Parcel History: AV 34-2022
Warren Co Referral Sent: July 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 200 sq ft deck addition to an existing bunkhouse of 740 sq ft. No changes are proposed to
the existing home’s 1,300 sq ft footprint and 1,300 sq ft footprint deck/porch area. Pursuant to chapter 179-3-
040, 179-4-080, site plan for expansion of a non-conforming structure in a CEA and conversion of garage to
bunk house shall be subject to Planning Board review and approval. Variance: Relief is sought for setbacks.
Planning Board shall provide a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project site is located 298 Cleverdale Road on a 0.24 ac parcel.
• Arrangement- The site has one main home and a bunk house on the property.
• Site Design- The project is to add 200 sq ft deck to the existing 740 sq ft bunk house
• Building – The existing home and converted garage where in built in the 1920’s. The converted garage is
now considered a bunk room and the request is for a 200 sq ft deck addition to the bunk house.
• Grading and drainage plan, Sediment and erosion control-The deck is located over 100 ft from the lake and
is be placed on existing flat area. The applicant has shown a stone mat under the decking to accommodate
stormwater.
• 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 conditions with photos. The 35 ft width area is to
remain as is with no disturbance and no new vegetation. The photos indicate a lawn area with a shrub at the
shoreline. 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
Project site
-64.5 ft of shoreline per survey
-Shoreline buffer 64.5 ft X 35 ft width is 2258sq ft
-Shoreline buffer area -2258 /700 = 3.2 round up to 4 –four large trees at 3 inch diameter
-Ground cover -2258/350 = 6.5 round up to 7 (X7) =49 native shrubs and 7 (X14) herbaceous plants=98
o Shoreline Cutting restrictions- Section 179-6-050
- 2 -
o
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 64.5 ft Shoreline X 30%= 19.35 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 shown on the plans. A reminder should be provided to the applicant
that light fixtures should be down cast.
• Site details-The plans and photos indicate the garage door still remains but is permanently closed – the
board may request a more permanent closure be provided so it is clear that the structure is not a garage. The
project review includes the conversion of the existing garage to a bunk house.
• Utility details-Septic system was designed for 6 bedrooms and was granted a local board of health approval
in 2021. The site draws water from the lake for the main house and the bunk house
• Elevations, Floor plans-The plans show the floor plan for the bunk house with 2 bedrooms. Elevation plans
or photos of each side of the building would be beneficial to the plan file.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, k. topography, n traffic, o. commercial alterations/ construction details, , q. soil logs, r.
construction/demolition disposal s. snow removal.
o The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided p floor plans, j. stormwater
information, l. landscaping existing conditions.
• 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 and stairs of 200 sq ft is proposed 1.4 ft from the property line where 20 ft setback is required. The
project is an expansion of a non-conforming structure.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and expansion of a non-conforming structure.
Meeting History: 1st Meeting