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HomeMy WebLinkAbout6.3.2024 210 Comstock Applicationdotloop signature verification: Village of CayugaHeights Zoning Board of Appeals Application Form ZBA Application Fee: $150 CheckAll That Anply: Area Variance UseVariance Interpretation Request Property address: 210 Comstock Rd. For Office Use Only Date Received Cash or Check Zoning District Applicable Section(s)of Village Code: Tax parcel: 6.-8-4 Zoning Officer's determination: Defecient in total lot size compared to building coverage. 13.5% total lot coverage. Requestedvarianc:e or interpretation: 1.5% total lot coverage exceedance, of which .8% would result from the construction of the proposed addition..7% is due to an existing non-contorming tree house structure. I his structure is to remain unchanged with no exacerbation of the rfafirianry Reason(s)that the requested variance or interpretation should be granted: Seeattached page for the criteria that the ZBA must use. - Use additional sheets if necessary. The applicant believes there will not be an undesirable change to the character of the neighborhood, the addition is in Keeping with surrounding properties and construction styles. I ne aaaition will allow for the continued usacie and investment in the orimary residence, though there is no alternative to the variance given the lot size requirement. The applicant also wishes to remedy the overage unknowingly caused by the trap hnttca ariti� the .aria�nrra h�it�n the hr�ct ramu��r_ Please See Attached Variance request pertaining to the 5 cited factors. Pleaseattach 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 permissionfor Village of Cayuga Heights ZBA Members and Village Staff to enter your property for inspectionsrelated to your appeal. Owner/Applicant: Parr' and Michael Strausser �2Y�a�m o Signature: Date: oalmp wrbirtl �R�i.iaear C52324 i23� PM EO'r PAF%-WKGGi7Pp-0HW� Phone numbers}: 607-423-8303 Email address: ps34@cornell.edu , mws6@cornell.edu dotloop signature verification: ddp.us/hoBN-aN2a-dKxj Variance Request for New Addition at 210 Comstock Rd. Village of Cayuga Heights, Ithaca NY Applicants: Michael and Pam 5trausser, Owner occupants Contractor: Pinnacle Building & Remodeling Variance Request: 1.5% exceedance in total lot coverage..8% due to the construction of a new addition, with .7% exceedance due to an existing tree house on the property. This .7% deficiency will remain unchanged and will not be exacerbated. Determining Factors: 1) Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance: No. As homeowners, Pam and Michael and excited to further invest in the quiet enjoyment of their home. The character of the neighborhood is for single-family dwellings. This addition maintains and enhances the established character of the neighborhood, in line with its residential zoning and intended use. 2) Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance: No. Due to a limited lot size and the unexpected need to address the treehouse, the area variance is the homeowners' viable remedy. The homeowners worked closely with Village staff and their contractor to design a compliant project, prior to receiving their denial notice. 3) Whether the requested area variance is substantial: No. The homeowners' believe the 1.5% total lot coverage exceedance is not a substantial request. The new lot coverage amounts to .8% of the ask. If it were not for addressing the treehouse, the additional structure coverage would amount to a total deviation from zoning of 6.67% over the .41 acre parcel. 4) Whether the proposed variance will have an adverse effector impact on the physical or environmental conditions in the neighborhood or district: No. The total lot exceedance will not have an adverse effect. The existing treehouse has been present throughout without stated neighborhood impacts to date. The proposed addition is in the rear of the property and the parcel is well landscaped with ample foliage. These mitigations, alongside the substantial financial investment from the work will further reduce the risk of perceived negative impacts and will enhance the property's aesthetic. 5) Whether the alleged difficulty was self-created: which consideration hall be relevant to the decision of the board of appeals, but shall not necessarily preclude the granting of the area variance: Yes. Ultimately, this addition and its resultant .S% lot exceedance is self-created. The .7% lot exceedance (caused by the tree house) was present at the time of purchasing the home, though the homeowners wish to rectify this deficiency as well and bring their property into full compliance with the Village. The self-created nature of the appeal does not outweigh the other factors and the homeowners' request for relief. dotioop signature dotloop signature verif caVoTi: . LEC ND © —COAIpLm POW g X—mN PIPE` mtwn i eltL�{y.o,1 71 momvm aw f mnm *A~ Ar NM 210 CONYMCK =4LL.' JM?W ijo I+ylOU amain mu ! 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