Staff Notes 3.27.24Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 16-2024
Project Applicant: Redbud Development Inc.
Project Location: 226 Lake Parkway
Parcel History: SP 13-2024; AV 72-2005; SP 53-2005
SEQR Type: Type II
Meeting Date: March 27, 2024
Applicant proposes to construct a 565 sq ft pavilion addition to an existing home and alter two dormers of the
home. The project work includes improving permeability on the site, a new planting plan, updated patio
walkway areas, retaining wall near hot tub area and new boulder walls on the site. Project includes existing and
new stormwater management. The shoreline area is to be improved with plantings and retaining wall. Site plan
for new floor area in the CEA and hard surfacing within 50 ft of the shoreline. Relief requested for setbacks,
floor area, and stormwater management setbacks.
The applicant requests relief for setbacks, floor area, and stormwater management setbacks. The project is
located on a 0.62 ac site in the Waterfront residential zone.
Section 179-3-040 dimensional, 179-6-065 new floor area,
The applicant proposes a new open side pavilion addition to the existing home to be 13 ft 8 inches from the
south side of the home where a 20 ft setback is required, a covered walkway is to be 13 ft 5 inches from the
south side setback. The shoreline setback is to be 36 ft 7 inches where a 50 ft setback is required. The new
stormwater management along the retaining wall area is less than 35 ft. The new floor area is to be 9,292 sq ft
where the maximum allowed is 5,929 sq ft and existing is 8,740 sq ft (house built in 2005 may not have
included basement area in original floor area).
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 limited due to the location
of the existing home.
3. Whether the requested area variance is substantial. The relief requested may be considered minor
relevant to the code. Relief for side setback of the pavilion is 6 ft 4 inches, the covered exterior access for
basement is 13 ft 5 inches, the shoreline setback is 13 feet 5 inches. Floor area relief 3,363 sf remainder new
floor area is for an outdoor pavilion of 565 sf (house built in 2005 may not have included basement area in
original floor area). Relief is requested for stormwater device less than 35 ft to the shoreline.
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 may be considered to have
minimal to no impact on the environmental conditions of the neighborhood.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Zoning Board of Appeals
Community Development Department Staff Notes
5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created.
The project is for an open side pavilion of 565 sf addition, a covered access entry for basement and site
alterations to improve the shoreline planting and stormwater management for the site. The plans show the
location of the addition and walkway including elevation renditions. The plans also show the extensive planting
and site work to improve the shoreline buffer and stormwater management.
Staff comments: