Loading...
Staff Notes Staff Notes ZBA April 27 , 2022 New Business : AV 12-2022 Stuart Field AV 14-2022 Carol Berry Queensbury Zoning Board of Appeals Agenda Meeting: April 27,2022 Time: 7:00- 11:00 pm Queensbury Activities Center—742 Bay Road Agenda subject to change and may be found at: www.queensbury.net NEW BUSINESS: Applicant(s) Stuart Field Area Variance No AV 12-2022 Owner(s) Stuart Field SEQRA Type Type II Agent(s) Daniel W.Ran P.E. Lot Size 1.02 acres Location 17 Triphammer Road Zoning MDR Ward No. Ward 4 Tax Id No 308.14-1-65 Section 179-3-040; 179-5-020 Cross Ref SEP 405-2017;SUB 5-1972 Warren County Planning n/a Public Hearin Aril 27,2022 Adirondack Park Agency n/a Proiect Description: Applicant proposes to construct a 576 sq.ft. detached garage on an existing 1.02 acre parcel.The new garage is to be consistent with the architecture of the existing home.The garage with the existing home is 576 sq.ft.with a portion of the garage used for storage.The existing home with the garage has a footprint of 2,162 sq.ft.and is to remain. Relief requested for second garage. Applicant(s) Carol Berry Area Variance No AV 14-2022 Owner(s) Carol Berry SEQRA Type Type II A ent s David Hutchinson Lot Size 0.23 acres Location 18 Wilson Street Zoning MDR Ward No. Ward 2 Tax Id No 302.8-2-52 Section 179-5-020; 179-3-040 Cross Ref n/a Warren County Planning Aril 2022 Public Hearing Aril 27,2022 Adirondack Park A enc n/a Proiect Description: Applicant proposes to construct a 576 sq.ft.detached garage to the 999 sq.ft.existing home with porches.The project includes removing the existing driveway and construct a new driveway of 693 sq. ft. The existing garage is to be converted to a 276 sq.ft.shed with smaller door.There are no changes to the site or other portions of the home. Relief requested for setbacks. Any further business that the Chairman determines may be properly brought before the Zoning Board of Appeals L:\Karen Dwyre-Zoning Office\ZBA Monthly 2022\April 27,2022\ZBA Final Agenda April 27,2022.docx Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 12-2022 Project Applicant: Stuart Field Project Location: 17 Triphammer Road Parcel History: SEP 405-2017; SUB 5-1972 SEQR Type: Type II Meeting Date: April 27,2022 Description of Proposed Project: Applicant proposes to construct a 576 sq. ft. detached garage on an existing 1.02 acre parcel. The new garage is to be consistent with the architecture of the existing home. The garage with the existing home is 576 sq. ft. with a portion of the garage used for storage. The existing home with the garage has a footprint of 2,162 sq. ft. and is to remain. Relief requested for second garage. Relief Required: The applicant requests relief for a second garage. The property is located in Bedford Close subdivision and is 1.02 acres. Section 179-5-020- garage The applicant proposes a 576 sq. ft. detached garage where there is an existing garage attached to the home. 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 to no 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 are limited due to the configuration of the house and the location of the existing attached garage. 3. Whether the requested area variance is substantial. The relief requested may be considered substantial relevant to the code. The applicant has indicated a portion of the existing garage will be altered to allow for access into the home. 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 impacts 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. Staff comments: The applicant proposes to construct a second garage that is to be 576 sq ft. The information submitted indicates the site has an existing single family home with an attached garage. The location of the proposed garage does not interfere with the backyard or septic system. Zoning Board of Appeals—Record of Resolution Town of Queensbury 742 Bay Road Queensbury,NY 12804 (518) 761-8238 76wn of Queensbury Area Variance Resolution To: Approve/Disapprove Applicant Name: Stuart Field File Number: AV 12-2022 Location: 17 Triphammer Road Tax Map Number: 308.14-1-65 ZBA Meeting Date: April 27, 2022 The Zoning Board of Appeals of the Town of Queensbury has received an application from Stuart Field. Applicant proposes to construct a 576 sq. ft. detached garage on an existing 1.02 acre parcel. The new garage is to be consistent with the architecture of the existing home. The garage with the existing home is 576 sq. ft. with a portion of the garage used for storage. The existing home with the garage has a footprint of 2,162 sq. ft. and is to remain. Relief requested for second garage. Relief Required: The applicant requests relief for a second garage. The property is located in Bedford Close subdivision and is 1.02 acres. Section 179-5-020- garage The applicant proposes a 576 sq. ft. detached garage where there is an existing garage attached to the home. SEQR Type II—no further review required; A public hearing was advertised and held on Wednesday,April 27, 2022. Upon review of the application materials, information supplied during the public hearing, and upon consideration of the criteria specified in Section 179-14-080(A) of the Queensbury Town Code and Chapter 267 of NYS Town Law and after discussion and deliberation, we find as follows: PER THE DRAFT PROVIDED BY STAFF 1. There is / is not an undesirable change in the character of the neighborhood nor a detriment to nearby properties because 2. Feasible alternatives are and have been considered by the Board, are reasonable and have been included to minimize the request OR are not possible. 3. The requested variance is/is not substantial because 4. There is / is not an adverse impact on the physical or environmental conditions in the neighborhood or district? 5. The alleged difficulty is/is not self-created because 6. In addition, the Board finds that the benefit to the applicant from granting the requested variance would outweigh (approval) / would be outweighed by (denial) the resulting detriment to the health, safety and welfare of the neighborhood or community; 7. The Board also finds that the variance request under consideration is the minimum necessary; 8. The Board also proposes the following conditions: a) b) , c) Adherence to the items outlined in the follow-up letter sent with this resolution. BASED ON THE ABOVE FINDINGS I MAKE A MOTION TO APPROVE / DENY AREA VARIANCE NO. 12-2022, Introduced by , who moved for its adoption, seconded by Duly adopted this 27th Day of April 2022 by the following vote: AYES: NOES: Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 14-2022 Project Applicant: Carol Berry Project Location: 18 Wilson Street Parcel History: n/a SEAR Type: Type II Meeting Date: April 27,2022 Description of Proposed Project: Applicant proposes to construct a 576 sq. ft. detached garage to the 999 sq. ft. existing home with porches. The project includes removing the existing driveway and construct a new driveway of 693 sq. ft. The existing garage is to be converted to a 276 sq. ft. shed with smaller door. There are no changes to the site or other portions of the home. Relief requested for setbacks. Relief Required]- The applicant requests relief to construct a garage requiring relief for setbacks. The parcel is 0.23 acres and located in the Moderate Density Residential zone. Section 179-3-040 dimensional The applicant proposes to construct a 576 sq. ft. garage to be located 22 ft 8 3/4 inches from the property line where a 25 ft. setback is required. 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. The project may be considered to have little to no impact on the neighboring properties. 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. The feasible alternatives may be considered to be limited due to the location of the existing home. 3. Whether the requested area variance is substantial. The relief may be considered minimal relevant to the code. Relief is requested for the side setback less than 3 ft. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district. The project as proposed may be considered to have minimal to no impact on the environmental conditions of the site or area. 5. Whether the alleged difficulty was self-created. The project as proposed may be considered self-created. Staff comments: The applicant proposes to construct a 576 sq ft detached garage as shown on the plans. The existing attached garage of 276 sq ft is to be converted to a shed structure with a door width reduced. The plans show the location of the existing garage and proposed garage. Zoning Board of Appeals—Record of Resolution Town of Queensbury 742 Bay Road Queensbury,NY 12804 (518) 761-8238 Town of QueensbU17 Area Variance Resolution To: Approve/Disapprove Applicant Name: Carol Berry File Number: AV 14-2022 Location: 18 Wilson Street Tax Map Number: 302.8-2-52 ZBA Meeting Date: April 27, 2022 The Zoning Board of Appeals of the Town of Queensbury has received an application from Carol Berry. Applicant proposes to construct a 576 sq. ft. detached garage to the 999 sq. ft. existing home with porches. The project includes removing the existing driveway and construct a new driveway of 693 sq. ft. The existing garage is to be converted to a 276 sq. ft. shed with smaller door. There are no changes to the site or other portions of the home. Relief requested for setbacks. Relief Required: The applicant requests relief to construct a garage requiring relief for setbacks. The parcel is 0.23 acres and located in the Moderate Density Residential zone. Section 179-3-040 dimensional The applicant proposes to construct a 576 sq. ft. garage to be located 22 ft 8 % inches from the properly line where a 25 ft. setback is required. SEQR Type II—no further review required; A public hearing was advertised and held on Wednesday,April 27, 2022. Upon review of the application materials, information supplied during the public hearing, and upon consideration of the criteria specified in Section 179-14-080(A) of the Queensbury Town Code and Chapter 267 of NYS Town Law and after discussion and deliberation,we find as follows: PER THE DRAFT PROVIDED BY STAFF 1. There is / is not an undesirable change in the character of the neighborhood nor a detriment to nearby properties because 2. Feasible alternatives are and have been considered by the Board, are reasonable and have been included to minimize the request OR are not possible. 3. The requested variance is/is not substantial because 4. There is / is not an adverse impact on the physical or environmental conditions in the neighborhood or district? 5. The alleged difficulty is/is not self-created because 6. In addition, the Board finds that the benefit to the applicant from granting the requested variance would outweigh (approval) / would be outweighed b denial the resulting detriment to the health, safety and welfare of the neighborhood or community; 7. The Board also finds that the variance request under consideration is the minimum necessary; 8. The Board also proposes the following conditions: a) b) , c) Adherence to the items outlined in the follow-up letter sent with this resolution. BASED ON THE ABOVE FINDINGS I MAKE A MOTION TO APPROVE / DENY AREA VARIANCE NO. 14-2022, Introduced by , who moved for its adoption, seconded by Duly adopted this 27th Day of April 2022 by the following vote: AYES: NOES: