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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. __________________________________________________________________________________________ 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. - 2 - • • 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