AV 10-11_Staff Notes Schermerhorn_02 23 11
Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 10-2011
Project Applicant: Schermerhorn Commercial Holdings
Project Location: Lot 9-Baybrook Professional Park
Meeting Date: February 23, 2011
Description of Proposed Project:
Applicant proposes construction of three story, 35-unit senior apartment building.
Relief Required:
Parcel will require area variances as follows:
Minimum parking requirements-Relief for 55 parking spaces in lieu of required 79 parking spaces
as per §179-4-090F.
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
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.
Minor
impacts to the neighborhood may be anticipated.
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.
Feasible alternatives would be to install the
compliant amount of parking spaces or create a smaller structure with less dwelling units.
3.
Whether the requested area variance is substantial.
The request for a reduction of 24 spaces or
31% relief from the required 79 spaces as per §179-4-090 may be considered moderate relative to the
ordinance.
Note: The determination of whether the requested area variance is substantial is based on an
empirical calculation and not subjective reasoning.
4.
Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district.
Minor impacts or adverse effects are
anticipated as a result of this request.
5.
Whether the alleged difficulty was self created
. The difficulty may be considered self created.
Parcel History (construction/site plan/variance, etc.):
SP 9-2011 Pending
SUB 9-2000 16 Lot Business Park Approved 12/20/02
Staff comments:
The applicant has proposed a reduction of 24 parking spaces from the 79 spaces required per the code.
According to the applicant “senior apartment complexes are very low traffic generators”. This is noted as
this is an opinion based on observation and as a result may be considered subjective. As a result of this
request, this application requires relief from the Zoning Board of Appeals.
SEQR Status:
Unlisted – Short form provided.
L:\Keith Oborne\2011 Staff Notes\Zoning\February 23\AV 10-11_Schermerhorn_02 23 11.doc
Zoning Board of Appeals
Community Development Department Staff Notes