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HomeMy WebLinkAbout316 Comstock Resolution Form.pdfZBA Appeal No. 2013-7 Res. (July 15, 2013) F:\ZBA\ZBA 2013\7.15.2013\316 Comstock Resolution Form.doc VILLAGE OF CAYUGA HEIGHTS ZONING BOARD OF APPEALS RESOLUTION ADOPTED ON JULY 15, 2013 FOR APPEAL NO. 2013-7 Motion made by: A. Watkins Motion seconded by: M. Eisner WHEREAS: A. This matter involves consideration of the following proposed action: granting of an area variance to allow construction of an 8’ high wood fence at 0’ (perpendicular) to the side property line, which is less than the 15’ setback required by Village of Cayuga Heights Zoning Section 6: YARDS. The property in question is known as 316 Comstock Road (see attached map) tax map # 6.-3-9; and B. On July 15, 2013 the Village of Cayuga Heights Zoning Board of Appeals held a public hearing regarding such action, and thereafter thoroughly reviewed and analyzed (i) the materials and information presented by and on behalf of the applicant(s) in support of this appeal, (ii) all other information and materials rightfully before the Board, and (iii) all issues raised during the public hearing and/or otherwise raised in the course of the Board’s deliberations; and C. On July 15, 2013 in accordance with Article 8 of the New York State Environmental Conservation Law - the State Environmental Quality Review Act (SEQR), and 6 NYCRR Section 617.5 (c) # 10 and #12, the Village of Cayuga Heights Zoning Board of Appeals determined that the proposed action is a Type II action, and thus may be processed without further regard to SEQR; and D. On July 15, 2013 in accordance with Section 712-b of the Village Law of the State of New York and Village of Cayuga Heights Article IX #21, the Village of Cayuga Heights Zoning Board of Appeals, in the course of its deliberations, took into consideration the benefit to the applicant if the area variance is granted as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such grant; NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: The Village of Cayuga Heights Zoning Board of Appeals hereby makes the following findings with respect to the specific criteria for such area variance as set forth in Section 712-b of the Village Law of the State of New York and Village of Cayuga Heights Article IX #21: ZBA Appeal No. 2013-7 Res. (July 15, 2013) F:\ZBA\ZBA 2013\7.15.2013\316 Comstock Resolution Form.doc Whether an undesirable change will be produced in the character of the neighborhood or detriment to nearby properties will be created by granting the area variance. Finding: YES_____ NO X because: 1) No negative comments have been received 2) Before the neighbor cut back the shrubs there was natural screening. Whether the benefit sought by the applicant can be achieved by some method feasible for the applicant to pursue other than an area variance. Finding: YES X NO______, but the other options would not be compatible with the layout of the yard. Whether the requested area variance is substantial. Finding: YES X NO______, because: There will be a 100% reduction of the setback, but this is mitigated because only a small portion of the perimeter is affected. Whether the proposed area variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district Finding YES_____ NO X because: Any impact would be minor. Whether the alleged difficulty was self-created. Finding: YES X NO______, because: The applicant wants to build the fence, but this is mitigated because the neighbor cut back the natural screening. It is hereby determined by the Village of Cayuga Heights Zoning Board of Appeals that the following variance is GRANTED AND APPROVED (with conditions, if any, as indicated), it being further determined that such variance is the minimum necessary and adequate to grant relief and at the same time preserve and protect the character of the neighborhood and the health, safety and welfare of the community: ZBA Appeal No. 2013-7 Res. (July 15, 2013) F:\ZBA\ZBA 2013\7.15.2013\316 Comstock Resolution Form.doc Description of Variance: Granting of an area variance to allow construction of an 8’ high wood fence at 0’ (perpendicular) to the side property line, which is less than the 15’ setback required by Village of Cayuga Heights Zoning Section 6: YARDS. Conditions of Variance: The fence must be constructed substantially as indicated in the plans presented to the Board. The vote on the foregoing motion was as follows: AYES: R. Parker NAYS: None J. Young A. Watkins A. Shull M. Eisner The motion was declared to be carried. STATE OF NEW YORK) COUNTY OF TOMPKINS) SS: VILLAGE OF CAYUGA HEIGHTS) I, Angela M. Podufalski, Deputy Village Clerk of the Village of Cayuga Heights, do hereby certify that the attached Resolution is an exact copy of the same adopted by the Village of Cayuga Heights Zoning Board of Appeals at a regular meeting on July 15, 2013. _________________________________ Deputy Village Clerk Village of Cayuga Heights A copy of said resolution being sent to the applicant and filed with the Village Clerk on July __________, 2013