Loading...
ApplicationArea Variance [ZBA approved: November 15, 2019] 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 Karen Dwyre, Office Specialist craigb@queensbury.net lmoore@queensbury.net karend@queensbury.net (518) 761-8238 Visit our website at www.queensbury.net for further information and forms. Page 00 Area Variance [ZBA approved: November 15, 2019] 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 Studio A | Landscape Arch. & Eng., DPC / Jon Lapper, esq. kcatellier@studioadpc.com/ jcl@bpsrlaw.com 38 High Rock Ave. Suite 3, Saratoga Springs, 12866/ PO Box 2168, Glens Falls 12801 3 Sons and Holly, LLC (Contact: Michael Carey, JR) Area Variance [ZBA approved: November 15, 2019] 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 2 100 (boathouse storage shed) 1156 (parking areas) 571 (paver walkways) 66 (fire pit area) -283 (demo pavers) -30 (demo parking areas) +370 (new pavers) -437 (demo deck and porch) +200 (new deck) +72 (new porch +12 (new steps 44.20' (Residence) 28.30 (Deck) 44.20' (Residence) 39.00' (Deck) 25.91' (Patio) 365 (Deck) 72 (Porch) Area Variance [ZBA approved: November 15, 2019] 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. 5. 6. 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 Proposed Additional Floor Area ___________________________ sq. ft. Proposed Total Floor Area ___________________________ sq. ft. Total Allowable Floor Area ___________________________ (Area x _____) [see above table] Page 3 Estimated project duration: Start Date: __________ End Date: __________ Estimated total cost of project: _______________ Total area of land disturbance for project: 1,275 (residence) + 72 (front porch) + 310 (basement) + 1,152 (garage) = 2,809 sq. ft Area Variance [ZBA approved: November 15, 2019] 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 Modification to conforming structure, shoreline setback, and lakeshore infiltration practice setback See attached. Area Variance [ZBA approved: November 15, 2019] 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 Attached L-1.10 L-0.20 L-0.20 L-1.10 L-1.10 L-0.20 & L-1.10 Attached N/A N/A N/A L-0.20 N/A N/A N/A L-1.10 & L-2.10 L-2.10 N/A L-0.20 N/A L-1.10 N/A N/A N/A N/A N/A N/A 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 3 Sons and Holly LLC 239.12-2-57 0.34 ac 28 Holly Lane WR Project is for 416 sq ft addition, landscaping lakeside portion of property, rain garden and shoreline plantings, pavers and stone slabs. 179-3-040, 179-6-065, 179-4-080, 147 x x x* x* x x NA x dock portion on land height detail of addition septic information lighting, floor plans elevations etc Laura Moore via email 08/19/2022 Applicant proposes alterations to an existing home and site. The project includes a 416 sq ft addition to the existing home of 1,275 sq ft footprint. The deck portions include removal of deck/porch areas to construct a new 72 sq ft porch and a 200 sq ft porch. Site work includes installation of an on-grade paver patio area includes stone slab path, enlarging the fire pit area. In addition, there is to be rain garden and shoreline plantings added to the site. There is no change to the existing 1,152 sq ft footprint garage with living space. Project is subject to site plan for new floor area in the cea, expansion of a non conforming structure,hard-surfacing within 50 ft of the shoreline. Project is subject to an area variance for permeability 68.38%proposed_required 75%_existing 71.6%, expansion of a non-conforming structure, setbacks for building deck 39 ft, house 44.2 ft, where 50 ft is required, patio 23.98 ft setback(hard surfacing within 50 ft) and stormwater practice 35ft proposed 100 ft required. Items reviewed - site plan and area variance applications, site drawing, survey, deed, elevation and floor plans, narrative Items to be updated or provided 1) page 2setback/height - specific height of addition should be noted, confirm portion of dock area on land is accounted for in data sheet and on plans 2) page 3 septic information - BOH reso 4-2022 4 bedrooms (3 bedroom house and 1 bedroom above garage - need floor plan of garage 3) page 5- will need information on lighting ie confirming any new fixtures to be downcast, floor plans for garage both levels to confirm 1 bedroom, existing conditions elevation and floor plans for garage and house, porch and deck area elevations existing and proposed, confirm patio if using permeable paver arrangement, confirm patio design grading would need details, proposed dry creek bed purpose seems to lead stormwater to the lake which is discouraged - details needed.