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ApplicationJARRETT Engineers, PLLC CCivil & Environmental Engineering 12 East Washington Street 518 792-2907 Glens Falls, NY 12801 TRANSMITTAL TransmittedviaEmail/HandDelivered To: Town of Queensbury 742 Bay Road Queensbury, NY 12804 Date: November 15, 2022 Re: Nasrani Subdivision 790 Bay Road JE 21-010 ITEMS TRANSMITTED Quantity Description 15 Area Variance Application 24 11X17 drawings (3-4) entitled: Nasrani Subdivision Paul Nasrani Revision B dated 11/09/2022 6 Full size drawings (3-4) entitled: Nasrani Subdivision Paul Nasrani Revision B dated 11/10/2022 30 11X17 Survey drawing COMMENTS: Updated submission If you have any questions, do not hesitate to contact me at (518) 792-2907 or via email at gmorehouse@jarrettengineers.com. Sincerely, JARRETT Engineers, PLLC Gail Morehouse Administrative Assistant Cc: (Ecopy) : Paul Nasrani F:\DataFile\2021 Proj\Resid\21-010 Nasrani Subd\Work Docs\21010 221114 Rev B Subd\Srce Files\21010 221115 Re subm.doc Digitally signed by Gail Morehouse Date: 2022.11.29 09:50:27 -05'00' Area Variance [ZBA approved: 1RYHPEHU] 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. 3) Incomplete applications will not be considered for placement on any agenda until all missing information has been supplied. 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 Survey: 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 Laura Moore, Land Use Planner .DUHQ'Z\UH, Office Specialist craigb@queensbury.net lmoore@queensbury.net NDUHQG@queensbury.net (518) 761-8238 Visit our website at www.queensbury.net for further information and forms. Page 00 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 1 289.15-1-47 Moderate Density Resid Subdividing a +/-6 acre lot into 3, 2 acre lots An existing 6 acre parcel along Bay Road, owned by Paul Nasrani, is in the "Moderate Density Residential" zone. The project entails subdividing the lot into three new 2 acre lots; one new lot would encompass the existing residence fronting Bay Road, whereas 2 new residential building lots would be created in the rear of the property that would each be accessed by one common driveway 790 Bay Road Paul Nasrani 210 East Broadway, #H601 NY, NY 10002 917-287-1006 pnasrani@gmail.com JARRETT Engineers, PLLC 12 E. Washington St. Glens Falls, NY 12801 518-792-2907 518-744-5019 tjarrett@jarrettengineers.com Required Existing Proposed 2 AC 6 2.13 100' 400'± 370'± 50% 1.5% 4.7% <40' <40' <40' Existing Sq. ft.Proposed Addition  sq. ft.Total sq. ft. A. Building footprint 2080 0 2080 B. N/A N/A C. 335 0 335 D. 1465 1465 E. Porches/Decks 470 0 470 F. Other 0 0 G. Total Non‐Permeable 4350 0 4350 H. Parcel Area [43,560 sqft/acre] 282,269 92,783 92,783 I. 1.5% 4.7% Required Existing Proposed 30' 39 39 25' 28 28 25' 141 38 30' 587 256' 40' <40' <40' 50% 98.5% 95.3% 22 Front Yard [1] Site Development Data Lot 1 Area / Type Accessory Structure(S) LOT 1 Front Yard [2] Number of Parking spaces Shoreline Side Yard [1] Area Height [max] Permeability (min) Detached Garage  Rear Yard  [1] Travel Corridor Setback Requirements Lot 1 Side Yard [2] Rear Yard [2] Parcel Information Owner: Tax map I.D. Lot 1 #: Zoning Designation: Paul Nasrani Paved, gravel or other hard surfaced area 289.15‐1‐47 Moderate Density Residential (MDR) Minimum Lot Size:  Minimum Lot Width: Lot Area:(Existing ‐ Gross Area incl wetlands) 6.48± (ac) Site Requirements Lot 1 Area Maximum Lot Coverage: Percentage of Impermeable Area of Site  [I=G/H] Maximum Building Height: Required Existing Proposed 2 AC 2.01 100' 273' 50% 8% <40' <40' Existing Sq. ft.Proposed Addition  sq. ft.Total sq. ft. A. Building footprint 0 2100 2100 B. 000 C. 000 D. 0 5150 5150 E. Porches/Decks 0 0 0 F. Other 0 0 G. Total Non‐Permeable 0 7250 7250 H.Parcel Area [43,560 sqft/acre]87,556 87,556 I.8% 8% Required Existing Proposed 30' 415' 25' 64' 25' 66' 30' 112' 40' <40 50% 92% 22 Paved, gravel or other hard surfaced area Percentage of Impermeable Area of Site  Number of Parking spaces Setback Requirements Lot 2 Height [max] Permeability (min) Minimum Lot Size: (Net, not including wetlands) Side Yard [1] Side Yard [2] Rear Yard [2] Rear Yard  [1] LOT 2 Area Front Yard [1] Detached Garage  Site Development Data Lot 2 Area / Type Site Requirements Lot 2 Area Minimum Lot Width: Maximum Lot Coverage: Maximum Building Height: Shoreline Accessory Structure(S) Travel Corridor Front Yard [2] Required Existing Proposed 2 AC 2.01 100' 215 50% 8.3% <40' <40' Existing Sq. ft.Proposed Addition  sq. ft.Total sq. ft. A. Building footprint 0 2100 2100 B. 0 0 C. 0 0 D. 0 5550 5550 E. Porches/Decks 0 0 F. Other 0 0 G. Total Non‐Permeable 0 7650 7650 H.Parcel Area [43,560 sqft/acre]87556 87,556 I.8.7% 8.7% Required Existing Proposed 30' 551' 25' 52' 25' 150' 30' 46' 40' <40 <40 50% 91.3% 22Number of Parking spaces Paved, gravel or other hard surfaced area Percentage of Impermeable Area of Site  Side Yard [2] Rear Yard  [1] Rear Yard [2] Travel Corridor Height [max] Permeability (min) Setback Requirements Lot 3 Area Front Yard [1] Front Yard [2] Shoreline Side Yard [1] Accessory Structure(S) Site Development Data Lot 3 Area / Type LOT 3 Detached Garage  Minimum Lot Width: Maximum Lot Coverage: Maximum Building Height: Site Requirements Lot 3 Area Minimum Lot Size: (Net, not including wetlands) 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 NA 2023 2023 42,550 SF X COMPLIANCE WITH ZONING ORDINANCE Requesting relief from SECTIONS: 1) Frontage on public or private streets (variance for less than 100’ lot frontage, each for lots 2 and 3) Section 179-4-050, 179-3-040, 179-4-010, 179-19-020 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 X 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 variances? No, an undesirable change will not be produced in the character of the neighborhood or to the detriment of nearby properties. There is little change proposed in the character of the neighborhood. The project involves land in the Moderate Density Residential zone and the subject property is currently used as a single family residence and the additional two lots will also be used as single family residences. The proposed building lots are conforming to all Queensbury site and zoning requirements aside from required lot frontage. The proposed building lots 2 and 3 share a common access drive and the total frontage of both these lots combined is over 100'. 2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the application to pursue, other than an area variances? No, the benefit sought by the applicant cannot be achieved by some method feasible to the applicant other than an area variance. The owner’s plan to subdivide the large lot is warranted. The subdivision is proposed in conformance with the site and zoning requirements of Queensbury. The proposed subdivision is beneficial to the town but due to existing lot dimensions and layout, the lot frontage requirements can’t be achieved through other feasible methods. 3. Whether the requested area variances is substantial? In our opinion, the variance should be considered significant, but not necessarily substantial in the context of that described above. 4. Whether the proposed variances will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district? No, the proposed lot frontage variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district, and conversely, a positive impact will likely result because the common access drive allows less site disturbance. The proposed subdivision will be in keeping with the neighborhood character in size and aesthetics as well as Queensbury site and zoning requirements. 5. Whether the alleged difficulty was self-created? The difficulty is self-created, but we believe that the benefit to subdivided the subject property in this manner justifies the requested variance. 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 All sheets Attached All sheets CVR, EX1, PLAT EX1, C2, C3 EX1, C1, C2, C3 INDEX, C2, C3 ? C2, C3, WD1, WD2 C1, C2, C3 ? C1, C2, C3 EX1 NA NA NA NA NA NA EX1 ? EX1,C1,C2,C3,RG1 NA NA Attached NA NA Area Variance 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 Paul Nasrani 289.15-1-47 790 Bay Road MDR Unlisted Three lot subdivision of a 6.48 ac parcel- Lot 1 2.13 ac with house and outbuildings, Lot 2 2.08 and Lot 3 2.27 for new homes 179-3-040, 179-4-050frontage,179-4-010flag,179-19-020lotwidth, X X X NA X X X needs to be include as part of application X not all variances were listed X waivers? Laura Moore via email 11/3/2022 11/3/2022 The applicant proposes a three lot subdivision of a 6.48 ac parcel where lot 1 is to be 2.13 ac and will maintain the existing house and outbuildings, Lot 2 would be 2.13 ac for a new home and Lot 3 would be 2.27 ac also for a new home. The project includes construction of a shared driveway for Lots 2 and 3. A portion of the driveway is within 100 ft of the wetland. The project also includes tree clearing, installation of a septic, connection to the existing water supply. Subdivision review subject to Planning Board review and approval, Freshwater wetlands permit for work within a100 ft. Area Variance for 179-4-050 Frontage Lots 2 and 3have less than the 100 ft, 179-4-010 -creation of flag lots, 179-19-020 lot width for Lot 1 where 200 ft is required. Items reviewed: subdivision application preliminary stage, area variance application, subdivision plan, freshwater wetland permit. Items to be updated or provided 1) page 2 site data sheet needs to be completed 2) page 4 additional variances need to be listed and addressed 3) page 5 waivers is checked and nothing was listed Digitally signed by Gail Morehouse Date: 2022.09.14 09:10:04 -04'00'