Application
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.3040
February 2, 2021
Ms. Laura Moore, Planner
Planning and Zoning Department
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Re: Leuci Residence Area Variance Request, 277 Chestnut Ridge Road, Queensbury, NY 12804
Dear Ms. Moore,
Studio A has been retained by Joseph and Jill Leuci to prepare site construction drawings for the
proposed single‐family residence development located at 277 Chestnut Ridge Road in the Town
of Queensbury (Tax Map ID 290.‐1‐48). The proposed development includes the construction of a
single‐family residence with an attached two‐car garage, a detached garage, the extension of an
existing gravel driveway to access the proposed structures, an on‐site wastewater treatment
system, an on‐site potable water well and permanent stormwater control measures. Per Section
179‐5‐20 (D) of the Town Code, only one garage is permitted per dwelling. As such, the property
owner is requesting an area variance for the construction of the detached garage. The proposed
structure is approximately 750 square feet and will be used for the storage of property
maintenance equipment. Detail regarding this request is provided in the area variance
application, enclosed with this letter.
If you have any questions, please contact the undersigned at (518) 450‐3040.
Sincerely,
Matthew E. Huntington, PE
Principal
For
Studio A | Landscape Architecture + Engineering
Enclosed with this letter:
‐ Area Variance Application
‐ Drawings C‐1.00 – C‐3.00
‐ Property Deed
‐ Architectural Plans for the proposed Residence & Detached Garage
‐ Stormwater Management Narrative
Area Variance [ZBA approved: September 21 2016]
General Information
Tax Parcel ID Number: ____________________
Zoning District: ____________________
Detailed Description of Project [include current & proposed use]:
Current Use: _________________________________________________________________
Proposed Use: ____________________________________________________________
Location of Project: _______________________________________________________________
Applicant Name: Mailing Address
Home Phone City, State, Zip
Work Phone Cell Phone
E-Mail: FAX No.
Agent’s Name:Mailing Address
Home Phone City, State, Zip
Work Phone Cell Phone
E-mail FAX No.
Owner’s Name Mailing Address
Home Phone City, State, Zip
Work Phone Cell Phone
E-mail FAX No.
Page 1
290.-1-48
MDR
RESIDENTIAL DEVELOPMENT
277 CHESTNUT RIDGE ROAD, QUEENSBURY, NY 12804
JOSEPH LEUCI 277 CHESTNUT RIDGE ROAD
QUEENSBURY, NY 12804
518.791.1933
MATTHEW HUNTINGTON PO BOX 272
SARATOGA SPRINGS, NY 12866
518.450.3040 518.744.3828
mhuntington@studioadpc.com
JOSEPH & JILL LEUCI
518.791.1933
Area Variance [ZBA approved: September 21 2016]
Site Development Data
Area / Type Existing sq. ft. Proposed
Addition sq. ft.
Total sq. ft.
A. Building footprint
B. Detached Garage
C. Accessory Structure(s)
D. Paved, gravel or other hard surfaced area
E. Porches / Decks
F. Other
G. Total Non-Permeable [Add A-F]
H. Parcel Area [43,560 sq. ft. / acre]
I. Percentage of Impermeable Area of Site [I=G/H]
Setback Requirements
Area Required Existing Proposed
Front Yard [1]
Front Yard [2]
Shoreline
Side Yard [1]
Side Yard [2]
Rear Yard [1]
Rear Yard [2]
Travel Corridor
Height [maximum]
Permeability
Number of parking spaces
Page 2
N/A 2,796 2,796
N/A 750 750
N/A N/A N/A
2,968 2,202 5,170
N/A 510 510
2,968 6,258 9,226
1,489,752 1,489,752 1,489,752
0.2% 0.4% 0.6%
30' N/A 297.2'
30' N/A 431.3'
N/A N/A N/A
25' N/A 52.9'
25' N/A 95.2'
25' N/A 2249.5'
N/A N/A N/A
N/A N/A N/A
40' N/A 35'
50% 0.2% 0.6%
N/A N/A N/A
Area Variance [ZBA approved: September 21 2016]
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? _______________
2. If the parcel has previous approvals, list application number(s): _________________________
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System (SPDES) Permit
Program? __ Yes / __ No
4. Estimated project duration: Start Date: __________ End Date: __________
5. Estimated total cost of project: _______________
6. Total area of land disturbance for project: _______________
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
Intensive
CM / CI 0.3
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 ___________________________ sq. ft.
Existing Floor Area ___________________________ sq. ft. [see above definition]
Proposed Additional Floor Area ___________________________ sq. ft.
Proposed Total Floor Area ___________________________ sq. ft.
Total Allowable Floor Area ___________________________ (Area x _____) [see above table]
Page 3
NO
N/A
Mar.'21 Sep.'21
$250,000
25,436 sq.ft.
1,489,752
n/a
3,826
3,826
N/A N/A
X
Area Variance [ZBA approved: September 21 2016]
Compliance with Zoning Ordinance
Requesting relief from SECTION: ________________________________
Need relief from the requirement(s) listed below which can not be met by the project as proposed.
[Check all that apply] ġŔŦŵţŢŤŬ ġŃŶŧŧŦųġśŰůŦġġġ ġōŰŵġŘŪťŵũġġġġ ġŐŵũŦųġŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠŠ
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?
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
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?
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
3. Whether the requested area variance is substantial?
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
5. Whether the alleged difficulty was self-created?
____________________________________________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
Page 4
179-5-020 (D)
permitted garages/dwelling
The requested variance would approve the construction of a 750 sqft garage for storage of property maintenance equipment
required due to site acreage. This area encompasses a marginal 0.05% of the entire property. The proposed development is
consistent with the aesthetic of surrounding parcels and vegetative buffers along the property perimeter will be preserved.
A second garage is necessary to store maintenance equipment that is required due to the extensive acreage of the site. The
other proposed garage (attached to the residence) will be used for the storage of two automobiles. Therefore, little space is
available in excess of that used for cars and pathways for the storage of equipment.
The requested area variance is minor, encompassing 0.05% of the total property's surface area. Further, total development on
the site is approximately 0.6% of the total property area. Majority of existing vegetation will be preserved to the extend
possible and improved in areas surrounding the proposed residence.
The proposed variance will not have any adverse effect or impact on the physical nor environmental conditions of the
neighborhood. Runoff generated off proposed impervious surfaces will be controlled using permanent stormwater measures
and existing vegetation will be preserved to the extent possible with some existing cleared areas proposed to be re-vegetated.
Yes, though the detached garage is essential for storage of maintenance equipment that will be necessary due to the large
acreage of the site.
x
Area Variance [ZBA approved: September 21 2016]
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
2 Deed
3 North arrow, Tax Map ID, date prepared and scale [minimum: 1 inch = 40 feet ]
4 Boundaries of the property plotted to scale, zoning boundary
5 Principal structures, accessory structures with exterior dimensions
6 Site improvements incl. outdoor storage areas, driveways, parking areas, etc.: existing &
proposed
7 Setbacks for all structures and improvements: existing & proposed
8 Elevations and floor plans of all proposed and affected structures
B.Water & Sewer Shown on Sheet #
1 Project sewage disposal facilities, design details, construction details, flow rates, and number of
bedrooms proposed
2 Water supply [i.e. well] & septic on adjoining lots with separation distances to existing or
proposed on-site water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies
4 Existing public or private water supply [well, lake, etc.]. Method of securing public or private
water, location, design and construction of water supply including daily water usage
5 Percolation test location and results
C.Parking / Permeable Areas Shown on Sheet #
1 Number of spaces required for project including calculations and justification: existing &
proposed
2 No. of existing parking spaces, number to be removed, number to maintain and type of surfacing
material [e.g., gravel, paved]
3 Provision for pedestrian and handicap access and parking: existing & proposed
4 Design details of ingress, egress, loading areas and cutting: existing & proposed
5 Location and character of green areas [existing and proposed], modification to green area, buffer
zone to remain undisturbed
6 Lighting, location and design of all existing and proposed outdoor lighting
D.Additional Site Development and Miscellaneous Shown on Sheet #
1 On-site & adjacent watercourses, streams, rivers, lake and wetlands
2 Utility / energy distribution system [gas, electric, solar, telephone]: existing & proposed
3 Location, design and construction details of all existing and proposed site improvements
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
activities: existing & proposed
5 Signage: Location, size, type, design and setback: existing & proposed
6 Waiver Request: provide letter with application requesting any waivers: please reference
specific items
7 Commercial / Industrial Development requires submission of Landscaping, Stormwater
Management, Grading & Lighting Plans
8 Identification of Federal, State or County permits required for the project together with a record
of application for all necessary permits
Page 5
C-3.00
Attached
C-1.00
C-3.00
C-1.00 & C-3.00
C-1.00 & C-3.00
C-3.00
Attached
C-1.00 - C-2.10
C-1.00
C-1.00 & C-3.00
C-1.00 & C-2.00
C-1.00
N/A
N/A
N/A
C-1.00 & C-3.00
C-1.00 & C-3.00
N/A
C-3.00
C-3.00
C-1.00 - C-2.10
N/A
N/A
N/A
N/A
N/A
Area Variance [ZBA approved: September 21 2016]
Pre-Submission Conference Form / Section 179-9-040
1. Applicant Name: __________________________________________________
2. Tax Map ID ________________ Location: _______________________
3. Zoning Classification __________
4. Reason for Review: __________________________________________________________
5. Zoning Section #: ________________________
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed ____ _____________
General Information complete ____ _____________
Site Development Data Complete ____ _____________
Setback Requirements Complete ____ _____________
Additional Project Information Complete ____ _____________
FAR addressed ____ _____________
Compliance with Zoning Ordinance ____ _____________
Checklist items addressed ____ _____________
Environmental Form completed ____ _____________
Signature Page completed ____ _____________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
Staff Representative: ________________________________
Applicant / Agent: ________________________________ Date: ___________
Page 6
Joseph Leuci
290.-1-48 277 Chestnut Ridge Rd
MDR
Requesting Area Variance for the construction of two garages on the property
179-5-020 Accessory Structure
x
x
x
x
x
N/A
x
x
N/A
x