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HomeMy WebLinkAboutReport from S. Komar.pdf Tuesday, November 3, 2015 1 The Zoning Variance for 105 Berkshire Rd. is Wrong Submitted to the Cayuga Heights Zoning Board by Stephen C. Komor 104 Berkshire Rd., Ithaca, NY 14850 (607) 257-0661 sck15@cornell.edu “…all trees in general, and street trees in particular, not only enhance community esthetics and identity, but also provide many environmental and social benefits.” Fred Cowett, Planning Board Chair, Village of Cayuga Heights Newsletter, Summer 2015. Introduction I have lived in Cayuga Heights for 37 years: 16 years at my present address on Berkshire Rd. and another 21 years in houses on Highgate Road. and Klinewoods Road. Cayuga Heights is my home because the zoning regulations keep it bucolic and inviting. The variance granted for subdivision of the property at 105 Berkshire, owned by Katherine Durrant, violates the well- established, peaceful and treasured nature of Cayuga Heights. In this document, I present dataq that obviated the granted zoning variance and the justification presented by Durrant. My knowledge of the justification for the variance comes from the minutes of the Zoning Board meeting on September 6, 2015. At the Zoning Board meeting on November 2, I will speak to the board about my interpretations of the data presented her. Description of the proposed building lot The lot is a pocket forest that fronts on Berkshire Road just east of the intersection with Cayuga Heights Road (Figure 1). This busy stretch of Berkshire Road is the primary entrance and exit for north-central Cayuga Heights. The proposed building site is 0.42 acres, which is 37% of the 1.2 acre undivided property (Parcel 2.1 on the Village of Cayuga Heights Tax Map). The lot slopes to the west and is steepest immediately downslope of the asphalt driveway where runoff has eroded the topmost soil horizon. Surface runoff transports soil to the western edge of the property where the land flattens, trees are spaced farther apart and ground cover is adapted to moist, organic-rich soils. I estimated the lot ’s value at $61,400 by proportioning the 2015 assessment of the entire property according to the areas of the subdivided lots. The market value Tuesday, November 3, 2015 2 will be more because of the scarcity of building sites in the Village and the location’s desirability. Figure 1. A. Southwest-looking view of proposed building site at 105 Berkshire Road. The Durrant house is at left. B. West southwest-looking view of site and the intersection of Berkshire and Cayuga Heights Roads. Note the numerous hardwood and evergreen trees, a unique feature of frontage property in this part of Cayuga Heights. The proposed building lot contains more than a score of young silver maple and pine trees separated by myrtle and other ground cover. The treed lot provides a measure of quietude to the heavily trafficked western end of Berkshire Road. The small, lovely Tuesday, November 3, 2015 3 forest is an important and prominent exhibit of the high value that most Village residents place on natural, open spaces. Effects of Erecting a New House on the Frontage Lot at 105 Berkshire Rd. The existing domicile on Durrant’s property at 105 Berkshire Rd. has 2450 sq. ft. of living space. To envision how a new house will affect lower Berkshire Road, I superimposed a scaled image of an 1800 sq. ft. house on the proposed building lot (Figure 2). The new house largely obscures the forest. Gone is the quiet atmosphere imparted from the trees and open space. Instead, this part of Berkshire Rd. becomes another over-crowded, densely populated suburb akin to Cigarette Alley in the Northeast suburban area (Muriel Street, Salem Drive, etc.). Figure 2. A. Southwest-looking view of proposed building site at 105 Berkshire Road with a scaled 1800 sq. ft. house superimposed on image. B. West southwest- looking view of the site and the scaled house image. Tuesday, November 3, 2015 4 False Comparisons to Existing Structures on North Sunset Road. In her narrative requesting a zoning variance, Durrant cites subdivided properties on North Sunset Road but does not specify the addresses. I identified two possible locations that Durrant may have in mind (Figure 3). One at 208-212 North Sunset Road contains three houses built by Tom McCarthy beginning in 1968. However, these houses all have separate driveways that access North Sunset Road and none required any zoning variance (personal communication, Tom McCarthy, 10/2015.) Figure 3. Locations of subdivided properties on North Sunset Road. The other houses are at 123-131 North Sunset Road. Here, four houses on subdivided lots share part of a long driveway. The construction years and sizes and of these houses are as follow: House Number on North Sunset Rd. Year Constructed Square Footage 123 1946 1727 125 1966 897 129 1966 1521 131 1966 920 Tuesday, November 3, 2015 5 The oldest house from was built in 1946 and the owners subdivided the property in 1965. Three small houses were built in 1966, fifty years ago. The ones at 125 and 129 Sunset Road are about half the size of a house that would be constructed on the valuable lot at 105 Berkshire. In 1965, northern Cayuga Heights was much different than today. Highgate Circle was a dirt and gravel road with no houses. Texas Lane was a dead end street. Triphammer Shopping Center was brand new. Building lots in Cayuga Heights were not difficult to find. It is false and misleading to present as justification for subdivision of 105 Berkshire Rd. the subdivisions approved in 1965.