AV Application TownsendArea Variance [ZBA approved: September 21 2016]
General Information
Tax Parcel ID Number: ____________________
Zoning District: ____________________
Detailed Description of Project [include current & proposed use]:
Current Use: _________________________________________________________________
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: September 21 2016]
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: September 21 2016]
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: September 21 2016]
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] Setback Buffer Zone Lot Width Other ______________________
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
Area Variance [ZBA approved: September 21 2016]
Section 179-14-030 –Application materials
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
C.T.V.
MAP REFERENCES:
MAP OF A SURVEY MADE FOR
LOUISE TOGERS KNIFFIN
BY JOHN B. VAN DUSEN
DATED FEBRUARY 5, 1964
TO PILOT KNOB ROAD1'+/- TO SHORE
359'± ALONG SHORE
48.67'S 01°29'00" W50.76'S 10°50'00" WS
4
5
°
5
1
'
0
0
"
E
6
3
.
1
8
'
S
4
5
°
1
9
'
0
0
"
E
7
0
.
1
5
'
S
4
5
°
3
5
'
0
0
"
E
8
6
.
9
1
'
IPF
IPF
IPF
IPF
IPF
1
S
T
O
R
YWO
O
D
F
R
AM
E
G
U
E
S
T
H
O
U
S
E
SHED
GARAGE2 STORYWOOD FRA
ME
HOUSEWELL
STON
E
PLANT
E
R STONEPLANTER STON
E
PLANT
E
R
STONEPLANTERWOOD
COVER
CO
V
E
R
E
D
T
A
R
P
PORCH
COVERE
D
W
A
L
K
PORCH DECKBOATHOU
S
E
DOCK
ADJ. DOCK CONCRETESTONE PILLAR
STONE
FOUNTAIN8.06'11.27'C
H
IM
N
E
Y
BM NAIL IN UTILITY POLE NM3
ELEV. = 349.47'350350350345 345345
340
340
3
40
340340340340
34
0
3
4
0
3
4
0
34033
5
335335
3353
3
5
3353
3
5
330
330330325325
325320
320320320320320BLACKTOP DRIVEWAY
IPF
RETAI
NI
N
G
W
A
L
L
DWG. NO. 93-099
MICHAELS
FINISHED FLOOR
ELEV. = 342.19'
FINISHED FLOOR
ELEV. = 340.53'
FINISHED FLOOR
ELEV. = 340.79'
MAP OF A SURVEY MADE FOR
LAWRENCE M. & LOIS V. STONE
BY VAN DUSEN & STEVES
DATED MAY 20, 1993
LEGEND
IPF = IRON PIPE FOUND
= UTILITY POLE
= WELL
= TREE
WATER
SPIGOT
VERTICAL DATUM = NGVD29
CONTOUR INTERVAL = 1 FOOT
LANDS N/F OF
ROBERT WHITEMAN
LANDS N/F OF
JAMES AUGSTELL
LANDS N/F OF
DAVID J. MICHAELS
50' S
E
T
B
A
C
K
50' SETBACK50' SETBACK25' SETBACK
2
5
'
S
E
T
B
A
C
K
2
5
'
S
E
T
B
A
C
K
30' SETBACKED
G
E
W
O
O
D
S
EDGE WO
O
D
SEDGE WOODS12" PINE
12" PINE
10" PINE
10" BIRCH
12" WHITE PINE
16" WHITE PINE
24" OAK
12" HICKORY
18" PINE
18" PINE
14" ASPEN
14" OAK8" SPRUCE
8" PINE
18" PINE
18" PINE
8" PINE
8" OAK
6" OAK
8" HICKORY
8" HICKORY
24" PINE
8" PINE
20" PINE
12" OAK
16" HICKORY
18" OAK
8" OAK
10" OAK
12" OAK8" SPRUCE
8" OAK
20" PINE
8" SPRUCE
8" SPRUCE
36" WHITE OAK
16" OAK
22" PINE
10" SPRUCE
8" OAK
10" SPRUCE
8" SPRUCE
20" OAK
18" OAK
6" SPRUCE
8" SPRUCE
8" HICKORY
8" SPRUCE
10" SPRUCE
16" OAK
8" SPRUCE
8" TWIN OAK
EXPOSED
LEDGE
EXPOSED
LEDGE
EXPOSED
LEDGE
STONE WALK
STO
N
E
W
A
L
K
STONE PATIO STONE WALK
SEPTIC AREA
ROOF PEAK
ELEV. = 364.56'
FINISHED FLOOR
ELEV. = 340.27'
L.A.G.
ELEV. = 334.13'
WOOD CHIP
WALK
W
O
O
D
C
H
I
P
W
A
L
K
IPF
10'± TO SHORE N21°02'18"E263.22(TIE LINE)57.4'LAKE
GEORGE
IPF
NF
DH IN LEDGEIRFN88°20'19"W241.09
AREA
49832± Sq. Feet
1.14± Acres
EASEMENT
TO
NIAGARA MOHAWK
POWER CORP.
1436/129
RIGHT OF WAY193/325s
t
o
n
e
w
a
l
l
NOTES:
1. SURVEY WAS PREPARED WITH THE BENEFIT OF A
COMMITMENT FOR TITLE NO. EC-760012509-18
DATED SEPTEMBER 27, 2018 ISSUED BY WESTCOR
LAND TITLE INSURANCE COMPANY.
2. UNDERGROUND UTILITIES WERE NOT LOCATED.
3. PARCEL IS SUBJECT TO EASEMENTS OF RECORD.
4. PARCEL IS SUBJECT TO THE RIGHTS OF OTHERS FOR THE
USE OF BEAN ROAD.
C.T.V.
MAP REFERENCES:
MAP OF A SURVEY MADE FOR
LOUISE TOGERS KNIFFIN
BY JOHN B. VAN DUSEN
DATED FEBRUARY 5, 1964
TO PILOT KNOB ROAD1'+/- TO SHORE
359'± ALONG SHORE
48.67'S 01°29'00" W50.76'S 10°50'00" WS
4
5
°
5
1
'
0
0
"
E
6
3
.
1
8
'
S
4
5
°
1
9
'
0
0
"
E
7
0
.
1
5
'
S
4
5
°
3
5
'
0
0
"
E
8
6
.
9
1
'
IPF
IPF
IPF
IPF
IPF
1
S
T
O
R
YWO
O
D
F
R
AM
E
G
U
E
S
T
H
O
U
S
E
SHED
GARAGE2 STORYWOOD FRA
ME
HOUSE STON
E
PLANT
E
R STONEPLANTER STON
E
PLANT
E
R
STONEPLANTERPUMP
STATIONPORCH DECKBOATHOU
S
E
DOCK
ADJ. DOCK CONCRETESTONE PILLAR
STONE
FOUNTAIN
8.1'11.3'C
H
IM
N
E
Y
BM NAIL IN UTILITY POLE NM3
ELEV. = 349.47'350350350345 345345
340
340
3
4
0
340340340340
34
0
3
4
0
3
4
0
34033
5
335335
3353
3
5
3353
3
5
330
330330325325
325320
320320320320320BLACKTOP DRIVEWAY
IPF
RETAI
NI
N
G
W
A
L
L
FINISHED FLOOR
ELEV. = 342.19'
FINISHED FLOOR
ELEV. = 340.53'
FINISHED FLOOR
ELEV. = 340.79'
MAP OF A SURVEY MADE FOR
LAWRENCE M. & LOIS V. STONE
BY VAN DUSEN & STEVES
DATED MAY 20, 1993
LANDS N/F OF
DAVID J. MICHAELS
50' S
H
O
R
E
LI
N
E
S
E
T
B
A
C
K
50' SHORELINE25' SIDE SETBACK
2
5
'
S
I
D
E
S
E
T
B
A
C
K
30' FRONT SETBACK12" PINE
12" PINE
10" PINE
10" BIRCH
12" WHITE PINE
16" WHITE PINE
24" OAK
12" HICKORY
18" PINE
18" PINE
14" ASPEN
14" OAK8" SPRUCE
8" PINE
18" PINE
18" PINE
8" PINE
8" OAK
6" OAK
8" HICKORY
8" HICKORY
24" PINE
8" PINE
20" PINE
12" OAK
16" HICKORY
18" OAK
8" OAK
10" OAK
12" OAK8" SPRUCE
8" OAK
20" PINE
8" SPRUCE
8" SPRUCE
36" WHITE OAK
16" OAK
22" PINE
10" SPRUCE
8" OAK
10" SPRUCE
8" SPRUCE
20" OAK
18" OAK
6" SPRUCE
8" SPRUCE
8" SPRUCE
10" SPRUCE
16" OAK
8" SPRUCE
8" TWIN OAK
EXPOSED
LEDGE
EXPOSED
LEDGE
STONE WALLSEPTIC AREA
ROOF PEAK
ELEV. = 364.56'
FINISHED FLOOR
ELEV. = 340.27'
L.A.G.
ELEV. = 334.13'
WOOD CHIP
WALK
W
O
O
D
C
H
I
P
W
A
L
K
IPF
10'± TO SHORE (TIE LINE)53.9'IPF
NF
DH IN LEDGEIRFN88°20'19"W241.09
AREA
49832± Sq. Feet
1.14± Acres
EASEMENT
TO
NIAGARA MOHAWK
POWER CORP.
1436/129
RIGHT OF WAY193/325s
t
o
n
e
w
a
l
l
LANDS N/F OF
ROBERT WHITEMAN
(WATER SUPPLY FROM LAKE)
WELL
2 STORY
WOOD FRAMEHOUSE
7
5
.
1
'
6
0
.
2
'
35'±
LAKE
GEORGE
LAKE
GEORGE
KATTSKILL
BAY
73.9'
54.5'50' SHORELINE SETBACKSETBACKNEIGHBORING
WELL
WELL
SFSFSFSF
NEIGHBORING
WELL
68.6'3363373383383378" HICKORY
1,000 GALS.T.1,000 GALS.T.D
E
C
K
VEGETATION SEEDING SCHEDULE
AREA OF SEEDING RECOMMENDED
SPECIES/MIX
APPLICATION
RATE
LAWN AREAS
KENTUCKY BLUEGRASS,
CREEPING RED FESCUE,
PERENNIAL RYEGRASS
75 LBS/ACRE
TOTAL
TEMPORARY SEEDING
FOR EROSION
CONTROL
ANNUAL & PERENNIAL
RYEGRASS MIX
75 LBS/ACRE
TOTAL
EROSION & SEDIMENT CONTROL NOTES
·
·
·
·
·
·
·
·
·
STABILIZATION
STANDARD SPECIFICATIONS FOR
MULCHING
EROSION CONTROL IMPLEMENTATION SCHEDULE
PRACTICE IMPLEMENTATION TIME DURATION OF PRACTICE
GRAPHIC SCALE
SITE PLAN
Hutchins Engineering
Call Before You Dig
Wait The Required Time
Confirm Utility Response
Respect The Marks
Dig With Care
800-962-7962
www.digsafelynewyork.com
Dig Safely.
New York
SITE PLAN-PROPOSED GARAGE REPLACEMENT
prepared for
Penelope D. Townsend
32 Bean Road - Kattskill Bay - Lake George
Town of Queensbury, Warren County, New York
TAX MAP # 227.10-1-22
MINOR STORMWATER REQUIREMENTS
TOWN OF QUEENSBURY MINOR STORMWATER CONTROL VOLUME REQUIREMENT:
·1.5 GALS/SF OF NEW IMPERVIOUS AREA FOR PROJECTS WHICH EXCEED 5000 SF
OF DISTURBANCE AND CREATE MORE THAN 1000 SF OF NEW IMPERVIOUS COVER
- NET INCREASE OF 306 SF OF IMPERVIOUS COVER
- 2600 SF± OF SITE DISTURBANCE
- MINOR STORMWATER PLAN & PERMIT NOT REQUIRED PER TOWN CODE
STORMWATER MANAGEMENT PRACTICES AS SHOWN ARE PROPOSED TO MITIGATE
RUNOFF FROM EXISTING AREAS AS REASONABLE, WITH MINIMAL SITE DISTURBANCE.
SITE CONSTRUCTION SEQUENCING
·
·
·
·
·
·
291414-01-S2
MAP REFERENCES
SITE SETBACKS
REQUIRED FOR
WR ZONE
EXISTING & PROPOSED
(MOST RESTRICTIVE SHOWN)
SHORELINE 50'46.2' (HO USE STAIRS)
FRONT - BEAN RD 30'73.9' (NEW GARAGE)
NORTH SIDE 25'8.1' (EXIST. SHED )
68.6' (NEW GARAGE)
SOUTH SIDE 25'53.9' (NEWGARAGE)
SITE DEVELOPMENT DATA
SITE AREA:
1.14-AC (49,832 SF)
EXISTING
IMPERVIOUS
COVERAGE
CHANGE IN
IMPERVIOUS
COVERAGE
TOTAL
IMPERVIOUS
COVERAGE
BUILDING FOOTPRINTS
(MAIN HOUSE & GUEST HOUSE)3,217 SF ----3,217 SF
GARAGE 513 SF +163 SF
(-513 SF, +676 SF)676 SF
ACCESSORY STRUCTURE 175 SF ----175 SF
DRIVEWAY 2,820 SF -70 SF 2,750 SF
PORCHES & DECKS 1,115 SF
+213 SF
(HOUSE/GARAGE
CONNECTOR)
1,328 SF
WALKS, WALLS, PATIOS, STEPS 1,594 SF ----1,594 SF
TOTAL IMPERVIOUS 9,434 SF 306 SF 9,740 SF
PERCENT IMPERVIOUS 18.9%0.6%19.5%
PERMEABILITY 81.1%(0.6%)80.5%
PROP. 26'x26' GARAGE WITH STORAGE ABOVE
PROP. PORCH COVERED WALKWAY
PROP. SEDIMENT
CONTROL FENCE
FLOOR AREA RATIO
PARCEL AREA = 49,832 SF
22% ALLOWABLE F.A.R.
ALLOWABLE FLOOR AREA = 10,963 SF
EXISTING
·HOUSE FOOTPRINT FIRST FLOOR = 2240 SF
·HOUSE FOOTPRINT SECOND FLOOR = 1640 SF
·GUEST HOUSE = 710 SF
·GARAGE = 513 SF
·PORCHES = 890 SF
·SHED = 175 SF
TOTAL EXISTING FLOOR AREA = 6168 SF
PROPOSED
·HOUSE FOOTPRINT FIRST FLOOR = 2240 SF
·HOUSE FOOTPRINT SECOND FLOOR = 1640 SF
·GUEST HOUSE = 710 SF
·GARAGE = 676 SF
·ASSUME 2 EQUAL GARAGE FLOORS = 1352
·PORCHES = 1103 SF
·SHED = 175 SF
TOTAL PROPOSED FLOOR AREA = 7220 SF
EXISTING GARAGE FOOTPRINT TO BE REMOVED
EXISTING ASPHALT TO BE REMOVED
LIMIT OF DISTURBANCE 2,600 SF
PROP. SHALLOW STORMWATER
INFILTRATION AREA
6" PVC TO STORMWATER AREA
DRY STACKED ROCK WALL, <2' HIGH
LOCATION MAP SITE LOCATION
GEORGE
LAKE
EXISTING NATURAL
SHORELINE BUFFER
EXISTING NATURAL
SHORELINE BUFFER
EXIS
TI
N
G
S
H
O
R
ELI
N
E
ACCE
S
S
6
0'
± -
1
7
%