Loading...
HomeMy WebLinkAbout1997-07-14 - BZA Ulysses Zoning Board of Appeals, July 14, 1997 — DRAFT 3 ),45 Page 1 Ulysses Zoning Board of Appeals July 14, 1997 Present : Chair George Tselekis, Russ Carpenter, Jim Hickey, Ken Christianson, and Code Enforcement Officer Alex Rachun . Others present : Linda Fazzary, Bill Holtkamp, Joe Lockwood, Harold & Freda Teeter, Roberta Ferrell , Jamie Lockwood, and Barbara Lockwood . George called the meeting to order at 7 : 40 p .m. to consider an application from Bill Holtkamp to convert the remnants of the Cayuga Inn at 1619 Taughannock Blvd . into an art school . Holtkamp described the project, which would be using the block building from 1965 . No new structures would be built. Joe Lockwood pointed out that the area was residential . Lockwood suggested that the remnants of the building should have been rebuilt or removed within the first year (page 8 , section 7 of the zoning ordinance) . Jim questioned Lockwood about the relevance to the present application. Alex explained that the portion of the building destroyed was removed. An application was submitted to the Town Board in 1995 to allow building kayaks in the remaining building . The request was to revert from a planned unit development to residence district . Alex explained the Cayuga Inn was grandfathered in as a legal non- conforming use and later asked for development district to expand project. The 1995 change to residence district was in order to build rental units . Alex stated that Bill would need to prove hardship and Bill had submitted a statement that was mailed to Board members . Harold Teeter questioned the hardship and suggested that Holtkamp should sell . Roberta Ferrell asked about hardship with insurance money from the fire . Jim spoke about the definition of hardship . Lockwood asked where in the ordinance hardship was suggested . Jim directed him to page 3 , section 7 . Lockwood questioned the conforming status of the property . Alex explained the property has been conforming since 1985 . Lockwood questioned why it has taken so long to clean the remains . Alex said most of the fire was cleaned but the portion was left because they were thinking about rebuilding . Linda Fazzary explained what the art school would be used for. Roberta Ferrell stated that she wouldn ' t like a lot of strangers coming next door. Ken asked whether the neighbors would prefer the restaurant and bar that existed previously . The neighbors said they wanted notification of potential changes . Alex explained the potential zoning designation for the area as residential/tourism and suggested the neighbors should go the to Comprehensive Plan public hearings . Teeter said he would buy the property for a reasonable price . Holtkamp explained why he didn ' t want to sell . Holtkamp said he hopes the art school works out and hopes to maybe make it residential someday . Roberta Ferrell mentioned other property owned by Holtkamp. George directed the comments to be limited to the property under consideration . Bill Holtkamp left at 8 : 15 p .m . Alex read the section of zoning allowing education in a residence district and noted that the new zoning will make this an allowable use in a residence district . Ferrell asked for a limit on the use variance . Jim said he saw a problem with the reasonable return question . Jim said he thought the request was reasonable and contemplated in the ordinance, but that by Holtkamp' s own admission he could get a reasonable return by multiple dwelling units or other allowable uses in residence district. Jim stated he would like to say yes , but with the objections from neighbors and that reasonable return was possible with residential uses . Jim made a motion to deny the application because the case for hardship had not been made . Alex seconded the motion . The Board voted . Russ — AYE Ken — NAY George -- AYE Jim — AYE The resolution passed, the variance was denied . The Board adjourned at 8 : 40 p .m.