Application TOWN OF Q IEENSB UIQ
74 Bay Road, QnLLigbuvy, NY. 12804-5902
December 1 ,2017
David Cohen
Michelle Kaplan
60 Crane Street
Scarsdale.NY 10583
Re: Proposed Game Room
18 Crooked Tree Lane
Tax Map Parcel: 239-15-1-I
Dear IV1r. Cohen and Ms, Kaplan:
I airs writing you with regards to my review of the above-referenced project and to document the
recent conversations between your agent Tom Jarrett and Laura Moore of my office-
Upon my review I find that your proposal will require an Area 'variance and Site Plan Review
prior to the issuance of a building hermit for the project. Specifically, Area Variance relief is
required from the maximum height restrictions and minimum setbacks requirements. Site Plan
Review is required for expansion of a nonconforming structure in the Waterfront Residential
(WR)zoning district and Critical Env ironmenta I.Area(CEA)-
I understand that you and your agent arc preparing the necessary application materials. As such,
this letter will serve as the necessary denial letter for the processing ofyaur applications.
Should you have any questions or comments regarding your application, please do not hesitate to
contact this office.
Sincerely,
CJA�)
Craig Brown
Zonlno Administrator
CB1sh
Cc. Tom Jarrett, Jarrett Engineers,PLLC
U\Cralg Brown12017 L ttersOcnial Cohen&Kaplan 12_9_17-doe
' Home of Nalaral Boaaty ... A Good Plact, to Li7ye "
TARRET r Engineers, PLLC Qvd&Environmental Engineering
Transmitted via email/Hand Delivered
December 14, 2017
Stephen Traver, Planning Board Chairman, and,
Steve Jackoski,Zoning Board Chairman
Town of Queensbury
742 Bay Road
Queensbury NY 12804
Re: "Game Room" Reconstruction
Kaplan/Cohen 18 Crooked Tree Lane,North Queensbury
Site Plan &Area Variance Applications
JE #15-041
Dear Chairmen Traver& Jackoski, and Board Members,
Michelle Kaplan and David Cohen, recent purchasers of a lakefront home at 18 Crooked Tree
Lane (off Rt. 9L, on Lake George), wish to rehabilitate a small accessory structure that most
recently has been used for miscellaneous storage. The building pre-dates their purchase, as do
all of the structures on the property, and they believe that its best use is as a game room for
family members. The existing structure is aging and to make it not only more amenable to
recreational use, as well as to improve access by aging family members, they have designed
improvements that include a bathroom, a storage loft, and exterior sitting porches. In doing so,
they are modifying a building that is currently non-conforming because it is too close to both
front and side lines and is slightly too high. The building improvements would not aggravate the
setbacks, but would increase the height from 16'-1" to 19'-10" (somewhat due to the grade
changes under the proposed porch).
In support of the area variances needed, the family has designed the building to be consistent
with other structures on the property, and to blend in with surroundings. The building is not
visible from Rt. 9L and most of the neighbors, and only modestly visible from the lake. An
existing wood shed adjacent to the game room is being removed in favor of a new rain garden
that has been sized to manage stormwater from the game room, and to aid in drainage control on
the site. Lastly, following purchase of the property, the family went to great lengths to replace
and upgrade the wastewater system serving the entire property, and the new bathroom in the
game room will connect to that new system. Lastly, no new exterior lighting is proposed except
for coach lanterns at each doorway and along the path leading to the building.
With this letter,we formally request a zoning denial letter so that we may proceed to both Boards
for review. If you have any questions in advance, please feel free to contact our office at
(518)792-2907 or me directly at tiarrett2jarrettengineers.com.
12 East Washington Street 518-792-2907
Glens Falls,NY 12801
Queensbury Planning Board and Zoning Board of Appeals December 14,2017
Re: Kaplan/Cohen Site Planning
Sincerely,
JARRETT Engineers, PLLC
2017.12.14
13:44:50 -05'00'
H. Thomas Jarrett, P.E.
Principal
Attachments:
• Cover Letter
• Application Fee(s): Site Plan ($100.00) and Variance ($50.00)
• Site Plan Application w/questions/answers
• ZBA Application w/questions/answers
• Deed
• Survey
• Architectural Drawings
• JE Drawings (1-8) (4) Full size and (26) 11x17 drawings (1-8) entitled: "Game Room
Reconstruction Michelle Kaplan & David Cohen". Revision A dated 12/14/17
• Photos
Ecopies w/encl: Michelle Kaplan
David Cohen
F:IDataFile12015 Proj 12015 Resi&15-041 Kaplan-Cohenl Work Docs115041 17xxxx AVISrce Files115041 171213 Fnl Cvr ltr.doc
Page 2 of 2
Area Variance [ZBAapproved: September 212016]
Town of Queensbury Area Variance Application
REVIEW PROCESS:
1) Required Pre-Submission meeting with staff to determine general completeness of application materials to be held no later
than 1 week prior to deadline day. Call(518)761-8238 or(518)761-8265 for an appointment.
2) Determination of application completeness.All necessary information must be provided and appropriate fee(s)paid for
consideration for placement on an agenda for that month.
3) Incomplete Mlications will not be considered for placement on any agenda until all missing information has been suplied.
4) Submittal to the Warren County Planning Board,if applicable.
5) Zoning Board meetings,generally the third and fourth Wednesday of each month. You will be advised in writing as to which
meeting to attend.
6) Following the meeting,you will be provided with a copy of the resolution stating the Board's decision on your application.
If your application was approved,the next likely step is a Building Permit.Final plans/drawings must be provided for the
next phase of review. If your application was denied your project cannot proceed as submitted.
DOCUMENTS TO BE SUBMITTED:(HARD COPY&ELECTRONIC)
1 original and 14 copies of the completed application package to include:
Completed Application: pages 1-9 completed,signed&dated
Pre-Submission Meeting Notes: signed by staff
Denial Letter: from the Zoning Administrator
Survev.
Current Survey: survey map depicting current conditions—sign,stamped,date by surveyor
Proposed Conditions Map: The proposed conditions map must be based on a current survey and may by prepared
by Surveyor,Professional Engineer(Civil)or a Registered Architect.
Area/Sign Applications: must provide a final as-built survey depicting all site conditions and
improvements
Survey Waiver: Applicant may request a waiver from the survey pre and post requirements.
Copy of Deed
Fee: $50 residential; $100 commercial
ZONING STAFF&CONTACT INFORMATION:
Craig Brown,Zoning Administrator craigbkgueensburv.net
Laura Moore,Land Use Planner lmoore gueensbury.net
Sue Hemingway,Office Specialist sueh @queensbM.net (518)761-8238
Visit our website at www.queensbury.net for further information and forms.
Page 00
Area Variance [ZBAapproved: September 212016]
General Information
239.15-1-9
Tax Parcel ID Number:
WR
Zoning District:
Detailed Description of Project [include current&proposed use]:
Playroom/Storage Shed
Current Use:
Update to recreation/game room.
Proposed Use:
18 Crooked Tree Lane
Location of Project:
Applicant Name: David Cohen&Michelle Kaplan Mailing Address 60 Crane St.
Home Phone City, State,Zip Scarsdale,NY 10583
Work Phone Cell Phone 215-499-8827 Michelle
E-Mail: kaplancohen@gmail.com FAX No.
Agent's Name: JARRETT Engineers,PLLC Mailing Address 12 E.Washington Stree
Home Phone City, State,Zip Glens Falls,NY 12801
Work Phone 518-792-2907 Cell Phone 518-744-5019
E-mail tjarrett@jarrettengineers.com FAX No.
Owner's Name Mailing Address
Home Phone City, State,Zip
Work Phone Cell Phone
E-mail FAX No.
Pagel
i
Area Variance [ZBA approved: September 21 2016]
Site Development Data
Area /Type Existing sq. ft. Proposed Total sq.ft.
Additions .ft.
A. Building footprint 2835 0 2835
B. Detached Garage 418 0 418
C. Accessory Structure(s) Upper Guest House 288 0 288
Wood Shed 200 -200 0
Game Room 445 305 750
D. Paved,gravel or other hard surfaced area 6722 0 6722
E. Porches/Decks 0 0 0
F. Other 0 0 0
G. Total Non-Permeable [Add A-F] 10,908 105 11,013
H. Parcel Area [43,560 sq.ft./acre] 60,383 0 60,383
I. Percentage of Impermeable Area of Site [I=G/H] 18.1% 0.2% 18.2%
Setback Requirements
Area Required Existing Proposed
Front Yard [1] 30' 17'1" 17'1"
Front Yard [2] N/A N/A N/A
Shoreline 75' 205' 205
Side Yard[1] 25' 11'9" 1119"
Side Yard[2] 25' >25' >25'
Rear Yard[1] 30' 177' 165'
Rear Yard[2] N/A N/A N/A
Travel Corridor N/A N/A N/A
rincipa 28' <28'
Height[maximum]Residence
Height Accessory Struc.(game room) 16' 16'1" 19'10"
Permeability
75% 81.9% 81.8%
Number of parking spaces 2 5 5
Page 2
Area.Variance [ZBAapproved: September 212016]
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? No
2. If the parcel has previous approvals,list application number(s): WW 2016
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System(SPDES)Permit
Program? —Yes/x No
4. Estimated project duration: Start Date: Sp.2018 End Date: Sum. 2018
5. Estimated total cost of project: $50,000.00
6. Total area of land disturbance for project: 1800 sq ft
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total building floor
area by the lot size in square feet,yielding a percentage.
Zoning District Symbol Floor Area Ratio [FAR]
Waterfront Residential WR 0.22
Commercial Moderate/Commercial CM/Cl 0.3
Intensive
A. The combined area of all square footage,as measure from exterior walls of all structures on the property,including all
floors of the structures, garages, basements and attics with more than five (5) feet of ceiling height and covered
porches. Building square footage does not include: Open deck, docks and that portion of covered docks extending
over water and one storage shed of one hundred twenty (120) square feet or less. Any additional sheds will be
included.(See "FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a building
or structure, and when applicable,the sum total of all floor areas of the principal and accessory buildings or structures
on the project site.
Parcel Area 60,383 sq. ft.
Existing Floor Area 5,429 sq. ft. [see above definition]
Proposed Additional Floor Area 164 sq. ft.
Proposed Total Floor Area 5,593 sq. ft.
Total Allowable Floor Area 13,284 sq ft (Area x 022 ) [see above table]
Page 3
Area Variance [ZBAapproved: September 212016]
Compliance with Zoning Ordinance
SEE ATTACHED
Requesting relief from SECTION:
Table 1:Table of Area Requirements:Front/Side yard setback and Accessory Structure Height.
Need relief from the requirement(s)listed below which can not be met by the project as proposed.
[Check all that apply] ❑ Setback ❑Buffer Zone ❑Lot Width ❑Other
The following questions reflect the criteria for granting this type of variance. Please complete them; use additional sheets if
needed.
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to
nearby property will be created by the granting of this area variance?
SEE ATTACHED
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?
SEE ATTACHED
3. Whether the requested area variance is substantial?
CRR ATTACHM
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
SEE ATTACHED
5. Whether the alleged difficulty was self-created?
SEE ATTACHED
Page 4
COMPLIANCE WITH QUEENSBURY ZONING ORDINANCE
1. Variance 91
Requesting relief from SECTION: 179-13-010 Modification of a Pre-Existing Non-Conforming
Structure
2. Variance 92
Requesting relief from SECTION:_179-5-020_#of Accessory Structures
3. Variance 93
Requesting relief from SECTION: Table 1: Table of Area Requirements Front Yard Setback
4. Variance 94
Requesting relief from SECTION: Table 1: Table of Area Requirements Side Yard Setback
5. Variance 95
Requesting relief from SECTION: Table 1: Table of Area Requirements Accessory Structure
Height
Need relief from the requirement(s)listed below which can not be met by the project as Proposed.
(check all that apply)_ Setback Buffer Zone _Lot Width Other
The following questions reflect the criteria for granting this type of variance. Please complete them; use
additional sheets if necessary.
1. Whether an undesirable change will be produced in the character of the neighborhood or a
detriment to nearby property will be created by the granting of this area variance?
Very little impact to the neighborhood could be expected if these variances are granted. The
Game Room will be slightly larger, both higher and broader, but the structure is not visible
from Rt. 9L,not visible by most neighbors,and barely visible (if at all)from Lake George.
This project also removes one of the accessory structures on the site (a wood shed) and in its
place will be constructed a rain garden for stormwater from the game room, as well as to
improve site drainage management in general.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the
application to pursue,other than an area variance?
The existing shed could be upgraded within its current configuration, however, the upgrade
incorporates not only the play room for family use, but storage in the upper loft. Currently,
the building is old and tired, and is used only for storage. With improvements to make the
building more functional, storage will be at a premium, thus the need to expand the structure
upward.
3. Whether the requested area variance is substantial?
In the context of impacts to the property and neighborhood, we believe that the variances are
not substantial.
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district?
A positive impact would be anticipated, as the structure will be upgraded to look much more
appealing. Also,the removal of the wood shed in favor of a stormwater rain garden would be
beneficial.
5. Whether the alleged difficulty was self-created?
In part, the alleged difficulties are not self-created (ie: setbacks, # of structures, etc.), and in
part they are self-created(ie: modification of the structure and increased size),however,upon
balance, we believe that the benefits to be gained through the building improvements, and
increased size of the building,outweigh the arguments to the contrary.
Area.Variance [ZBAapproved: September 212016]
Section 179-14-030—Application materials
Application materials and site plan drawing is to include sufficient information for the Board to review and provide a decision. The
applicant is to provide a site plan drawing(s)—a survey showing existing conditions,a proposed conditions map(see page 00 for
specific criteria)and include any other attachments that address A-D as applicable to the proposed project.
A. General Shown on Sheet#
1 Title,Name,Address of applicant&person responsible for preparation of drawing Cover
2 Deed Attached
3 North arrow,Tax Map ID,date prepared and scale [minimum: 1 inch=40 feet] Cover-C3
4 Boundaries of the property plotted to scale,zoning boundary cover
5 Principal structures,accessory structures with exterior dimensions C1
6 Site improvements incl. outdoor storage areas,driveways,parking areas,etc.: existing& C2/C3
proposed
7 Setbacks for all structures and improvements: existing&proposed C2
8 Elevations and floor plans of all proposed and affected structures Attached
B. Water& Sewer Shown on Sheet#
1 Project sewage disposal facilities,design details,construction details,flow rates, and number of N/A
bedrooms proposed
2 Water supply [i.e.well] & septic on adjoining lots with separation distances to existing or N/A
proposed on-site water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies N/A
4 Existing public or private water supply [well,lake,etc.]. Method of securing public or private N/A
water,location,design and construction of water supply including daily water usage
5 Percolation test location and results N/A
C. Parking/Permeable Areas Shown on Sheet#
1 Number of spaces required for project including calculations and justification: existing& N/A
proposed
2 No. of existing parking spaces,number to be removed,number to maintain and type of surfacing N/A
material [e.g.,gravel,paved]
3 Provision for pedestrian and handicap access and parking: existing&proposed N/A
4 Design details of ingress,egress,loading areas and cutting: existing&proposed N/A
5 Location and character of green areas [existing and proposed],modification to green area,buffer N/A
zone to remain undisturbed
6 Li htin , location and design of all existing and proposed outdoor lighting N/A
D. Additional Site Development and Miscellaneous Shown on Sheet#
1 On-site &adjacent watercourses, streams,rivers,lake and wetlands C1
2 Utility/energy distribution system [gas,electric,solar,telephone]: existing&proposed N/A
3 Location,design and construction details of all existing and proposed site improvements C2-XC1
including: drains,culverts,retaining walls,fences,fire &emergency zones and hydrants,etc.
4 Square footage of bldg. area proposed for office,manufacturing,retail sales or other commercial N/A
activities: existing&proposed
5 Signage: Location, size,type,design and setback: existing&proposed N/A
6 Waiver Request: provide letter with application requesting any waivers: please reference N/A
specific items
7 Commercial/Industrial Development requires submission of Landscaping, Stormwater N/A
Management,Grading&Lighting Plans
8 Identification of Federal, State or County permits required for the project together with a record N/A
of application for all necessary permits
Page 5
Area Variance [ZBA approved: September 21 2016]
Pre-Submission Conference Form/Section 179-9-040
1. Applicant Name: David Cohen&Michelle Kaplan
2. Tax Map ID 239.15-1-9 Location: 18 Crooked Tree Drive
3. Zoning Classification WR
4. Reason for Review: Cc &<.e wm pct G dcJ(kC..,
5. Zoning Section#: �1 (���(� �X (l�l(�11, ��-51�a2Gc�a e_w l �7 U
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed V/
General Information complete
Site Development Data Complete �
Setback Requirements Complete V/_ �C wr(CQC
Additional Project Information Complete ✓
FAR addressed
Compliance with Zoning Ordinance
Checklist items addressed
Environmental Form completed
Signature Page completed
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Staff Representative: ACLQ,
Applicant/Agent: Date: Z-
C,) Page 6
Area Variance [ZBA approved: September 2120161
This page includes the 1.)Authorization to Act as Agent Form: 2.)Engineering Fee Disclosure;3.) Authorization for Site Visits; 4.)
Other Permit Responsibilities; 5.)Official Meeting Disclosure and 6.)Agreement to provide documentation required.
OWNER'S AGENT FORM: Complete the following if the OWNER of the property is not the same as the applicant:
Owner: David Cohen&Michelle Kapl
Designates: JARRETT Engineers,PLLC as Agent regarding the following:
Variance_ Site Plan_ Subdivision_
For Tax Map No.:239.15-111-9 Deed Reference: Book5350 Page 283 Date
OWNER SIGNATURE: /%G/� DATE:/ V)J=
APPLICANT'S AGENT FORM: Complete the following if the APPLICANT is unable to attend the
meeting or wishes to be represented by another party:
Owner: David Cohen&Michelle Kapla
Designates: JARRETT Engineers,PLLC as Agent regarding the following:
Variance x Site Plan x Subdivision_
For Tax Map No.:239.15-1-9 Deed Reference: Book Page Date
OWNER SIGNATURE: f% DATE:
2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic
design, storm drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be
charged directly to the applicant. Fees for engineering review will not exceed$ 1,000 without notification to the applicant.
3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached herein, the
Owner,Applicant,and his/her/their agent(s)hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of reviewing the application submitted.
4.) OTHER PERMIT RESPONSIBILITIES: Other permits may be required for construction or alteration activity subsequent to
approval by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a
designated stenographer tape record the proceedings of meetings resulting from application,and minutes transcribed from those tapes
constitutes the official record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I,the undersigned, have thoroughly read and understand
the instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be
commenced prior to issuance of a valid permit. I certify that the application,plans and supporting materials are a true and complete
statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the facilities proposed,I or
my agents, will obtain a certificate of occupancy as necessary. I also understand that Uwe may be required to provide an as-built
survey by a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
I have read and goe to the above.
David Cohen&Michelle Kaplan
Sigri Ulicant] Print Name[Applicant] ate si rayed
Signature[A-gentf Print Name[Agent] Date ligned
Page 7