Staff NotesTown of Queensbury Zoning Board of Appeals
Community Development Department Staff Notes
Area Variance No.: 48-2022
Project Applicant: William Mason/Finegold
Project Location: 4 Onondaga Drive
Parcel History: SP 67-2022
SEQR Type: Type II
Meeting Date: October 19, 2022
Applicant proposes removal of existing 768 sq. ft. home to construct a new home of the same footprint with a
second story and basement located in the Takundewide development. The new floor area is to be 2,354 sq. ft.
The project includes a 32 sq. ft. new porch landing entry and an 18 sq. ft. smaller access landing to the existing
porch. The project has completed connection to the Takundewide community septic and water supply from the
lake. Site plan for new floor area in a CEA. Relief is requested for setbacks, permeability, and floor area.
The applicant requests relief for setbacks, permeability, floor area, and expansion of a nonconforming structure
for constructing a second floor. The site is located in the Waterfront Residential zone on a 2,288 sq. ft. parcel.
Section 179-3-040 dimensional requirement
The applicant proposes the new home with two porch areas. The applicant requests relief from setbacks,
permeability, and floor area. The setbacks for the home are proposed north to be 7 ft. (fireplace), 8 ft. east
porch entry, 6 ft. to the south porch entry and 10 ft. west (shore side) where a 15 ft. setback is required for all
four sides. The permeability is to be 64% where 75% is required. The floor area is proposed to be 67% based
on the lot size where 22% is the maximum allowed – the applicant has explained the parcel is part of an existing
HOA where a majority of the 18.7 acres is common area for the association members –in addition the master
plan indicates the 18.7 ac is to be considered during the request for a house expansion with the HOA.
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 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 appear limited due to the existing
lot size.
3. Whether the requested area variance is substantial. The relief requested may be considered moderate to
substantial relevant to the code. The relief for the fireplace side is 8 ft, east is 7 ft, south is 9 ft, and 5 ft on
the west. The permeability relief is in excess 11 % and the floor area is in excess of 45%. In regard to the
Floor area, the applicant has explained that the parcel is part of an existing HOA where a majority of the
18.7 acres are common area for the association members. In addition, the master plan indicates the 18.7
acres are to be considered during the request for a house expansion with the HOA.
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
4. Whether the proposed variance will have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. Minor impacts on the physical or
environmental conditions in the neighborhood may be anticipated.
5. Whether the alleged difficulty was self-created. The difficulty may be considered self-created.
The applicant proposes removal of the home for construction of a two story home with a basement –the
footprint would be 768 sq. ft. and two entry landings. The project occurs in the Takundewide cottage
development off of Cleverdale Rd. In 2003 the Planning Board adopted an MOU with Takundewide HOA
outlining activities for future development. The project is similar to other cottages on the site where the
increased floor area is the proposed 2nd floor mirroring the style of the other housing. The submission includes
renditions of the proposed home with the existing roofline shown on the plans. The floor plans of the existing
interior arrangement are provided.
Staff comments: