Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 53-2024
Project Applicant: Terry Brown
Project Location: 402 Luzerne Road
Parcel History: n/a
SEQR Type: Type II
Meeting Date: October 23, 2024
Applicant proposes a second garage of 273 sq ft and a lot line adjustment to parcel 308.11 -1-38.2 to increase to
2.69 ac from 2.5 ac +/-. The adjoining lot 308.11-1-38.1 will be reduced to 2.64 ac from 2.83 ac. The lot line
adjustment and the location of the second garage meet the requirements of the zone. Relief requested for a
second garage and individual driveways on a collector road if lot width is less than double lot width required.
The applicant requests relief for a second garage and individual driveways on a collector road as lot width is
less than double lot width required. The project site is located in the Moderate Density Residential zone.
Section 179-5-020 garage and 179-3-040 dimensional
Parcel 308.11-1-38.2 proposes a new detached garage to be 273 sq ft and to maintain the existing garage in the
home. The new garage will be accessed from the existing separate driveway they wish to maintain where
Luzerne Road as a collector road in the MDR zone required the driveways to be merged.
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 possible to amend the
driveway and or add an addition to the existing garage.
3. Whether the requested area variance is substantial. The relief requested may be considered moderate
relevant to the code. The relief requested is for a second garage and to maintain a separate driveway.
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 impact on the physical or the environmental conditions of the area.
5. Whether the alleged difficulty was self -created. The difficulty may be considered self-created.
The applicant proposes a 273 sq ft detached garage and to maintain an existing separate driveway on Luzerne
Road. The plans show the garage to be installed near the driveway and the survey shows the existing and
proposed conditions.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Staff comments: