Staff Notes for 10/18/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
October 18, 2022
Site Plan 71-2022 & Renee & Tom West (detached garage)
Freshwater Wetlands 15-2022 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 53-2022
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 3,315 sq ft footprint home with detached
1,100 sq ft garage. The floor area is to be 8,720 sq ft total. The home will have a height of 27 ft, 8 inches, the
garage height will be 27 ft, 11.5 inches on a parcel of 1.22 acres. The project includes a new septic system,
stormwater controls, permeable driveway areas and landscaping. The project work will be within 100 ft 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 and
garage height. 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 propose 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 3,315 sq ft footprint with a detached garage of 1,100 sq ft foot print. The
home is to be 27 ft 8 inches and the garage is to be 27 ft 11.5 inches
• 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. In addition, the plans show the elevation view of the garage.
• Floor plans-The floor plans shows the garage with three bays on the main floor and bedroom with a
bathroom on the second floor. The main house is shown to have kitchen and living room area on the main
floor, then bedrooms with baths on the second floor. The floor plans show access to the basement that
includes mechanical access.
• 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 and the detached garage are within 100 ft of the wetland. The hard
surfacing includes the detached garage structure, and driveway area. 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. In addition, relief is requested for the height of the garage building where 27 ft 11.5 inches is
proposed and accessory structures in the waterfront zone are limited to 16 ft.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks
and garage height.
Meeting History: 1st Meeting