Staff Notes AV 2-2011 Kalock
Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 2-2011
Project Applicant: James Kalock
Project Location: 366 Glen Lake Road
Meeting Date: January 19, 2011
Description of Proposed Project:
Applicant proposes renovations and additions totaling 1,602 sq. ft. to existing 1,565 sq. ft. three (3) bedroom single
family home.
Relief Required:
Relief requested from permeability, side yard and shoreline setback requirements as per §179-3. Further, relief
requested for the expansion of a non-conforming structure as per §179-13. Relief is quantified as follows:
Shoreline setback relief-Request for 20 feet or 40% relief from the 50 foot shoreline setback requirement for
the WR zone as per §179-3.
West side setback relief-Request for 16.8 feet or 84% relief from the 20 foot side setback requirement for the
WR zone as per §179-3.
Permeability relief-Request for 836 square feet or 35.6% permeability relief from the 30% maximum
requirement for the WR zone as per §179-3.
Relief for the expansion of a non-conforming structure as per §179-13-010.
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
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.
Minorto moderateimpacts to the
neighborhood may be anticipated as the expansion would affect the neighbor to the west.
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 appear limited due to the nature of the proposal and
existing conditions.
3.
Whether the requested area variance is substantial.
Therequest for 20 feet or 40% relief from the 50 foot
shoreline setback requirement for the WR zone as per §179-3 may be considered moderate relative to the
ordinance. Further, the request for 16.8 feet or 84% relief from the 20 foot side setback requirement for the WR
zone as per §179-3 may be considered severe relative to the ordinance. Additionally, the request for 836 square
feet or 35.6% permeability relief from the 30% maximum requirement for the WR zone as per §179-3 may be
considered minor relative to the ordinance. Finally, relief for the expansion of a non-conforming structure as per
§179-13-010 must be approved by this board.
4.
Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district.
Minor impacts on the physical and environmental conditions of the
neighborhood may be anticipated as the proposal calls for a new wastewater system as well as E&S controls.
5.
Whether the alleged difficulty was self created
. The difficulty may be considered self created.
Parcel History (construction/site plan/variance, etc.):
BP 2002-428 Single Family Dwelling Approved 1/14/05
Staff comments:
The Planning Board has issued a recommendation concerning this proposal; please see handout.
SEQR Status:
Type II-no further review needed
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Zoning Board of Appeals
Community Development Department Staff Notes