Staff Notes 2.21.24Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 45-2023
Project Applicant: Lauren & Christian Freyer
Project Location: Pulver Road
Parcel History: SP 73-2023; FWW 13-2023
SEQR Type: Type II
Meeting Date: February 21, 2024
(Revised) Applicant proposes to construct a 1,573 sq. ft. footprint home with a floor area of 2,874 sq. ft. The
project includes associated site work for stormwater management and shoreline planting plan. The septic system
approved by local BOH is proposed for construction across Pulver Road and connection to adjoining property
by the same owner. Site Plan for new floor area in a CEA, hard surfacing within 50 ft. of the shoreline, and
work within 100 ft. of a wetland. Relief requested for setbacks.
The applicant requests relief for setbacks for the construction of a new home. The project site is located on
Pulver Road across the street from 121 Pilot Knob Road on a 0.37 ac lot in the Waterfront Residential zone.
Section 179-3-040 dimensional, Chapter 94 wetlands
The applicant proposes a new home that is to be 32 ft 6 inches from the shoreline where 50 ft is required, 24 ft
from the wetland where 50 ft is required, 9 ft to the west property line where 20 ft is required.
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 may be considered limited due to the shape of the lot and
location of constraints shoreline and wetlands.
3. Whether the requested area variance is substantial. The request for relief may be considered moderate relevant to
the code. The relief requested side yard setback is 11 ft, from the shoreline is 1 7 ft 6 inches and from the wetland is
26 ft.
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 applicant revised the project to remove the garage reducing the size of the home and eliminating the
permeability relief. The applicant proposes to construct a new home with associated site work. The home is
two-story with an attached garage. The site work includes shoreline landscaping, stormwater and the driveway
area. The septic is to be installed on adjacent parcel where the septic has been approved by the local board of
health.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Staff comments: