APPLICATION & DEED
Structural
Civil
Municipal
DANIEL W. RYAN P.E.
Licensed Professional Engineer
P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264
www.dwrpe.com
Town of Queensbury March 15, 2022
742 Bay Road
Queensbury, NY 12804
Attn: Laura Moore, Town Planner
RE: Stuart Field – 17 Triphammer Road
Project: Detached Garage
DWRPE represents the above Applicant regarding required project-related Town approvals. More specifically, the
Applicant is planning to construct a 24ft x 24ft detached two-car garage, to be installed in the general vicinity of the
existing asphalt driveway. The Applicant has family living at the residence that require constant care and assistance, and
especially, this assistance is needed when entering and exiting the home and vehicles. This assistance requires use of
most of the available space within the existing attached two-car garage, which limits the ability to have garage space for
storage and other vehicles used by family members. Also, because it is anticipated that at some point in the future ADA
amenities may be required, such as an entry ramp into the home from the existing garage, it is expected that even less
space will be available for use at that time.
The Applicant proposes to construct a detached garage that will serve to provide additional storage via an attic space, as
well as storage for two vehicles currently parking regularly in the driveway. The Town code section 179-5-020-D allows
for only one garage per dwelling, and as such a variance is required for the construction of a second garage.
Because the project is residential in nature and no site changes are proposed, other than adding the garage structure and
small area of connecting driveway, waivers are requested regarding the following application submission requirements;
Existing Site Plan with Water/Sewer/Utility Information
Lighting Specifications
Grading Plan & Boundary or Topographic Survey (existing boundary survey is included without
topography)
Landscaping Specifications
Drainage and/or Stormwater Management
Due to the nature of the application in that it is residential and falls within the definition of a Type II SEQRA Action
(617.5(c)(1), 617.5(c)(2), & 617.5(c)(17)), from the perspective of SEQRA the project is believed to be exempt from
review relative to the potential for resulting adverse impacts.
Enclosed please find the following documents in support of the project and area variance application;
1. Area Variance Application
2. Owner/Applicant Authorizations
3. Deed
4. Existing Boundary Survey
5. Property Photos
6. Proposed Garage Construction Drawings
7. Existing Dwelling First Floor Plan
8. Denial Letter from Zoning Administrator
9. Plot Plan Drawing C-1
P.O. Box 596 • Glens Falls, NY • 12801 • (518) 792-9264
www.dwrpe.com
We request that the Application, if deemed complete, be placed upon the upcoming Zoning Board agendas for the April
2022 meeting dates if possible. Upon your initial review of the documentation, please contact me at your earliest
convenience if you have any questions or require additional information.
Sincerely,
Daniel W. Ryan, P.E.
Area Variance [ZBA approved: November 15, 2019]
Town of Queensbury Area Variance Application
REVIEW PROCESS:
1)Required Pre-Submission meeting with staff to determine general completeness of application materials to be held no later
than 1 week prior to deadline day. Call (518) 761-8238 or (518) 761-8265 for an appointment.
2)Determination of application completeness. All necessary information must be provided and appropriate fee(s) paid for
consideration for placement on an agenda.
3)Incomplete applications will not be considered for placement on any agenda until all missing information has been supplied.
4)Submittal to the Warren County Planning Board, if applicable.
5)Zoning Board meetings, generally the third and fourth Wednesday of each month. You will be advised in writing as to which
meeting to attend.
6)Following the meeting, you will be provided with a copy of the resolution stating the Board’s decision on your application.
If your application was approved, the next likely step is a Building Permit. Final plans / drawings must be provided for the
next phase of review. If your application was denied your project cannot proceed as submitted.
DOCUMENTS TO BE SUBMITTED: (HARD COPY & ELECTRONIC)
1 original and 14 copies of the completed application package to include:
Completed Application: pages 1–9 completed, signed & dated
Pre-Submission Meeting Notes: signed by staff
Denial Letter: from the Zoning Administrator
Survey:
Current Survey: survey map depicting current conditions – sign, stamped, date by surveyor
Proposed Conditions Map: The proposed conditions map must be based on a current survey and may by prepared
by Surveyor, Professional Engineer (Civil) or a Registered Architect.
Area / Sign Applications: must provide a final as-built survey depicting all site conditions and
improvements
Survey Waiver: Applicant may request a waiver from the survey pre and post requirements.
Copy of Deed
Fee: $50 residential; $100 commercial
ZONING STAFF & CONTACT INFORMATION:
Craig Brown, Zoning Administrator
Laura Moore, Land Use Planner
Karen Dwyre, Office Specialist
craigb@queensbury.net
lmoore@queensbury.net
karend@queensbury.net (518) 761-8238
Visit our website at www.queensbury.net for further information and forms.
Page 00
STUART FIELD
17 TRIPHAMMER RD
QUEENSBURY, NY 12804
PROPOSED DETACHED 2-CAR GARAGE
Area 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
20+/-
GARAGE
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
1200 +/- SF
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
(ONLY ONE ALLOWED)
ADDING ONTO THE EXISTING GARAGE IS NOT POSSIBLE DUE TO SPACE REQ'D FOR THE EXISTING SIDE ENTRY.
ENVIRONMENTAL CONDITIONS IN THE NEIGHBORHOOD.
SPECIAL NEEDS OF THE OCCUPANTS IS NOT SELF-CREATED.
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
Stuart Field
308.14-1-65 17 Triphammer
MDR
Construction of a second garage. Garage to be 576 sq ft
179-3-040 dimension, 179-5-020 garage
X
X
x
x
na
x
x
Na
X
update parcel size
Type 2
Laura Moore via email 3/14/2022
Applicant proposes to construct a 576 sq ft second garage on an existing1.02 ac parcel. The new garage is
to be consistent with the architecture of the existing home. The garage with the existing home is 576 sq ft
with a portion of the garage used for storage. The existing home with the garage has a footprint of 2,162
sq ft and is to remain. Area Variance for second garage.
Items reviewed - application, site drawings, survey, photos, deed, elevations, floor plans
Items to be updated or provided
1) update site data sheet
2) denial letter status?
3/15/22
Area Variance [ZBA approved : November 15, 2019)
This page includes the I.) Authorization to Act as Agent Fonn : 2.) Engineering Fee Disclosure; 3.) Authorization for Site Visits; 4.)
Other Permit Responsibilities; S.) Official Meeting Disclosure and 6.) Agreement to provide documentation required.
OWNER'S AGENT FORM: Complete the following if the OWNER of the property is not the same as the applicant :
Owner : -----------
Designates : ___________ as Agent regarding the following:
Variance Site Plan Subdivision
For Tax Map No .: ______ _ Deed Reference : Book __ Page __ Date __
OWNER SIGNA TITRE : ---------------DATE: _____ _
APPLICANT'S AGENT FO~t: Complete the following if the APPLICANT is unable to attend the
meeting or wishes to be represented by another party:
Owner : -----------
Desi gnat cs : _______________ as Agent regarding the following :
Variance Site Plan Subdivision
ForTa.1tMapNo .: A~C=~,_d. Ref1r en : Book __ Pa~e Dfc -
OWNERSIGNATURE : --=-'-¥-~~.=:;..-=--4--~........,~~'---DATE: ?;; d--2.-'7
2.\ E"SGl1'i"EERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic
design, storm drainage , etc . as determined by the Zoning or Planning Department. Fees for engineering review services will be
charged directJy to the applicant Fee s for engineering review will not exceed $ 1,000 without notification to the applicant.
3.) AUTHORI.ZA TION FOR SITE VISITS: By signing this page and submitting the application materials attached herein, the
Owner, Applicant and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject
properties for the purpose of re viewing the application submitted.
4.) OTHER PERi\-1IT RESPOl'\SIBILITIES: Other permits may be required for construction or alteration activity subsequent to
zpproval by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) O,FFJCJAJ_ MEETING MINUTES DISCLOSURE : It is the practice of the Community Development Department to have a
deJignated $kn0grapher tape record the proceedings of meetings resulting from application, and minutes transcribed from those tapes
c.on sLitUlCS the official record of all proceedings .
.6,) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand
the mstructiom fo r s ubmission and agree to the submission requirements, I acknowledge no construction activities shall be
C-Qrr»nt.nud pd or to issuance of a valid permit. I certify that the application, plans and supporting materials arc a true and complete
swtemem/6eJcrjptiun of the existing conditions and the work proposed, and that all work will be performed in accordance with the
j pp~ovtAJ plan s and in confonnance with local :zoning reguJations. I acknowledge that prior to occupying the facilities proposed, I or roy .agents, will ot.nam a certificate of occupancy as necessary , I also understand that I/we may be required to provide an as-built
)IJ.fvey by..s Jj ce nsed land s urveyor ~ II ntwly constructed facilities prior to issuance ofa certificate of occupancy
i ~•,nd •7 o/,""0 _/
e LAppli.c,nJ J
s ,,,..,,,-.r-d
Print Name IApplicontl
Print Nom.e I Aient) Date signed
DANIEL W. RYAN P.E.3/8/22
STUART FIELD
DANIEL W. RYAN P.E.
X X
308.14-1-65 675 707 10/21/85