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HomeMy WebLinkAbout2005-07-28-BZA TOWN OF ULYSSES ZONING BOARD OF APPEALS 7/28/2005 PRESENT : Chairman George Tselekis, Members Gerald Van Orden and Joel Warren, and Zoning Typist Karin Lanning. ALSO PRESENT : Laura Larson, applicant, Mike Summers and Wendy Summers . 1 d Chairman George Tselekis called the meeting and a duly advertised public hearing, which was adjourned from July 22nd , 2005 , to order at 7 : 30 pm. The purpose of the public hearing was to hear comments on an area variance requested by Laura Larson for the purpose of constructing a garage at 1149 Taughannock Boulevard, Tax Parcel 31 -2 - 8 . 2 , a lot on which it is not possible to inscribe a 200-foot diameter circle of usable area. Chairman Tselekis asked the applicant to describe her project. Laura Larson noted her project has changed from the original plan such that the garage will be much closer to Taughannock Boulevard. This will result in less of a change to the landscape. The garage will be outside of all the mandatory setbacks, and the only issue with respect to Zoning is the 200-foot diameter circle of usable area. (Mike Summers and Laura Summers arrived at this point in the meeting.) Laura Larson briefly re-described her project. Mike Summers asked for an explanation of the Zoning regulation for which the variance is being requested, and Chairman Tselekis provided one. Mr. Tselekis asked if the garage will have a bathroom or other plumbing, and Ms . Larson '' answered no . Mr. Tselekis asked where the Summers ' residence is located relative to the proposed project. Mr. Summers indicated the location of his residence on the site plan for the proposed project . Mr. Summers asked if the Health Department will allow the garage on this lot, and Mr. Tselekis explained this is not for the BZA to decide . Chairman Tselekis asked if there were any comments from the public . Mike Summers stated he respects his neighbor ' s right to live as she wants to, but does want to know what her property will look like and what the rules are. He wants to better understand the project, and Larson has agreed to keep him apprised of what she is doing. Mr. Summers asked if there is a rule about how close a structure can be to a cliff Mr. Tselekis explained the BZA is concerned only with Zoning Regulations, such as setbacks, acreage, and frontage, and suggested asking Code Enforcement Officer Alex Rachun. Mr. Summers asked how lake frontage is defined . Discussion ensued. Mr. Van Orden stated the blue line on a survey map shows the water frontage. Mr. Summers asked when the Larsons wish to build the garage, and Ms . Larson answered as soon as possible, hopefully before winter. Wendy Summers asked if the garage will be located near the cliff or near Taughannock Boulevard, and Ms . Larson answered it will be near Taughannock Boulevard. Mr. Tselekis asked if there were any further comments . Hearing none, Mr. Tselekis noted for the record that the area variance is requested from the requirement that a 200-foot diameter circle must be able to be inscribed on a lot and that it is only possible to inscribe a 146-foot diameter circle on the lot. Town of Ulysses Board of Zoning Appeals 7/28/2005 Mr. Warren made the following motion, which was seconded by Mr. Van Orden : Whereas, the variation is not substantial in relation to the requirements, and Whereas, there will be no increase in population density and no increased demand on available governmental facilities resulting from the proposed project, and Whereas, there will be no alteration to the character of the neighborhood resulting from the proposed project, and Whereas, the proposed project will not result in any detriment to adjoining properties, and Whereas, there does not appear to be any alternative feasible manner for the applicants to achieve their objective without an area variance, and Whereas, the interests of justice will be served by the granting of the area variance, Be It Therefore Resolved, that an area variance be granted to Michael Larson and Laura Larson for the purpose of constructing a garage on their property at 1149 Taughannock Boulevard, tax parcel 31 -2-8 .2 . Mr. Tselekis aye Mr. Warren aye Mr. Van Orden aye The motion passed and the variance was granted. Mr. Warren moved to approve the minutes of the meeting of June 15th, 2005 as presented . Mr. Van Orden seconded. Mr. Tselekis aye Mr. Van Orden aye Mr. Warren aye Adopted. Mr. Van Orden moved to approve the minutes of the meeting of June 22nd, 2005 as presented. Mr. Warren seconded . Mr. Tselekis aye Mr. Van Orden aye Mr. Warren aye Adopted. Hearing no fitrther business, Mr. Van Orden moved to adjourn the meeting. Mr. Warren seconded. Mr. Tselekis aye Mr. Van Orden aye Mr. Warren aye Chairman Tselekis adjourned the meeting at 7 : 48 pm. Respectfully Submitted, Karin Lanning Zoning Typist KTL:kl