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Staff notesTown of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 38-2022 Project Applicant: Brett & Pamela West Project Location: 106 Bay Parkway Parcel History: FWW 10-2022; AV 38-2022; AV 57-2021; SP 512021; PZ 210-2016; PZ 95-2016; PZ 89-2016; SP 37-2009; AV 47-2007; SP 39-2007 SEQR Type: Type II Meeting Date: July 20, 2022 Applicant proposes to demo existing home plus shed and construct a new 2 story home with a 5,436 sq. ft. footprint with a garage. Also included is installation of permeable pavers for patio and driveway areas and a covered walkway between the two properties. The new floor area will be 8,670 sq. ft. where the maximum allowed is 8,687 sq. ft. The project includes site work for new landscaping shoreline and residential house, septic, and stormwater management. Lot line adjustment but no change to lot size. Area variance granted 3/23/2022 for setbacks, number of garages, and stormwater device setbacks. Revision to Site Plan to include Freshwater wetlands work within 100 ft. of a designated wetland. Relief requested for wetland setback. The applicant requests relief for construction of a new home needing relief for setbacks to wetlands. Project is in the Waterfront Residential zone –WR. Parcel is 0.91 acres. Section 179-3-040 dimensional Chapter 94 Wetlands The new home garage is to be located 10 ft from the wetland boundary where a 50 ft setback is requiredThe dpression area is proposed to be 5.5 ft from the wetland where a 100 ft 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 this area variance. Minor 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. The feasible alternatives may be to reduce the size of the home. 3. Whether the requested area variance is substantial. The relief requested may be substantial relevant to the code. Where 40 ft of relief is required and 94.5 ft relief to the depression area. 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 impact on the environmental conditions of the site or area. The applicant has included new stormwater measures that did not exist prior and proposes a new septic system. 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 5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created. The applicant proposes to demolish an existing building to construct a new home. The plans show the location of the wetland area and the planting plan between the home and the wetland area. Staff comments: Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 38-2022 Project Applicant: Brett & Pamela West Project Location: 106 Bay Parkway Parcel History: FWW 10-2022; AV 38-2022; AV 57-2021; SP 51-2021; PZ 210-2016; PZ 95-2016; PZ 89-2016; SP 37-2009; AV 47-2007; SP 39-2007 SEQR Type: Type II Meeting Date: August 24, 2022 Description of Proposed Project: Applicant requests to be tabled to the September meeting for a Full board. (Tabled to September 21s) Applicant proposes to demo existing home plus shed and construct a new 2 story home with a 5,436 sq. ft. footprint with a garage. Also included is installation of permeable pavers for patio and driveway areas and a covered walkway between the two properties. The new floor area will be 8,670 sq. ft. where the maximum allowed is 8,687 sq. ft. The project includes site work for new landscaping shoreline and residential house, septic, and stormwater management. Lot line adjustment but no change to lot size. Area variance granted 3/23/2022 for setbacks, number of garages, and stormwater device setbacks. Revision to Site Plan to include Freshwater wetlands work within 100 ft. of a designated wetland. Relief requested for wetland setback. Relief Required: The applicant requests relief for construction of a new home needing relief for setbacks to wetlands. Project is in the Waterfront Residential zone —WR. Parcel is 0.91 acres. Section 179-3-040 dimensional Chapter 94 Wetlands The new home garage is to be located 10 ft from the wetland boundary where a 50 ft setback is required. The depression area is proposed to be 5.5 ft from the wetland where a 100 ft setback is required. 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. Minor 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. The feasible alternatives may be to reduce the size of the home. 3. Whether the requested area variance is substantial. The relief requested may be substantial relevant to the code. Where 40 ft of relief is required for the building and 94.5 ft relief to the depression area. 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 impact on the environmental conditions of the site or area. The applicant has included new stormwater measures that did not exist prior and proposes a new septic system. 5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created. Staff comments: The applicant proposes to demolish an existing building to construct a new home. The plans show the location of the wetland area and the planting plan for the site. Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 38-2022 Project Applicant: Brett & Pamela West Project Location: 106 Bay Parkway Parcel History: FWW 10-2022; AV 38-2022; AV 57-2021; SP 51-2021; PZ 210-2016; PZ 95-2016; PZ 89-2016; SP 37-2009; AV 47-2007; SP 39-2007 SEQR Type: Type II Meeting Date: September 21, 2022 Description of Proposed Project] - Applicant proposes to demo existing home plus shed and construct a new 2 story home with a 5,436 sq. ft. footprint with a garage. Also included is installation of permeable pavers for patio and driveway areas and a covered walkway between the two properties. The new floor area will be 8,670 sq. ft. where the maximum allowed is 8,687 sq. ft. The project includes site work for new landscaping shoreline and residential house, septic, and stormwater management. Lot line adjustment but no change to lot size. Area variance granted 3/23/2022 for setbacks, number of garages, and stormwater device setbacks. Revision to Site Plan to include Freshwater wetlands work within 100 ft. of a designated wetland. Relief requested for wetland setback. Relief Required: The applicant requests relief for construction of a new home needing relief for setbacks to wetlands. Project is in the Waterfront Residential zone —WR. Parcel is 0.91 acres. Section 179-3-040 dimensional Chapter 94 Wetlands The new home garage is to be located 10 ft from the wetland boundary where a 50 ft setback is required. The depression area is proposed to be 5.5 ft from the wetland where a 100 ft setback is required. Criteria for considering an Area Variance according to Chapter 267 of Town Law: In making a determination, the board shall consider: l . 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. Minor 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. The feasible alternatives may be to reduce the size of the home. 3. Whether the requested area variance is substantial. The relief requested may be substantial relevant to the code. Where 40 ft of relief is required for the building and 94.5 ft relief to the depression area. 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 impact on the environmental conditions of the site or area. The applicant has included new stormwater measures that did not exist prior and proposes a new septic system. 5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created. Staff comments: The applicant proposes to demolish an existing building to construct a new home. The plans show the location of the wetland area and the planting plan for the site. Town of Queensbury Zoning Board of Appeals Community Development Department Staff Notes Area Variance No.: 38-2022 Project Applicant: Brett & Pamela West Project Location: 106 Bay Parkway Parcel History: FWW 10-2022; AV 38-2022; AV 57-2021; SP 51-2021; PZ 210-2016; PZ 95-2016; PZ 89-2016; SP 37-2009; AV 47-2007; SP 39-2007 SEQR Type: Type II Meeting Date: October 19, 2022 Applicant proposes to demo existing home plus shed and construct a new 2 story home with a 5,436 sq. ft. footprint with a garage. Also included is installation of permeable pavers for patio and driveway areas and a covered walkway between the two properties. The new floor area will be 8,670 sq. ft. where the maximum allowed is 8,687 sq. ft. The project includes site work for new landscaping shoreline and residential house, septic, and stormwater management. Lot line adjustment but no change to lot size. Area variance granted 3/23/2022 for setbacks, number of garages, and stormwater device setbacks. Revision to Site Plan to include Freshwater wetlands work within 100 ft. of a designated wetland. Relief requested for wetland setback. The applicant requests relief for construction of a new home needing relief for setbacks to wetlands. Project is in the Waterfront Residential zone –WR. Parcel is 0.91 acres. Section 179-3-040 dimensional Chapter 94 Wetlands The new home garage is to be located 10 ft from the wetland boundary where a 50 ft setback is required. The depression area is proposed to be 5.5 ft from the wetland where a 100 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 this area variance. Minor 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. The feasible alternatives may be to reduce the size of the home. 3. Whether the requested area variance is substantial. The relief requested may be substantial relevant to the code. Where 40 ft of relief is required for the building and 94.5 ft relief to the depression area. 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 impact on the environmental conditions of the site or area. The applicant has included new stormwater measures that did not exist prior and proposes a new septic system. 5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created. The applicant proposes to demolish an existing building to construct a new home. The plans show the location of the wetland area and the planting plan for the site. Description of Proposed Project: Relief Required: Criteria for considering an Area Variance according to Chapter 267 of Town Law: Staff comments: