Staff Notes for 9/20/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 20, 2022
Site Plan 51-2022 JEFFREY RANDLES
42 Old Assembly Point Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site plans, elevations, floor plans, narrative, updated plan
Parcel History: AV 36-2022, AV 46-2022
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 alterations to an existing single family home by removing the first story down to the first
floor, reconstructing the first floor with a second story, additional basement area, and an attached garage using
the existing foundation. New floor area to be 6,968 sq ft and the total footprint to be 3,348 sq ft. The main floor
would alter the north side with a new dining area and garage. The south side bedroom areas to be added to the
footprint of the structure. The second floor would include additional living space and storage. The project
includes stormwater management and shoreline plantings. Pursuant to chapter 179-3-040 & 147, site plan
review for new floor area and alterations to an existing home shall be subject to Planning Board review and
approval. Variance: Relief is sought for setbacks. Planning Board shall make a recommendation to the Zoning
Board of Appeals.
Staff Comments
• Location-The project is located at 42 Old Assembly Point Road on a 0.83 ac parcel
• Arrangement- The project remains the same with the construction proposed for the home. The project has
an additional variance. 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 shoreline setback is to be 46 ft from the
mean high-water mean mark where 50 ft is required. Previous plans indicated a 51 ft shoreline setback taken
from an other shoreline marking.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
Meeting History: PB: 8/16/2022; ZBA: 8/24/2022