Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 9-2022
Project Applicant: Katharine Seelye
Project Location: 14 Crooked Tree Drive
Parcel History: SP 11-2022; AV 70-2017; AV 53-2017; SP 55-2017
SEQR Type: Type II
Meeting Date: March 16, 2022
Applicant proposes a second story dormer (136 sq. ft.) and interior alterations. The dormer addition is to be
open below and the existing loft to be enclosed for a bunk-room. The project includes façade changes with new
windows to be installed on the main floor and upper floor. The existing home with a footprint of 1,289 sq. ft.,
deck/porch 700 sq. ft., and floor area of 2,788 sq. ft. have no changes. No site work is proposed. Site plan for
expansion of a nonconforming structure in a CEA. Relief requested for shoreline setbacks.
The applicant requests relief for shoreline setbacks for the construction of a dormer. The project site is in the
WR zone and is located on 0.37 ac.
Section 179-3-040 dimensional
The dormer is to be located 33 ft. to the shoreline where a 75 ft. setback is required.
In making a determination, the board shall consider:
1. Whether an undesirable change will be produced in the charac ter of the neighborhood or a detriment
to nearby properties will be created by the granting of this area variance. Minor to no impacts to the
neighborhood character may be anticipated.
2. Whether the benefit sought by the applicant can be achieved by some me thod, feasible for the
applicant to pursue, other than an area variance. Feasible alternatives may be limited due to the location
of the existing home. The existing home is a non-conforming structure.
3. Whether the requested area variance is substantial. The relief requested may be considered minimal
relevant to the code. Relief requested 42 ft for the shoreline setback.
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. Minor to no impact to the physical or
environmental conditions in the neighborhood may be anticipated.
5. Whether the alleged difficulty was self -created. The difficulty may be considered self-created.
The existing home footprint of 1,209 sq ft and 700 sq ft deck/porch is to remain. The addition is to the second
floor for a dormer that is open to the porch below – no new floor area. The plans show the main floor plan
existing where most of the work on the main floor is the three season porch and office area, exterior façade and
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Staff comments:
Zoning Board of Appeals
Community Development Department Staff Notes
windows. The second floor area shows the existing condition of three bedrooms on the lake side and then the
proposed were the middle bedroom is converted to open loft area and the area above the three season porch to a
dormer with area open to the porch area below – allowing additional window light for the porch area. The plans
show the elevation views existing and proposed.