Staff Notes for 10/18/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 18, 2022
Site Plan 70-2022 & Renee & Tom West (attached garage)
Freshwater Wetlands 14-2022 79 Knox Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, freshwater wetland permit, survey, elevation and
floor plan, stormwater
Parcel History: AV 52-2022
Warren Co Referral Sent: October 2022 / Comments: _________
__________________________________________________________________________________________
Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to demolish an existing home to construct a new 4,652 sq ft footprint home with attached
garage. The floor area is to be 8,880 sq ft. The home height will be 27 ft, 11.5 inches on a 1.22 acre parcel. The
project includes new septic system, stormwater controls, and permeable driveway areas. The project will be 100
feet of the wetland. Pursuant to chapter 179-3-040, 179-6-065, 94 and 147, site plan for new floor area, hard
surfacing within 50 ft of the shoreline, site work within 100 ft of wetlands and stormwater control device shall
be subject to Planning Board review and approval. Variance: Relief is sought for stormwater control device
setback. Planning Board shall make a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The property is located at 79 Knox Road and is 1.22 ac in size
• Arrangement- The applicant proposes to remove the existing home to construct a new home with associated
site work.
• Site Design- The site has is adjacent to existing wetlands where no work is proposed in the wetlands.
• Building – The new home is to be 4,652 sq ft footprint with an attached garage. The home is to be 27 ft
11.5 inches in height.
• Site conditions-The existing home is to be removed where a majority of the work for the new home is to be
completed. There is additional plantings proposed for the shoreline buffer area.
• Grading and drainage plan, Sediment and erosion control-The plans indicate infiltration trench areas, grass
swale areas, grassed planter areas, permeable driveway and walkway to assist with stormwater management.
The project has been referred to the Town Designated Engineer for review and comment.
• Landscape plan – The applicant has shown new planting areas and areas to remain with existing vegetation.
• Shoreline Buffer requirements under 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
- 2 -
Project site
-146 ft of shoreline per survey
-Shoreline buffer 146 ft X 35 ft width is 5110 sq ft
-Shoreline buffer -5110 /700 =7.3 round up to (8) eight large trees at 3inch diameter
-Ground cover -5110/350 =14.6 round up to 15 (X7) =105 native shrubs and 15(X14) herbaceous
plants=210
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
- 146 ft Shoreline X 30%= 43.8 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-The applicant has indicated the lighting will be down cast fixtures.
• Utility details-The applicant has indicated water to be drawing from the lake and an on site septic system.
• Elevations-The elevations show the building views of the home with the main building with decks and
balcony areas.
• Floor plans-The floor plans shows the garage with three bays the a hallway to the other part of the home
where the plans have the kitchen and living room area on the main floor, then bedrooms with baths on the
second floor. In addition, there is an area above the garage bays for a bedroom with a bathroom. The floor
plans show access to the basement that includes mechanicals.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, o. commercial alterations/ construction details, 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 g. site lighting j.
stormwater, k. topography, l. landscaping, p floor plans, q. soil logs
• 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.
Freshwater Wetlands
The project for the single family home with the attached garage are within 100 ft of the wetland. The hard
surfacing includes the driveway areas. Also, the hard surfacing includes the covered porch area for the home
Nature of Variance
The stormwater infrastructure is to be located 51 ft from the wetland and 93 ft from Lake George where a 100 ft
is required.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks.
Meeting History: 1st Meeting