HomeMy WebLinkAboutLetter from Applicant – November 20, 2018McClintic Michigan Hollow Road
Site Location & Owner Contact Information:
Benjamin and Kate McClintic
56 Michigan Hollow Road
Spencer, NY 14883
(585) 738-7003
ben jaminmcclintic @ gmail.com
Pro iect Architect:
Ernie Bayles
117 Ridgeway Road
Brooktondale, NY 14817
(607) 275-3722
Site Descri ption:
The site is located at the address listed above, and within the Town of Danby, NY (Tax parcel
14.-1-3.2). The longitude/latitude of the site is W: 76.482, N: 42.344 (See Vicinity Map). This
site has a gently sloping topography with an approximately 5% downward grade running east
from the border at Michigan Hollow Road to the western border at Buttermilk Falls State Park
(See USGS Topography Map). There are no significantly steeper grades within the proposed
construction zone nor on the property parcel as a whole. The majority of the parcel is wooded,
with approximately 16 acres of mature hardwoods and the rest being younger pines and spruce
trees with some scrub trees and honeysuckle at the northeastern comer. A 2.5 acre clearing
accessed by a 400 foot gravel driveway from Michigan Hollow Road is the site of the current
mobile home and also the site of the proposed permanent single family home (see Satellite Map
below).
Adjacent Pro per ty :
Land within the general vicinity is largely agricultural and residential. The properties adjoining
the northern and southern boundaries of the parcel are private, residential properties and the
western border adjoins Buttermilk Falls State Park. Portions of the park are designated wetlands,
but none of these are within less than 200 feet of the proposed construction site (see Wetland
Map obtained from the DEC). No residential structures are within 500 feet of the proposed
building site.
Area Variance Re q uest:
We are requesting an area variance to the current zoning code that specifies a maximum building
height of 36 feet from the lowest grade level. As detailed in the attached elevation drawings and
plans drafted by our architect, Ernie Bayles, we are requesting an additional 2 feet of allowance
for a total building height of 38 feet from the lowest grade level. In accordance with the criteria
for granting an area variance, we submit the following details of our request as follows:
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McClintic Michigan Hollow Road
(1) An undesirable change will not be produced in the character of the neighborhood and
there will be no detriment to nearby properties. Given the distance (> 500 feet or more)
from the nearest residential structures and the wooded nature of our property, the addition
of two feet to the building height will not obstruct any neighbors' views or otherwise
detract from the neighborhood. Additionally, the average height to the ridge of the
building is only in the 32-33 foot range and the full 38 foot height would only occur on
one side (the downhill, walkout basement side) of the house. Since that is on the western
side of the building, the full 38 foot height would not be visible from Michigan Hollow
Road.
(2) As detailed in the plans and drawings, the benefit of a 38 foot building height is that it
allows for 9 foot ceilings on the main floor, second floor, and walkout basement. We
have examined multiple other plan permutations and it is not feasible to create 9 foot
ceilings on all three floors without the 38 foot ridge height. Bringing the building down
to 36 feet would necessitate a change to roof pitches and lower the ceiling heights in both
the basement and 2 nd floor. Not only would this be detrimental to the overall feeling of
the interior of the house (ie, lower ceilings), but it would also change the character of the
exterior (shallower roof pitches) and create a less desirable appearance to the front of the
house.
(3) We do not believe that the area variance request is substantial in that we are only
requesting an additional 2 feet of building height and this 2 feet would only even be
noticeable on a single side of the house (the lowest grade).
(4) This proposed variance will not have an adverse effect or impact on the physical or
environmental conditions in the neighborhood or district. As noted above, not only is
the requested variance a small change, but the size and wooded nature of our property
makes almost any building barely visible to neighbors and the rest of the community. If
anything, we feel that the appearance of the house (with steeper roof pitches) will be a
positive addition to the character of the neighborhood.
(5) Obviously, because we are designing the house, this difficulty was self-created.
However, we feel that the 36 foot height regulation is overly restrictive in this instance,
and the design of a custom home in such a rural setting should not be shackled by that
restriction when a variance will not affect anyone else as detailed above.
Thank you. We appreciate the time you've taken to consider our request.
Ben and Kate McClintic
2
15
McClintic Michigan Hollow Road
Vicini ty Ma p/Tax Ma p
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Satellite Ma p :
(Red line shows very approximate property boundaries. Orange rectangle shows approximate
home site).
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McClintic Michigan Hollow Road
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TONn of Danby
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DEC Wetlands Ma p
Separate parcel (not
owned by Mcclintic)
Mcclintic Parcel
Tax Parcels-Tompkins
-Protected Stream s
-streams
Ill State-Protected Wetland
c:::J State Protected 100' Buffer
Federal Lacustrine Wetland
Federal Palust rine Wetland