Staff Notes
Department of
Community Development
Queensbury Planning Board
Staff Notes
April 17, 2012
APPLICATION: Subdivision 2-2012 / Area Variance 19-2012
APPLICANT: Joyce Shovah
REQUESTED ACTION: Recommendation to the Zoning Board of Appeals concerning the relief
requested in the variance application as well as the potential impacts of this
project on the neighborhood and surrounding community
LOCATION: John Clendon Road
EXISTING ZONING: MDR-Moderate Density Residential
SEQRA STATUS: Unlisted
PARCEL HISTORY: Administrative Subdivision 6-1994
PROJECT DESCRIPTION: Subdivision: Applicant proposes subdivision of a 4.05 acre parcel into two
lots of 1.68 and 1.72 acres with remaining 0.65 acres to be merged with lands to the west owned by the
applicant. Subdivision of land requires Planning Board review and approval. Area Variances: Relief
request from lot size and road frontage requirements of the zoning code. Planning Board may commence
SEQR and provide a recommendation to the ZBA.
STAFF COMMENTS: The applicant has requested waivers from grading, stormwater, E&S, and
topography. Staff has some issue with the topography waiver request as a proper density calculation with
regards to the potential for slopes in excess of 15% has not been qualified or quantified.
Nature of Area Variance:
Parcel will require area variances as follows:
Lot 1
Lot Size – Request for 0.32 acres of relief from the 2.0 acre requirement of the MDR zone.
Road Frontage – Request for 60.53 feet of relief from the 100 foot requirement of the MDR zone.
Lot 2
Lot Size – Request for 0.28 acres of relief from the 2.0 acre requirement of the MDR zone.
Road Frontage – Request for 60.53 feet of relief from the 100 foot requirement of the MDR zone.
Additional Comments:
New York State Standards and
1.The Planning Board may wish to consider a condition that
Specifications for Erosion and Sediment Control, Appendix E titled Erosion and Sediment
Control Plans for Small Homesite Construction
be utilized with any proposed construction of
dwellings on these proposed parcels. This condition would satisfy any concerns members may have
with regards to the erosion control requirement of the application. Please see attached.
2.Density calculations, as mentioned above, should be presented to the board for proper review.
3.It was initially thought that a lot width variance was required; however, the applicant’s surveyor has
provided information that both proposed lots meet the 100 foot minimum lot width requirement as
per §179-3-040. Please see attached correspondence.
4.The Planning Board may wish to consider, as a condition of approval, that the surveyor of record
certify the lot widths for both proposed lots.
Application Protocol
4/17/2012 Potential SEQR-PB recommendation to ZBA
4/18/2012 ZBA review
4/19/2012 PB review
L:\Keith Oborne\2012 Staff Notes\Planning\April 17\SUB 2-12 Shovah_PBR.doc
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