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Home My WebLink About1988-07-05�j 0 TOWN OF DRYDEN Board of Zoning Appeal Tuesday, July 5, 1988 PRESENT: Dominic Bordonaro, Francis DiTommaso, Ann Everett, Alan LaMotte, John Baker, presiding ALSO PRESENT: Cheryl L'Amoreaux J. Baker called the meeting to order at 7:40 pm. frontage) A public hearing to consider the application submitted by Lee Denman to erect a single family structure at or about 350 Hunt Hill Road, Ithaca, in the'Town of Dryden with 65' road frontage. This is in violation of Section 803.1 of the Town of Dryden Zoning Ordinances, Practical Difficulties and /or Unnecessary Hardships: The strict observance of the 125' minimum road frontage requirement would entail costly construction of an accepted highway system, approximately 1000' in length at the cost of $20 -40 /foot for a total of $20- 40,000. I am seeking an area variance to build on a 24 acre parcel with 651of road frontage. An area map was presented to the Board reflecting the approximate property size and area where Mr. Denman would like to build as well as parcel No. 23. L. Denman - Pointed out that the road frontage of 65' is a right of way wide enough for a town approved road and after completion, there would be ample road frontage. This 65' strip is fairly level and slopes gently to the left from Hunt Hill Road. I do not currently,own the land but have submitted a purchase offer for it. I am part -owner of parcel No. 23 which is next to the property in question. It is a business partnership. Henry Slater (Zoning Officer) pointed out that parcel No. 23 is owned separately and is two separate parcels that need to be dealt with in two different ways. In, order to have both lots be one, the Assessor's Office would need to be petitioned. Public Comments - No public comments or questions were expressed. J. Baker - If there are no further questions or comments we will close the public hearing for Mr. Denman. (7:50p) 2. PUBLIC HEARING - Floyd Ayers (single family home, 100' road frontage) • A public hearing to consider the application submitted by Floyd Ayers to erect a single family structure at or about 350 Hunt Hill Road, Ithaca, in the Town of Dryden with 100' road frontage. This is in violation of Section 803.1 of the Town of Dryden Zoning Ordinances. Page 2 Pactical Difficulties an Unnecessary Hardships: Strict observance of the minimum 125' of street frontage would involve construction of a • 600' section of an approved highway system at the cost of $20 -40 /foot as estimated by the Town of Dryden. This construction would cost between $12- 24,000. The applicant seeks area variance of the minimum 125' street frontage to'' permit construction with only 100' of street frontage of a one - family dwelling on approximately six acre parcel on Hunt Hill Road. An area map was presented to the Board reflecting the approximate property size and area where Mr. Ayers would like to build. F. Ayers - I would be 500' off the road and 400' from nearest house. I only want a shared driveway with Mr. Denman. My home will be located on a relatively flat area. I do not currently own the land but have submitted a purchase offer for this 61-acre parcel. tj Public "Comments - Stevel�ILandau, 331 Hunt Hill Road pointed out that he did not adjoin the property and expressed no concerns or objections. Clair Coolbaugh, 366 Hunt Hill Road - Was in support of Mr. Ayers's application. J. Baker - If there are'dno further questions or comments we will close the public hearing for Mr. Ayers. (7:55p) U. rUBLIC HEARING - Helen Mandeville (erect stucture closer than 70' from center of road) A public hearing to consider the application submitted by Helen Mandeville to erect a structure closer than 70' from the center of a pbulic Road at 56 Brooktondale Road in the Town of Dryden. This is in violation of Section 703.1 of the Town of Dryden Zoning Ordinances, Practical Difficulties and /or Unnecessary Hardships: We wish to place a garage for a future home closer than 70' from the road center line as the terrain drops off fairly quick as shown on the map of the application. Our request is for the front corner to be approximately 451 from the center line of the road. A map was presented to each Board member. Chuck Mandeville (POA for Helen Mandeville> - The property drops off at different levels starting at 93' to 1131. We want to build a bi -level home facing the creek and drop -off. I did not bring the house design, but with the land slope the home can only be placed in one spot resulting in the corner of the garage to be about 45 -50' from the center of the road. The house will be 24.8' x 31', four feet of the structure will be in the ground. The garage can not be moved to the other side of the house,' nor can the garage be moved further away from the road without a lot of re- designing and fill. It was noted that A. Everett and F. DeTommaso visited the site. • PUBLIC ,COMMENTS: Hope Mandeville pointed out that the house would fit in with the lay of the l'and and that very few trees would be removed to build. I Page 3 Robert.Osborn, 59 Brooktondale Road - Presented pictures of the location of the proposed house, another home closer than the required • set -back, current road environment, his home and his view from his home. He pointed out that he invested into his home because of other area homes and the neighborhood. He expressed a strong desire that the Board require Mr. Mandeville to meet the 70' setback requirement as established by the Town. Ilma (Gil) Lavine, 71 Brooktondale Road - Pointed out the cost of fill would be minimum in order to meet Town requiiements. After a small discussion, it was the general consensus that the Mande - ville's and area residents would meet on their own and work together in order to reach a solution to the concerns expressed. J. Baker - If there are ""no further questions or comments we will close the public hearing for Mr. Mandeville and table this hearing. <8:30p> ALL PUBLIC HEARINGS ARE,CLOSED FOR DELIBERATION - REPOPENED 9 :.00 pm. 4. Re= Opened Public Hearing - Lee Denman Findings: 14 The house will be located on a 24 -acre parcel that complies with the spirit of low density in the way that the zoning ordinance is written. 2. There was no voiced or written opposition expressed with the • granting of this variance. 3. The $20- 40,000 quote from the Town of Dryden to build a town approved 1000 foot road would prove significant economic hardship to Mr. Denman. F. DiTommaso moved that'a variance be granted to Mr Denman to erect a single,family home on property with 65' road frontage. A. LaMotte seconded. 4 Yes, 1 No.,,' A. Everett opposed and requested that Chairman Baker talk to the Town of Dryden's Attorney, Mahlon Perkins, regarding the frequent requests made to this Board regarding road frontage requirements. DECISION: Variance Granted 5. ine - Findings: 1. The house will be located on a 16-acre parcel that complies with the spirit of low density in the way that the zoning ordinance is written. 2. There was no voiced! or written opposition expressed with the granting of this variance. 3. The $12- 24,000 quote from the Town of Dryden to build a town approved 600 foot road would prove significant economic hardship to "Mr. Ayers. F. DiTomasso moved that " °we grant Mr. Ayers permission to build a one family; dwelling on a six acre parcel without the required road frontage. A. LaMotte seconded. 4 Yes, 1 No. Carried. I� Page 4 DECISION: Variance Granted 6. Re-Opened Public Hearing - Helen Mandeville Chairman Baker reported J n the case of Helen Mandeville that we are not able to rule on the request because of a lack of factual information, and Mrs. Mandeville's father has agreed to postpone or table the case until the next meeting !(August 2, 1988) in order to discuss the location of the house and garage with neighbors as well as obtain additional information from the architect. F. DiTommaso moved to table this variance request. A. Everett seconded. Carried. DECISION: Variance tabled F. DiTomasso moved the A. Everett seconded. The next meeting of Tuesday, August 2, 9 . ADJ OURIWNT minutes Carried. the'" Board 1988 A. Everett moved the Carried. Meeting adjourned at cll meeting 9: 15 pm. of the previous meetings be approved. of Zoning Appeals will be held on be adjourned. F. DiTomasso seconded. ctfp4Xy S,i*mytted, CheryX) L' Amoreaux Reccjt,ding Secreta