Staff Notes Town of Queensbury Planning Board
Community Development Department Staff Notes
January 21, 2014
Application: Site Plan 4-2014 SEORA Type: II
Applicant: Garner Lake Properties, LLC Public Hearing: 1-28-2014
Location: 67 Knox Road Variance/Other: Height& FAR
Zoning: WR-Waterfront Residential
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of
this project on the neighborhood and surrounding community.
PROJECT DESCRIPTION: Applicant proposes to alter a previously constructed home. Alterations
include a portion of roofline from peaked to a hip roof and 556 sq. ft. FAR
(basement). The existing home exceeds both the maximum height and
minimum Floor Area Ratio of the WR zone. Site Plan: Change from the
previously approved site plan and expansion of a non-conforming
structure in a CEA requires Planning Board review and approval.
Variances: Relief requested from maximum height and minimum FAR
requirements of the WR zone
PARCEL HISTORY: AV 3-14: Pending
NOA 4-09: Appellant is appealing determination of the ZA regarding the
applicability of the old Zoning Code to this property. 11-18-09
SP 53-07: Modify existing incomplete sfd by removing 2nd floor living
space and modify previously installed driveway to allow access for
neighboring parcel to the north-Major Stormwater project 5-17-11
SP 53-07: 2,503 sq. ft. sfd with a 406 sq. ft. garage. Major stormwater
project requires PB review/approval 7-28-09
NOA 11-07: Appellant appealing ZA determination regarding site
development issues 12-26-07
BP 13-251: 737 sq. ft. dock
BP 06-271: 4,112.5 sq. ft. sfd(1st fir. 2266.10 sq. ft. basement 1846.4 sq.
ft. of living space)
MATERIAL REVIEW:
Application
Drawing: FAR for interior 15`& 2nd floor, basement
Drawing: Elevations
Survey
Drawings: Floor plans
Determination letter from C. Brown, Zoning Administrator
STAFF COMMENTS:
The applicant proposes to alter a pre-existing non-conforming single family home that includes a change in the
roof line from peaked to hip and to add a utility basement area. The plans show the roof line for 25 +/- ft.
portion at the center of the building facing the road is greater than 28 ft., the remainder of the roof is 28 ft. or
less. In addition the plans show a 556 sq. ft. mechanical room to be constructed in the basement. The project
activities decrease the overall roof height and floor area for the home where the project still triggers site plan
and variance review. There are no site changes proposed at this time.
NATURE OF AREA VARIANCE
The applicant proposes to decrease the existing height of a portion of the building from 36 ft. to 30 ft. where the
height maximum allowed is 28 ft. The interior alterations in the home including the basement addition decrease
the floor area ratio from 31%to 25%where the maximum allowed is 22%.
SUMMARY
The Planning Board is to provide a recommendation to the Zoning Board in regards to the variance relief
request.
APPLICATION PROTOCOL
1/21/2014 PBR to ZBA
1/22/2014 ZBA review
1/28/2014 PB review
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� TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY 12804-5902 518-761-8201
December 12,2013
Garner Holdings,LLC
Michael Chrys
1001 Morgan Ave.
Niskayuna,NY 12309
Re: Single-Family Dwelling
67 Knox Road
Tax Map Parcel: 239.7-1-14
Dear Mr.Chrys:
I am writing you with regards to the above-referenced project in order to document our several
recent conversations and your most recent discussions of today which included you, your agent;
Nicholas LaFountain and Laura Moore of my office.
As discussed,your project will require both an Area Variance from our Zoning Board of Appeals
and Site Plan Review from our Planning Board. Specifically, your proposed project offers the
construction of a home that exceeds both the maximum height and maximum Floor Area Ratio
requirements of the Waterfront Residential, (WR-1A) zone as such, variances are necessary.
Additionally, as discussed in the Spring of 2012 prior to your purchase of this property, Site Plan
Review is necessary as your proposal is a change from the previously approved plan.
I understand that you and your agent are preparing the necessary application materials. As such
this letter will serve as the necessary denial letter for your application processing. Please note our
pre-submission meeting requirement and filing deadline when organizing your papers. Should
you have any questions or comments regarding your application, please do not hesitate to contact
this office.
Sincere] ,
Craig Brown
Zoning Administrator
CB/sh
Cc: Nicholas Lafountain
L:1Craig Brown\2013 Letters\Denial Chrys 12_12_13.doc
"HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE"
SETTLED 1763
.411104111h TOWN OF QUEENSBURY
wfkro 742 Bay Road, Queensbury, NY. 12804-5902
Town of Queensbury Planning Board
PLANNING BOARD RECOMMENDATION TO ZONING BOARD OF APPEALS
AREA VARIANCE 3-2014 GARNER LAKE PROPERTIES, LLC
Tax Map ID 239.7-1-17/Property Address: 67 Knox Road
The applicant has submitted an application for the following: Applicant proposes to alter a
previously constructed home. Alterations include a portion of roofline'fi*peaked to a hip roof
and 556 sq. ft. FAR (basement). The existing home exceeds both the***mum height and
minimum Floor Area Ratio of the WR zone. Site Plan: Change:from the previously approved site
plan and expansion of a non-conforming structure in a CEA,:i6Eiiiires`Planning IS*51review and
approval. Variances: Relief requested from maximum height and minimum FAR requirements of
the WR zone
The Town of Queensbury Zoning Ordinance, per Section 117079::'1 2 1). requires the.Planning
Board to provide a written recommendation to the Zoning Boatai:OfAppeals for projects that require
both Zoning Board of Appeals & Planning Board approval;
The Planning Board has briefly reviewed and di ;;;*d,this application, request in the
variance application as well as the potential p: project o . the neighborhood and
surrounding community, and found that:
MOTION TO MAKE A RECOMMENDATIO ON BEHA F OF THE PLANNING
BOARD TO THE ZONING BOARD OF APPEALS FOR AREA VARIANCE NO. 3-2014
GARNER LAKE PROPERTIES, LLC: Introduced by who moved its adoption,
seconded by ; and
a) The Plan*na:Aoard, based on a limited review, has not identified any significant adverse
impaeff that cannot be mitigated with current project proposal -
„. .
b) The Planning Board, based on a limited review, has identified the following areas of
1)
Duly adopted this 21'dayf January 2014 by the following vote:
AYES:
NOES:
Cc: Nicholas Lafountain