Fulmer Additional Information for July Review Robert and Susanne Fulmer 54 Ccuntry Club Road, Queensbury, NY 7.2804
To: Queensbury Zoning Board of Appeals 'RECEIVED
ECEIVE
From. Robert and Susa nne Fulmer JUN
15 2011
Date: June 14, 2017
RE: Area Variance Proposal - Revisions
TOWN OF Qti.IEF14BUR
PLAN NIN OFFICE__._
This memo summarizes revisions to our proposal to build a second garage (detached} at our 3.2 acre
residence at 54 Country Club Road, based on Board suggestions at the meeting of April 26, 2017;
4 Size reduced from 1100 square feet to 924 squa re feet. Depth has been reduced 5 feet to 28
feet.
4 Location is 5 feet further from the rear property line, on aur lawn and surrounded by heavy
woods on 3 sides. It is within the footprint approved by NYS D EC and Queensbury Planning
Board.
Blacktop pad of 1,300 square feet (40 x 45) will be removed and seeded, increasing green area
to 946,
+ The survey has been revised to reflect the above.
• The a n5wers to the five questions reflecting the criteria for granting this va riance have been
revised and extended on an additional page.
Also, please note that the following aspects of the original proposal rernain the same-
• No relief is requested from property line or wetland setbacks.
No driveway, water, or septic system is requested.
In light of the presentation by an a udience rmember at the last meeting,we strongly req uest a site visit
by Board mem hers prior to our July 19, 2017 meeting. We believe, in this case, a sitt visit is critica I to
evaluate the care in which we located this garage in order to respect the privacy and view of our
neighbors and bike trail users, by leaving the heavy screening of the woods and brush. Fee I free to drive
all the way into our driveway unannounced, directly across from the#54 mail box. You will see the
garage site at the rear of the back lawn, with the corners marked by 12-foot poles. Please feel free to
walk there. If you wish, you may call us at 400-4560. In addition, you can check out the site from the
bike trail as well, but it will be difficult to see much frorn there.
I look forward to meeting with you again on July 19, 2017_ Thank you for your time and consideration.
Town of Queensbury Zoning Board of Appeals
Criteria for co nsl d ering an Area Variarice acoo rdin to Cha oter 267 of Town Low
In making a determination, the board shall consider:
1. Whether an undesirable change will be produced in the character of the neighborhood or
a detriment to nearby properties will be created by the granting of this area variance. The
project may be considered to have I€ttle to no impact on neighboring properties and the
neighborhood, due to the effective screening provided by deep vegetation, bushes, and trees
on th ree sides of the huIIding. These are the sides that face neighbors and the bike trail. The
remaining side faces the owner. An improvement to the neighborhood will be that a boat,
canoe, tractor and implements will be better cared for and out of sight in the garage. The
Warren County Planning Department, on 4/10/2017, issued a recommendation of"no county
impact" ori county properties or resources, based on NYS General Municipal Law Section 233-
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for
the applicant to pursue, other than an area varlance. There are no feasible alternatives due to
limitations for the pond, west and north side wetlands setback requirements, and leach field,
which have all been extensively researched and considered with the assistance of a licensed
surveyor acrd the NYS Department of Environmental Conservation,
3. Whether the requested area variance is substantial. The relief requested is minimal
relevant to the code. No variances are req uested related to minimum property line setbacks,
setbacks from wed ands, or any leach field. The code allows up to three shed structures totaling
750 square feet without Board approval.
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions In the neighborhood or district. The project and site were
considered carefully for physical and environmental conditions. We worked with the NYS
Department of Environmental Conservation, both onsite and at a review meeting at their
offices. DEC project Permit#5.5234.315.7 was issued on 4/19/2017 for this project. Theme will
be no foreseen adverse effect or impact on the physical or environmental conditions in the
neighborhood or district. It will be an improvement. Tris project places the garage on a smajl
square patch of the owner's lawn that is nestles! among the trees. There will be no water or
septic system. There will be no driveway. Of hundreds of trees on the property,only two thin,
leaning, immature trees on the edge of the lawn will be removed if necessary. The 1800 square
foot blacktop pad will be removed and the area planted with grass. This project increases
permeability to over 94%. The ecology of the pond, wetlands, and woods will be maintained.
Physically, equipment and Irnpiements currently visible on the property will' be out of sight,
inside a building carefully designed for this purpose. This project will provide storage and
maintenance resources for our property that are consistent with other properties in the
neighborhood, It will enabie us to better care for our property,
S. Whether the alleged difficulty was self-created. The difficulty may be considered self-
created.
Fulmer Amendment June 14, 2017
Warren County Planning Department Apr17-29
Project Review and Deferral Form
Reviewed by Department on April 7, 2017
Protect Name: Fulmer, Robert
Owner: Fulmer, Robert
ID Number. QB -17-AV-29
County Project#; Apr17-29
Current Zoning- SFR 1AMI)R
Community: Queensbury
Project Description:
Applioant proposes to build a 1,100 sq fl detachad garage,
Site Location:
54 Gauntry Club Rd
Tax Map Number(s):
296.14-1-49
Staff Notes:
The issues here appearto be of a Jocal nature lnvelving local Issues x0hotA any significant impactson County properties
or resources, Statf recommends no county Impact based omhe Informe ion submitted according to the suggested review
criteria of NYSGeneral Wnlclpal Law Section 239 applied to the proposed project.
Loco] actions to date(if any):
County Planning Department-
N 1
Local Action Winal Disposidon:
�z 4/10)2017
Warren County Planning Department ]date Signed Local Official Date Signed
PLB,AM RETURN THrS FORM TO THE WARREN CQx1NTy PL&NNING DEPARTMENT 4P1'IY IU DAYS OF FINAL ACTION
2h -7
Site Development Data
Area 1 Type Isting sq-ft: ProPMs d Total sq..ft.
A. building footprint Iddltaon sq.ft.
�
'oll .
�. Detached garage
Accessory Structure(s) ti
D_ Paved, gravel dr other hard surfaced area
F. Porches/ Decks
F. Other
G, Total Non-Permeable [Add A+-]
H. Parcel Area [49,560 sq. ft, I acre]
I. Paroentage of Impermeable Area cf Site [I^- IH] rp
Setback Reouiremerts
Area Required Existing Proposed-.
Front[I]
Fronk[ ] NIA
�horeline
Olde Yard [I]
Side Yard [ ]
Bear Yard [l]
Rear Yard [2] !�
Travel Dnrrid Dr NA
.
Height Irnax] � a !
Parmeability
s
of parkcing spaces Al
Area VarienDs Revised March 2014 2
Town of Queensbury-Zaning Office■ 742 Say Road- Ojeennbury,W 128D4 518-781-9238
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