Narrative
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030
PROPOSED SINGLE FAMILY RESIDENCE SITE IMPROVEMENTS
3 Sons and Holly, LLC
28 Holly Lane
Queensbury, NY
PROJECT NARRATIVE:
The project site is located at 28 Holly Lane on Assembly Point in the Town of Queensbury. The
parcel is ±0.34 acres in size with 129’ of shoreline along Lake George. Current development
includes a 1,275 square-foot, single-story residence with an accompanying 1,152 square-foot,
detached two-story garage. Adequate off-street parking exists for the property; directly adjacent
to the garage two parking spaces exist as well as an additional parking area for four cars to the
north, providing a total of six spaces. A network of existing paver walkways connects the parking
area to the residence and garage. On the lake side of the property, a deck, fire pit area, and steps
to a U-shaped dock exist. With this existing development, the site is 71.60% permeable.
Currently, the parcel does not meet the minimum lot size, minimum lot width, minimum road
frontage, minimum water frontage, minimum site permeability, and minimum shoreline setback
requirements per the Town of Queensbury Area Requirements for the Waterfront Residential
district. Area variances are being sought to build a 416 square-foot addition to the residence as
well as a lakefront patio.
A site permeability variance is being sought to allow for the 416 square-foot addition in addition
to an on-grade paver patio on the lake side of the house. Approximately 107 square feet of the
existing pavers in the front of the residence, 72 square feet of an existing front porch, 53 square
feet of pavers behind the residence, and 365 square feet of the deck behind the residence will be
removed, which will result in some reduction of existing impervious area, however, the overall
proposed increase of impervious area will be 474 square feet. This results in a change of site
permeability from an existing 71.60% to a proposed 68.14%.
A shoreline setback variance and modification of a non-conforming structure is also being sought
for the proposed deck and on-grade paver patio. The existing residence is non-conforming in that
it encroaches on the 50’ shoreline setback by 5.80’. Furthermore, the existing deck attached to
the residence encroaches 21.70’ into the shoreline setback. Thus, any proposed lakeside deck
attached to the residence or lakeside patio greater than 100 square-feet in size is immediately
non-conforming. Various configurations were explored to reduce encroachment into the 50’
shoreline setback, while also allowing the owner to enjoy the lakefront. The proposed design
includes a 200 square-foot deck and a patio broken up by bluestone slabs with 3” gaps between
to break up the impervious area. The gaps are proposed to be filled with pea gravel or a
groundcover plant. Altogether, the patio consists of 414 square feet of pavers and 86 square feet
of bluestone slabs. Proposed walkways to the fire pit area and dock in addition to a 123-foot
expansion of the fire pit area are to be bluestone slab stepping stones as well to allow for
infiltration between the gaps.
The proposed development will result in approximately 3,222 square feet of disturbance. To
offset impacts from the proposed development, native plantings are proposed along the lakeside
portion of the property to stabilize the shoreline, screen the property from the lake, filter
stormwater runoff, and create native habitat. Proposed plantings follow the Town of
Queensbury’s shoreline buffer planting requirements per Article 179-8-040, Section B. All existing
trees on the site will remain and are to be protected throughout the proposed construction.
Additionally, a rain garden with native plantings is proposed to store and treat runoff created
from the project. The location of the rain garden must be down gradient from the proposed
development, thus relief from the 100’ Lakeshore Stormwater Infiltration Practice Setback to 35’
is being also sought. A 35’ setback is the established setback required for infiltrating stormwater
practices set by the Lake George Park Commission.
In summary, the following variance requests include:
Required Existing Proposed
Site Permeability 75% 71.60% 68.14%
Shoreline Setback 50’ 28.30’ (Deck)
44.20’ (Residence)
39.00’ (Deck)
23.98’ (Patio)
44.20’ (Residence)
Structure within
Shoreline Setback
Less than 100 sq. ft. 200 sq. ft. (Deck)
336+78=414 sq. ft. (Pavers)
365 sq. ft. (Deck)
Lakeshore Stormwater
Infiltration Practice
Setback
100’ per Town Code,
35’ per Lake George
Park Commission
N/A 35’