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Staff Notes for 10/18/2022 Town of Queensbury Planning Board Community Development Department Staff Notes October 18, 2022 Site Plan 67-2022 William Mason/ Robert & Ruth Finegold 4 Onondaga Drive / Waterfront Residential / Ward 1 SEQR Type II Material Review: application, site plan, survey, elevations and floor plans Parcel History: AV 48-2022, Takundewide MOU Warren Co Referral Sent: October 2022 / Comments: _________ __________________________________________________________________________________________ Requested Action Recommendation to the Zoning Board of Appeals Resolutions 1. Recommendation Project Description Applicant proposes removal of existing 768 sq ft home to construct a new home of the same footprint with a second story and basement. The new floor area will be 2,354 sq ft. The project is located in the Takundewide development. The project includes a 32 sq ft new porch and an 18 ft smaller access landing to the existing porch. The project is connected to the Takundewide community septic and water supply from the lake. Pursuant to chapter 179-3-040 & 179-6-065, site plan for new floor area in a CEA and hard surfacing shall be subject to Planning Board review and approval. Variance: Relief is sought for floor area, setbacks and permeability. Planning Board shall provide a recommendation to the Zoning Board of Appeals. Staff Comments • Location-The project is located at 4 Onondaga Drive on a 2,288 sq ft parcel off of Cleverdale Rd and within Taekundewide Cottages • Arrangement- The lot has an existing house of 768 sq ft footprint and associated decks of 16 sq ft. The lots within Taekundewide are specific to the home area with the area outside of the lot as HOA land. • Building – The new home is to be 768 sq ft footprint with a floor area of 2,354 sq ft this includes a second floor and basement. • Site conditions-There are no changes to the existing site conditions. The applicant has chosen not to install a patio area and will have it removed from the rendition. • Utility plan -The information indicates the applicant will connect to the community system. The water source is from Lake George as part of the Takundewide Homeowners Association, Inc. • Grading and drainage plan, Sediment and erosion control –stormwater is to be handled with rain gutters running the full length of the home with downspouts directed to infiltration areas. • Landscape plan – typical residential plantings to be installed around the home. • Site lighting plan – no lighting information has been provided. As a reminder all fixtures are to be down cast. • Site details -In 2003 the Planning Board adopted an MOU with Takundewide HOA outlining activities for future development – including updating existing single family dwellings. • Elevations – The elevations show each side of the home and notes the building height to be 26 ft. • Floor plans – The existing home is a two bedroom and the new home to be a two bedrooms. - 2 - • Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h. signage, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction details, p floor plans, 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. • 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 with two porch areas. The applicant requests relief from setbacks, permeability, and floor area. The setbacks for the home from are proposed north to be 7 ft (fireplace), 8 ft east porch entry, 6 ft to the south porch entry and 10 ft west (shore side) where a 15 ft setback is required for all four sides. The permeability is to be 64% where 75% is required. The floor area is proposed to be 67% based on the lot size where 22% is the maximum allowed –the applicant has explained the parcel is part of an existing HOA where a majority of the 18.7 acres is common area for the association members –in addition the master plan indicates the 18.7 ac is to be considered during the request for a house expansion with the HOA. Summary The Planning Board is to provide a recommendation to the Zoning Board in regards to the request for setback relief, permeability and floor area ratio. Note – The applicant has explained the MOU had outline home improvements to include up to four bedrooms with the exception of #32 would be allowed 5 bedrooms. Meeting History: 1st Meeting