Staff Note Packet.09.17.13 Town of Queensbury
Planning Board
Community Development Department Staff Notes
August 20, 2013 revised for September 17, 2013
Application: SP 44-2013 SEORA Type II
Applicant: C. Christopher Mackey
Location: 15 Wild Turkey Lane
Zoning: WR-Waterfront Residential
REOUESTED ACTION: Site Plan review for the construction of a third story addition of 1,600 sq.
ft.; total floor area includes a new entryway into the home. Site work also
includes disturbance of about 1,000 sq. ft. for construction and
landscaping.
PARCEL HISTORY:
AV 41-13: Addition of third story relief for shoreline setback,approved 8/21/2013
SP 22-11: Addition of 2 terraced areas adjacent to sfd -hard surfacing within 50 feet of shoreline 3 22-11
SP 24-03: Convert boathouse to boathouse/sundeck with stairs Modification-1-20-04
SP 24-03: Covered Boathouse Approved 5-20-03
AV 5-03: 696 sq. ft. storage building. Relief-maximum allowable accessory structure requirement 1-22-03
AV 4-03: 190.7 sq. ft. addition to existing L-shaped to create an F-shaped dock, relief from maximum dock
surface area 1-22-03
SP 46-99M: Eliminate garage/storage structure & connecting foyer; add detached garage located as an
extension of the parking pod previously approved and a covered porch 2-28-00
SP 46-99: Addition/alteration to existing residence. Expansion of non-conforming structure 9-23-99
AV 78-99: See 46-99 Approved 8-23-99
PROJECT DESCRIPTION: Site Plan: Applicant proposes expansion of an existing home with the
addition of a third level living space including bedroom, bath & closet as well as new entry to the residence.
Expansion of a non-conforming structure in a CEA requires Planning Board review and approval. Variance:
Relief requested from minimum shoreline setback requirements of the WR zone and for the expansion of a non-
conforming structure.
MATERIAL REVIEW:
Cover Letter—narrative describing project
Map S-1 Site Plan—overview of
Sheet 1: Survey Map-Existing conditions
A100: Concept Plans—elevations and internal arrangement
STAFF COMMENTS:
The applicant proposes to add a 3`1 story to an existing 2 story home. The project is an expansion of a non-
conforming structure as the existing structure does not meet the zoning requirements. The information
submitted shows the addition to be on top of the 2nd story with a new entryway and roof overhang area creating
an outdoor covered area on the 2nd floor. The plans show the location of the addition, elevations, stormwater
and erosion control measures, and landscaping details. The site disturbance is about 1,000 sq. ft. this includes
the new entryway,relocating infiltration areas, and landscaping areas. During the variance review a notation on
the drawing was verbal corrected where there is a storage shed not a 2nd garage on the site; the garage being
located near the home and the storage shed located near the road. The applicant has submitted a certification
the approved site plan in March of 2011 SP 22-2011 was built according to the final plans—for the development
of two terraced area on the site that includes hard surfacing within 50 ft.
NATURE OF AREA VARIANCE:
The applicant was granted relief from the minimum shoreline setback where 75 ft. is required and the addition
is 17 ft. from the shoreline.
SUMMARY
The applicant has completed a site plan application for the construction of a third story where review is required
for expansion of a non-conforming structure in a critical environmental area.
APPLICATION PROTOCOL
8/20/2013 PB Recommendation to ZBA -completed
8/21/2013 ZBA Review-completed
9/17/2013 PB Review-pending
-2 -
Zoning Board of Appeals - Record of Resolution
Town of Queensbury 742 Bay Road Queensbury, NY 12804 (518) 761-8238
Steven Jackoski, Chairman Roy Urrico, Secretary
TO: C. Christopher Mackey PROJECT FOR: C. Christopher Mackey
15 Wild Turkey Lane 15 Wild Turkey Lane
Lake George, NY 12845
The Queensbury Zoning Board of Appeals has reviewed the following request at the below
stated meeting and has resolved the following:
Area Variance No. 41-2013 C. Christopher Mackey Copy
Meeting Date: Wednesday, August 21 , 2013
MOTION TO APPROVE AREA VARIANCE NO. 41-2013 C. CHRISTOPHER MACKEY, Introduced by
Joyce Hunt who moved for its adoption, seconded by Harrison Freer:
15 Wild Turkey Lane. The applicant proposes construction of a 1600 square foot residential
addition to an existing dwelling which will result in a four bedroom home. Proposal includes
construction of a third floor and a new entryway to the home. The relief required, 75 foot is
what's required. Proposed is 17, and the relief is 58. Whether an undesirable change could be
produced because of this, I think there'd be minor impacts in the neighborhood. Feasible
alternatives are limited because the home is an existing structure and does not meet the
required shoreline setback. The relief may be considered substantial, but considering part of
the relief is for an overhang, and it's for safety reasons, I think that mitigates that area. There will
be minor to no impacts on the physical or environmental conditions in the neighborhood; and
the difficulty may be considered self-created, but safety is a big factor there. So I move we
approve Area Variance No. 41-2013. The application was approved due to the practical
difficulty because of the grade on the site to address access to the home.
Duly adopted this 21st day of August, 2013, by the following vote:
AYES: Mr. Kuhl, Mr. Garrand, Mr. Henkel, Mr. Urrico, Mrs. Hunt, Mr. Freer, Mr. Jackoski
NOES: NONE
Sincerely,
Steven Jackoski, Chairman
Queensbury Zoning Board of Appeals
SJ/sh
cc: Dennis MacElroy, PE; Jonathan C. Lapper, Esq.
Approval of the application means that the applicant can now apply for a Building Permit unless
your lands are Adirondack Park Jurisdictional or other approvals are necessary (such as review
by the Queensbury Planning Board.)
..1411 "'" TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY. 12804-5902
Town of Queensbury Planning Board
RESOLUTION TO APPROVE I DISAPPROVE SITE PLAN 44-2013
C. CHRISTOPHER MACKEY
TAX MAP ID 239.15-1-6; 15 WILD TURKEY LANE
A site plan application has been made to the Queensbury Planning Board for th owing: Applicant
proposes expansion of an existing home with the addition of a third level livin:, allace including bedroom,
bath & closet as well as new entry to the residence. Expansion of a non-c. I. 'inn'
ling structure in a CEA
requires Planning Board review and approval. 4' -.,
SEQR Type II—no further review required; , 4
ti;..:;s, t{1.
The PB made a recommendation to the ZBA on 8/20/2013; tJ `" '
�'GI3A approved the varia requests on
8/21/2013; -�k
A public hearing was advertised and held on 9/17/2013; • , N
This application is supported with all documentation, public comrnent,Atkapplication material in the file of
record; •.
MOTION TO APPROVE/DISAPPROVE SITE PE''; :. ` 3 C.CIIRISTRIVIACKEY,Introduced
by who moved for its adoption,seconded .y 1`. ,�,,; .,'
1) Pursuant to relevant sections f.the Town of Queer sbu ' oning Cod ttshapter 179-9-080, the Planning
-..,...1x!;;�s z. ,•,,
Board has determined that:thi :. sal satisfies the r irements as sfited in the Zoning Code;
S
2) Final approved 1 t" com liar with the Situ lan must be submitted to the Community
PP P ?5,;;? ;, P , ty
Development Department ore an y rther review by tli filing Administrator or Building and Codes
personnel. ' : ti. , k ,,. :,
3) The applj. wwith S ..8 tamer approval Wand prior to issuance of Building Permit and/or the
begi g of any site f, , }cti �_
m s,'�.2 ti•
4) 4,,,. ,:, t issuance of forth permits, tiding building permits is dependent on compliance with this
and all` is .:
.;conditions of thi5: olutior�Y
a
5) As-built pl :=w -rtify that trite plan is developed according to the approved plans to be provided
prior to issuance o `a - certificate of occupancy.
Duly adopted this 17th da - :.tember 2013 by the following vote:
AYES: ''
NOES:
cc: Dennis MacElroy