Application
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030
May 7, 2021
Mr. Craig Brown, Zoning Administrator
Planning and Zoning Department
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Re: Leuci Residence, 11 Moon Hill Place, Lake George, NY 12845
Dear Mr. Brown,
On behalf of Maria Leuci, Studio A has prepared a site plan package for the proposed single‐
family residence development located on a 0.96 ±acre parcel at 11 Moon Hill Place in the Town of
Queensbury (Tax Map ID 289.7‐2‐2). The proposed development includes the demolition of the
remains an existing residence that was subject to fire damage and an asphalt driveway; and, the
construction of a new single‐family residence, an asphalt driveway, an on‐site wastewater
treatment system, relocation of an on‐site potable water well and permanent stormwater control
measures. The property is currently zoned “Residential‐Rural‐3” in accordance with the Town of
Queensbury’s Zoning Ordinance. Per Chapter 179, Table 1: Table of Area Requirements of the
Town code, parcels located within the RR‐3 zone district are to be a minimum of 3 acres in size
with minimum setback requirements of 100 feet, 75 feet, and 100 feet for front, side and rear
(respectively). Considering that the subject parcel boundaries were established preceding the
creation and implementation of the town zoning districts, and that lot size is well below the
required minimum, developing within the current setback requirements is not feasible.
Therefore, an area variance is required for the proposed development to construction within the
required setback areas. The proposed development is consistent with the zone land uses and is
located proximate to the existing development. Proposed work areas will encroach within 50 feet
of 15% slopes to facilitate the installation of a wastewater treatment absorption field and asphalt
driveway.
In accordance with Section 179‐6‐080 of the Town code, a stormwater management system will
be implemented under this project scope to attenuate and treat runoff generated from newly
created impervious surfaces to be less than pre‐development conditions for a 25‐year storm
event. Proposed stormwater control measures include the use off roof leaders and a drain basin
to convey flow to an infiltration basin located within the footprint of the existing residence. In
addition to the permanent control measures, temporary erosion and sediment control measures
will be installed and maintained throughout the duration of construction as described on the
provided plans.
If you have any questions, please contact the undersigned at (518) 450‐4030.
Sincerely,
Matthew E. Huntington, PE
Principal
For
Studio A | Landscape Architecture + Engineering
Area Variance [ZBA approved: 1RYHPEHU ]
General Information
Tax Parcel ID Number: ____________________
Zoning District: ____________________
Detailed Description of Project [include current & 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
289.7-2-2
RR-3
Proposed work includes the demolition of an existing house foundation and asphalt driveway; the abandonment of an existing
water well; and the construction of a new single family residence, an asphalt driveway, an on-site wastewater treatment system,
construction of an on-site potable water well, and construction of stormwater management practices.
11 Moonhill Pl, Lake George, NY 12845
Foothill Builders 9 Mountainside Drive
Queensbury, NY 12804
foothillsbuildersny@gmail.com
Matthew Huntington 38 High Rock Ave
Saratoga Springs, NY 12866
518-450-4030
Maria Leuci 9 Mountainside Drive
Queensbury, NY 12804
Area Variance [ZBA approved: 1RYHPEHU ]
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
1RWH H[LVWLQJUHVLGHQFHDQGDVSKDOWGULYHZD\ZLOOEHGHPROLVKHGDQGDQHZUHVLGHQFHZLOOEHFRQVWUXFWHGXQGHUWKH
SURSRVHGSURMHFWVFRSH
1,045 912 1,957
N/A N/A N/A
N/A N/A N/A
2,232.5 542.5 2,775
N/A 362 362
N/A N/A N/A
3,277.5 1,454.5 4,732
N/A N/A 41,817.6
7.8% 3.5% 11.3%
100' 46' 73'
N/A N/A N/A
N/A N/A N/A
75' 56' 37'
75' 73' 89'
100' 153' 100'
N/A N/A N/A
N/A N/A N/A
40' information unobtainable 22'
75% 92.2% 88.7%
223
Area Variance [ZBA approved: 1RYHPEHU ]
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
July 2021 July 2022
$350,000
19,786 sf
N/a
x
Area Variance [ZBA approved: 1RYHPEHU ]
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]
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
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Article 3, Section 179-3-040(2)
No the proposed development is consistent with existing site features and that of surrounding parcels, and the intended zone
land uses.
No, as the subject parcel is 0.96 acres in size, while the area zone is rural residential-3 which requires parcels to be a
minimum of 3 acres in size.
No the requested area variance is minor and consistent with existing site development. The requested variance is for the
approval of construction of a single family dwelling with the front and side setbacks.
No the proposed development is consistent with existing site development and that of surrounding parcels. Additionally,
No, as the area zoning was implemented proceeding the establishment of the parcel boundaries. The existing parcel is only
0.96 acres while the area zone, RR-3, requires parcels to be a minimum of 3 acres in size. Therefore, the required setbacks
within this rural zone are not practical considering the existing parcel size.
✔
Area Variance [ZBA approved: 1RYHPEHU @
Section 179-14-030
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
L-1.10
Attached
L-1.10
L-1.10
Attached & L-1.10
L-1.10
L-1.10
ATtached
C-2.10
L-1.10
C-2.10
L-1.10
C-2.10
N/A
N/A
N/A
L-1.10
L-1.10
N/A
N/A
N/A
L-1.10 & C-2.10
N/A
N/A
N/A
C-2.10(stormwater)
N/A
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Matthew Huntington 5/7/2021
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This Page hicludes the 1.) Authoiization to Act as Agent Form, : 2.) Engineering Fee DiSCIOStffc; 3.) Auti-lon7arjoll for Site WOO, 4,1
Other Permit Responsibil4i,1)OMCW fleeting Dial"we and 6.)Agrecumt to provide docimnentation required.
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I Ono L. P. Daigle
.Studio A Landscape Architecture+ En eerin DPC
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I-Aw Tax Map No,I 289.7AV Deed Rctmtmce° fjook page D,t,
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-------------
Am ICA NA A FoRNI: Complete the faHowing if the AMPUCANT is Iambic to attend the
MCCling or Wishes to he represented byanotheT paay:
owm� L. P. Daigle
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tkaoed directly ks the appikaptelllzill�cwill not exceed$ ]tfill tvallcyut Il'ofit"Icallon to III(,n11011catit
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Owner Appheant,and tbezoning Boatdorph"Inning
p r r-spertjes 16( the Pul-pose of'W'Vie-tving the`
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alit moWd"wVh(m Of am eumm coMhOm and Q wod, lwoposcA and That all work, will l)e Ill
i,rcguladons. I acknowled c that poor io (uxIllying th, j,Uj,,
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ny "M MR "n a MURS10 of mcupancy as nemsapr I also undcr.qand that I/we awy be, requirod lo pro ids: all '!"-budt
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Matthew Huntington 5/7/2021
Pnniislame[Agu% 1-Mle'signed
' • WARREN COUNTY -STATE OF NEW YORK PAMELA J. VOGEL. COUNTY CLERK 1340 &TATE ROUTE 11, • LAKE GE<»t;GE. MEW YORK 12845 COUNTY CLERK'S RECORDING l"AGE ···•nosPAGEIS PAATOFffiEDOCUMENT-00 NOTOETACHBOOK/PAGE: S07S / 187 lHSTRUMEWT #: 2014-7497 Receipt#: 2014350410 Clerk: CL Rec D•te: 11/21/201◄ 0l:S6:26 PM Doc Grp: RP Descrip: DEED Nu• Pgs: 5 Rec'd Frn: BORCOS & OELSIGHORE PC Partyl: Party2: Town:
DALEY MICHAEL J DAIGLE L P QUEENSBURY
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