Staff Notes AV 57-11 Teakwood_Carayiannis
Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 57-2011
Project Applicant: Teakwood Builders for Andy & Kim Carayiannis
Project Location: 15 Roberts Court, Southern Exposure Subdivision
Meeting Date: September 21, 2011
Description of Proposed Project:
Applicant proposes construction of a 1,084 sq. ft. detached garage on a 0.75 acres lot in the Southern
Exposure Subdivision.
Relief Required:
Proposal constitutes a second garage on parcel where only one is permissable as per 179-5-030D.
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 expand the
existing garage to the maximum extent practicable.
3.
Whether the requested area variance is substantial.
The request for an additional garage or 100%
relief from the requirement of only one garage permitted per dwelling as per §179-5-020D may be
considered severe relative to the ordinance.
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 to the physical and
environmental conditions in the neighborhood may be anticipated.
5.
Whether the alleged difficulty was self created
. The difficulty may be considered self created.
Parcel History (construction/site plan/variance, etc.):
BP 1998-218 SFD Approved 1998
BP 2011-348 Detached Garage Pending
Staff comments:
The survey denotes that “NOT ALL IMPROVEMENTS LOCATED” and as such staff cannot ascertain if
permeability relief is required. As noted in the Site Development Data page of the application, permeability
stands at 79% with a proposed permeability of 73%; minimum requirement as per the subdivision approval
is 30%. Aerial photography appears to show substantial patios and driveways not depicted on the survey
or calculated on the site development data sheet. Although permeability relief is most likely not required,
the Zoning Board of Appeals may wish, as a condition of approval, to direct the applicant to provide
revised calculations concerning permeability to include any additional driveway extension associated with
this proposal as well as all other existing hard surfacing not denoted on survey.
Type II-no further action required
SEQR Status:
L:\Keith Oborne\2011 Staff Notes\Zoning\September 21\AV 57-11 Teakwood_Carayiannis.doc
Zoning Board of Appeals
Community Development Department Staff Notes