Staff Notes for 11/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 15, 2022
Site Plan 74-2022 STEVE AND TRACEY BUREAU
5 Chestnut Road / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, site drawings, photos, elevation
Parcel History: AV 59-2022
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant has constructed a 45 sq ft mudroom and a 22.1 sq ft addition/closet to an existing home that has a
footprint of 1,110 sq ft and deck/porch of 463 sq ft. In addition, applicant replaced a garage with a 228 sq ft
shed. The home has a floor area of 1,338 sq ft. Pursuant to chapter 179-3-040, 179-6-065, 179-5-020 & 179-13-
010 site plan for new floor area in a CEA, shed installation and expansion of a non-conforming structure shall
be subject to Planning Board review and approval. Variance: Relief is sought for setbacks and expansion of a
non-conforming structure. The Planning Board shall make a recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project site is located at 5 Chestnut Road on a 0.19 ac parcel in the Waterfront Residential
zone.
• Arrangement- The site has an existing home with a deck and a shed.
• Building – The existing home has a 1110 sq ft footprint home, 463 sq ft open deck, and a 228 sq ft shed.
The improvements to the shed occurred shortly after the 2016 purchase where it was a replacement of
garage with the shed.
• Grading and drainage plan, Sediment and erosion control-The project has already been constructed so there
is no grading proposed at this time. The plans indicate roof and pavement drainage are handled with stone
infiltration trenches at the eaves, parking and walking areas.
• 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
Project site
-57 ft of shoreline per survey
-Shoreline buffer 57 ft X 20 ft width is 1140 sq ft
-Shoreline buffer area -1140 /700 = 1.6 round up to 2 –two large trees at 3 inch diameter
-Ground cover -1140/350 = 3.3 round up to 4 (X7) =28 native shrubs and 4 (X14) herbaceous plants=56
- 2 -
o Shoreline Cutting restrictions and Cutting Plan- Section 179-6-050 -
– within 35 ft lakes or ponds & 75 ft streams, wetlands and rivers no vegetation within the first 6 ft
and no woody vegetation greater than one inch dbh removed from 6 ft to 35ft/75 ft area to be
maintained as natural buffer – A cutting plan allowing greater may be permitted by the Planning
Board
- Shoreline lots are allowed water access and beaches where 30% of the shoreline or maximum of 75
ft whichever is less
- 57 ft Shoreline X 30%= 17.1 feet of the shoreline buffer cut to allow a view, access and to reduce
runoff (such as angled across the lot). A cutting plan allowing greater may be permitted by the
Planning Board
- 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 existing lighting is recessed downcast fixtures with cut-off lenses at the entrances
and ground mounted fixtures at the walkways as noted on the submitted materials.
• Utility details-The applicant has updated the sept system as of May 2022 with Board of Health approval 23-
2022. Water source is drawing from the lake.
• Elevations-The applicant has provided photos of the existing home and shed as current conditions
• Floor plans-The floor plans show the existing configuration with the mudroom and the closet space.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, 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 on g. site lighting, 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 existing shed is located 17 ft from the front setback where a 30 ft setback is required and 5 ft 9 inches from
the north side setback where 15 ft is required. The closet addition is 8 ft 7 inches from the south side setback
where a 15 ft setback 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