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ZBA Staff Notes Wed January 18 2017 Staff Notes ZBA Meeting Wednesday, January 18, 2017 Queensbury Zoning Board of Appeals Agenda Meeting- Wednesday., January 18, 2017 Time: 7:00- 11:00 pm Queensbury Activities,Center- 742 Bay Road Agenda subject to change and may be found at: www.,queensbuiry.net App rova I of inc ed ag m in utes- Decernber 21,2016 NEW BUSINg$ Applicant(s) Josh Kear yonArea Variance No PZ 253-2016 Owner(s) Josh Kenyon $FQRA Type JI Agent(s) n/a Lot Stu $V Acre(s) Location I I Tuthill Road-Word 4 Zoning RR-5A Ward No. Tax Id No 307.4-9 Section 179-5-020 Cross Ref RC 735-2 16 garage addition; 81"89-516 Warren County Planning n/a inuod pool.SP 88-500 addition',[3.P 88- 449 poreh,BP 86-070 SFD Public Hearin _IMMMI§,2Ql 7 Adirondack.Park Agency ALD Project Description Applicant,proposes construction of a 48,0 sq.A,,addition to existing,9 0 sq. fi.detached garage. Relief mqUested from min irnurn!Rctback.requirements, ............................ ApplicantO Mark Dickinson Area Variance No SAV-0002-2017 Owner s' M—arkDirckinson SEQRA Type II Agent(s) Devin Dickinson-131.Dickin.wri Associates Lot Size 0.29 acres Location UTK-uf Sullivan Zoning WR Ward No. (oleo Lake RoW-Ward I Tax in No 2K9-1-40 Section 179-3440 Cross,Ref 0P 96-463 porch, BP 96-264 pool7,B­P9FT4-3 ''Warren County Planning n1a 2-car att.Garage, BP 89-577 SFD,,AV 81- 1 1]989;BP 89-577 septic Public January t8, 2017 Ad irond ac k Park A n1a — _",EaEjSg_ - -Insx— Pr4ect Description Applicant:proposes construction of a 672 sq.ft. I ory residential addition to,include back dock and an entryway to basement floor area. Existing Koine is 2,500 sq, 11.(footprint);proposed to be 3,230 sq-fi. and existing floor area 3,80 sq.ftand pproposed is 5,200 sq.ft,., strict. Applicant(s) Milk Fiaeco Area Variance No Z-AV-0003-2017 OwneE(OKiTZiacl Fiacco Sly RAL e III _Ag!n!(s__Keith Buff Lot Seize j-18 acrc5 Location 63 Quaker Road-Ward 2 Zoning Cl Ward No. Tax Id No, -296J11-1-5 Section 179-3-040 Cross Ref P-SP-3-20,17 warren County Planning .Janna g 2017 Public Hearing JajuAij 1.8 2016 Ad Iron dack Park A genc y I n/a Project Description Applicant proposes to upgrade five main faVade entries for tenants in,a building complex. Second story Tn-(Iy—douris fbr frame enhancemenL Facade iropivvements include new lighting, building edge landscaping and roof extension at entrances,. Relief is naught for setbacks&T-'AR. I'Lanning Board, 'Site Plan Review as pursuant to Chapter 179-3-040 of the cawing Ordin mice,upgrade of exterior fagade and Addition of nnv cnt!nay shall be subject to I'twining 130ard review and approval. Pap I rift. Queensbury Zoning Board, of Appeals Agenda Meeting: Wednesday, Januory 18, 2017 Time: 7:00- 11:00 pen Queensbury ActIvities enter- 742, Bay Road Agenda subject to change and may be found of'. wwwqueensbury.net Alicant(s) Fruk llerrotta.Jr. Area Variance No �VO04,2017 .................................... Owners Frank Perrom Jr. SEORA,Type 11 Agents) Dennis MacElroy Lot Size, 5.52 acres Location Asserably Po[ril,-Sunset I I ill I Vann Zoning, WR Ward'No. Subdivision-'Ward I Tax Id No 39.7-1-38 Section 179-3-040 Cross of P-SP-4-2017,BP x,005-556 Boathouse; Warren County Planning January 2017 SB I]-I�M Public Hearing I Jwwary 1S„2017 Adirondack Park A on ALD Project Descrip(JOHr, Applicant proposes a 3,900 sq.ft-(footprim), 8,161 sq, ft. (floor area)single-family horne aind associated she work. Re]ief requested from maximum height restrictions. Planning Board: Site Plan Review for major storinwater and project within 50 ft. of 15%4d opes, Applicant(s), Sinarl Wash of'Queensbury,LLC Sign Variance No Z.SV-jOOOI-2017 Owners smart Wash ofqueensbu7'LLC SIE RA Type Unlisted VanDUSCF1 and,Stoves Lot Size 3.83 acres Location 7013'{ -Llnker Road-Ward 2 Zoning CI Ward No. TAX Id No 303,15-1-12 $ceflon Crhapter 140 Cross Ref SM 51-20115; S Igin'Var- 1425 yr. 1999;BP Warren County Planning Januvy 2017 2003-113 Sign; BP 847 yr., 1970 Sign, 13P 727 r 1970 sign,B .mm n Pu b lie Hop ri nZ_ January 18 201'7 Adirondack Park Agency rata Project Description: Applicant proposes to maintain existing 36.25 sq. ft. double-sided freesland ing Bi rt located an the Dix Avenue side of the parcel, Relief requested from riiinimum setback requirements four a freestanding sig2. ReLat Area Variance No Z-AV-0001-2017 Clwner IjL Re n. SE QRA Type eats n1a Lot Size 0-62 acres Location 55 Jenki nsvi I le Famd-'Ward I Zoning MDR Ward No. Tax Id No 279A9-1-9 I Section 179-3-040 Cross Ref 811 2004-51)9 res, addition,BP 2001-379 1 Warren County Planning Wa arch roof,BP 8-52 arliaV dotnolikfon Public 11carin1l JMii�aj_8,2017 Adirondack park Agenty n1a Project Description: Applicant propo5cs to finish construction of the IN&q., ft. residential mWitioii onto the existing 1,386 sq, fl. home for storage i oloset space, Relief reg ueited from minimum side setback reg uirennents for the M DR,mania il istrict. Any further business that the Chairinkin determines may be properly brought before the Zoning Board.of Appeals. L'V%Lle 1:leatingswayQ0 17 Year ZBA%FirLal ZB,A Agenda for.M Wed January 18 2017-version-12.2 1.243 1 Cdocx Page'2 of 2 T'own of Queensbury Zoning Board of Appeals Community Deve[opment Department Staff Noles Area Variance No.: PZ 253-2016 Project Applicant- Josh Kenyan Project Location- 11, Tuthill Road Parcel History. RC 735-2016 garage addit�ion; BP 89-516 inground pool; Brr 88-500 aiddition; BP 88-449 porch,DP 86-070 SFD SEER Type. Type TJ Meeting Date: January 18,,2017 Description of Proposed Project: Applicant proposes construction of'a 480 sq. ft. addition to existing ' sq. ft. detached garage. Relief .equireal. The applicant requests relief ftorn minimum setback requirements,for the drural residential. Sac zone. Section 179-3-040 Establishment of Districts—dimensional regfirements RRSA zone The applicant proposes the construction of a 480 sq ft addition to an existing 900, sq ft garage where a setback of 49.5 ft is proposed from the north side setback and a 75 ft setback is required, Criteria for considering an, Area Variance according to Chapter 267 of'Town Law: In making a determination, the board shall consider- I. Whether an undesirable change,will be: produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of this area variance, The project may be considered to have little to no impact on,the neighbofirig properties as the new construction is to an existing garage. 2. Whether the benefit sought by the applitant can be achieved by some method, feasible for the applicant to pursue, other than an area variance. The feasible altematives away be Ifi-nited, to, due to the location of the existing garage, 3. Whether the requested area variance is substantial. The relief may be considered moderate relevant to the code. Relief is requested for 25.5 ft. 4. Whether the proposed variance will have an adverse effect or impact on. the physical or environmental conditions in the neighborhood or district. The project as proposed may be considered to have minimal.to no impact on the environmental conditions of the site or area., 5. Whether the alleged difficulty was self created. The project as proposed may be considered self created. Staff+eraaanrrrents. The applicant proposes to construct a 480 sq ft addition to an existing,900 sq It garage for a total of 1,380 sq,ft. The addition is to he an enclosed pole bain built on the existing open area... "rho addition is to be at. 16 It high where the existing roof line is at 14 ft and to remain. The applicant has indicated when the property was purchased the garage was in the existing location. Town of Queensbu�ry Zoning Board of Appeals Community Development Department Staff Notes Area VRriRncc No.: 2-20,17 Project Applicant- MarkDickinson Project.Location: 42 Sullivan Place Parcel istory; B13 96-463 parch,BP 96-264 pool, 1311'92-743 2-car att. Garage,BP'89-5,77 SFD,AV 81- 1989; BP 89-577 septic S)EQR Type:: Type 11 Meeting Date. January 18,20-17 Description of Proposed Project: Applicant proposes,construction of a 672 sq. 0, 1-story residential addition to include back.deck and an entryway to basement floor area. Existing home is 2,500 sq ft. (footprint); 'proposed to be 3,230, sq. ft. and existing floor area 3,800 sq, ft. and proposed is 5,200 sq. ft. Relief Regarired The applicant requests relief from maximum permeability and Floor Area Ratio requirements for the WR zoning district. Section 179-3-040 Establishment of Districts —dimensional requirements WR zone The applicant proposes a 672 sq ft I story residential addition and basement addition where the floor area is to be 28,9% where 22% is the maximum allowed and the site permeable is to be 66%Where 75% is required, Criteria for considering an Area Variance according to Chapter 267 oaf'Tonin Law: In making a determination, the board shall consider. 1. Whether an undesirable change will be produced, in the character of the neighborhood or a detriment to nearby, properties will be emated by the granting of this area variance. Minor impacts to the neighborhood may be anticipated. The expansion allows the reconfiguration of bedrooms and includes access to the basement. 2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance. Feasible alternatives may be limited as the project is an addition that currently meets the setback requirements and the request is for VM zone FAR and permeability. 3. Whether the requested area variance is substantial., The relief may be considered moderate relevant to, the code. The floor area proposed 28.9%relief is for 6 9"/,1 in excess and permeability proposed at 66% and relief requested is 9% in excess 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The project as proposed will have minimal impact to the neighborhood. 5. Whether the alleged difficulty was self created. The difficulty inay be considered self created, Staff com.mCL"i"'I The applicant proposes a 672 sq ft single story addition and basement aiva. The addition includes a basement access door. The applicant has, proposes an infiltration area 3 ft X 3 ft and 70 ft wide as part of storm titer management on the site. The applicant has indicated the addition will include a master bedroorn, a new bath area, and closet The hoine will remain as a 3 bedioom home as shown on the plans, Zoning Board' of Appeals Community Development Department Staff Notes Town of Queensbury Zoning Board of Appeals Commun'ity Development Department Staff Notes Area Variance No., 3-ZO17 Project Applicant: Michael Pismo Project Location- 63 Quaker Road Parcel History- SP -201,7 EER, Type: Type 11 Meeting Date- Jaftuary- 18,2017 Description of Proposed�,Proi eet: Applicant proposes to upgrade five main faqade entries for tenants in a building complex., Second story entry door is for frame enhancement. Fagade improvements include new lighting, building edge landscaping and roof extension at entrances. FRe:lief Requiredi The applicant requests relief from setbacks &FAR in the C1 zone (Commercial Intensive). Section 179-3-040 establishment of districts-dimensional requirements C1 zone Section, 179-4-030 travel corridor overlay :Duak irRd, The applicant proposes a renovating the fai;ade fOr five main entry are-as and include now canopies., 'rhe closest, �neve canopy to Quaker Rd is to be 44 ft where a 75 -ft setback is required. Criteiis for considering an Area Variance according to Chapter,26of Tow In, making a determination, the board shall consider. 1. Whether an undesirable change will be produced in the character of the neighborhood, or a detriment to nearby properties will,be:created by the granting of this area variance. Minor to no impacts to the neighborhood.may be anticipated. 24 Whether the benefit sought by the applicant can be achieved by some method, foasible for the applicant to pursue, other than an. arcs variance,. Feasible alternatives may be considered, limited due to the location of the existing building on the site., 3. Whet,her the requested) area va riance is s ohs(a ntial. 1'he relief requested may be considered moderate relevant to the code. Relief is requested for 31 ft for the front setback/travel corridor overlay. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. Minor to no inipact to the plyysicat or environmental conditions in the neighborhood may be anticipated. The applicant proposes bu,ilding edge landscaping that, will assist with, the permeability on the site. 5. Whether the alleged difficulty was self-created. The difficulty may he considered self-created Staff comments. � T'he applicant proposes to ntodil"y the exterior of the existing building and will upgrade five main entryway areas. There is an existing entry-door for the second floor that will also be upgrade and to be consistent with the new fagade., The plans show new entryway overhangs and a new display window will 'be added to the Bennigton.Furniture entryway',area. The new overhang is to 'fie 6 ft 8 in where the existing is 4 ,ft, in. The entryway fronts will be enhanced with a cedar siding for a portion 12 ft +/- x 1,6 ft +/- and depth of I ft I I in. The plans show new signage for each tenant to,be an, internally lit LED signage lettering. The applicant has included details on the fagade fighting and the existing site lighting., There are:four existing pole fixtures on the west end of the site and.one pole light with two lanips at the south side adjacent to Quaker Rd., The applicant intends to maintain the existing configuration of access points, parking,(126 parking spaces), and loading/unloading areas on the site. The information submitted shows the location of the fagade work and architectural rendition of the entryways. Zoning Board of Appeals Community Development Department Staff Notes Town of Queensbury Zoning Board of Appeals CommunHy Development Department Sluff 'Notes Area Variance No.- 4-2017 Project Applicant: Frank Perrotta,Jr. Project Location: Assembly Point—Sunset Hill Farm Subdivision. Parcel History- P-SP-4-2017; BP 200,5 556 Boathouse; $13 1.1-1996 SFQR Type-, Type II Me ting Date- January 1S,2017' Description of'Proposed Project: Applicant proposes a 3,800 sq. 11. (footprint), 8,361 sq, ft. (floor area) simple-family home and associated, sitework. Relief Required- The applicant requests relief from the inaxii-num height restrictions of the Waterfront zone. 179- -040 Establishment of Districts —dimensional reguirement WR zone The applicant:proposes construction of 3,800 sq "ft home with three: levels where the height proposed, is 35.7 ft and ft, is the maximurn allowed. criteria for considering an Area Variance according to Chapter 267 of Town Law: J Io making a determination, the board shall consider- I. Whether an undesirable change will be produced inthe character of the neighborhood, or a detriment to, nearby properties,will be ereated bthe granting of this area variance. Minor to no impacts to the neighborhood maybe anticipated. 2. Whether the benefit sought by the applicant can, be achieved by Some method, feasible for the applicant to pursue, other than an area variance. Feasible alteinatives may be considered limited due to the design of the home to work with the slopes of the site. 3. Whether the requested area variance is, substantial. The reliefrequested.may be considered moderate .relevant to the code., Relief is requested for -7.70 ft 4. Whether the proposed variance will have an adverse effect or impaet on the physical or environmental conditions in the neighborhood or district. "Minor to no impact to he physio 1, or environmental conditions in, the neighborhood may be anticipated. 5. Whether the alleged difficulty was self-created The diffliculty may beconsidered self-created Staff COM The: project site is lot 6 of the Sunset Hill Farm Subdivision with access from KnoxRoad next to a home at 54 Knox Rd. he project is for the construction of a 3,455 sf home that is located within 50 ft of 15% slopes. The land disturbance is 27,300 sf'with the home being built with slopes of the property. The driveway is a shared driveway as part of the Sunset Hill Farm Subdivision that will have acoess on Knox Road. Shallow grass swailes ate prospered on the site and new grading is directed to the swales for stormwate.r. The well location is west side of the horne and the septic is on.the east. There are existing overhead utilities, for neighboring homes. The elevations show the home being constructed, using the slope of the site. The west side: of the home will have the main entry way, garage access and driveway area; the east side will include the outdoor patio area, main floor deck area and view towards the lake, The engineer has also noted the height as 35.7 ft to the lowest adjacent grade—where height relief is requested from the 28 ft requirement Zoning Board als Community Development Department Staff of Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Sign Variance No.: 1-2017 Proj"t App]ica n t Swart Wasb of Queensbury,LLC Project Location: 708 Quaker Road Parcel History- SPR 51-2015; Sign Var. 1425 yr. 1988; BP 2003-1,13 Sign; BP 847 yr, 170 Sign, HP '727 yr 1970 sign; RP 725 Sign,; HP 679 Sign SEE R Type: Unlisted Meethig Date: January 18,2111.7 iDescription of n-opos Applicant proposes to maintain existing 36.25 sq. ft. double-side freestanding sign located on the Dix Avenue side of the parcel. Rtlief Required: 'rhe applicant requests the following relief, Relief requested .from miniminn setback requirements for a freestanding sign. Section,1,40-6 Signs for which permits are require The applicant re�qnests to maintain a 3 6.2 5 s,q ft sign located 6,1 ft flow the front property line on Dix Avenue wIsere a 15 11 setback is required. Criteria for considering a Sign Variarice according, to Chapter 267 of Town Law. In making a determination, the board shall consider: I. Whether an undesirable chailge will he produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of this, sign variance. Minimal impacts to the neighborhood may be anticipated. 2. Whether the benefit sought by, The applicant can be achieved by some method, feasible for the applicant to pursue, other than a sign.variance. Feasible alternatives,may be considered to move the sign to a compliant location. 3. Whether the requested sign variance is substantial. The relief requested may be considered, moderate relevant to the code. Relief is requested for 8.9 ft. 4. Whether the Proposed variance will have an adverse effect or impact on the physical or, environmen.tal conditions in the neighborhood oidistrict. The project as proposed may haveniinimal impact on the environmental conditions of the district. 51. Whether the alleged difficulty was self-created. The difficulty rnay be considered self-created. Staff coin The applicant has indicated the new sign is placed on the existing sign base. The sign is consistent with the signs on the site. The survey shags the location of the sign to be maintained. The site history indicates a sign variance was granted in 1988 01,425 for a second sign but no setback relief. Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes A rea Variance lido.: 1-20,17 Project Applicant: Mike Regan Project Location: 55 Jcnkinsville Rond Parc&Hktory- RP 2GO4-59'9 res. addition, BP 2001-879 porch roof,BP 98-529 plirtial demolition SEType: Type 11 Meeting Dqte: January 18r 2017 Description of Prop iDse Applicant proposes to finish construction of the 108 sq. ft. residential addition onto the ex ist.i,ng 1,386 sq. ft. home,for storage/closet space. Relief Required: The applicant requests relief from side setback requirements for the MDR zoning district. $ection 179-3-040 establishment of districts-dimensional requirements MDR z The applicant proposes to finish construction of 108 sq ft addition to an existing home where a 25 ft setback is required and 6.7 ft is proposed. Criteria for considering an Area Variance according,to Chapter 267 of Town L!!J In making a determination, the board shall consider- L Whether an undesirable Change will 'be produced in the character of the neighborhood or a detriment to, nearby properties will be created by the granting of this, area variance. Minor impacts to the neighborhood may,be anticipated. The applicant has,indicated the home has been through renovations. 2. Whether the benefit sought by the applicant can be achieved by some method,feasible for the applicant to pursue, other than an area,variance. The feasible alternatives,may be limited as the existing home is noncompliant for setbacks,. 3. Whether the requested area variance is substantial. The relief requested for setback may be considered minimal where 6.7 �ft is proposed and the relief is for 18.3 ft. The survey shows both comers where south west corner'is, 7A ft ftom the side property line. 4. Whether the proposed variance: will have an adverse effeet or impact on the physical or environmental conditions in the: neighborhood or district. The prqject as proposed may be considered to have minimal impact on.the environmental conditions of the site or area. 5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created. Staffcomments: � 1"he applicant proposes to finish a 108 sq ft addition for closet/storage for an existing bedroom. The applicant has explained the area was proposed for a porch area,and instead they propose a closet area. The applicant has indicated the exterior will he similar to the existing horne. The survey shows the location of the addition.