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Application & DeedArea 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 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 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. 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 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 Thomas and Renée West Area Variance Questions and Answers 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? No, there will be no undesirable change in the character of the neighborhood or a detriment to any nearby property as a result of this variance. This project was the subject of a previous site plan and area variance approvals (SP 71-2022 & AV 53-2022) authorizing the construction of a detached garage at 28 feet high. When the garage structure was staked out, it became apparent that a portion of the structure will be located too far to the southeast placing a portion of the structure in an existing embankment that will require substantial site work and the removal of mature trees. By moving the garage 8 feet closer to the wetland to the north (reducing the setback from the wetland to 42 feet from the 50-foot setback that was approved) and 5 feet closer to Lake George (with a total setback of 180 feet from the lake), the entire structure will be on flat land, which will reduce the need for substantial site work. A photograph of the approved location is set forth below. This will increase the setback from the front property line (along Knox Road) from 30 feet to 42 feet. 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? The applicants have gone to great lengths to design this project in a way that mimics the existing development and avoids the need for any variances, except very minor area variances. This minor change in the location of the garage structure is necessary to reduce the need for site work and the removal of mature vegetation. 3. Whether the requested area variance is substantial? The requested reduction of the setback from the wetland area is not substantial and will still be in compliance with all zoning setbacks. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district? There will be no adverse impact to the physical or environmental conditions in the neighborhood because this project mimics the existing development of the site and the development of the site that was approved by the previous area variance. In fact, the slight change in location of the garage structure will not be noticeable to anyone given the size and remote nature of the lot. The existing lot and setting are unique. The lot is a pie shaped lot that is wider at the roadside than the lakeside. It is also very deep. On the north side, the lot is 358 feet deep. On the south side, the lot is 173 feet deep. To the north of the property is a very large wetland area with substantial vegetation such that the building will be barely visible from the north. To the east of the property is additional land owned by the applicants approximating 6.3 acres. The road itself is a dead-end street with only a few houses using the road beyond the subject property. 5. Whether the alleged difficulty was self-created? This difficulty was not self-created. The lot is unique. In addition to the unique factors mentioned above, the lot is very steep behind the existing and proposed structures. This minor change will place the garage structure on flat land reducing the need to cut into a steep bank. 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 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 Renee & Tom West 239.7-1-16 79 Knox Road WR Construction of a new garage of 1050 sq ft footprint in a different location from previous approval associated with construction of a new home 179-5-020 -garage X X NA X x update tax id and project description to detached garage X permeability swapped for impermeable, detached garage size x setback to wetland and shoreline same line X update floor area with detached garage X signed stamp survey, elevations, floor plans Laura Moore via email 07/12/2023 Tom West via email 07/05/2023 7/12/2023 Applicant proposes construction of a new garage in a different location from a previous approval associated with construction of a new home. The new location allows for less disturbance of an existing embankment area. The garage is a detached garage with a footprint of 1050 sq ft and is to be two story with a bunk room and no kitchen facilities. There is no change to the proposed construction of the new home with a footprint of 3,190 sq ft footprint and porch/deck areas of 125 sq ft. There is also no change to the total floor area proposed of 8,720 sq ft includes basement areas and both floors of the garage and main home. The garage is to be located 42 ft from the wetland where a 50 ft setback is required. Need to confirm setback of the stormwater device to the wetland also note if less than 35 ft then a variance is also required. Items reviewed area variance application, site drawing, previous applications SP71-2022 &AV53-2022 Items to be updated or provided 1) deed 2) page 1 update tax map number to 239.7-1-16 3) page 1 updated project description for detached garage 4) page 2 update site data for house footprint, garage footprint, and permeability 5) page 2 update setback data - add wetland setback with shoreline setback. also confirm stormwater device setback to the wetland - 35 ft is required. 6) page 3 update floor area ratio with detached garage 7) page 5 checklist - will need signed stamped survey, elevations, floor plans 8) provide an updated pdf for review.