Staff Notes AV 11-2019 Entwistle & Leonard_3 20 19
Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 11-2019
Project Applicant: Jeremy Entwistle & Cassie Leonard
Project Location: 1434 Bay Road
Parcel History: SB 1-2019; SP 67-2013; AV 62-2013; SB 14-2006 O’Reilly;
SEQR Type: Type II
Meeting Date: March 20, 2019
Description of Proposed Project:
Applicant proposes a two-lot subdivision of a 54.8 acre parcel. Lot 1 to be 51.8 acres and to contain the existing
home, pole barn, and private driveway. Lot 2 proposed to be 3.0 ac vacant and saleable for a future single-
family home with access to Bay Road via private driveway. Lot 2 proposes a lot width / road frontage of 400 ft.
on Bay Road (Regional Arterial Road) where 800 ft. is required. Relief requested from double-the-lot frontage
or shared driveway requirement for lots created on a Regional Arterial Road (Bay Road). Planning Board:
Subdivision review required for an approved subdivision and Major Stormwater Project
Relief Required:
The applicant requests from double-the-lot width or shared driveway requirement for lots created on a Regional
Arterial Road (Bay Road).
Section 179-19-020B Residential Lots on a collector or arterial road in the RR3ac zone
The applicant proposes 400 ft road frontage for lot 2 where an 800 ft road frontage is required for Bay Road
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. 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 have a
shared driveway although it may create additional land disturbance.
3. Whether the requested area variance is substantial. The relief may be considered moderate relevant to
the code. Relief is 400 ft. In addition, the project as proposed meets all other dimensional requirements.
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 to no impact on the environmental conditions of the site or area.
5. Whether the alleged difficulty was self created. The project as proposed may be considered self created.
Staff comments:
The applicant proposes a two lot subdivision where Lot 2 is to be 3.0 Ac with a proposed new home. The
project is located on Bay Road that is requires shared driveways or double the road frontage (required is 400 ft).
The applicant proposes 400 ft of road frontage with construction of a single family home that meets the
dimensional requirements of the Rural Residential 3 ac zone. The plans show the location of the proposed home
and the existing home.
Zoning Board of Appeals
Community Development Department Staff Notes