Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Sign Variance No.: 7-2024
Project Applicant: AJ Signs
Project Location: 161 Carey Road
Parcel History: PZ 257-2016
SEQR Type: Unlisted
Meeting Date: August 28, 2024
Applicant proposes to update several signs for the Hudson Headwaters complex at 161 Carey Rd. Project
includes 6 new wall signs and 10 freestanding signs. Freestanding (MM1) 64.2 sf relief for greater than 60 sf;
freestanding (BM1, BM2, & BM3) more than 1 freestanding sign; Directional signage (D4, D6, D5, D9)
directional signage greater than 4 sf; (D7 & D8) more than 1 freestanding sign and less than 15 ft setback {D7
2.5 ft setback & D8 2 ft setback}; Family Health signs 3.25 sf (2 wall signs) relief for more than 2 wall signs on
corner lot (G & F). Allowed signs: wall signs Kinney on east (B) & north (A) separate business and a corner lot
(will need permits). Oversized wall sign Specialty Care with logo (C & D) at 38 sf where maxium allowed is 30
sf . Allowed wall sign one Family Health sign (E). Relief requested for more than 2 wall signs, more than 1
freestanding sign, oversized directional signage, & freestanding sign setbacks, and over sized wall sign.
The applicant requests relief for more than 2 wall signs, more than 1 freestanding sign, oversized directional
signage, & freestanding sign setbacks.
Section 140 – signs
One free standing sign MM1 at 64.2 sf exceeds the 60 sf allowed at 25 ft setback. The plan includes five
additional freestanding signs (BM1, BM2, BM3); further D7 & D8 are freestanding signs where only one free-
standing sign is allowed. Setback relief needed for D7 where 2.5 ft is proposed and D8 where 2 ft setback is
proposed where a 15 ft setback is required. The direction signage D4, D6, D5, D9 greater than 4 sf. Wall signs
proposed 2 (G & F) where only one wall sign is allowed. In addition, Specialty Care with logo is proposed at 38
sf where 30 sf is the maximum allowed.
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 sign variance. Minor impacts to the
neighborhood may be anticipated as the site will contain more signs than allowed.
2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the
applicant to pursue, other than a sign variance. Feasible alternatives may be considered to adjust the
number of signs and setbacks.
3. Whether the requested sign variance is substantial. The relief requested may be considered substantial
relevant to the code. The relief requested for the number of freestanding signs, directional signage size, wall
sign size and freestanding sign setback.
Description of Proposed Project:
Relief Required:
Criteria for considering a Sign Variance according to Chapter 140 of Town Law:
Zoning Board of Appeals
Community Development Department Staff Notes
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 have minimal
impact on the environmental conditions of the district.
5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created.
The applicant proposes signage for the entire campus for Hudson Headwaters Healthcare Network. The plans
show the location of the freestanding signs, wall signs, the directional sign sizes, and the number of signs.
Staff comments: