Staff Notes AV 56-11 Romer_11 16 11
Town of Queensbury
Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 56-2011
Project Applicant: Dean & Pamela Romer
Project Location: 641 Ridge Road
Meeting Date: November 16, 2011
Description of Proposed Project:
Applicant proposes construction of a 1,800 sq. ft. accessory building. Further, proposal constitutes a
second garage on parcel where only one is permissable.
Relief Required:
Relief requested from maximum allowable size of 1,100 sq. ft. for a garage on a parcel less than 5 acres.
Further, proposal constitutes a second garage on parcel where only one is permissable.
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
potentially moderate impacts to the neighborhood may be anticipated as there was public comment in
November of 2010 on the issue of a 2400 square foot garage concerning property values and
aesthetics. As these issues are anecdotal and subjective in nature, the Zoning Board may wish to weigh
these arguments when reviewing this part of the balancing test.
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 would be to expand the
existing garage to the maximum allowable and erect compliant accessory structures to house equipment
not requiring a garage door.
3.
Whether the requested area variance is substantial.
The request for 700 square feet or 39% relief
from the maximum allowable size for a garage of 1,100 square feet on parcels less than 5 acres as per
§179-5-020D may be considered moderate relative to the ordinance. The request for an additional
garage or 100% relief from the requirement of only one garage permitted per dwelling as per §179-5-
020D may be considered severe relative to the ordinance.
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 or
environmental conditions in the neighborhood may be anticipated.
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 SFD Approved 2002
AV 61-2010 2,400 sq. ft. second garage Withdrawn by applicant
Staff comments:
The applicant has stated in the narrative that the proposal is for personal belongings and that the allowed
750 square feet for accessory structures would be inadequate, necessitating the need for this variance.
Type II-no further action required
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Zoning Board of Appeals
Community Development Department Staff Notes