Application il*-44-- TOWN OF QUEENSBURY
1y 742 Bay Road, Queensbury, NY 12804-5902 518-761-8201
August 15,2014
William G.Gedney
33 Sullivan Road
Lake George,NY 12845
Re: 1,080 sq.ft.detached garage
Tax Map Parcels: 289.9-1-23 and 289.9-1-22
33 Sullivan Road
Dear Mr. Gedney:
I am writing to you in order to document my review of your proposed construction of a 1,080 sq.
ft. detached garage on a vacant parcel identified as tax map parcel 289.9-1-23 which abuts your
single-family dwelling on tax map parcel 289.9-1-22.
I have reviewed your proposal and find that parcel consolidation as well as an Area Variance is
necessary in order for you to proceed with your project. Specifically, the proposed garage does
not meet the minimum property line setbacks of the Waterfront Residential (WR)zoning district.
Additionally,height relief is required as your proposal is for the garage height to be 25.6 ft.where
16 ft. is the maximum allowable. ,
I note that you have already prepared the necessary application materials. As such this letter will
serve as the necessary denial letter for your application processing. Should you have any
questions or comments regarding your application,please do not hesitate to contact this office.
Sincerely,
Town f Queensbury
Craig Brown
Zoning Administrator
CB/sh
L:1Craig Brown\2014 Letters\Denial Gedney 08_15_14.doc
"HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE"
SETTLED 1763
Pre-Submission Conference Form [179-4-0401
6t)67-2y' f/01 ;1/111LZfrk._ 6 6eCliAe /
° w = � (1. Tax Map ID {r °s '
2. Zoning Classification 1A--) '
3. Reason for Review: 461C-C & ,' i'h in. -C,T4 G„:d� ,-(.e'er r
4. Zoning Section#: /7�- 1/.O v tV't-i_ i ems,- h.� 4c�
g 3 . e c/ f
6. Pre-Submission Meeting Notes; Outstanding Items To Be Addressed Include:
Deed Yes No ef-(_ t.
General Information complete t---Yes No
Site Development Data Complete- Yes No
Setback.Requirements Complete vYes No
Additional Project Information Complete • Yes No + 1
FAR addressed Yes No i- --(43 0 d(Q Q Ci' 2j V
Compliance with Zoning Ordinance Yes No -
Checklist items addressed Yes No
Environmental Form completed Yes No al 0.` -1-2�J C,.(`� A-t E 5+'`')
Signature Page completed Yes No It
`A-✓ at---)Q-(
0 i(— L.e - r"
] ,p1D f in .4)L;. ec-e eLs MI i.-l --0),3 a a , 9._/ _,J,
Gov►. ,'leis it
5i,„.avx ,ter. . arm
A116 1 5 2014
ZONING OFFICE
0
Staff Representative:
A/.
Applicant I Agent /I/,.�. I _ _ -
Date: /L( A"0 i`-(
Area Variance Revised March 2014
6
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
1/ 3
William G. Gedney
33 Sullivan Road
Lake George, NY 12845
August 14, 2014
Information regarding Area Variance Application
I am respectfully submitting this application with the purpose of constructing a detached garage on a
parcel of land I purchased, along with the adjacent residence, on October 25, 2013. I intend on joining
both lots on to one deed in conjunction with this project.
I am a licensed 15t Mate and ships pilot. I work for the American Steamship Company and am currently
assigned to the Ken Booth, Sr./Lakes Contender. I work approximately 180 days per year (shipping
season) on the Great Lakes. This is a common practice for this industry.
The purpose of the garage is to store my vehicle, boat, motorcycles, snowmobile and trailer and various
personal effects in a locked and safe environment when I am away, and when not in use. I currently
lease a garage in South Glens Falls (at a cost of 400.00 per month) to store my truck, motorcycles and
other items. From time to time I have also utilized short-term storage facilities.
The garage will be for my personal use only.
I have proposed a garage that will have similar features to my existing residence. I intend to utilize vinyl
siding, doors and windows to match my house, both in styling and color. The overhead doors proposed
will be a standard residential 2 bay door and one oversized door to accommodate the storage of a tow
behind camper trailer that I anticipate acquiring for travel in my off season for shipping.
In conjunction with the construction of the garage I have worked out a plan with the Shambo's to clear
and fill an area between our properties to enhance the looks of both our properties. This work is
designed to assist the Shambo's with sitework they currently are doing on their property. I also intend
to relocate the existing shed closer to the house and make needed repairs to the wood storage bins to
enhance the overall condition of the property. The house is equipped with a basement wood stove that
substantially heats the house, along with a small propane space heater. After completion of
construction I intend to continue with the landscaping work to further enhance the property, as the
vacant lot had been neglected for many years.
Si erely,
w
William G. Gedney
General Information
Tax Parcel ID Number: 2 C3 9 9 - { - 2 3 F 2,8 S . - I - Z Z
I
Zoning District: W (S ( Acr— de-p41-1 A L)
tailed Description of Project{i dudes curreny&proposed lel:
�1l2(ZFK�i{ - I I J Fe i de..0 E VACANT- L a T'
Prz3f- e-44 1 �AIn._t L 1ReSI S .0 Q 2TAG1'1ed �i4, P ()A/
f
r� inl �_h �Loi
Location of project:
3 3 S„ 111g4,j I '
L Rice_ e_ 1.1\f ( z-e 1 S
Applicant Name: VY i 'A Address: 33�u'-L► v ant k d ad
�S ry �lce G-Cae e N f (LS s
Home Phone Cell:
5l8- 2_32-2_6`f if
Work Phone Fax
E-Mail:
V‘1,2,cl co M_
Agent's Name:. r- . L C� Address: l��Ta� j;�,� s r I3/'
94r /2_4")oy
Home Phone r` Cell:
7V3- 9160 36/- 99 / P
Work Phone Fax
746 -/ sz 7V6 - /s/8'
E-mail f I
jej e • 3A) ' C0
Owner's Name Address
Home Phone ,Cell
Work Phone Fax
E-mail
William G. Gedney AV_ - 2014
33 Sullivan Road
detached garage - (consolidate parcels)
Area Variance Revised March 2014 1
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
3f
Site Development Data
Area/Type Existing sq. ft. Proposed Total sq. ft.
Addition sq.ft.
A. Building footprint
Co S- 67.E
B. Detached Garage
I4 $O 30
C. Accessory Structure(s) S H D
D. Paved, gravel or other hard surfaced area
7.2- /00 772_
E. Porches I Decks
a 5- 0 O a sfl
F. Other re o o STo tz a e,
Z s 3
G. Total Non-Permeable [Add A-F]
[ `i93 I I da 3 I 7 0
H. ParcelArea [43,660 sq. ft. /acre] 1'1, 400 f Lio
I. Percentage of Impermeable Area of Site [I=G/H] '
13 . e 1• ZZ . oX
Setback Requirements
Area Required Existing Proposed
Front[1]
5'vl1►vA:J Pi/it 3 G�-
�•►l l�1
Front
V o nt2]1�71�C 3 a ` 3 J IN 3 C N41
Shoreline
Side Yard [1]
Side Yard [2]
Re r Yard [1]
3 Q ' N /A 9 7. .E
we and [2] 39 /� ZS
Travel Corridor
Height[max] ,
Permeability
No. of parking spaces
Z
•
Area Variance Revised March 2014 2
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804.518-761-8238
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? 1" 0
2. If the parcel has previous approvals, list application number(s):
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
Yes X No
4. Estimated project duration: Start Date OGr I,/ End Date R.e I s-
5. Estimated total cost of project: 2 OO 0 0 0
6. Total area of land disturbance for project: I l 0 0
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
Main Street MS 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.
A. Parcel Area i `� 6 O sq. ft.
B. Existing Floor Area 2 I 0 0 sq. ft. [see above definition]
C. Proposed Additional Floor Area It 0 g' n sq.ft.
D. Proposed Total Floor Area 3, 1 3'0 sq.ft.
E. Total Allowable Floor Area ,�, i 2' (Area x Z—) [see above table]
*if E is larger than D, a variance or revisions to your plan may be needed. Please consult
w/Staff.
Area Variance Revised March 2014 3
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804.518-761-8238 ��
Compliance with Zoning Ordinance
Requesting relief from SECTION: 111- L1- b 3o
Need relief from the requirement(s) listed below which can not be met by the project as proposed.
[Check all that applyj Setback 0 Buffer Zone 0 Lot Width C'Other P ra HI
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?
e- i4rr-Rc.4r.0 et./
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?
See rr—Ac 4 1 r 1
3. Whether the requested area variance is substantial?
�:✓e_ p rrnc4n+t t. N
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
sec_ 4.7-r4G kV(Cn/, a
5. Whether the alleged difficulty was self-created?
4
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804.518-761-8238
Compliance with Zoning Ordinance
Attachment#1
Question 1
No undesirable changes to neighborhood are anticipated. I have discussed this project with the adjoining
landowner to the west (Paul and Theresa Shambo) and they are supportive of the proposed project. No other
landowner's appear to be directly affected by the proposed project.
Question 2
Attached garage to existing house is not possible. I purchased the adjoining lot with the intent of constructing a
detached garage. The house and adjoining lot were to be sold by the previous owner as separate parcels. I am in
the process of submitting paperwork to have these separate parcels be joined on one deed.
Question 3
It is my opinion that the requested variance is not substantial.
Question 4
It is my opinion that the physical and environmental conditions of the neighborhood will not be adversely affected.
Question 5
I purchased this house,with adjoining lot,with the sole purpose of building a garage for my personal use.
1/
•
SAeer 1
EXECUTOR'S DEED WITH LIEN COVENANT
DATE OF DEED: September 26, 2013
GRANTOR: DEBORAH MUNN, AS EXECUTOR OF ESTATE OF THOMAS P.
DONNELLY, DECEASED
69 Pontiac Street
Saranac Lake, New York 12983
GRANTEE: WILLIAM GEDNEY
15 Stonehurst Drive
Queensbury, New York 12845
THIS EXECUTOR'S DEED made between Grantor and Grantee on the deed date stated
above WITNESSES THAT GRANTOR by virtue of the power and authority given to him/her in
and by the said Last Will and Testament and in consideration of
One Hundred Seventy Two Thousand Five Hundred DOLLARS ($172,500.00)
lawful money of the United States and other good and valuable consideration, paid by Grantee,
DOES HEREBY GRANT AND RELEASE UNTO GRANTEE and his assigns forever all
that property located at:
0 and 33 Sullivan Road
Town of Queensbury
County of Warren
State of New York
TAX MAP # 289.9-1-22 and 289.9-1-23
ALL THAT CERTAIN PARCEL.OF LAND, situate in the Town of Queensbury, County of
Warren and State of New York, and being Lot No. 29 on a map entitled "Map of part of the
lands of John H, Sullivan and others", made by Leslie W. Coulter, dated May 28, 1947, and
bounded and described as follows:
BEGINNING at the southeast corner of Lot No. 28 on said map; thence northerly along the
easterly bounds of said Lot No. 28 a distance of 100 feet to the northeast corner thereof; thence
easterly 60 feet to the northeast corner of the premises herein described; thence southerly 100
feet to an iron pipe set in the ground for a corner in the north bounds of a road laid out on said
map; thence westerly along the northerly bounds of said road 60 feet to the point or place of
beginning.
Being the same premises as described in a deed from Gary L. Holtz and Victoria J. Holtz to
Thomas P. Donnelly dated July 28, 1989 and recorded July 31, 1989 in the Warren County
Clerk's Office in Book 764 Page 1.
Also, ALL THAT TRACT OR PARCEL OF LAND situate, lying and being in the Town of
Queensbury, County of Warren and State of New York, more particularly known and designated
on the Warren County Tax Map for the Town of Queensbury as Section 38—Block 1 —Lot 11,
(now known as Section 289.9 Block 1 Lot 23, as of taxable status date of March 1, 2013)
being 60 feet wide and 140 feet in depth, lying northerly of the grantee's present lot and westerly
of Sullivan Place.
Being the same premises as described in a deed from Robert J. Sullivan to Thom Donnelly dated
September 26, 1989 and recorded October 13, 1989 in the Warren County Clerk's Office in
Book 771 Page 210.
The two parcels are to be merged into one lot and tax map number.
THIS GRANT IS MADE:
TOGETHER with appurtenances and all the estate in said premises which the Testator
had at the time of his/her decease, and also all the estate in the premises, which the Grantor has
or had power to convey or dispose of, whether individually, or by virtue of said Will or otherwise.
TO HAVE AND TO HOLD the premises granted by this Executor's Deed unto the
Grantee and his assigns forever.
AND THAT GRANTOR COVENANTS as follows:
FIRST: That, unless noted in Schedule A, the Grantor has not done or suffered
anything whereby the said premises have been incumbered in any way whatever;
SECOND: THAT, IN COMPLIANCE WITH SECTION 13 OF THE LIEN LAW,
Grantor will receive the consideration for this conveyance and will hold the right to receive such
consideration as a trust fund to be applied first for the purpose of paying the cost of the
improvement and will apply the same first to the payment of the cost of the improvement before
using any part of the total of the same for any other purpose.
If there are more than one Grantor or Grantee, the words "Grantor" and "Grantee" used
in this deed includes them.
IN WITNESS OF THIS CONVEYANCE, Grantor has executed this Executor's Deed on
the deed date stated above.
4/
IN PRESENCE OF /
_ F-7-..2e...e.—/-L.—
Deborah Munn,As E '
ecutor of the Estate of
Thomas P. Donnelly, Deceased
STATE OF 1` 1''` '' )
�� ss.:
COUNTY OF )
On this day of September, 2013 before me,the undersigned,personally
appeared Deborah Munn, personally known to me or proved to me on the basis of
satisfactory evidence to be the individual(s)whose name(s)is(are)subscribed to the
within instrument and acknowledged to me that he/she/they executed the same in
his/her/their capacity(ies), and that by his/her/their signature(s) on the instruments,
the individual(s), or the person upon behalf of which the individual(s) acted, executed
this instrument.
Notary Public
NotaryyObER State of WHITE York
Qualified in Franklin County
No.02WH455168
My Commission Expires July 31,2017
!p/
•
Submittal of a stamped and signed SURVEY MAP depicting existing and proposed conditions shall
include the items as noted below.
A. GENERAL SHEET#
1 Title,Name,Address of applicant&person responsible for preparation of drawing S'O lid e
2 Deed '
3 North arrow,Tax Map ID, date prepared and scale[minimum 11n.=40 ft] LAt
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 Z
B. WATER&SEWER 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 I PERMEABLE AREAS 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] L\i/I+ /
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 DEVELOPMENTAND-MISCELLANEOUS • - . SHEET#
1 On-site&adjacent watercourses,streams,rivers,lake and wetlands
2 Utility/energy distribution system[gas,electric,solar,telephone]: existing 8 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. A
4 Square footage of bldg. area proposed for office, manufacturing, retail sales or other commercial activities:
existing&proposed
e Signage: Location,size,type,design and setback: existing&proposed
f Waiver Request provide letter with application requesting any waivers: please reference specific items
g Commercial/Industrial Development requires submission of Landscaping.Stormwater Management, Grading
&Lighting Plans
h Identification of Federal, State or County permits required for the project together with a record of application
for all necessary permits
5
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
Signature Page
This page includes the 1.) Authorization to Act as Agent Form: 2.) Engineering Fee Disclosure; 3.)Authorization for Site
Visits; 4.) Other Permit Responsibilities; 5.) 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: Variance Site Plan Subdivision
For Tax Map No.: Section Block Lot
Deed Reference: Book _Page Date
OWNER SIGNATURE: DATE:
APPLICANT'S AGENT FORM:
Complete the following if the APPLICAN11 if unable)e atte the eeting or wishes to be represented by another party:
Owner. W r{1, PSI (- G At e.
Designates: C e g. L V4 .e e- Y
As agent regarding: ✓ f Variance ✓ Site Plan Subdivision
For Tax Map No.: Section Block Lot
Deed Reference: Book Page Date
APPLICANT SIGNATURE: DATE:
2.) ENGINEERING 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
directly to the applicant Fees for engineering review will not exceed$1,000 without notification to the applicant.
3.) AUTHORIZATION 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 reviewing the application submitted.
4.) OTHER PERMIT RESPONSIBILITIES: Other permits may be required for construction or alteration activity subsequent to approval
by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits.
5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a designated
stenographer tape record the proceedings of meetings resulting from application,and minutes transcribed from those tapes constitutes
the official record of all proceedings.
6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand the
instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be commenced
prior to issuance of a valid permit. I certify that the application, plans and supporting materials are a true and complete
statement/description 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. I acknowledge that prior to occupying the facilities proposed,I or my
agents,will obtain a certificate of occupancy as necessary. I also understand that I/we may be required to provide an as-built survey by
a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy
(Id
I hive read and agree to the above.
iitAi - i ., ‘-- fr-LJAW- 7/3111q
Sign-, e [Applica- ] Print Name[Applicant] Date signe
e,niz.-?c. 4 e• A/91 ? V
r: A
Agent]gent] Print Name[Agent] Date signed
Area Variance Revised March 2014 7
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804•518-761-8238
j3/