Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 57-2024
Project Applicant: Dave & Shannan Carroll
Project Location: 21 Heron Hollow Road
Parcel History: AV 37-2024; SP 37-2024; SP 55-89
SEQR Type: Type II
Meeting Date: October 23, 2024
Applicant proposes demolition of existing garage of 1,322 sq ft to replace with a new garage with the same
footprint and an upper level of 548 sq ft. The overall floor area is being reduced for the entire home where
existing is 7,980 sq ft and proposed is 7,812 sq ft. The project was part of a recent approval and, upon building
inspection, it was discovered that the foundation was not suitable for original project. The garage will be rebuilt
in the same footprint as the 2024 project plans and with the upper level construction as well. Relief for setbacks
and garage size.
The applicant requests relief for setbacks and garage size for the construction of a new garage as existing garage
is not suitable for previously approved project.
Section 179-5-020 garage, Section 179-3-040 dimensional
The new garage is to be 1,322 sf and the maximum allowed is 1,100 sf. The garage is to be located 15.3 ft from
the front setback where a 30 ft setback 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. The proposed project may be
considered to have minimal impact on the character of the neighborhood and nearby 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. Feasible alternatives may be considered limited due to
the existing house location. The garage may be reduced in size to be compliant.
3. Whether the requested area variance is substantial. The relief requested may be considered moderate
relevant to the code. Relief requested for front setback 14.7 ft and garage size is 222 sf.
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. The relief requested may be considered to
have minimal environmental or physical impact on the neighborhood.
5. Whether the alleged difficulty was self -created. The difficulty may be considered self-created.
The project is for the removal of an existing garage and construction of a new garage. The project is part of a
house renovation that received approvals for site plan and variance. The new garage would be in the same
location as the previous. The plans show the location of the existing and proposed. The project includes
removal of floor area on the main level and modifying the floor area on the partial second floor.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Staff comments: