Sand Lake ZBA unanimously approves two area variances, bars fill near wetlands on Shaver Road

The Town of Sand Lake Zoning Board of Appeals on Jan. 15 unanimously approved two area variances and a conditioned subdivision plan, allowing a lakeside home rebuild in Averill Park and a two‑lot split in West Sand Lake while imposing a wetland protection restriction.

Melissa Toni, a ZBA member, motioned to approve variance requests for 84 2nd Dyke Road, a proposal represented by Adam Leonardo to remove an existing seasonal camp and detached garage and replace them with a 1,700‑square‑foot, two‑bedroom, three‑bath dwelling with a two‑car attached garage. The applicant sought a 30‑foot front‑yard setback from the water and a 14‑foot rear‑yard setback; Toni noted that the zoning standards call for 50‑foot setbacks. Leonardo said one tree would be removed to accommodate the driveway. The board opened the public hearing at 7:08 p.m.; no written or in‑person comments were received. The ZBA declared itself lead agency for SEQR, classified the Sheridan application as a Type II action, and approved the 30‑ and 14‑foot variances with no conditions. The motion carried unanimously.

The board also considered a revised subdivision for property at 244 Shaver Road, a 6.59‑acre parcel owned by Russell Clements and re‑presented by Steven Hart. The original plan called for three lots; the applicant revised it to two. Hart said Lot 2A meets frontage and area requirements and the 3:1 lot‑depth‑to‑width ratio; Lot 2B exceeded the 3:1 ratio and exceeded the 30‑foot tolerance on road frontage/area. The ZBA opened and closed the public hearing on the matter, declared itself lead agency for SEQR, treated the project as an Unlisted action and issued a negative declaration. The board approved the subdivision and associated area variance with a contingency that Lot 2B cannot have a road, driveway or fill placed near wetlands under the jurisdiction of the U.S. Army Corps of Engineers. That condition was included in the motion and the approval was unanimous.

After the two land‑use items, the board moved to administrative business, waived the reading of draft minutes and approved the Dec. 11, 2025 minutes. The meeting adjourned at 7:31 p.m.

What happens next: The ZBA’s approvals allow the applicants to proceed in accordance with the granted variances and the subdivision approval; the Clements approval includes an explicit restriction intended to protect adjacent wetlands. Any required building permits, site work approvals and compliance with state and federal wetland rules remain subject to subsequent review by town staff and other permitting agencies.