Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 11-2022
Project Applicant: Harris Bay Yacht Club
Project Location: 2712 State Route 9
Parcel History: SP 18-2022; SUP 1-2022
SEQR Type: Type II
Meeting Date: March 16, 2022
Applicant proposes to remove and replace the cashier building of 109 sq. ft. and the storage building of 200 sq.
ft. located on Dock C. the existing club house of 3,172 sq. ft. is to remain the same with no improvements. The
project includes replacing the floating dock system which includes 271 seasonal berthing slips to members,
winter storage up to 300 vessels, sales and service of marine products, fuel sales and on -site pump-out services.
The project also includes replacing existing steel piles with driven PVC reinforced piles, replace existing
concrete pads at shoreline. New lines for water, sewer and electric to be installed as part of project. Upgrades
include fire safety and lighting on the docking system. Site plan for site work at Marina and hard surfacing
within 50 ft. of the shoreline. Marina operations subject to a Special Use Permit. Relief for setbacks of
structures being replaced.
The applicant requests relief for setbacks of structures being replaced. The project site is in the Waterfront
Residential zone WR and is a lot of 7 plus acres for the shoreline side – the total parcel is 17.16 ac.
Section 179-3-040 dimensional.
The storage building is 0 ft from the shoreline where a 50 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 th is area variance. Minor to no impacts to the
neighborhood may be anticipated.
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 limited due to the location
of the existing storage building and the arrangement of the marina operations on the site.
3. Whether the requested area variance is substantial. The relief requested may be considered substantial
relevant to the code. The storage building is 0 ft from the shoreline where a 50 ft setback is required. The
applicant has explained the building is a replacement in-kind.
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 may be considered to have
minimal impact to the physical or environmental conditions in the neighborhood or district.
5. Whether the alleged difficulty was self -created. The difficulty may be considered self-created.
Description of Proposed Project:
Relief Required:
Criteria for considering an Area Variance according to Chapter 267 of Town Law:
Zoning Board of Appeals
Community Development Department Staff Notes
The applicant proposes to replace a storage building of 200 sq ft in the same location at the shoreline. The plans
show the location and elevation views of the storage building.
Staff comments: