Staff Notes for 12/15/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
December 15, 2022
Site Plan 76-2022 3 SONS AND HOLLY, LLC.
28 Holly Lane / Waterfront Residential / Ward 1
SEQR Type II
Material Review: site plan application, survey, photos, stormwater, elevations and floor plans, revised plans
Parcel History: AV 63-2022
Warren Co Referral Sent: November 2022 / Comments: Concur w/local board. Informal staff comments:
Encourage discussion about protecting shoreline, stormwater measures, and fertilizer
seepage into lake.
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Requested Action
Application to be tabled to January 24, 2023 with information due by December 19, 2022
Resolutions
1. PB decision
Project Description
(Revised) Applicant proposes alterations to an existing home and site. The project includes a 416 sq ft addition
to an existing home with a 1,275 sq ft footprint. There is to be a new 72 sq ft porch and a new 200 sq ft porch
with a new floor area of 3,225 sq ft. Site work includes installation of an on-grade paver patio area with stone
slab path enlarging the fire pit area and reduction of hard surface is also proposed. Additionally, there is to be a
rain garden and shoreline plantings added to the site. There is no change to the existing 1,152 sq ft floor area of
the garage and living space. Pursuant to chapter 179-3-040, 179-6-065, 147, and 179-4-080, site plan for new
floor area in a CEA, expansion of a non-conforming structure, and hard surfacing within 50 ft of the shoreline
shall be subject to Planning Board review and approval.
Staff Comments
• Location-The project site is located at 28 Holly Lane on a 0.34 ac parcel in the Waterfront Residential zone
• Arrangement- The site has an existing home, detached garage, storage shed and other residential related
items ie steps to the lake.
• Site Design- The plans indicate there is to be a new residential addition to the front of the existing home and
new patio area on the shoreside of the home. The revised plans indicate the site work for the road side of
the project is reduce hard-surface areas.
• Building – The existing home is 1,275 sq ft footprint with a porch of 72 sq ft and a deck of 365 sqft. The
existing floor area is 2,809 sq ft. The addition is to be 416 sq ft and new floor area is to be 3,225 sq ft
• Grading and drainage plan, Sediment and erosion control-The plan indicates rain gardens to be installed and
a planted depression area to manage stormwater. The materials have been referred to the Town Engineer for
review and comment.
• Landscape plan- The project site is located on Lake George 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. The plans also show plantings along the north property line. Below
are the guidelines from the shoreline buffer code section.
- 2 -
•
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
-129 ft of shoreline per site plan
-Shoreline buffer 129 ft X 35 ft width is 4515 sq ft
-Shoreline buffer area -4515 /700 = 6.5 round up to 7 –seven large trees at 3 inch diameter
-Ground cover -4515/350 = 12.9 round up to 13 (X7) =91 native shrubs and 13 (X14) herbaceous
plants=182
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
- 129 ft Shoreline X 30%= 38.7 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 plans include the recessed lighting to be installed for the new addition.
• Site details-The project include a patio area to be installed that is hard surfacing within 50 ft of the
shoreline.
• Utility details-The plans show the septic system on the site.
• Elevations-The plans show the elevation of the new addition area
• Floor plans-The floor plans include the existing garage with residential use above – noting the garage with
residential use has been there since 1958 pre existing structure and use. The floor plans for the main home
show the addition, the arrangement of the living space and the deck addition.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items g. site lighting, h.
signage, j. stormwater, 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
Relief is requested for permeability where 71.6% is proposed and 75% is required. The revised information
provided indicates the site was at 75% permeable when an additional paved area was completed prior to the
proposed project. The proposed project verified the existing is 71.6% and prior was at 75%. The deck to be
setback 39 ft where a 50 ft setback is required. Relief is requested for stormwater device where 35 ft is proposed
and 100 ft setback is required.
Summary
Application to be tabled to January 24, 2023 with information due by December 19, 2022. Pending ZBA
Meeting History: PB: 11/15/2022, 11/29/2022; ZBA: 11/16/2022