Staff Notes Town of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 13-2021
Project Applicant: Stephen Haraden
Project Location: 334 Cleverdale Road
Parcel History: SP 11-2021
SEQR Type: Type II
Meeting Date: March 17,2021
Description of Proposed Project:
Applicant proposes to remove existing home and outbuildings to construct a new 3 bedroom home with a
footprint of 2,052 sq. ft. and 222 sq. ft. porch/deck. The proposed floor area is 4,312 sq. ft. Site work includes
permeable pavers, stormwater management, and shoreline plantings. Project subject to site plan for new FAR in
CEA and hard surfacing within 50 ft. of the shoreline. Relief requested for setbacks and FAR.
Relief Required:
The applicant requests relief for setbacks and floor area ratio in the Waterfront Zone—WR.
Section 179-3-040-dimensional
The new home is to be located 16.3 ft. from the north property line where a 20 ft. setback is required. Relief is
also requested for floor area where 4,313 sq. ft. is proposed and 3362.7 sq. ft. is the maximum allowed.
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. The new home is set further back from
the shoreline than the original home.
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 possible to reduce the
floor area; this may minimize the setback relief.
3. Whether the requested area variance is substantial. The relief may be considered minimal relevant to
the code. Relief for the home side setback is 3.7 ft. Floor area relief is 950.7 sq. ft in excess.
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. The project includes
installation of a new septic system.
5. Whether the alleged difficulty was self-created. The project as proposed may be considered self-created.
Staff comments:
The applicant proposes to construct a new home and to complete associated site work. The
site work includes the new septic system,permeable paver driveway, rain gardens, and a shoreline-planting
plan. The plans show the elevations and floor plans of the new home.