Staff Notes 4.17.24Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 15-2024
Project Applicant: Patten Property Development
Project Location: 96 Hall Road
Parcel History: SP 11-2024
SEQR Type: Type II
Meeting Date: April 17, 2024
Applicant proposes to construct a new 2,537 sq ft (footprint) home with 47 sq ft porch/deck area with a floor
area of 5,165 sq ft. The existing home has been demolished and there are other items to be demolished as well.
The project includes a lot line adjustment to increase the lot size from 12,690 sq ft to 18,200 sq ft. The lot line
adjustment allows for direct access to Hall Road from the lot (previous access was through adjoining lot). Site
work includes new septic, well, landscaping, stormwater, and other associated lot disturbance. The project
includes a new dock system along Glen Lake. Site plan for hard surfacing within 50 ft of the shoreline and new
floor area. Relief requested for permeability, setbacks, height, floor area, road frontage, and number of garages.
The applicant requests relief for permeability, setbacks, height, floor area, road frontage, and number of
garages. The project site is to be on a 0.42 ac parcel in the Waterfront Residential.
Section 179-3-40
The new home is to be located 37 ft 1 inches from the shoreline where a 50 ft setback is required, the floor area
is to be 5,165 sf where the maximum allowed is 4004 sf, the permeability is proposed to be 67.8 % where the
required is 75%, the height is to be 32 ft 6 inches where the maximum allowed is 28 ft. Relief for road frontage
where 46.2 ft is proposed and 150 ft is required for WR zone and for the number of garages where one is
allowed at 1100 sf and three are proposed due to the house design less than 1100 in total.
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 reduce
the relief requested.
3. Whether the requested area variance is substantial. The relief may be considered substantial relevant to
the code. Relief is requested for 12 ft 11 inches from the home to the shoreline, 1161 sf of floor area greater
than allowed, 7.2% greater impermeable than allowed, 4 ft 6 inches taller than allowed, 103.8 ft less that
required for road frontage, and 2 more garages than allowed
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 impact on the environmental conditions of the site or area.
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 project as proposed may be considered self-created.
The applicant proposes to construct a new home with associated site work. The increase in parcel size will
allow for direct access to Hall Road Extension. The plans show the location of the home and driveway access
to the home.
Staff comments: