Staff Notes for 11/29/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
November 29, 2022
Site Plan 29-2022 RED’S LG, LLC.
7, 9 & 13 Nutley Lane / Waterfront Residential / Ward 1
SEQR Type II
Material Review: application, survey, floor plans, elevations, site plans, revised plans
Parcel History: SEP 37-2021, AV 21-2022
Warren Co Referral Sent: May 2022 / Comments: NCI
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Requested Action
Planning Board review and approval to complete alterations to existing dwellings and reduction of 7 Nutley
Lane to an accessory structure.
Resolutions
1. PB decision
Project Description
Applicant proposes to complete alterations to two existing dwelling units on the site and reduction of 7 Nutley
Lane to an accessory structure. Site work had started on all three buildings prior to review. Alterations include 7
Nutley Lane now reduced to 330 sq. ft. Alterations to 9 Nutley Lane 704 sq. ft. footprint with two bedrooms and
kitchen floor area of 1,408 sq. ft., new open deck of 440 sq. ft. - walkout area below; interior alterations for 13
Nutley Lane existing floor area 2,053 sq. ft. with four bedrooms. Project includes grass depression areas,
shoreline plantings, construction of a rock wall with steps and reduction of hard surfacing. Project subject to
site plan for new floor area for 7 Nutley Lane, expansion of non-conforming structure for 9 Nutley Lane, hard
surfacing within 50 ft of the shoreline. Pursuant to Chapter 179-3-040, 179-6-065, 147, shall be subject to
Planning Board review and approval.
Staff Comments
• Location-The project is located on one parcel with 3 addresses for each building at 7, 9, 13 Nutley Lane.
The parcel 0.53 acres.
• Arrangement- The site has three buildings on the property with parking and access toward the east property
line near Route 9L.
• Site Design- The applicant proposes stormwater management and shoreline plantings as part of the project.
• Building - 7 Nutley Lane has been reduced to an accessory structure of 330 sq ft where the deck, bathroom,
a portion of the building have been removed. 9 Nutley Lane already constructed 440 sq ft open deck with a
704 sq ft footprint and 1,408 sq ft floor area.
• Grading and drainage plan, Sediment and erosion control-The plans show a rip rap area and shallow
depressions to be installed near the shoreline. The site has areas that are 15% or greater.
- 2 -
•
• Landscape plan-The plans show additional shoreline plantings to be installed and the existing plantings are
to remain. Below are the guidelines from the shoreline buffer code section
o Shoreline Buffer - 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
Project site
-78 ft of shoreline per RPS
-Shoreline buffer 78 ft X 35 ft width is 2730 sq ft
-Shoreline buffer area -2730 /700 = 3.9 round up to 4–four large trees at 3 inch diameter
-Ground cover -2730/350 = 7.8 round up to 8 (X7) =56 native shrubs and 8 (X14) herbaceous
plants=112
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
- 78 ft Shoreline X 30%= 23.4 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 site lighting to be residential and down cast.
• Site details-The previous survey for the site did note three buildings however not as described in the current
proposal.
• Utility details-The three units are on one septic system and have water drawn from the lake.
• Elevations-The elevations are provided for all three buildings. The applicant has provided photos indicating
the height of the 7 Nutley Lane to be 13 ft 8 inches.
• Floor plans-The floor plans for all three buildings are provided. The 7 Nutley Lane building is to remove
the kitchen, bathroom, deck and to reduce the building size.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage, n
traffic, 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 for g. site lighting, j.
stormwater, k. topography, l. landscaping, o. commercial alterations/ construction details, 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
Granted 11/16/2022. Revised – 7 Nutley Lane would be reduced with no kitchen, bathroom or deck and the
building size reduced 330 sq ft. No height variance requested as the photos indicate 13 ft 8 inches. 9 Nutley
Lane building work would be 4 ft to the north property line where a 20 ft setback is required; and 12 ft to the
south property line where a 20 ft setback is required. Expansion of non-conforming for 7 and 9 Nutley Lane.
Permeability existing is 67.78% and improved to 69.60% proposed where 75% is required- noting no relief is
required as the site is improving the permeability on site.
Summary
The applicant has completed a site plan application for the alterations to existing buildings where 7 Nutley Lane
has been reduced to 330 sq ft with no kitchen, bathroom, or deck. The project includes site work for stormwater
management and plantings.
Meeting History: PB: 5/26/2022, 9/27/2022; ZBA: 5/18/2022, 9/21/2022