HomeMy WebLinkAboutApplication2/25/22
Lauren Butts
ZBA Application Fee: $100
Check All That Apply:
Area Variance
Use Variance
_ Interpretation Request
Village of Cayuga Heights
Zoning Board of Appeals
Application Form
For Office Use Only
Date Received _________ _
Cash or Check _________ _
Zoning District _________ _
Applicable Section(s) of Village Code:
Property address: ________________ Tax parcel: ______ _
Zoning Officer's determination: ______________________ _
Requested variance or interpretation: ____________________ _
Reason(s) that the requested variance or interpretation should be granted:
0 See attached page for the criteria that the ZBA must use. 0 Use additional sheets if necessary.
Please attach any additional information that will help the ZBA to evaluate your appeal,
such as a narrative, survey map, photos, building plans, etc.
By filing this application, you grant permission for Village of Cayuga Heights ZBA
Members and Village Staff to enter your property for inspections related to your appeal.
Owner/Applicant: __________________________ _
Signature: ____________________ Date: _______ _
Phone number(s): __________________________ _
Email address: -----------------------------
X
408 E Upland Rd 10-3-6
Requested variance for front, rear, and side yard set back
(south side yard), and lot coverage
For the requested setback variances, see the attached pages from the SPR submission. Due to the
building overhang being included in the area calculations for the lot coverage, the lot coverage just
slightly exceeds the allowable 25% lot coverage, with 25.4% coverage.
Please see the SPR submission for additional project material including the narrative, building plans,
and renderings.
Not compliant
Lauren Butts
2/25/22
607-210-8339
leb@twm.la
Pg. 20
ZONING CODE
Setbacks
The site is zoned commercial. In this zone, requirements for building setbacks states that “ buildings in the
Commercial Zone shall be set back from property lines a minimum of 35 feet, said dimension to be measured
at right angles to the property lines.” (§ 305-38. Building setbacks). Where the commercial zone abuts
another zoning district, setback distance will be contingent on building height. In the front yard, setback
distances may equal the maximum height of the building and side and rear yard setbacks may equal one and
a half times the maximum height, but for any setback no less than 35 feet is required. The maximum height of
the roof is 15 feet, which under existing zoning setbacks would require the building to be setback 35 feet on
all sides of the building. (See existing building footprint and commercial zone setbacks diagram)
This project will seek variances for side (south), front, and rear yard setbacks.
The building has been sited along the south of the property in order to move disruptive vehicular traffic away
from the adjacent residential home. This building placement has also eliminated a curb cut from East Upland
Road to create a single driveway entrance to the site. A 10’ buffer space has been created between the
existing (to remain) wood fence along the property line and the back of the proposed building. This space
will be planted as a vegetative buffer for added privacy. Additionally, due to the site grading and proposed
building elevation, most of the fence is at a slightly higher elevation than the building FFE. Therefore, in
certain locations along the site boundary the four-foot-tall fence is providing the screening benefit or a five or
six foot tall fence (see section of south yard buffer).
Based on the dimensions required to create a building of a desirable size that also allows space on the site
to provide enough parking, the siting of the building falls within both the front and rear yard setbacks. The
rear of the 408 site abuts the rear of an adjacent residential property that is already separated by significant
mature vegetation. The building is sited no less than approximately 13’ at any point from the rear property
boundary, and will have a planted buffer to supplement the existing vegetative buffer on the adjacent
property. In the front yard, a small portion of the east face of the building encroaches into the setback by
approximately five feet. The remaining east face of the building is set further back than the required 35 feet.
Please see the proposed building footprint and commercial zone setbacks diagram for reference.
Section of South Yard Buffer
10’
4’
Approx. 897.5
FFE 895.64
Existing Wood Fence
Proposed 408 E.
Upland Building
Residence to the
South
Pg. 21
EXISTING CONDITIONS
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2/6/2020
1:10 N
PROPERTY LINE
35’ SETBACK
NO PARKING ZONE
VEGETATIVE BUFFER ZONE
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PROPOSED CONDITIONS
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2/6/2020
00 10'20'
1:10 N
PROPERTY LINE
35’ SETBACK
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VEGETATIVE BUFFER ZONE
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2/6/2020
1:10 N
PROPERTY LINE
35’ SETBACK
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VEGETATIVE BUFFER ZONE
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2/6/2020
1:10 N
PROPERTY LINE
35’ SETBACK
NO PARKING ZONE
VEGETATIVE BUFFER ZONE
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Existing building footprint and commercial zone setbacks
Proposed building footprint and site with commercial zone setbacks