Staff Notes Town of Queensbury Planning Board
Community Development Department Staff Notes
October 15, 2013
Application: SP 54-2013 /AV 55-2013 SEQRA Type II
Applicant: 157 Mannis Road, LLC
Location: 157 Mannis Road
Zoning: WR-Waterfront Residential
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community
PARCEL HISTORY: AV 55-13: Pending
PROJECT DESCRIPTION: Site Plan: Applicant proposes replacement of a 740 sq. ft. dock with a
700 sq. ft. dock and 629 sq. ft. sundeck. Boathouse in a WR zone requires Planning Board review and approval.
Variance: Relief requested from maximum dock width requirements of the WR zone. Planning Board shall
make a recommendation to the Zoning Board of Appeals.
MATERIAL REVIEW:
Cover Letter&Application
Survey Map—Existing
Survey Map -Proposed
Elevation drawings: North, south, west
Plan View
Crib Plan
STAFF COMMENTS:
The applicant proposes the replacement of an existing dock structure and constructing a sundeck. The dock
structure is to be 700 sq. ft. that will be 40 ft. wide and 20 ft. in length. The sundeck is to be 629 sq ft sundeck.
The plans show the location of the dock and the sundeck area. The plans show the stairs to run parallel with the
structure to access the sundeck; a small storage area is shown under the stairs. The sundeck height is shown to
be 15 ft. 3 in from the top of the rail to the mean high water mark.
NATURE OF AREA VARIANCE
Relief is requested from maximum dock width allowed. Applicant proposes a 40 ft. wide continuous single
dock where 8 ft. in width is the maximum allowed.
SUMMARY
The Planning Board is to provide a recommendation to the Zoning Board in regards to the variance relief
request.
APPLICATION PROTOCOL:
10/15/2013 PB Recommendation to ZBA
10/16/2013 ZBA review
10/22/2013 PB review
1� '` TOWN OF QUEENSBURY
� � 742 Bay Road, Queensbury, NY 12804-5902 518-761-8201
September 17, 2013
157 Mannis Road, LLC
c/o Thomas Hughes
56 Wincoma Drive
Queensbury,NY 12804
Re: Dock reconstruction with Sundeck
157 Mannis Road
Tax Map Parcel: 289.-18-1-7
Dear Dr. Hughes:
I am writing to you in order to document my review of your proposed dock
reconstruction project at 157 Mannis Road in the Town of Queensbury. Upon review I
find that an Area Variance and Site Plan Review will be needed for your project.
Specifically, your project offers the removal of a dock and construction of a new dock
with a surface area of 700 sq. ft. along with a 629 sq. ft. sundeck. The current Zoning
Code requirement for maximum dock width in the Waterfront Residential; (WR) district
is 8 feet and your proposal is for a 40 ft. wide dock beyond the mean-high water mark,
thus the need for the variance. Additionally, I find that your project will require Site Plan
Review from our Planning Board for the construction of the sundeck.
This letter will serve as the necessary denial letter for the Area Variance and Site Plan
Review applications that have been submitted by your agent, Michael J. O'Connor, Esq.
Should you have any further questions or comments, please do not hesitate to contact me.
Sincerely,
Town of Queensbury
Craig Brown
Zoning Administrator
CB/sh
Cc: Michael O'Connor,Esq. L:\Craig Brown\2013 Letters\Denial Hughes.Thomas 157 Mannis Rd LLC 09_17_13.doc
"HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE"
SETTLED 1763
Aft TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY. 12804-5902
Town of Queensbury Planning Board
PLANNING BOARD RECOMMENDATION TO ZONING BOARD OF APPEALS
AREA VARIANCE 55-2013 157 MANNIS ROAD
The applicant has submitted an application for the following: Site Plan: Applicant proposes replacement of
a 740 sq. ft. dock with a 700 sq. ft. dock and 629 sq. ft. sundeck. Boathouse in a;WR zone requires Planning
Board review and approval. Variance: Relief requested from maximum dock width requirements of the
WR zone. Planning Board shall make a recommendation to the Zoning Board of Appeals.
The Town of Queensbury Zoning Ordinance, per Section 179-9-070 J 2 b. requires the Planning Board to
provide a written recommendation to the Zoning Board of Appeals for projects that require both Zoning
Board of Appeals&Planning Board approval;
The Planning Board has briefly reviewed and discussed this application, the relief request in the variance
application as well as the potential impacts of this project on the neighborhood and surrounding community,
and found that:
MOTION TO MAKE A RECOMMENDATION ON BEHALF OF THE PLANNING BOARD TO
THE ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. 55-2013 157 MANNIS ROAD,
LLC, Introduced by who moved its adoption,seconded by and
As per the resolution prepared by staff with the following:
a) The Planning Board, based on a limited review, has not identified any significant adverse impacts
that cannot be mitigated with current project proposal-
OR
b) The Planning Board,based on a limited review,has identified the following areas of concern:
1)
Duly adopted this 15th day of October 2013 by the following vote:
AYES:
NOES:
cc: Michael J. O'Connor ` `: ''