Staff notes for 8/25/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
August 25, 2022
Site Plan 51-2022 JEFFREY RANDLES
42 Old Assembly Point Drive / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site plans, elevations, floor plans, narrative
Parcel History: AV 36-2022
Warren Co Referral Sent: August 2022 / Comments: Concur w/local board.
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Requested Action
Planning Board review and approval for alterations and additions to an existing home.
Resolutions
1. PB decision
Project Description
Applicant proposes alterations to an existing single family home with removal of the first floor to the
foundation, reconstruct the first floor with interior alterations, add asecond story addition and an attached
garage. New floor area to be 6,968 sq ft and the total footprint of the new house to be 3,348 sq ft. The additions
include additional basement area. The main floor would alter the north side with a new dining area and a new
garage. The south side bedroom areas to be added to the footprint of the structure. The second floor would
include additionalliving space and storage. The project includes stormwater management and shoreline
plantings. Pursuant to chapter 179-3-040, 147, site plan review for a new floor area and alterations to the
existing home shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project is located at 42 Old Assembly Point Road on a 0.83 ac parcel
• Arrangement- The site foundation is to remain and the new construction is to be consistent with the original
home.
• Building – The existing home has a footprint of 1,630 sq ft with 450 sq ft of deck/porch area. The new
footprint will be 2,680 sq ft with 488 sq ft of deck/porch area and a floor area of 6,968 sq ft. The project
includes removal of the first floor walls to the foundation, a garage addition, a second floor addition, screen
porch, updated driveway area.
• Grading and drainage plan, Sediment and erosion control-The plans indicate there is to be drip edge
infiltration areas for the new construction and stone reservoir for the screen porch. There are to be shallow
grass depressions on the site as well. The project was referred 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 plans indicate existing plantings and trees to remain as well as plantings to be installed.
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•
• 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
-68.47 ft of shoreline per survey
-Shoreline buffer 195 ft X 35 ft width is 2937 sq ft
-Shoreline buffer area -2397 /700 = 3.4 round up to 4 –four large trees at 3 inch diameter
-Ground cover -2397/350 = 6.8 round up to 7 (X7) =49 native shrubs and 20 (X7) herbaceous
plants=140
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
- 68.47 ft Shoreline X 30%= 20.5 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-A reminder lighting should be down cast fixtures.
• Utility details-The applicant proposes to use the 2016 system and has provided an engineering certification
• Elevations-The elevations show the additions to the home with the height where the maximum height is at
27.84 ft
• Floor plans-The project plans show the existing basement and new basement area. Then the first floor with
the screen porch, alterations interior and the garage addition. Then the second floor with a bedroom areas.
• 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, q. soil logs, 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 for: j. stormwater, k.
topography, l. landscaping, p floor plans
• 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 applicant proposes the new home on the existing foundation. The home is to be 8 ft where 20 ft is require
to the north side. The home on the west side would be 51 ft from the shoreline where 56.1 ft is required due to
the adjoining home setback. The stormwater devices to be installed would be 48 ft and 88 ft where 100 ft
setback is required.
Summary
Pending ZBA
Meeting History: PB: 8/16/2022; ZBA: 8/17/2022