Staff Notes for 8/16/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 16, 2022
Site Plan 58-2022 DARK BAY LANE, LLC.
40 Dark Bay Lane / Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, site plans, floor plans, elevations, stormwater
Parcel History: AV 43-2022
Warren Co Referral Sent: August 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 to demolish an existing 2,000 sq ft home to construct a new home with a footprint of 2,658
sq ft. The new floor area is to be 4,378 sq ft. The project includes a new septic system, update to parking and
shared access arrangement, shoreline planting areas, and stormwater management. Pursuant to chapters 179-3-
040, 179-6-050, 179-4-010, 179-6-065, new floor area in a CEA and hard surfacing within 50 ft of shoreline
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 40 Dark Bay Lane off of State Route 9L. The parcel is 0.44 acres on
Lake George.
• Arrangement- The applicant had a similar project with additions to an existing home and at this time the
project is to demolish the existing home and construct a new home in a similar configuration and location
that includes the previous improvements.
• Site Design- The project includes the construction of a new home of 2295 sq foot print with 363 sq ft foor
print porch/deck areas. The improvements include the driveway area to be altered to meet the garage with
retaining walls to be constructed. The driveway area includes permeable pavers.
• Building – There home to be constructed is to be in a similar location as the current home. The existing
floor area of 2,650 sq ft and the new floor area to be 4,378 sq ft. The height is to be 27.92 ft
• Site conditions-The applicant proposes to the hard surfacing and driveway area of 1,498 sq ft hard surface
area with a permeable paver.
• Grading and drainage plan, Sediment and erosion control-The applicant has indicated the project is a minor
stormwater project. The project includes rain garden, shallow grassed depression and permeable pavers to
assist with stormwater management. The materials have been provided to the Town Designated engineering
for review and comment.
• Landscape plan- Landscape plan-The plans indicate there is vegetation to remain and improvements to the
patios near the shoreline would be permeable paver type patio 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
- 2 -
-For every 350 sq ft of ground cover -7 – 24 in native shrubs; 14 herbaceous plants
Project site
-105 ft of shoreline per site drawing existing conditions
-Shoreline buffer 105 ft X 35 ft width is 3,675 sq ft
-Shoreline buffer area -3675/700 = 5.25 round up to 6 –six large trees at 3 inch diameter
-Ground cover -3675/350 = 10.5 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
- 105 ft Shoreline X 30%= 31.5 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—Three lamp poles are proposed with a notation these lights and building lights will be
downward facing and dark sky compliant.
• Utility details-a new septic system is proposed to be installed. The plans show a new well location to be
drilled. Plans should probably show the 100 ft separation to ensure there is no other wells or septic systems
located to the proposed.
• Elevations-The plans submitted show the elevations of the existing conditions and the proposed conditions
of a new garage, new façade features, raised roof areas and other site improvements.
• Floor plans-The plans submitted show the existing and proposed floor plans.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, 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 provided information on the following items -g. site
lighting, j. stormwater, k. topography, l. landscaping, o. commercial alterations/ construction details, p
floor plans q. soil logs. Additional information may be requested for the landscaping and lighting.
• 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 new deck is to be located 22.8 ft from the shoreline and the proposed main house is to be 31.3 ft setback
where a 75 ft setback is required. North office/study side is to be 19.4 ft to the side and South main house side
proposed 16.5 ft setback where a 20 ft setback is required. Floor area is proposed to be 4,378 sq ft or 22.75%
where the maximum allowed is 4,233 sq ft or 22%. Permeability – no variance is required but should be noted
the existing is 57.5% and the proposed is 60.1% where a 75% is required – the project improves site
permeability and not subject to a variance.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and floor area.
Meeting History: 1st Meeting