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Application, Cover Letter, & Deed 12 East Washington Street 518 792-2907 Glens Falls, NY 12801 TRANSMITTAL Transmitted via Email and Hand Delivered To: Town of Queensbury 724 Bay Road Queensbury, NY 12804 Date: October 03, 2023 Re: Freyer Area Variance – 121 Pilot Knob Rd 227.14-1-17 ITEMS TRANSMITTED Quantity Description 15 Cover Letter to the Chairman 15 Area Variance Application 15 Deed 15 Survey 11 11 x 17 Drawings (1-7) Entitled: Lauren and Christian Freyer Waterfront Development, Dated 10/03/23, Rev A 4 22 x 34 Drawings (1-7) Entitled: Lauren and Christian Freyer Waterfront Development, Dated 10/03/23, Rev A 15 11 x 17 Drawings (1-7) Entitled: Welles/Freyer Wastewater Management, Dated 7/27/22, Rev A 15 Architectural Drawings by Beardsley Entitled Welles Katskill Bay Residence, Dated 9/22/23 1 Check# 5034 in the amount of $50 COMMENTS: When we have a copy of the stamped survey I will drop off. If you have any questions, do not hesitate to contact me at (518) 792-2907. Sincerely, RU Holmes Engineers, PLLC __________________________________________________________________ 12 East Washington Street 518-792-2907 Glens Falls, NY 12801 Transmitted via Email & Hand Delivered October 03, 2023 Stephen Traver, Chairman, Queensbury Planning Board, & Planning Board Members Mike McCabe, Chairman, Zoning Board of Appeals, and Zoning Board Members Town of Queensbury 742 Bay Road Queensbury, NY 12804 Re: “Freyer/Welles” Residential Site Plan & Area Variance Reviews Pilot Knob Road at Pulver Road JE 21-004 Dear Chairmen Traver & McCabe, and Board Members, The Freyer/Welles family own two parcels on/near Pulver Road; the main parcel is located on Pilot Knob Road, whereas the subject of this application is a vacant parcel on Pulver Road along the lake shore. The family proposes a new 2000 sf± single family residence with attached garage on that parcel, along with a driveway, stormwater management, and landscaping. Wastewater management is proposed by means of a new “Enhanced Treatment Unit” (ETU) system on the Pilot Knob Road parcel, adjacent to a proposed upgraded wastewater system for the existing residence. The waterfront parcel is very narrow and the family was sensitive to that when designing the new residence. The proposal is largely zoning compliant, with several exceptions as noted on drawing C1 (sheet 4 of the drawing package); four area variances are required, including setbacks from the west side line along with the shoreline and wetland along the east side of the property. Lastly, a lot coverage variance is sought, and although the proposed development meets Town guidelines, a portion of Pulver Road (Town Road) is located on the property, which precipitates the variance request. Stephen Traver, Chairman, Queensbury Planning Board, & Planning Board Members Mike McCabe, Chairman, Queensbury Zoning Board of Appeals & Board Members Re: “Freyer/Welles” Residential Development October 03, 2023 Page 2 of 2 If there are any advance questions, please call our office at 518-792-2907 or email me directly at tjarrett@ruhengineers.com Sincerely, RU HOLMES Engineers, PLLC H. Thomas Jarrett, P.E. Senior Project Manager Encl: x Site Plan Application x Area Variance Application x Wetlands Application x Deed x 11x17 drawings (1-7) entitled: Lauren and Christian Freyer Wastewater Development, Revision A dated 8/18/2023 x Check #5035 in the amount of $250.00 (Site Plan) x Check #5034 in the amount of $50.00 (Area Variance) Ecopy(ies) w/encl: Lauren Freyer & Tim Welles Digitally signed by Katie Holmes Date: 2023.08.31 11:05:29 -04'00' 227.14-1-17 WR Lauren & Christian Freyer 121 Pilot Knob Rd., Kattskill Bay, NY 12844 518-424-9561 lauren.freyer@gmail.com RU Holmes Engineers, PLLC 12 East Washington St. 518-792-2907 tjarrett@ruhengineers.com Glens Falls, NY 12801 Pulver Road across the street from 121 Pilot Knob Road ! ! !"! !!!$! !% ! #!!"# !" ! !$ !$!! ! 0 2028 2028 0 0 0 0 0 0 0 1814 1814 57 0 57 384 0 384 0 3842 4283 16069 0 16069 2.7%23.9% 26.7% 30'N/A 95'± 50'N/A 32'± 50'N/A 23'± 20'N/A 9'± 20'N/A 26'± N/A N/A N/A N/A N/A N/A N/A N/A N/A 28'N/A 27'-6" 75% Min.97.3%73.4% 2 N/A 2+ : Includes porch and garage :Includes driveway and patio : Includes portion of boat dock Public road access (Pulver Rd.) Yes, approved on 6/13/22 X Fall 2023± Fall 2024± 13,200 SF ± 16,069 0 3,456 3,456 3,535 22% BOH 51, 2022 see attached see attached see attached see attached see attached see attached see attached COMPLIANCE WITH ZONING ORDINANCE Requesting relief from SECTIONS: Chapter 179 Attachment 1 1) Horizontal setback from shoreline to dwelling: Section: Chapter 179 Attachment 1 2) Horizontal setback from wetland to dwelling: Section: Chapter 179 Attachment 1 3) Horizontal setback from property line to dwelling: Section: Chap 179-3-040A (5)(B)(A) 4) Permeability coverage; Section: Chapter 179-3-040A (5) (B) (10) Need relief from the requirement(s) listed below which can not be met by the project as Proposed. (check all that apply) x 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 variance? The lot has not previously been developed, and the proposed residential development is in keeping with other residences in the neighborhood. 2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the application to pursue, other than an area variance? Reasonable development of this parcel realistically requires setback variances as the lot is very narrow and shoreline extends along two boundaries. Also, the development proposed meets Town standards for permeability except that the portion of Pulver Road that is within the parcel boundaries causes the total permeability to exceed the allowed (25%) by 1.7%. 3. Whether the requested area variance is substantial? In absolute terms, the shoreline and wetland variances could be considered substantial, but in relative terms based on (long standing) lot size/width, the variances could be considered moderate. The permeability variance should be considered perfunctory, as the proposed development meets the intent of the zoning ordinance. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district? No adverse impacts are expected for several reasons: a) Wastewater is to be managed on the owners’ parcel on Pilot Knob Road (ie: not on the waterfront parcel), and, b) Stormwater management is proposed to manage all runoff, and, c) Shoreline buffers will be added to better protect Lake George and wetlands d) Lot permeability meets the intent of the zoning ordinance 5. Whether the alleged difficulty was self-created? Also, the development is proposed on a lot that was created many years ago by a prior owner, well in advance of current zoning. In as much as the lot could remain undeveloped, it is self-created, however reasonable residential development of the lot should be allowed. CVR ATTACHED ALL CVR C1, C2 C1, C2 C1, C2 ATTACHED ATTACHED C1 C1 C1 ATTACHED C1 C1 NA NA NA C2 EX1 EX1, C1 ALL NA NA NA 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 Lauren & Christina Freyer 227.14-1-17 Pulver Rd across street from 121 Pilot Knob Rd WR 0.32ac Applicant proposes to construct a new single family dwelling of 2,028 sq ft footprint and 3,456 sq ft floor area. Project includes associated site work for septic from adjoining property, well, stormwater management and shoreline landscaping. 179-3-040 WR, 179-6-065 new floor area, 179-6-050 hard surfacing within 50 ft of shoreline, Chapt 94 wetlands work within 100 ft of wetlands NA missing pages additional information ie vacant site, also need project location garage should be in building footprint, parcel size application data and site plan data different values application data and site plan data different values complete as square feet should be with area variance application incomplete X Laura Moore via email 07/24/2023 Tom Jarrett via email 05/08/2023 7/24/2023 Applicant proposes to construct a 2,028 sq ft footprint home with a floor area of 3,456 sq ft. The project includes associated site work for stormwater management and shoreline planting plan. The septic system approved by Local BOH is proposed for construction across Pulver Road and connection to adjoining property by the same owner. The project requires Site Plan review for new floor area in a CEA, hard surfacing within 50 ft of the shoreline, work within 100 ft of a wetland. Project requires an Area Variance for setbacks to the side property line (west) where 20 ft is required and 9 ft is proposed, shoreline setback where 50 ft is required and 32? ft is proposed, wetland setback where 50 ft is required and 23? ft is proposed, permeability where 75% is required and 73.3?% is proposed. Items reviewed - site plan and variance criteria, site drawings Items to be updated or provided 1) page 1 update project description to include size of home and current lot condition, lot location 2) page 2 confirmation of lot size, will need a survey, confirmation of setbacks, if the garage is attached to the building then it should be part of the building footprint on the site data sheet, confirmation of permeability. Application data is different for site plan and variance as well as site drawings chart 3) page 3 - Board of Health resolution number and include in application, floor area should be in square feet 4) page 4 - variance responses -make sure page reference is included 5) page 5 - incomplete, including items identified in site plan -lighting information is needed for residential projects, shoreline landscaping - round up 3.15 trees is 4 trees required, missing floor plans and elevations, snow storage has been raised for small lots or those with steep slopes, septic plan location for both parcels 6) signatures 7) note variance application forms to be completed - site plan application forms were provided twice.... Will need an updated PDF Lauren and Christian Freyer 227.14-1-17 RU Holmes Engineers, PLLC Lauren and Christian Freyer H. Thomas Jarrett, P.E 8/25/2023 8/25/2023 Digitally signed by Katie Holmes Date: 2023.08.28 11:20:54 -04'00'