Application TOWN OF QUEENSBURY
742 Bray Rorid, Quoensbunj, NY, 12804-5402
December 2.0, 2016
Mark Dickinson
42 Sullivan Place
Lake George,NY 12845
Re: Residential Addition
42 Sullivan Puce
Tax Map Parcel: 289.09-1-40
Dear Mr. Dickinson:
I am writing you with regards to my review of the application and plans submitted to this
office relative to the above-referenced project and to document the conversations
between your agent; Devin Dickinson and Laura Moore, of my office.
Upon my review I find that your proposal will require Area Variance review prior to the
commencement of the project. Specifically, an Area Variance is required as the proposed
addition to the structure results in a dwelling in violation of the allowable Floor Area
Ratio and permeable requirements of the Waterfront Residential; (WR) district.
I understand that you may be preparing the necessary application materials already, as
.such; this letter serves as the necessary denial letter in the processing of your Area
Variance application. Should you have any questions or comments tegarding your
application, please do not hesitate to contact this office.
Since �Iyl
Craig Brown
Zoning Administrator
B1sh
L.ICYaig BrownU016 LettmslDcnial Dickinson 12_20_16.doe
" Homs of Naf �tt-aj Beaufy _ A Good Pface to Live "
•
General Information
Tax Parcel IDNumber: 2139.09-1-4G
Zoning District: WR is J f-7
De#tid Description of Project[includescu rreni&proposed used:
Existing 1300 sf ane story, single fam_il_y, 3_bedroom, 1 bath _home with breezeway and attached garage.
Proposed 672 sf one star}+_addition_ of master bedroom, bath and closet. Convert existingbedraom
to office to create 3 bedroom 2 bath home.
Location of pro�ac#:
42 Sullivan Place (aff Glen Lake Rood)
Applicant Name: Addrea8: 42 Sullivan Place
Mark Qickinson Lake George, NY 12845
4ioma Phone Celt 518-798-7769
Work Phone Fax
E-Mail:
AgerWs Name: Devin Dickinson Address: PO Bax 388
D.L. Dickinson Associates Lake George, NY 12845
Horn Phone Geis:
Work Phone 518-668-4676 Fax
E-mail
dldickinson7$@gm ail_oom
Owner's Name Address 42 Sullivan Place
Mark DickMson Lake eor % NY 12845
Home Phone -CA91
518-796-776
Work Prone Fax'.
E-mWl :.
1
Ama VWUWM RtevlWd NWrch 2014
Town of Ouaarftury-Toning Ofte-742 Bay ROW•Queensbury,NY 12904.616-7'81-6238
Site Development Data
Area I Typo 5xisiting sq.ft. Proposed Total.sq.ft.
Additions .ft-
A. Building footprint. 2500 730 3230
B, Detached Garage
C. Accessary Structure(s)
D. Paved, gravel or other hard surtacad area 2870 0 2870
E. Parches/Decks
F. Other
G. Fatal Norr-1 ern able [Add A-F] 5370 730 610'
H- Parcel Area [43,560 sq. ft. I acre] 18,000 18,000
d. Percerrtage of Irnpermeable Area of Site [I=GIH] 30% 4 349
Setbacks Requirements
Area R46quired Existing Proposed.
Front[1] 30' '31' 30'
Front[ -
Shoreline
Side Yard [1} 5' 58-5' 28.9'
Side Yard M ,
Rear Yard [11 30 40.7' 35-3'
Rear Yard [2]
Travel Oonl&r
Height [max] 25,
Permeability 75 70 66
No. of parking spaces
2
Area Vabnae ReVMd March 2014
Town of Queensbury-Zarnng Office•742 Bay Road-Quemabury,NY 128M-516-791-8235
Addi#ional Project Information
1. Will the proposal require a Sepdc Variance from the Town Board of Health?
, if the parcel has previous approvals, list~application numbers)- VARIANCE 81-1989, SEPT C 89^577
. Does the project require wverage under the MYS DEC Starmwater PoItufian Prevention Program?
Yes X No
4. Estimated project dmUon- Stark Date Winter 2017 End Date Spring 2017
5. Estimated tcU oast of project S30k
S. Total area of land disturbance for pr ect 2-000± sE
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) »-The relationship of building si7m to lot size, derived by dividing the total building
floor area by the lot sine in square feet, yielding a percentage.
oringsSyrnb(A bii�Area Ratio [FAR]
Waterfront Residential Wil 0,22
5
Commercial ModeraW ommeroial Intensive OM! DI 03
T
Main Street MS 03
A. The comboned area of all square footage, as measure from exleflar walls of all structures on the property, Induding all
floors of the structures, garages. basernenm and attics with more than it~re (5) feet of odiling height and cowered
porches. Building square footage does not indude:Open deck, docks and that portion of covered docks a4ending
over water and one storage shed of one hmcVed twenty (12D) square Feet or Iess. Any additiortal sheds win be
indude+d. (See'FLOOR AREA RATIO-).
B. Commercial or Industrial: the total area in square feat as nigosured frorn the extedw of the outside wadis of a hull ng
or structure, and when apple able,the sam tout of all floor areas of the pft�pal and accessory buildings or structures
on the mject side,
5
A. Parcal Area 15,000 sq.ft:.
B. Existing FloorArea 3800 sq.it. see above definition]
C. Proposed AddItional Floor Area 1400 s .ft.
13. Proposed Total Floor Area 5200 s .ft.
E, Total Allowable Floor Area 385 rea x see above#able
of E is larger than Dt a variance or revisions to your plan may be needed. Please consuft
Vd tafF,
3
Area Variance Revised Mama 2014
Town of Queensbury•Zoning Otlim•742 Bey Road■Queensbury,BUY 1.W4•$10-761-VM
Compliance with Zoning Ordinance
Requesting Wief from ll ON.
Need relief from the requirement{s} listed below which can not be met by the p"Cl:as proposed.
fchac*o thwaWyj ❑ Setback ❑ Buffer Zone 0 Lot Width N Other. FAR_and_Lot Coverage
The folkWrtg questians reflect the criteria for g ranting this type of variance, Please complete there; use additional
sheets if needed.
1 Whether an urK*slrable change wil l be produced in the character of the neighborhood or a detriment to
nearby property will be created by the granting of this area variance's
The requested relief from the required Floor Area Ratio and Lot
Permeability will not have an adverse effect on the chorooter of the
neighborhood. Stormwcter management has been added for the addition.
. Whether the benefit sought by the applicant can be achieved by some method, feasi ble for the arpplicm t to
pursue, other than an area variance?
There is no other way to add floor area fon a master bedroom and bath
without exceeding ttre floor area rotio. Stormwater management has been
added to offset any '.adverse effects of reducing the lot permeability.
3. Whether the requested area variance is substantial?
The requested variance is not substantial and efforts have been mode to
minimize the additional floor area and lot coverage_
4. Whether the proposed variance will have an adverse effect or impact on ft physical or environmental
conditions in the neighborhood or district?
Environmental impact will be rnitigoted by the addition of storm oter
monogernent devices to treat the runoff generated by the new addition,
5. Whether the alleged difficulty was sett-cmeted?
The house was constructed prior to the implerrrentotion of the Floor Area Ratio,
An additional vacant Iot has beers combined with this lot to reduoe the
requested relief.
4
Area Veslance Revised March 2014
Town of Queensbury*Zoning Office•742 Say Road•Queensbury,NY 12804•618-761$ 3$
Submittal of a stamped and signed SURVEY MAP depicting existing and proposed cortd itions shall
include the items as noted below.
A. GENERAL_ SHEET#
1 Title, Name,Address of applicant& person responsible for preparation of drawling
2 Deed
3 North arrow.Tax Map ID, date prepared and scale [minimum I In40 ft.] �
4� BpurndartEs of tfre properly plotted to scale,zoning boundary I w
a Princlpal struclures, acoEssory structure$with exterior dimensiOnG
6 Site improvements incl.outdoor storage areas.driveways, parking areas, eto.. existing proposed r
T Setbadks for SII structures and Improvements; eAsting $A proposed -- - �
S Elevations and floor plans of all proposed and affected structures } —
B, WATER&SEWER SHEET
1 I Project sewage disposal facilities, design details, construction details, flow rales, and number of bodmoms i
proposed
7- Waler supply [Le- well] 8, septic on adjoining lots with separation distances to existing or proposed on-site V
water supply and septic
3 Separation distances for proposed sewage disposal system to well and water bodies
4 Existing public or private water supply (we[I, lake, etc.]- Method of securing public or private water, 1❑calicn, � l -
design and construction of water supply including da[lywail or usage
5 Peroolation tact IDcalion and results
G- PARKING) PERM EAU LE AREAS SHEET#
1 Number of spaces required for project including calculaiions and Justification_ existing I proposed
2 No. of exisling parking spaces, number to be removed, number to maintain and type of surfacing material
[e-g-, gravel, paved]
3 Provislon for pedestrian and handhCsp access and parking: existing A 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
I7. ADDITIONAL SJTE DEVE LOPIOENTAND M 13 C E LLAN EQ Us SHI >rT#
1 Ori-sits&adjacent watarcourses, streams, rivars, lake and wetlands
2 Utility lenergy disl4bution system [gas, electric,solar.telephone): Existing Lproposed '
3 t,ocatlon, design and construtAion details of aIJ exist[ng and proposed site improvements iricluding: drains, I
culverts, relaining walls,fences,fire& emergency zones and hydrants, etc.
4 square foolage of bldg. area proposed for office, manufacturing, retail sales or other commercial activities:
existing I proposed
I
e Signage Location.size, type, design and setback; existing&proposed
f Waiver Request= provide Iettef with application requesting any waivers., please reference spocific items �
f
g Comm arcWllndus'Cial Development requires submission of Landscaping. Stormwater Management, Grading
&Llghting Plans
h ident[ficatlon of Federal, Slate or County permits required for the project together with a record of application
fin all necessary permits
Area Variance Revised March 2014
Town of 0ueensbury-Zoning GfFae• 742 Bay Road- Queensbury, NY 12804.618-761-8238
P re-S ubmisslon Conference Form [179-4-0401
1. Tax Map IIS O
.2. Zoning Classification t
AJ
3. Reason for Review: c4w, cl t,
4. Zoning Section 4: l I ' — }_
5. Pre-Submission Meeting Notes; so eresse nc ude:
Deed Yes No C�(j (-8 S5 CCjrKCr � C�rI
General Information complete 7yes No
iterDevelopment Data Complete �k:7,yesv No
Setback Requirements Complete —_
eslc No
Additional Project Information Complete Yes —No
FAR addressed Yes No
Compliance with Zoning 0rdinanae fes'Yes No
Checklist items addressed x Yes No
Environmental Form completed TWYOS No
Signature Page Qompleted Yes No
1 'lCuO-0
tr�L c n oL 2LeCl Ok
G �- )
L ` r
'� C GCC
f f
lI.c f ,A
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Staff Representative: rL
Applicant IAgernt_ x z
Date; —+ 1
Area Varlance Revised Marsh 2014 6
Town of Queensbury•Zoning Office•742 Bay Road• Queensbury, MY 12804 •518-761-8238
Signature Page
This page includes the 1.) Authorization to Act as Agent Farm: 2.) Engineering Fee Disclosure; 3.) Authorization for Site
Visl€s; 4.) Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.) Agreement to provide docurnerit2tion
required.
f NER's AGF-NT FoRm:
ornplete the following if the OWNER of the property is not the same as the applicant
Owner
Designates:
As agent regarding: Variance Site Plan Subdivislon
For Tax Map No.. Section Block Lot
Deed Reference; Boob `Page Date
OWNER SI NATURE: DATE;
APPLICANT'S AGENT FOFtm,
Complete the following N the APPLICANT is unable to,atkend the meeting or wishes to be represented by another party:
Owner; 6 -.
De$Igrlate6; rr �t i.�.'•4��ti� .��G[ =�. �
A, agent regarding: ,Variance Site Plan Subdivision
For Tax Map lVo.: r Section L Block c.Y Lot
Dead Reference; BOOR mage Date
APPLICANT SIGNATURE: DATE:
2,} rmNGINEERING FEE DISCLOSURE; Appllcatlons may be referred to the Town wnsulting engineer for review of sspliu design,
storm drainage, etc. as determined by the Zoning or Planning Department, Fees for engineering review services will be charged
directly to the applicant. Fens for engineering review will not exceed S 1,000 without notif fion to the applicant.
3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the applicstlon materials attached herein, the Owner,
Applicant, and hislherttheir agent(s) hereby authorize the Zoning $Gard or Planning Board and Town Staff to enter the subject
properties for The purpose of reviewing the application submitted_
4.) OTHER PERMIT RESPONSIBfl_TIES; Other permits may be required for construction or alteration activity subsequent to approval
by the Zoning Board or Planning Board. It is the applicariVs re8 pon slbil ity to obtain any addl[fonal permits,
6.) OFFICIAL MEE=TING MINUTES DISCL SUft; li is thR practice of the Community Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application, and minwee transcribed from ttlElse tapes constitutes
the official record of al proceedings,
6.) AGREEMENT TO PROViaE DOCUMENTATION REQUIRED: E, the undersigned, have thoroughly read and understand the
Instruclions for submission and agree to the submission requirements, I acknowledge no constructiorG activities shall be commenced
prior to issuanoe of a valid perrnit. I certify that the application, plans and supporting materials are a true and complete
maternsn[ldescrlptlort of the existing conditions and the work proposed, and that all work will be performed in accordance with the
approved plans and In conformance with local zoning regulations. 1 acknowledge[hat prior to occupying the facilities proposed, 1 or my
agents,will obtain a certificate of occupancy as necessary. I also understand that Ilwe may be required to provide an as-built survey by
a licensed land surveyor of all newly cons[ruoted facilities prior to issuance of a certificate of accupancy
I e e an' to the a e.
A/
� c
Signature [Applicant] Print Name [Applicant] Dat sig epi
it ature [Agent] Print C anne [Agent] Date'sign d
7
Area Variance Devised March 2014
Town of Queensbury•Zoning Office-742 Bay Road- Queensbury, NY 12804.61 B-76148238
BK: 5958 ?G : 197 11/151 016 DEED Image = 2 of 4
J
WARRAPM DEED WFTH COVENANT
Date of Deed Novernbe r 7,2C116
Gran r Mark end Melissa D�kinson
42 su€limn PL
Lake George, NY 12845
Grantee Mark and Melissa Dicidmon
42 Sullixr+rt PL
bake George, NY 12845
THIS WARRANTY DEED made between Grantor and Grantee on the deed data stated
above VJTN ESS THAT GRANTOR in considembon of
ane Dollar($1.00
lawful mortiey of thL United States and other good and valuable consideratiohn, paid by Grantee
DQES HERESY GRANT AND RELEASE UNTO GRANTEE and his assigns forever all thol
propem located at
42 Sullivan Place
Town of Queensbury
County of Warren
State of New York
TAX MAP#289.09-1-40 and 289.09-1.41
(THE PROPERTY IS DESCRIBED MORE FULLY IN SCHEDULE AATTACHED)
THIS GRANT ISl4d¢ ME:
TOGETHER with the appurtenances and all the estateand rights of the Grantor in and
said premises
TO RAVE AND TO HOLD tete premises gra ntedby this Warranty peed unto the Grantee
and his assigns forever
1
p: 5456 Py ; 19? 1 /15/2016 DEED --mage: 3 cf 4
AND THE GRAPdTQR OOtdWH ANTS as fol lows
FIRST That the Gra ntee shat I Quietly Enjoy Bald premises,
SECON D That:Gra rater wil l forever WARRANT th e title to said premises,
THIRD THAT,IN CDM PL]ANCE WITH SECTION 13 OFTHE LEI LAW,Grantor will receive
the cnnsideratian for this conveyeyance and will hold the right to receive such consideration as a
trust fund to be uppiied first for the purpose of paying the cost of improvement and will apply
the same fi rst payment of cost of th a improvement before us ing any part of the tots I of the sarne
for any outer purpose
if there are more than one Grantor or Gr�intee,the wotd5'Grantpr and 'Grantee"used
in MS deed indudes them
IN WI- NESS OF THIS CDIVVEYANCE,Grantor has exec ed thN WARRANTY DEED on
deed date stated above
IN PRESENCE OF L5
Mwk Dk meson
Mcli�sa Oi�dcln,sara '
STATEOFNEWYORK )
ss
COUNTY OF WARRFN }
On this j .. day of HovembeG 2016 before roe,the undersigned personally appeared
MAA Dickinson a nd Melissa Dickinson pemonally known to me or prowed to me on the basis of
satisfactory evidence to th a ind ivid ual(s)whose name(s) is(are}subscribed to the wi€hi n
instrument and acknaMedged to me that he/she/they executed the same in bis/her/their
rapacity(ies), and that by his/her/their signaurre(s)on the lnstuments,the fnclMdua#(s),or
person upon behalf of which the indMdual(s)acted, executed this i nt
N Pubk
FRANCINE KINNEY
N elary Pu Wic,6tale o f New York
2 Na,01 K16328892
Qualified In Warren bounty €
Cornrnlssion Expires Aug.rt0.20—
SCHEDULE A
PARCEL 1
ALL that tract a parcei of land shuate in Town of Queensbury,Warm County, New York
commencing the survey therefor at the sautheasterty corner of ict conveyed to Councd No L"
kni hts of Columbus by deed date June 3, 1946 and recorded in Warren County Clerk's CKfice, in
Book 329 of heeds at page 52,ru nn ing thence north 82 degrees 58 minutes east 5595 feet to
the place beginning of the lot hereby conveyed,t'hen€e runMng North 6 degrees 32 minutes
West 100 feet to a corner,thence running Naxth 87 degrees 58 Minutes East 120 feet to a
comer,thence South 6 degrees 32 minuses east 10D feet to a tomer,thence South 82 dagrees
58 minutes West along the northariy side of proposed road 120 feet to the place of beginning
ALSO a right of ingress and egress to and from the Shore of Glen Lake over the most conveniera
passageway
PARCEL2
ALL that tract or parcel of land situate in the Town of Clueenshury,County of Warrerk,Shia of
New York, being part of the farmer Houghtaling Estate at the North side of Glen fake;
BEG INNI NG at the stake at the Northeast comer of premises described in a creed from the
parties of the first partto Council No 194,Knights of Cloumbus,dated lune3, 1946 and recorded
in Book 329 of heeds at Page 42 on June 27, IM6,running thence forth 82 degrees 58 minutes
East sW60)feet to a comer,thence South 6 degrees 32 minutes East one hundred(00D feet to
an iron pipe for a comer,thence North 6 degrees 32 minutes west one hundred(100)feet to tate
place of beginning
9eing parcels I and Il in a deed from Mark Dickinson and Me]" Dickinson dated July
2003 and recorded August 25,2003 In Book 1336 of Deeds at Page 31
'The above-described parcels are to be merged into one eoabined panel_There is no
consideration for this conveyance_'
3