Staff Notes for 9/20/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
September 20, 2022
Site Plan 57-2022 THOMAS & MARYBETH BABCOCK
15 Chestnut Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site drawings, elevations, floor plans
Parcel History: SP 35-88A, SP 55-2012, AV 1998, AV 73-1990, AV 45-2012, AV 46-2012
Warren Co Referral Sent: September 2022 / Comments: Concur w/local board.
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes construction of a 2 story addition to the south side of the existing home. The existing home
is 1,079.2 sq ft with a 357 sq ft porch area. The existing floor area is 2,230 sq ft. The new garage is to be 554 sq
ft. Total new floor area is 2,569 sq ft. Pursuant to chapter 179-3-040, 179-13-010, site plan review for new floor
area in a CEA and expansion of a non-conforming structure shall be subject to Planning Board review and
approval. Variance: Relief is sought for setbacks, floor area and height. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project is located at 15 Chestnut Road on a 0.17 ac parcel
• Arrangement- The site has an existing home and detached garage.
• Site Design- The project includes an addition to the existing home and a replacing the garage. Site work
includes replacing a portion of the driveway with permeable reinforced turf, installation of a proposed buffer
plantings, shrubbery and perennials near the shoreline.
• Building – The addition to the existing home is to be two story. The second floor is expanded bathroom
area and the first floor is for an expanded kitchen
• Grading and drainage plan, Sediment and erosion control-The site has an existing drywell that is to be used
for the new garage runoff. In addition, it is noted a portion of the existing driveway is to be converted to a
grass planted grid system. The proposed planting bed buffer area near the shoreline is proposed to capture
the additional stormwater runoff.
• Landscape plan- The project site is located on Glen Lake and is subject to the shoreline buffer review. The
plans indicate existing plantings and trees to remain. The plans also show an area of proposed buffer
plantings, shrubbery and perennials. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - Section 179-8-040
-Minimum width 20 ft (Glen Lake)
-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
- 2 -
Project site
-52 ft of shoreline per survey
-Shoreline buffer 52 ft X 20 ft width is 1040 sq ft
-Shoreline buffer area -1040 /700 = 1.49 round up to 2 –two large trees at 3 inch diameter
-Ground cover -1040/350 = 3 round up to 3 (X7) =21 native shrubs and 3 (X7) herbaceous plants=21
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
- 52 ft Shoreline X 30%= 15.6 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 as such the applicant is reminded any new lighting
on for the site or buildings is to be code compliant cutoff fixtures.
• Site details-
• Utility details-The site utilizes an existing septic system and a well. The septic certification was provided in
accordance with the requirements.
• Elevations-The elevation plans for the house addition indicate there are to be new windows on the first floor
and second floor. The height of the addition is to be 24 ft. The garage is to have windows on the front and
rear of the building. Both the addition and the garage are to be consistent with the house color and features.
The new garage is to be greater than 16 ft on the rear side of the building due to the topography of the site.
• Floor plans- The information provided for the house addition indicates the first floor would expand the
kitchen area and the second floor would expand a bathroom area. The garage is a replacement with a one-
story garage.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, k. topography, 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 on j. stormwater, l.
landscaping, and 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 relief requested for the house addition is to the south side for setbacks where 6.8 ft is proposed where 12 ft
setback is required. The garage setback to the south side is proposed to be 5 ft where 12 ft is required; the front
setback for the garage is proposed to be 16.2 ft where 30 ft is required. The floor area is to be 2,569 sq ft where
1,615 sq ft is the maximum allowed. The garage is to be less than 17 ft in height where 16 ft is the maximum
allowed.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
floor area, garage height and expansion of a non-conforming structure.
Meeting History: 1st Meeting