Staff Notes for 12/16/2021
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 16, 2021
Site Plan 51-2021 BRETT & PAMELA WEST (MAIN HOUSE)
106 Bay Parkway/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, deed, stormwater management
, revised plans November and December.
Parcel History:53-2017 septic var.; AV 47-2007 & SP 39-2007 - boathouse; SP PZ 89-2016 & SP PZ
210-2016 & AV 95-2016 – addition; SP 37-2009; AV 57-2021, SP 52-2021
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Requested Action
Planning Board to table the application to the February 22, 2022 meeting pending ZBA meeting of
February 16, 2022 meeting.
Resolutions
Table resolution
Project Description
(Revised 11/22/2021) Applicant proposes to demo existing home plus shed and construct a new home with a
5,004 sq. ft. footprint with a garage. Also, included is installation of 1,649 sq ft of permeable patio area, a
covered walkway between the two property and construction of a 500 sq ft barn. The new floor area will be
8,764 sq. ft. where the maximum allowed is 8,687 sq ft. The project includes site work for new landscaping
shoreline and residential house, septic, stormwater management, driveway area, a covered walkway between the
main home and a proposed home on the adjoining parcel. Project includes a lot line adjustment but no change to
lot size. Site plan for new floor area in a CEA and hard surfacing within 50 ft. of the shoreline.
Staff Comments
Location-The project is located at 106 Bay Parkway on a parcel of 0.91 acres.
Arrangement- The project involves a tear down and construction of a new home. The project includes
installation of a new septic system, stormwater management, and drive-way area. The existing home is a
log style home building approximately in 1941.
Building – The home to be constructed is 5,004 sq ft footprint includes a porte-cochere and an attached
garage. There is to be a 500 sq ft barn to be constructed. The 75 sq ft pump/shed is to be removed. The
patio are to be installed is 1,800 sq ft. The project includes a covered walkway of 692 sq ft that is to extend
from the proposed house to a new home on the adjoining property. The new floor area is 8,764 sq ft.
Site conditions-The property is an odd configuration where most of the site will be disturbed for
construction but minimal disturbance of the shoreline.
Grading and drainage plan, Sediment and erosion control-The project includes 0.52 acres of disturbance and
plans show the silt fence location on the property. The grading of the property is also shown between 323 to
325 for the finished floor. The project is subject to a major stormwater permit as the project consists of
greater than 15000 sq ft of disturbance. The plans show the rain garden locations. The project has been
referred to the Town 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 indicated a new set of plantings to occur around the house. No plantings along the
shoreline are to be removed. There are some new plantings on the east shoreline proposed. Below are the
guidelines from the shoreline buffer code section
Shoreline Buffer - Section 179-8-040
o
-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
-465 ft of shoreline per survey
-Shoreline buffer 465 ft X 35 ft width is 16,275 sq ft
-Shoreline buffer area -16,275 /700 = 23.25 round up to 24 –twenty-four large trees at 3 inch diameter
-Ground cover -16,275/350 = 46.5 round up to 47 (X7) =329 native shrubs and 47 (X14) herbaceous
plants=658
Shoreline Cutting restrictions- Section 179-6-050
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Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
465 ft Shoreline X 30%= 139.5 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-Lighting information was not provided and Staff suggests confirming residential light
fixtures are downward cast cutoff.
Utility details-The plan shows anew holding tank system to be installed. Approved by the local BOH. The
water supply is drawn from the lake.
Elevations-The elevations show the view of the home, barn and the covered open walkway.
Floor plans-The first floor plan shows, living room area, kitchen, dining room, the porte-cochere, media
room, small office, game room, and a two car garage. Note the area labeled wet bar will have no kitchen
elements. The second floor plan shows bathrooms, closets, bedrooms, and a loft area above the garage.
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, 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 on 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
Revised December 2021. The new home is to be located 37.5 ft. to the east shoreline, 34 ft. to the west shoreline
where 50 ft. is required. The covered walkway is to be 0 ft. from the west side setback where a 20 ft. setback is
required. The project proposes two garages where only one is allowed – the porte-cochere is considered a
garage due to width of open sides allowing vehicles. Relief is also requested for floor area where 8764 sq. ft.
22.2% is proposed and 8,687 sq. ft. 22% is allowed. Permeability 77.9% is proposed where 75% is required-
noting no permeability relief is requested.
Summary
Planning Board to table the application to the February 22, 2022 meeting pending ZBA meeting of
February 16, 2022 meeting.
Meeting History: PB: 9/28/21, 11/16/21; ZBA: 9/29/21, 10/27/21
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