HomeMy WebLinkAboutBZA Resolution 2025-004, 28.-1-17 TOWN OF ULYSSES
BOARD OF ZONING APPEALS
Board of Zoning Appeals Resolution No. 2025-004
Resolution of SEAR Determination for the Area Variances Related to the Culler Chase
Accessory Building Located at 123 Maplewood Road,Town of Ulysses,Tax Parcel 28.4-17
WHEREAS,the Board of Zoning Appeals finds the following:
1. The proposed action is related to a site plan application with the Planning Board to renovate and
construct an addition to an existing non-conforming detached accessory building located at 123
Maplewood Road (tax parcel 28.-1-17); and
2. The subject lot is zoned LS: Lakeshore zone and is in the HsD3: Hudson silty clay loam, 12 to 20
percent slopes, eroded steep slope overlay and the Maplewood Glen and Lake Slopes Unique
Natural Area; and
3. The proposal will require three area variances to decrease the front yard setback from 40 feet to 20
feet 6 inches for the building expansion, increase the maximum permitted lot coverage from five
percent to 10.45 percent, and increase the existing non-conforming building's square footage from
126 square feet to 315 square feet and to increase the building height from 13.56 feet to 19.47 feet;
and
4. The proposal is an Unlisted Action under SEAR for which the Town of Ulysses Board of Zoning
Appeals is conducting an uncoordinated environmental review in relation to the requested area
variances; and
5. The Board of Zoning Appeals on September 17, 2025, has reviewed and accepted as adequate a map
entitled "Proposed Site Plan, Parcel 28.-1-17", prepared by Brotherton Construction LLC dated
September 5, 2025, and has reviewed and accepted as adequate a Short Environmental Assessment
Form prepared by the applicant dated June 19, 2025, and other application materials; and
6. The proposal should not create a material conflict with the 2009 land use plan or zoning regulations
of the LS zone; and
7. The proposal will not result in a change in the use of the land and should not result in the use
intensity of the land; and
8. The proposal should not impair the character or quality of the existing community; and
9. The proposal will not have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area; and
10. The proposal should not result in an adverse change in the existing level of traffic or affect existing
infrastructure for mass transit, biking, or walkways; and
Board of Zoning Appeals Resolution No. 2025-004
11.The proposal should not cause a significant increase in the use of energy;
12.The proposal should not significantly impact existing water supplies or wastewater
treatment utilities; and
13.The proposal will not impair the character or quality of important historic, archaeological,
architectural or aesthetic resources; and
14.The proposal should not result in an adverse change to natural resources; and
15.The proposal should not result in an increase in the potential for erosion, flooding or
drainage problems; and
16.The proposal should not create a hazard to environmental resources or human health.
NOW, THEREFORE, THE BOARD OF ZONING APPEALS RESOLVES THE FOLLOWING:
That the Town of Ulysses Board of Zoning Appeals hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced
action as proposed, based on the information in the Short Environmental Assessment Form,
and, therefore, an Environmental Impact Statement will not be required.
Ayes: Chair Morreale, Meador, Thompson
Nays: None
Absent: Hillman, Moore
Abstain: None
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Board of Zoning Appeals Chair Date