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IF Lakes Land Trust . t �r� MAR ;g ,
tv P.O. Box 4745 i It `
Ithaca, New York 14852-4745 �Ce :o r '
Bo,�Q D
!'`roa working to conserve the natural iniegrity of the - Finger Lakes Region.• 3 tv. It It
Y , - :•r t .fir t` ` It t. ! aY r .t ' f' I , '.
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6192 J 4
March r
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Town Board `.
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Planning Board Y '
j 41 D L,. '
Dryden town Hall '
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Dryden, NY 13053 r z ` "
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Dear Friends: ` -r t - .
1 ; - Enclosed are two co i _ > r U .
vvt p es of the first portion'of a conservation'easement
1
donated to us in December by `Frank ,and. BlythI'. Baldwin for their 61 ± acres
of land on Irish Settlement Rd. :The sectionso pay most attention to are' the
paragraphs .listing Prohibited Uses and'Iteserved,Rightst :I r J
.: Although li the have`no bans` �:_", , '- y ' Iry g. y p; to 80< so, the easemehi permits• construe
L. tion; of two houses on the property (there' currently are, none) Agriculture and
r
timber- harvesting are 6permitted, bUt withCerta n con$ttai On these` activities' `
The easenent s lls out various landruse iotections 'wi " - `'`-
Pe p . th the forested 'backr
f
section, along Six-:-Mile Creek being subject tothe'niost restrictions
The easement protects an unusually ndt = piece of land, with "a ^great w.
diversity of plants and wildlife; -- the .back portion being particularly, notable
Across Six Mile. Creek from the "property: is part of Corneh''s preserve; and. , I.
1 11 - ;adjacent to that is State land.' The,Baldw'ins:have`always permitted_the•public
It v I their' land' for hiking, skiing, tiirdwatching'; etc: and a sign -along the'
road invites • the public: It's a r special piece of 'land •and we're delighted that
the Baldwin want to keep it that wayv- This easement is a real -asset to the
community
.`
Yd monitor each of ourioeasement properties at least `once..a+ year. ^ . .
However, -.as you may be aware;: NY State's Erivironmental4C' %p Iatn Law. -"
gives any publics body: the 'fight. to 'enforce conservation easements;' ':should- the •'
grantee organization ever fail'to do so.. _
Please: feel free to-call me if you have any questions.
+ It Sincerely;
It
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Betsy: Darlington, Director of Land Protection "
273 -0707. :. ,
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v* Its
' IIBER 666 PacE % jQ
998.1
DEED OF CONSERVATION EASEMENT
THIS GRANT DEED OF CONSERVATION EASEMENT. is made this 14Yday of
•1991, by Frank C. Baldwin, Jr. and Blythe Baldwin having an address at 149 Pine ree
Rd., Ithaca, NY 14850 ( "Grantors ") in favor of the Finger Lakes Land Trust, a nonprofit
New York corporation, having an address at P.O. Box 4745, Ithaca, NY, 148524745 1)
( "Grantee ").
l
WITNESSETH ^
WHEREAS, grantors are the sole owners in fee simple of certain real property (the
"property "), consisting of 61+ acres in the Town of Dryden, Tompkins County, State of �1� J
New York, more particularly described in SCHEDULE A, attached hereto and incorporat-
ed herein; and
WHEREAS, the property possesses natural, ecological, scientific and scenic values
(collectively, "conservation values ") of great importance to the grantors, the Finger
Lakes Land Trust, and the people of the State of New York; and
WHEREAS, in particular, the property possesses scenic views for the public from Irish
Settlement Rd., significant natural habitat for wildlife and plants, and borders Six -Mile
Creek. (water supply for City of Ithaca), and borders land protected as a Natural Area by
Cornell Plantations; and
WHEREAS, the specific conservation values of the property are documented in an
inventory of relevant features of the property, dated June, 1991, on file at the offices of
the grantee, incorporated by this reference, and designated as "Baseline Documentation ";
which consists of reports, maps, photographs, and other documentation that the parties
agree provide, collectively, an accurate representation of the property at the time of this
Grant and which is intended to serve as an objective information baseline for monitoring
compliance with the terms of this Grants and
WHEREAS, grantors intend that the conservation values of the property be preserved and
maintained; and that land use patterns existing at the time of this Grant, including but not
limited to passive recreation, that do not significantly impair or interfere with those
values, be allowed to continues and
WHEREAS, grantors further intend, as owners of the property, to convey to grantee the
right to preserve and protect the conservation values of the property in perpetuity; and
WHEREAS, grantee is a publicly supported, tax - exempt nonprofit organization, qualified
under Section 501(c)(3) and 170(h) of the Internal Revenue Code, whose primary purpose is
the preservation, protection, or enhancement of land in its natural, scenic, educational,
historical, agricultural, forested, and /or open space conditions and
WHEREAS, grantee agrees by accepting this Grant to honor the intentions of grantors
stated herein and to preserve and protect in perpetuity the conservation values of the
property for the benefit of this generation and the generations to come; and
NOW, THEREFORE, in consideration of the above and the mutual covenants, terms,
conditions, and-restrictions contained herein, and pursuant to the New York State
Environmental Conservation Law, Section 494301, grantors hereby voluntarily grant and
convey to grantee a conservation easement in perpetuity over the property of the nature
and character hereinafter set forth ( "Easement ").
1. Purpose. It is the purpose of this Easement to:
a) assure that, except as provided herein, the property will be retained and
managed forever in a natural condition, thus protecting scenic views from Irish Settle-
ment Rd. and significant natural habitat for wildlife and plants;
b) prevent any use of the property that will significantly impair or interfere
with the conservation values of the property;
c) protect the water quality of Six -Mile Creek (the public water supply for the
City of Ithaca).
Grantors intend that this Easement will confine the use of the property to such
activities as are consistent with the purpose of this Easement.
29 Rights of Grantee. To accomplish the purpose of this Easement, the following
rights are conveyed to grantee by this Easement:
(a) To preserve and protect the conservation values of the property;
(b) To enter upon the property at least once a year, at reasonable times, in
order to monitor grantors' compliance with, and otherwise enforce the terms of this
Easement, provided that such entry, whenever practicable, shall be upon prior reasonable
LIZIR 666 PAGE %�6
2
notice to grantors, and grantee shall not unreasonably interfere with grantors' use and
quiet enjoyment of the property; and
(c) To prevent any activity on or use of the property that is or may become
•inconsistent with the purpose of this Easement, and to require the restoration of such
areas or features of the property that may be damaged by any inconsistent activity or use,
pursuant to paragraph 5 (Grantee's Remedies).
3. Prohibited Uses.
(a) Commercial or industrial activity, except as specified under Reserved
Rights (a), (bb) and (aaa);
(b) Except as provided under Reserved Rights: placement, construction or
enlargement of roads, parking lots, billboards, buildings, permanent camping accommoda-
tions, mobile homes, or other structures;
(c) Tree cutting except as provided under Reserved Rights (h) and (bb). Any
tree cutting must be in accordance with Prohibited Uses (d) and (h);
(d) Tree - cutting on slopes exceeding fifteen percent (15 %) in grade;
(e) In wooded areas, or within 200 feet of wetlands or streams: use of fertiliz-
ers or biocides, grazing of domestic animals, or other non - forest - related agricultural use;
(f) Dumping or disposal of wastes, refuse, or debris on the property, except for
plant materials generated on the property, and disposed of at least 200 (two hundred) feet
from any wetland, stream or other body of water, and in a manner consistent with the
purpose of this Easement;
(g) Any alteration of the 'topography, including, but not limited to, the excava-
tion or removal of soil, sand, gravel, rock, or sod, except as may be required in the course
of any activity permitted herein; provided that construction materials, such as rock and
dirt, may be taken for use on the property from locations approved by rantee;
(h) Any use or activity that causes or is likely to cause significant degradation
of the land from a natural condition or significant pollution or siltation of any surface or
subsurf� a waters*
Any manipulation or alteration of any stream or wetland on the property,
except as provided under Reserved Right (bbb);
(j) Use of motorized recreational vehicles,
(k) Subdivision of the property into more than two parcels;
(1) Any use of the property and any activity thereon which is
•inconsistent with the purpose of this Easement.
4. Reserved Rights. Grantors reserve all rights accruing from their ownership of the
property, inc u ing the right to engage in or to permit others to engage in all uses of the
property that are not expressly prohibited herein and that are not in conflict with the
purpose of this Easement. Without limiting the generality of the foregoing, grantors
reserve the right to:
(a) Within Area A, B, and /or C, shown on the attached Sketch, and in accor-
dance with Prohibited Use No Engage in agricultural uses in accordance with ecologically
sound and sustainable agricultural practices and in accordance with a farm conservation
plan prepared or approved by the District Conservationist of the USDA Soil Conservation
Service or the County Soil and Water Conservation District or the grantee. Except as
prohibited elsewhere in this Easement, "agricultural uses" that shall be permitted are:
pasturing and grazing of livestock; breeding and raising bees; planting, raising, harvesting,
and producing agricultural, horticultural, and forestry crops and products; sale of, and
appropriate roadside signage for, crops and products harvested and produced on the
property; PROVIDED such uses do not take place in any wetland or along any stream or on
slopes exceeding 10% (ten percent) in grade;
(b) Within Area A, B, and /or C, shown on the attached sketch: Construct,
repair, replace, or enlarge nonresidential structures directly related to permitted
agricultural uses, provided said structures are located in a manner which will minimize
the impact on scenic views for the public, wildlife habitat, or waterways;
(c) Drill wells for water for on -site use,
(d) Build or enlarge ponds or shallow water impoundments;
(e) Construct unpaved access roads (not to exceed 12' in width) as may be
needed for any agricultural activity permitted herein;
(f) Engage in, and permit others to engage in, recreational uses of the proper-
ty, including, but not limited to, skiing, hiking, and horseback riding that neither require
nor produce such surface alteration of the land as would be inconsistent with the purpose
of this Easement, and that do not involve motorized vehicles;
(g) Maintain and /or create trails for non - motorized recreation;
(h) Cut trees for firewood for on -site use, in accordance with Prohibited Uses
(d) and (h);
. (i) Maintain or remove, but not enlarge, the existing cabin, approximate
location of which is shown on the attached sketch. S4- (�L.L� i s rY u40L A
SV K'Aer Jam.. 4v oo- Mo o f <, n 4 �., r dr"e,4 J
(r#w4- N'L Cc Si4, a� .S M^"1) if Cq.�N b � /3
;TIBER' 666 PACE 758
' J
3
4.1 IN ADDITION, the grantors may, after providing thirty (30) days written notice to
grantee:
. (aa) Sell, give, lease, or otherwise convey the Property, subject to the terms of
this Easement;
(bb) Harvest timber in accordance with ecologically sound forestry conservation
practices, on a sustained yield basis, and in accordance with a plan approved by the
Department of Environmental Conservation or the grantee, and in accordance with
Prohibited Uses (d) and (h).
4.2 IN ADDITION, provided use is consistent with the purpose of this Easement,
grantors may engage in the following uses and practices, subject to the written approval
of grantee, such approval not to be unreasonably withheld or delayed. Grantors must
submit written plans with supporting documentation as may be needed to evaluate the
proposal. Grantee's approval may be withheld if documentation is deemed inadequate or if
there is a reasonable determination by grantee that the proposed action would be
inconsistent with the purpose of this Easement. Any structures shall be located and
constructed in a manner which will minimize their impact on wildlife habitat, waterways,
or scenic views for the public. In accordance with these provisions, grantors may:
(aaa) In locations to be negotiated with the grantee: Build two (2) single - family
dwellings together with the necessary driveways, utilities, and other appurtenances
normally associated with a residence including facilities for small -scale home occupations
consistent with the purpose of this easement;
One of these houses to be located within Area A, and the other to be located in
Area A or B, shown on the attached Sketch.
An area not to exceed three (3) acres may be surveyed around each said dwelling or
proposed dwelling. Each such area shall be excluded from all Prohibited Uses of this
Easement except:
r hibited Use (k) (Subdivision of the Property into more than two parcels);
Prohibition of large -scale commercial or industrial structures or billboards;
Prohibition of construction of additional dwellings.
Each area shall be exempt from all other conditions of this Easement. The intent is to
permit within each area all the normal uses associated with a home, including small -scale
• home occupations consistent with the purpose of this easement.
(bbb) Manipulate or alter the tributary stream near the northern border of the
property, provided such action is in compliance with regulations of the Department of
Environmental Conservation and New York State law;
(ccc) Remove animals or their constructions.
5. Grantee's Remedies: if grantee determines that grantors are in violation of the
terms of this Easement or that a violation is threatened, grantee shall give written notice
to grantors of such violation and demand corrective action sufficient to cure the viola-
tion. Where the violation involves injury to the property resulting from any use or
activity inconsistent with the purpose of this Easement, grantee shall require restoration
of the injured portion of the property.
If grantors fail to cure the violation within thirty (30) days after receipt of notice
thereof from grantee, or under circumstances where the violation cannot reasonably be
cured within a thirty (30) day period, fail to begin curing such violation within the thirty
(30) day period, or fail to continue diligently to cure such violation until finally cured,
grantee may bring an action at law or in equity in a court of competent jurisdiction to
enforce the terms of this Easement, to enjoin the violation, by temporary or permanent
injunction, to recover any damages to which it may be entitled for violation of the terms
of this Easement or injury to any conservation values protected by this Easement,
including damages for the loss of scenic, aesthetic, or environmental values, and to
require the restoration of the property to the condition that existed prior to any such
injury.
Grantee, in its sole discretion, may apply any damages recovered to the cost of
undertaking any corrective action on the property. If grantee, in its sole discretion,
determines that circumstances require immediate action to prevent or mitigate signifi-
cant damage to the conservation values of the property, grantee may pursue its remedies
under this paragraph without waiting for the period provided for cure to expire, provided
grantee makes every reasonable effort to give grantor prior notice. Grantee's remedies
• described in this paragraph shall be in addition to, and not in limitation of, any other
rights and remedies available to the grantee for enforcement of this Easement.
At the request of either grantor or grantee, before any legal action is taken, a
mutually agreed upon third party may be brought in to mediate a dispute.
1 ?ate,
•
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OFFICE HOURS
0 N.-WED.-THR.-FRv
9 -1
Dear BZA Member
VILLAGE OF LANSING
2405 NORTH TRIPHAMMER ROAD
ITHACA. NEW YORK 14850
TELEPHONE
257 -0424
March 3, 1992
(Chairman, Trustee, Municipal Attorney, etc.)
You are cordially invited to attend a workshop on The Board of
Zoning Appeals, Saturday, March 28 from gam to 4pm at the NYSEG
auditorium. The workshop will be conducted by James A. Coon, Esq.,
Deputy Counsel for New York State Department of State and coauthor
of the book, "All You Ever Wanted To Know About Zoning., Igo
and
Richard R. Boos, Principal Planner for New York State Department of
State Office of Local Government Services. Topics to be discussed
include:
1. Basic responsbilities, powers.' and limitations of
the Board of Zoning Appeals.
2. Comparative roles of the Board of Zoning Appeals,
the Planning Board, and the Legislative body.
3. Recent and impending changes in land use law
affecting the Board of Zoning Appeals.
There will also be ample opportunity to ask questions
that may have come up in your municipality, and to share
experiences with your colleagues from other parts of the
county.
Light refreshments will be provided, and a box lunch ($3.75)
can be reserved by calling Ben Curtis at 257 -8363 before March 25.
This should be a valuable opportunity for BZA members,
planners, zoning officers, municipal legislators, and anyone with
an interest in land use law - veterans and newcomers alike, we hope
that you will be able to attend.
Sincerely,
Ted Wixom
Mayor
•
i
W:)FFICE HOURS
.- WED.- THR. -FRI.
9 -1
VILLAGE OF LANSING
2405 NORTH TRIPHAMMER ROAD
ITHACA, NEW YORK 14850
March 16, 1992
Supervisor Jim Schug
Town of Dryden
65 E. Main St.
Dryden, NY 13053
• Dear Jim:
I thought this workshop might be of particular interest
have taken the liberty of inviting BZA members from
County. Please invite anyone in your town for whom
workshop would have value.
Sincerely,
Ted Wixom
Mayor
Enc.
MAR 1 7 1992
7 / TEI.,EPHONE
257-0'424''- .._
D
to you. We
all over the
you think the
4
0 OFFICE HOURS
MON.- WED.- THR. -FRI.
9 -1
Dear BZA Member
VILLAGE OF LANSING
2405 NORTH TRIPHAMMER ROAD
ITHACA. NEIN YORK 14850
TELEPHONE
257 -0424
March 3, 1992
(Chairman, Trustee, Municipal Attorney, etc.)
You are cordially invited to attend a workshop on The Board of
Zoning Appeals, Saturday, March 28 from gam to 4pm at the NYSEG
auditorium. The workshop will be conducted by James A. Coon, Esq.,
Deputy Counsel for New York State Department of State and coauthor
of the book, "All You Ever Wanted To Know About Zoning...Il and
Richard R. Boos, Principal Planner for New York State Department of
State Office of Local Government Services. Topics to be discussed
include:
14 Basic responsbilities, powers, and ]_imitations of
the Board of Zoning Appeals.
2. Comparative roles of the Board of Zoning Appeals,
the Planning Board, and the Legislative body,
3. Recent and impending changes in land use law
affecting the Board of Zoning Appeals.
There will also be ample opportunity to ask questions
that may have come up in your municipality, and to share
experiences with your colleagues from other parts of the
county.
Light refreshments will be provided, and a box lunch ($3.75)
can be reserved by calling Ben Curtis at 257 -8363 before March 25.
This should be a valuable opportunity for BZA members,
planners, zoning officers, municipal legislators, and anyone with
an interest in land use law - veterans and newcomers alike, we hope
that you will be able to attend.
Sincerely,
Ted Wixom
Mayor
BuiCding O ffici a Cs Association
of the Southern Tier
(rUL„ 4?.. p ti�� QiL c_ 7
T
O .. J4
-_ J - - "-
-���
Chapter of New York State Building Officials
I
I
,t
I
c
TOWN OF DRYDEN
PLANNING BOARD MARCH 19, 199'
OIERS PRESENT e Chairwoman Barbara Caldwell, Joseph La 1 1 ey,
John Davis, Robert Fletcher', Mitchell Lavine,
and Michael Kelleher,
Al...S(] PRESENT: Richard Parke, Thomas anti Brian Clark., Robert
Bland, Gary Petersen and Henry Slater,
Chairwoman Barbara Ca 1 dwe 1 ]. ca. 1. ]. c:.,d the rocs t-. i ng t o order at
8 PM. Ji_ �
iseph Lalley moved ti the Ff_nI:;ruary minutes
with the correction noted. Secsint::l by Mi.tcholl Lavine and
approved by all members.
B. Caldwell noted the Tompkins C:-lunty Health Department
had a meeting reviewing their' proposed changes in the
Sanitary Code. After receiving a cripy a r'e�;F,r�r�se was
made. She felt that their Clef i.nitii -try cif subdivisiorn did
not cover a l l the var i. c; t. i c Concerned the way proposed
changes seemed to be wr-1ri:Iefl, FFI -AI i.t we -t.1_d not be passible
t have a building Ctr-1 Cant 1r,-1- i a subdivision and on the
ad.ia.cent lot have its septic yst�er�i a.l.th�_11_tgh owned by the
same person, Echo Housing wt- l�_t.lci be affer..ted as each unit,
indifferent of its capacity, wT- jj.t.ld have t1-1 have its awn
system,
Ms. Cal.dwel l als stated she had spoken with .NYSE &G
p rs_rone1 roncernin_g new s1_tbdiv1s1an roads and utilities.
basically said the Planning Board was encouraging
developers to contact NYSE &G early so s• ir�rething could be
wDY•ked clot that was satisfactory to both NYSE &G and the
T1 -.1wn Fit t 1-1rriey.
C nrerr�i.r�y the Open Space inventory that the Town of
Ithaca has I_trtderteal- {er-,, which they are r-ii -1W 1101ng to revise,
Ms. Caldwell noted it is only going to br -- - -1 advisory and not
necessarily preclude development in some cif these areas.
John Davis stated the Town has received
easements and should try to keep a reap
they represent quasi public resources,
be aware of the overall placements.
M. I...avine said that if they
IICI°Iunty Wid@ P1ari'I it WOU1of
were
being
a 1
go
r11V@t
c� �nserv.at ion
of the locations as
The Board should
l inc iAt ed on the
our me-odg.
PB 3/19/92 Pg. 2
JOSEPH LALLEY MOVED THAT THE PLANNING BOARD SEND A LETTER
OORDINGL_Y TO TOMPKINS COUNTY ENCOURAGING THE NECESSITY OF
ORDING AND MAPPING THE PLACEMENT OF EASEMENTS ON A COUNTY
WIDE LEVEL.
SECOND BY JOHN DAVIS.
DISCUSSION: M. Lavine stated if the Town thought this was worthy
c_1f doing maybe the Town could suppr-irt the prr i.ject with a
monetary contribution. The County Planning Department is liable
to say they don't have the funds or staff to handle the extra
invi-Jlveriient, and if all the municipalities would contribute it
may make it possible.
Concluded this would not be stated in the letter at this time
but wO U 1 d be considered according to the Co urit i. e s response.
VOTE YES (5) J. Lalley, J. Davis, M. Lavine, R. Fletcher
and M. Ke 1 1 eher.
MOTION CARRIED.
RICHARD AND KARIN I3UF ?F`.f:::: SUBDIVISION
F ='REL I M I NARY AND F= I tIAL_ G= 'L_.(a f 1 IF.A -)I?. I NG CONTINUATION
0 MW
A review of the subdivision and the ri!:-�w reap which was provided
satisfied the tiricert a i rat i es .-If the bill and ar i es, center line, and
Placement of the drivewa.v,
the surfar_e yin the driveway is dirt,str.ine and crush rUn. The
wi.dl-h is 401.
1-hp
1_i:s ir, the
subdivi.sii_or,
were labeled
number five and six.
!_ _ •t
F i. ,; e
has
7.56
acres and
Lot six
has
2.87 acres.
NOW
0
r'UEiI.._ :C C COMMENTS
PUBLIC HEARING CLOSED
PB 3/19/92 Pg. 3
ENVIRONMENTAL
ASSESSMENT
REVIEW
• REVIEW
OFFICER
JOSEPH
LALLEY
THE SHORT FORM EAF SUBMITTED BY THE APPLICANT RICHARD W. BURKE
WAS REAL) ANI) REVIEWED.
AMENDED # G DESCRIBE PROJECT BRIEFLY: SF ='EC I FY I NG THE CORRECT
ACRES IN LOTS FIVE AND SIX.
REVIEW OFFICER READ AND ENTERED '' NO" TO Al .... L_ ('..UEST J ONS AND
RESPONSES ON REVERSE SIDE OF= TiiG X31- I(:]F ? "f F C)F ?M Ff1F.
JOSEPH LALLEY MOVED FOR A NEGATIVE DECLARATION ON THE
AMENDED EAF,
SECOND MITCHELL LAVINE
DISCUSSION: NONE
VOTE YES (5) J. LALI._E`r J, Df)V I S, M. LAVINE, R. FLETCHER
AND M. KELLEHER.
MOTION CARRIED.
JOSEPH LALLEY MOVED FOR SUBDIVISION APPROVAL SUBJECT TO
THE MODIFICATION TO THE MAR REFLECTING THE ACCURATE
ACREAGE ON EACH LOT AND THE LOTS BEING NUMBERED FIVE & SIX
SECOND JOHN DAVIS.
DISCUSSION: NONE
VOTE YES (5) J. LALLEY, J. DAVIS, M. LAVINE, R. FLETCHER
AND M. KELLEHER.
MOTION CARRIED.
------------------------------- - - - - --
THOMAS AND BRIAN CLARK
is x_01- -233 LIVERMORE ROAD
PUBLIC' HEPARIN(-] PRELIMINARY/FINAL SUBDIVISION APPROVAL
PM
Thl:."Jma S and Br i are Clark stated there had been n o charges made
=.airirra the last meetinq.
There WeY�e ric, add i t i c ina l questions ft'rfr11 the Board.
None
PUBLIC COMMENTS
HEARING CLOSED
SHORT ENVIRONMENTAL_ ASSESSMENT FORM REVIEWED
RE=VIEW OF=FICER JOSEPH LALL_EY
0 HE OFFICER READ EACH QUESTION AND RESPONSE AS PREPARED AND
SIGNED BY THE APPLICANTS BRIAN C. AND THOMAS W. CLARK ON 2/4/92.
NO AMENDMENTS WERE MADE,
SHORT FORM EAF REVIEW
THE BACK WAS READ AND COMPLETED BY REVIEW OFFICER.
AL.I_ QUEST I ONS A THROUGH I) WERE ANSWERED NO,
NO DISCUSSION ON THE COMPLETED DOC:I_.IME=NT.
MITCHELL LAV I NE MOVED FOR A NEGATIVE DE= CL..ARAT I ON ON THE
PROPOSAL,
SECOND JOHN DAVIS.
DISCUSSION: NONE
VOTE YES (5) J. LALLEY, J. DAVIS, M. LAV I NE, R. FLETCHER
AND Me KEr:L.L.E HEW R,
0 MOTION CARRIED.
PB 3/9/92 F1g. 5
JOHN DAVIS MOVED FOR APPROVAL OF THE CLARK, SUBDIVISION
SECOND MITCHELL LAVINE.
DISCUSSION: NONE
VOTE YES (5) J. LALLEY, J. DAVIS, M. LAVINE, R. FLETCHER
AND M. KELLEHER.
MOTION CARRIED.
SKETCH CONFERENCE FOR SUND 1 V :F j .(C % -1 ill L: +C:)i`df = IN ... A I N AND WOOD ROAD
ROBERT AND V T C;1'.1 I ?I._.AND
The sketch cc-oriference was called ai; ?:`_`..� prig and Rl-lbert Bland
pr'esente.•'d his plans for the
Ttie 1anri is completely var__,.r-IL- = .r,c::1 wi.II be divided into
f1 -1ur lets. Three with appr�l- lxinlaltely three acres each arid
the forth having a little c1ver eight acres.
A hedge ri- AJ runs Ni- firth /So_tuth ar,d tail -pul.d ire the back of lots
1 , and 3. There is a.lsI a natural old stone hedge row
that. w �..�1r..l be the South line of lots 3 & 4.
There viol _i l d be no improvements made. The land is on the
rw Currier f Ro- ne,? P l a i, n Find Wood Rtziad and t hE? bUyG�r WCoU 1 CI
pr"Dvi.de his czpwn drive, well, septic and foundation,
The was farmed until 10 years ago. The middle of lot
4 is w1.-11.1drnd and the front is old field. The only wet spot
is •n Lot 1 and is the N• Irt h /East corner by the Bone
P l a i n s Wl:_,, -jd Rl -lad i nt ersect i l_ln. There is a natural sit-
fri:-im the hedge row and drains the pr�o�perty very nicely.
The wet spot is less than an acre.
Ascertained the property is 2000 feet from the designated
wet lands.
18 The cin l y deed restriction cin the prcipert y by the seller
wOUld be prc-1hibiting single wide trrailer<s L)rairlg placed on
t he properties.
I
l
I ' :1
4r
7
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.J arllF'?=> ` c I 11_tg, 1)r "vC1r:'Yl i_yI_1E -4�r�V 1. tai r�
(-,
DYr VC1F.?r1, r''.1Y 1:: "';r >�
I? I=' r" r='I:) 171f-ed ager-Ida f'-lr 4/7 /912 Z. Bm A. Cs,:: ? -;; i.':'r-I.
I:1ear� J i rll
I'lr? ?.tee f i.rid er'Ic.11- :,G =d ( 1) app 1. scat lc_1rt r'eque`st iric a hear,i rig f! -,r a
v:- lr ., i..=�1rt c'? tIII e' :�ti :lL I ;h a e".`': "'rnroerce garage wl.i °tli.rl art RFC -1 Z'_'rlar'Ig
t)i_ t1. iota
v
'
1 1
t.,nc: r'''ve
the
appl
is :ar,t
i:. Zrrie 1 t'r'I_trldar'y Line, the
wiT,hes
t : rnr:
L b1. i s
Aut1_1 Bv: :1dy
a
"I_!'rling
By
clef
i.
r, i. L- i.'_'r,,
st. ?t:2
pg
g i.
1B
:..if :'I_tr
(.)rd i.
r,ar,ce,
t ': rrlmerc
i a l
Ciaraorms
1ronii
i nc_.l
l_tcie
1_I. �. t:a L..i : "t`.' ci' r:a : :) }'1i: 1.1.r1CI :`. r P1. I
rin-'t„r
ve.I isle
d
repair'
1.iir.
anca paint
inq.
51.[ch
1_ISe'� are
r: >pecifica.l1y
1':'YI'3.
ive ._'Drlirlg
per�rnitted
r_ ..
a 1. i , ..,I, t..j i_ �... i`' i
�.rr'..,- :..._, c.rlr.
_ ,
�..
'r; .�..'.. :�, ...1t.3 '.� :)Y',l.Y'1❑
within
RC,
F ?I),
and MA
Zr.,ines
by vari.c.'1_ts
tr:: 1_trlraa.ry 1.
d i scret
ci
i' 'rtary
i.
review
pr
ocrms.—rns,
and a
RC
Z
{l i rrc�e
rr,: rnrr
}-1t i. �_in ri
f suOi
r_tc�e� arme
1, '- 11.1r1d
a.rnr'rlg
the
var I_ts
F ?F3
- -1.
I!.se
Iirt,
I ass1_tr,le
this
rr'_''L
to be
I)ev%fi}itt
-2d within
R1t -- -1
Z' -hies.
J Cf
c.• Z YlCe r,11_l� pr'_�rE 5.3 < -1 1I.I.i? 1. 1. f' 3 .: :: 1. f t
hearing art 'abject.il_:'r1 fr''_11,11 a.r1y c, : :''r,cer rle�d r :Ir'Ly, P 11 pr _Ice =_.s the
appl icat i'_'rl '.'r, that date.
!3pe' =..al Note*
(_1rdlnarlc-e applied tr -I hJi ::q aj :sir :?.1.i,"at,.J.on.
Spot
�}
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tI "1e
appl
IGO3
lt:.'.
a r-, t9 c
I .!t is divi. cied by
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6- -
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f i
a
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t i -, ' : : =x, t; r rriir
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Cif t
he
1
esser rest
neces=•<_.r,'o
r i
ct i ve,
'rlir,g
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istric'L
1.iir.
IF e-..' i_ i.r1i;1
D tt}e rirt- e
r PStr-'ict
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ive ._'Drlirlg
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this,
c lairll
was
neces=•<_.r,'o
['L i.�. =..
_'qtr'
c'pi.rli'_'r,
that
the
p r
e e x
i )tir-Ig
i
I,
Jame
r�larc.�
J 'R
ci'7lrg
_t 4•a =:
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f0fllr3•r *E IE ?.l r. E-? ].' -i. r; U: ?r'E? + +YI { tl[? C+rdev% of MCC +/-' feet into! the
7:: }rIE', th!:: i-' of +: +r F?, .' r1-a ]E'f tE�fi =h e aI'S1 ° ?7.:l.0 a.t i1�1r1.
f "'1
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f j.
rl(1
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7.
{.. E': f:�rl C:r l.ys1
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I.. }r%E: ?I,?.:'lr't:
?d by
rlry .
f
..
irldir_a.1.-es
p.lacE
2 rlle}rlt
c +f all
strl_}ctuv%es
wi.thir-I
the
1+ -1t.
I'1s?.c'enlerlt
_f
the
-l;
'rl_lt:'hl_lr'E
?55
WaS
deter-•'lined
by
pri+ -+r�
i
nf+-
+r^rnat icin
supplied
by
the
appl
icarlt
where
apiplying
f+
-Dr Building
Per•rnits
t+-+ C_OVOIC
>tr
I_}r_t
the
site
strl_}ctl-rr^es.
A
site
vi =_ait
was
cond�_tcted
t +_+
verify
ol_�r
fi
rid irigs.
The
r,esl_rlt
irlg
site
map
is attached
which
the
app.l
i caret
rl� lw
agrees
is
acr._•urate.
Thank y.l1_r,
F�erlry M. Slater
Z'+r1ir-Ir3 R Ejl_lilding
Itlah 1+ - +n
e
C= aiarles
V
enc,
FR. F'er�k i rls,
Scti 1 echt
t�atfie1d,
f_ r1r]e Calf +_ +rcernerlt Off icer-
T+-+tsm At t ,rney
I)epl_I. {;y l_lpP. r'`.'l.
1
TOWN OF DRYDEN
NEW YORK
• APPEAL TO
BOARD OF ZONING APPEALS
TOWN OF DRYDEN
Having been denied permission to C.ert.a Commercial automobile body
shop.
At 384 Yellow Barn Road
Dryden. N.Y. as
shown on the accompanying
Application
and
/or plans or
other supporting
documents, for the stated
reason that
the
issuance of
such permit would
be in violation of
Section or
Section
( s ) 15
of the Town
of
Dryden Zoning
Ordinance
the UNDERSIGNED respectfully submits this appeal from such denial and
in support of the appeal. affirms that strict observance of the
Ordinance would impose PRACTICAL DIFFICULTIES and /or UNNECESSARY
HARDSHIP as follows :-Please refer to in %lnspd letter.
Q
•o between the two to work, as well as, meet customers-without having to
drive. Second, it would locate the auto shop well out of sight of +hn
house which would cause security conc,rns both for vandalism and burglaries.!
Third, the narrow wooded nature of the driveway would make it extremely
difficult and expensive to build on the portion zoned RC. Finally_
Yellow Barn Road is currently only seasonal use and without this
variance it
months, the
If you have
such details
would make it impossible to bet
ter
time my family needs the income most.
additional supporting details of information, please attach
to this application and make reference to such attachment.
Applicant Signatures
Address: Mailing address 351B Ringwood Road
Feeville, New York 13068
Phone Numbers 539 - 6439
is ate: March 6. 1222
March 6, 1992
Scott Conover
351. B Ringwood Rd.
Freeville, NY 13068
Dryden Town Zoning Board of Appeals
65 East Main
Drvden Town Clerk
Dryden, NY 13053
Dear Board of Appeals:
1 am writing to request that
property be allowed a zoning
a. state registration for an
beside my home. The western
RB - l..
the wes
variaric
automobi
portion
tern part of my
e so that I may obtain
le body shop located
is currently zoned
T bought this land and built my home with the intention of
dorir; auto body
i work. This is necessary to provide family
iincome as I do construction work which is seasonal.
Wi.ttiout this additional income it is extremely difficult
t.o provide for rn,y family. It is not practical to locate
the body shop on the eastern portion which is zoned RC for
the following reasons. One, it would t_�rit the shop to far
from the house to conveniently go between the two to work,
ar; well as, meet customers without having to drive.
Second, it would locate the auto shop well out. of sight of
the house which would cause security concerns both for
vandalism and burglaries. Third, the narrow wooded nature
of the driveway would make it extremely difficult and
expensive to build on the portion zoned RC. Finally,
Yellow Barn Road is currently only seasonal use and
wi.thout this variance it would make it impossible to get
t.o the auto shop in the winter months, the time my family
noeds the income most.
I had originally checked on the RC zoning when I purchased
the land. Unfortunately only the road frontage is zoned
RC and I was not made aware of the split zoning for the
portion located to the west where I built my home and
planned to have my auto body- shop. As it is not feasible,
for the reasons previously stated, to locate my auto body
sliop on the eastern part witli the Rc.; ;�()ri:i.ng I request that
I be, allowed a zoning v ir•iarice so tliat 1 can get my auto
body registration and this be able to provide for my
f,nmily. I look forward to seeing this variance being
Or
razit.ed .
S.ince.rely,
Scott Conover
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FHB 3/ 19/02 Fig. 6
131 -them Bland requested a preliminary /final approval Public
49 ear ing.
'The Board
places the
require a
paper work
applicant
ni.-ited they
burden
survey,
necessary
takes the
on
scale
had
the
fair
risk
done that in the past,
applicant. The final
of cant ours, Lo_ing Form
preliminary /final approval.
of the added expense if
hiDwever it
approval wiDuld
EFIF, and a l l
The
changes are
necessary.
of
"Peter
~sere'
into
be
a I.
Ej
acre
-------------------- - - - - -� a 16 F'M-- _______._ - - --
F'r,-lp1:1ses
One would
lots
GARY PETERSEN - 134 REAM HILL_ ROAD
DISCUSSION ON MODIFICATION
to
subdivide
the
1c. it
of
"Peter
~sere'
into
be
a I.
Ej
acre
flag
lot
and
the other
a
t wC l I C,t s.
one acre
There is a creek which runs thri-Jugh the pro::,per�ty.
The Board was concerned with septic specifications
and the
wet area involved, amd suggested the atapl. i.cant investigate
that possibility. nne be buildable.
The area fi_ir nv::1d i f i coati :rr, Spc?c i f i cat i cans for
frontage and the Board a 30 foot
right---c-if--way to a 1, -It.
M.
Lavine stated there is r�- ci.r ::::�..�mstance where the Beard would
cclnsider three lots with les -s tl.. ,_-.in :',75 feet :•f fr- intage.
H. Slater reminded the Y :�.rcl LIi. -�.t riiernhers planing nn
attending the NYS Federation Planning session _in April
1st. and 2nd. at the Grotrin Ti_1wri Hall should notify the
Town so that registratir.in fees can be submitted.
�....- _.MEETING ADJOURNED 914u..
VC11"Ic"Mces
cell Alrlrto was lrre/t(red h). the
es.s 011111/1• I)(t/lartlnelrl o/ ) %ol-
rting as an hilormatiotiall ►1(lllicatio11lot.
►nnnirillal goverilf?1Cts, l► is 11,11 in
tellded to he a legal o1ritli,1n.
OIle of the basic powcrs given by law
to a lolling board of apprlFs is calico IhC
'valiance" power. "Ihc boatel has Ihc
of) III hori(y to "Vary "or modiI%to I c stricl
letter of n Toning ordinance or local law
in cases Where this strict iolclprclalidli
could cause practical difficllllics or un-
necessary hardships for an individual.
Appeals l,oalds ire Itcyucnlly con -
fromcd Willi rcllllcsis for variances.
111cte arc two types of miticsls Ihal
come before Ihc board, and Ills sl;Ind-
ards by Which they me judged differ. A
Ilse 1•arianer iS 41 rcqucsl to ufili7c prop-
erly for a rise or activity which is not
permitted by the zoning or(linancc, and
Ihc applicant nittsl dcnlonstlalc "Im-
nccessary hardship." A1) area varialtre is
a rc(lileM for relief from dimensional
Stilldalds contained in Ihc Toning oldi-
n41nce, 411)(1 it requites a dcmouslialion
of " raclical difficrilly.to
basic slaodalds for determining
t1 ssaiy hardship and prnclic:li dil-
ficttlly have been eslahlishcd and lelinc(I
by Ihc courts in numerous cases.'
UmSIS VAIIIANCIE
An individual u•ho \cants to ulili7C
property for n use 111411 is 1)oI pelolil(cd
by Ihc zoning ordinance 11111%1 apply for
41 rise variance. An applicant for a use
valiance must dcIflollst ate unnecessary
hardship by satisfying each of life for-
(olving Ihrcc tests:
1. l lniqurllvAS
'fhc applicant must ploVe Ihal Ihcre
ire certain features or conditions of Ihc
14111(1 that ate nol generally ;fpplicahle
throughout the 7(me AND that Illese
Icilures make it impossible to earn a
reasonable iclurn without some a(1-
juslnlcnl. If Ihc fcalm-cs (Ir conditions
arc generally applicable Ihronghout Ihc
district• 41 variance should not he gran(ed.
In Ihosc siluations Whetc Ihc dillicully is
shared by (,liters, Ihc relief should be
accomplished by an (►ntendnfcnl to Ihc
Toning ovdimmice, lint a variance.
2. s(lrtnhle /ielurll
111licant must dcofonsleale an
inr y to rcali7c :I rc:lsl)nable rctrlln
under any of the uses, pctmillcd by Ihc
Toning ordinance. 'I here 11111m be a "llol-
his and ccills" proof of Ihc :lpplica Ill Is
innllilily to realize rcasollabl(• Iclurn;
4
speclllalloll ()I t111;llilall \'l' ;1%scssilleill Is
Ic;lli7c te 1inallcllomc. ligh-
csl 10111 it is Im( consideled a haldshil).
J. ( Tito arlrr
Ile a pplica fit nlusl p1o\e lh;ll Ihc 1c-
tillesled Inodilicalion \ %ill not c'hmille
Ihcchalacicl of f1mllilyoll Ile nciphhor-
hood. III addilion, Ihc "Spifi1" of Ihc
ordinance or local la\v should he prc-
sCr%ed.
he ;Ipplicanl till a Ilse Val ia1)cc n)osl
nfcel all Ilnce tests Toole Ihc appeals
bo;tld nmV plant Iclicl. A Ilse valiance
should not he planted it Ihc "till oet,es-
sary haI(IsIIi11 (vas cleated by Ihc al,pli-
canl. II Ihc appeals bmild pr;lnls it low
Valiance fo an ;Ipplicanl who has failed
to med each of Ihc tests. it runs Ihc lick
of assoming life function of Ihc Icgisla-
live body :ofd making a decision coil-
Italy In Ihc legislative illlcnl of tile ;•.on-
inp ordin;lncc.
Alt inciewriog 1111111hCI' OI Ilse 1';11 lance
rc(Incsls is often Ihc sign of an "aped"
Toning rcgulalion. I he appc;lls ho;Ircl
should no( cilcllnl%clfl Ihc lcgislali%c
process 11 1' glalllillp Ilse yalialfces. In-
slcad, life appeals board should advise
Ihc govclnilip hody of file occd to Icex-
anlirlc and anlelid Ihc zoning ordinance.
Arcot Vntialice
In life case of an ale;' %aliall(.C. Ihc
applicant is scckinp mo(ilicalion III di-
111cnsiou :11 standards, such as Ward Ic-
quircolcnls, scl -hack lines• lot coverage,
Ironlage mlifllcmcnls 1)r llcn%ily rcgu-
lalions, so Thal Ihc progeny play be ulil-
i7ed fill One of Ihc user I)CImilled by IhC
zoning oldinall('c. file appeals boatel
11mv, plaid Iclicl it Ihc applicant can
(Icloonsllalc that stricl Coil] pli;ulcc \%ilh
Ihc Icpllalion.s would cause practical
dillicully.
the dcicrnlinalion of praclical dilli-
cully is ;I Ihree -slcp ploccss.I
I. I ils1, Ihc rllrl/Iituol most denlon-
sllale (hat Ills applicalion of Ihc 7ooing
or(lin;utcc to his plopcll)' causes Signili-
c4,1111 economic illiury.
2. ()lice IIIe applicant bas (jenlon-
sLlatcd cconoolic iniul y, then Ihc Immiri-
1)a1i11• m11%1 show Ihal Ihc rcgillalioll in
question is reasonably rclalcd to a Icgiti-
malc exercise of the police power.
.1. I.otsl, assnnlinp Ihc nlunicipalily
has met ils holden of proof, the alrldi-
('11111 most deolollslralc Ihal Ihc IcS(lic-
lions, as slliclly applied in his case. Me
rinlclaled 1() Ihc public hcallh, salcl% or
wclfale of Ihc conlnlnnily and Ihal
1!1:Inling Ihc valiance will not advelscIv
allccl Ihc contlllu1)il\•.
In making a dctcrnlillalion O1 placli-
cal dillicully, Ills appeals bald may
considcl:
I. Ilow suhslalllial the Valialion is in
Iclation to the ICgniiellie .,
2. I he potCnlial effect 411 incic;lsctl
(lensily on available nfu1)icipal, county
and s(a1c facililics.and services;
�. Svhclhcl Ihc variarlcc will cause a
sohstaoli ;11 change in the chatacler of
[lie ncipllbolhood;
4. Whether file dillicully call fcf%ibl%
Ile nlitipalcd by %()life olher method: M
5. whether the interests of ju%licc «ill
Ile sAVC(I in planlinF Ihc valiaocc.
Ilfe appeals board should glanl Ihc
rnillirnlnn relief ►tecessaty. is allow rea-
Aollithle 11.(e of Ihc hod in qucslion. Not
CVCry ;Ipplicanl fill an area variance is
an(olltalically cnlillcd 141 tcccive relief.
Fach applicalio1) Should he carrlully
considefed agaillm the rcquircnlcnl 1111
plool of praclical dillicully.
SURINIA111'
he oufior ditlerencc hc1\vee1) at use
variance alld all ;Ilea gall :II1CC 111%(11 \'CS
the nsc of 111e properly. An area Valiance
Icsrills in a n1odilicalion of physical rc-
slricliolls so That an allowable rise nlay
Ile established on Ihc proliclly. Ily con -
Irasl, If rise variallc•e Joel mils the estab-
lislunelil of a nsc Which is prohibited I)v
Ihc zoning ordinance and the zoning
map. It is (or Illis tcasoll Ihal Ihc sland-
Illds for a Ilse variance arc more sllinp-
cnl (ban Ihc slaildat(Is established loran
:u ca variance.
I:lcqucnll)l, Ihc appeals board is cn-
c0111aped to make IcgWalive decisions
udder Ihc guise of nsc variance requests.
he a1)prals hoard should exercise cau-
tion \vhc1) conllonlcd with a rcqucsl for
:1 Ilse variallcc, and only gratlt (hose
which olecl Ihc tests cstablishctl for dc-
lei mining unnccessary hardship. 'I he
appeals hoard should tcSisl Ihc iriclioa-
lion 14) coliccl dclicicncics in the zoninp
ordinance 111fough Ihc exercise of its
Variance power. If parlicular. provisions
01 (he zoning ordinance ale inappropli-
alC or uniusl. Ihc appeals hoard should
rccollu1)clld 111 ;11 Ihc legislative holy
(0tv Council, 'Iowll Iloard• Ifoald of
'I ruslces) take the 1)ece%s;►ry steps. 141
amend Ihc oldiva1)ce or local law.
1 (Jorr,t 1'..Srrinhilhrr. 2R2 NV 71119191. 1 t/lugr
u/ ar'nll.l'rille r. I't top itA. 1511 NVS 2 I 911611956):
.lt11'114• VII(ple( V. lltt)trur. 22 NY Id 417119681:
I)nu•(I tit IItrtt ('iris• :l nutiotiuq. Iqr. r. A /rill. 51
N S' 2d 961 ( 198111.
1 /ntrnrrillr 1' Is"rultl, it N1' 2d 25.111981).
1 / bllirr_r r. /'alurnl't,. 21 NY 2d 111119671: ,Va-
litrnul ,I /t•rrit, inr, (•. lip" 11. 41 NY 2J41µ(1977).
1 Iltnth\hergur 1 A fit httli1. 19 Alice Id 9t I9
I I95g1.
Atilhttr. Krlh Salunlo(I. Plalmrl
Ihllchcc� ('uunit' t)rp ;lrinlcnl Ill
1'lannin(•
VC111C,111ces
rr'h Afemo mars Irreparr'rl hr the
(Iorrnt.l' l)c/,arrinrnt I) Nalt-
ning as an in /i)rma►iollal pnhlirutiul► /i,!'
mmmici/,al governnir'rils. /I i.r nut in-
tender! to hr a legal opinion.
thle of the basic powers given by law
to if Toning bo;ud of aplreals is called the
"valiance" power. of he hoard has the
authority to "very", or modilt', the strict
letter of a Toning ordinance or local law
in cases where this strict intcrhrcl;llicin
could caoee practical difficulties or tfn-
ncccssaiy hardships for till individual.
Appeals hoards arc flcquendy con-
fronted with requests for variances.
Thcic are two types of rcgocsls that
come heroic the hoard, and the st;uld-
ards by which they are judged diller. A
use varianrr is a request to olili7c prop-
erly for a use or activity which is not
perinilled by the zoning oldi11n11c•e, and
file applicanl most dcnlullslr fell c 641111-
necessary hardship." An area vaiianrr is
a request for relief from diolellsion;ll
standards contained in life 701611E oldi-
nancc, and it rcquilcs it dcmuos(1.1(too
oO'inclical difficohy." basic slandards for determining
I ssaty h.aidship and placlical dil-
ficully hate hec11 established and Iclincd
by the courts is nlnncrous cases.'
USE, VARIANCE.
An individual %010 Wallis 10 tllili7C
property for .1 use Ihill is nor pel milled
by the zoning ordinance nlosl apply for
a use variance. Ali applicanl for a use
vallallce 1111151 dcolonstrnfc IIIIIIccessary
hardship by salislying r'aclr or the lot-
lowing Ihrce tests:
l hr i gnr•rrc'.c.c
'life applicant must plow that Ihcrc
arc certain Icitmes or conditions of the
land (lilt are ool gcncrnlly applicable
Ihloughool the zooc AND Thal these
Iealures make it impossible to earn a
reasonable iclurn without some ad-
justment. If file fcalures (1r c•ondilions
are generally applicable throughout the
district, a variance should nol he piloted.
III those situaliolis where the dill icolly is
shared by others, the relief should he
nccoUlplishcd by an anlcodnlcill to the
zoning ordinance, not a variance.
2. ronab/c neitovr
Ipplicanl muss denloosllate all
inn 11)• to reahic if reasonable rcll1111
under any of the uses 1, cloliticd by the
Toning 0rdia .1nce.'I here a)IlSl he it "dill
lars and cents" proof of file applicant's
inahilily to realirc rcasona1111• return:
4
specolation or clnalilaike asscssmcol is
in .1dcgoa(c." I .1ilnlc to rcali7c the high-
est Ic(urn is ool coIIsidcfell a haldsllilc.
3. Chal'uclet
he .1pplic .1nl most plow that (he Ie-
gocsicd modification will oo( clumpC
the c•heI acicl of cloalily of Illc ocighhor-
hood. In addition, the "spili(" of the
ordinance or local law should he I)Ic-
Set%Cd.
he applicaIII lot a use vaIianc•c 11111s1
Incel all Iluce tests Toole life appeals
hoard Tony glans lelief. A use %'nuance
should 11111 be piloted it (he "onocl-es-
s ;ut•hardship "wasctcalcd ht•Ihc .1ppli-
caot. If the appeals hoard grants a use
vnliancc to :ill applicant who hill lailcd
to incel each or the Icsls, it runs the lick
of asS1111liop the 11111clion of Inc IcgisLl-
Ike hotly and making it decision coIl-
Ilary to the legislative iolenl of the;•oo-
iog ordinalice.
An incleasi11g n11111hel of Ilse vaI lance
milics(s is oltco (lie sign of ;In "aged"
711116119 regulation. ) be appeals hoard
should nor cilcoolvcol (lie legislative
process by piloting list t';uiances. In-
slcld, the appeals hoard should advise
the govcloiog hotly of the need Io it-ex-
:1 Mille n11d amend life zoning ordinance.
Arca Valialice
In the case of ;111 alto valiance. the
applicant is scckilig olodification of di-
mensional standards, such as vard Ic-
quircnlcnls,scl hack linc.0oleovelage,
hoolage Icgllilenlcols or density rcro-
latiolm so Thal the propel ly maybe util-
i7ed for one of the osrs pernlillcd ht' the
Toning ofdinnncc. Iltc. ;Ippcals hoard
may grant Iclicl it the :Ipplicaw can
tic moosltale I hit l s11ic( compliance will)
the 1cp1lations would cause placlical
dillicolly.
be delcrnlinalion of placlical dilli-
colly is a price -step plocess.a
I. First, life alrlrlirclnl most del000-
sllalc Ihal the appiicl(io11 of life 70111119
ordilmoce to his III opCl13' causes sigoili-
caill cconoolic illj0rl'.
2. Oocc the applicanl ll;ls delooll-
slraled ec•ononlic inj11ly, Ihcn Ihcrr11olici-
/ralil.c 11111s1 Show that the regulation in
question is leasollahly rcfatcd to a Icgiti-
111.11c exercise of the police power.
3. Last, assuming the 111ollicipa1ily
has noel ils burden of ptool, life aly,li-
r41111 nlosl deloolls(lalc that life Icsllic-
lio11s, ns stliclly applied in his case, ale
11111claled to the pohlic health, safely or
wellale of the comillonity and That
glaoli11g (lie variaUCc will no( advclsc•I_y
Mfed the coolmollitt.
In makimp it delcroain;llion ill placli-
cal difficulty, the appeals hoard may
cOoSidcl:
I. Molt suhs(a11liat the variation is in
lClatiml to the IC(loilcloclll:
2. life potcllial effect of incirlsed
dI isi1), o11 avail•lblc 11lullicipal, cou11(),
and slate lacilitics and scrt•iccs;
�. 1 holier the valiance will cause if
snhslantial change in the characler of
the Ilei9hhorhood:
4. livhelhcr lite dillicolly can feasibly
he nliliralcd by some other method: m
i. Who her the imelcsts of jimice will
be Served in flaming the variance.
he appeals bo;ud shoold glanl the
mi)1i1r1n1n relic'/ neres.car'r. to a /low rra-
srnla /, /c' nor of the land in question. Not
every applicanl fill an area variance is
autoolnlically colilled 10 lcccivc Iclic•f.
I ach application shoold be carclolly
considered against the millircillem 11,11
proof of placlical dillicolly.
SUNINIARV
IIIe major difference hclweeo a use
variance and an area valiance involves
life Use ill life propcllt•. An area y)uiance
Icsolts in a olodificaliolf of physical ic-
siriclions so Ihal an allowable use 111.1),
he cslablisllcd on the propclly. Ily con -
Has(, :1 osc vanllallce pcimils (Ile cslah-
lish11leli( of a Ilse which is prohibiled ht•
the Toning ordill .111cc nod the 7onill
map. Il is lot Ibis le "Ison Thal the s(aUd-
arcis for of use variance ;Ile more slling-
cllt (11.111 (he slluldalds established IUr an
alca Villiallce.
rccloc11tly, the appeals hoard is co-
coutagcd to make legislative decisions
under the Boise of osc t'mi :ulce lcqucsls.
'I he appeals hoard should exercise cao-
tion when confronted wilh at Icgocsl IUr
if IISC V:aII:111CC, alld 0111V gralll 11104;C
which nlccl Ills tests established for dc-
(eI mining onncccssaly hardship. 'I he
appeals hcrud should resisl the i11chim-
"(111 111 correct deli'cieocieS in file zoning
oldinalice through the exercise of its
variance power. If parlicular provisions
ill the 70nillg uldi11a11ce: le inapplopli-
;Ilc or 1111iml. the appeals boald should
Iccolulllc11d that the legislative hods
I itv Council, 'fawn Hoard. Board of
rusices) fake the necessary steps. to
amend the ordinance or local law.
1 lhhr 1 '..STri„liilhrr.182N1'11(1919(, I,Nu,�r
rot llnrn.trillr• r. l',nnri�. 150 N1'S Id 9116 119561;
./111114• r:1101rc ,•. lturnnr. 22 NY 2d 417 119681:
/)nug/tmm r "iris :Luurir,liun. tar. ). Alrin. 51
N 1 2d 961 ( I')811►.
2/ in rnrrillr r..Lrr1r1/d. 5 t N 1' M25-1(19811.
1 I'll/Mm r. /'alulnl'+l. 21 NY 2d 10111967): Na-
linnul ,Ilrr,il. lnr. I•. 41 NY I(1418(19771.
t Irnvh"hrr¢r•, r. A /icltu/ir. 19 Alisc 2d 9119
(19591.
Aullim: Kcah Sillmmj)u. I'lannrl
1 1oCIo.%% ('uuntg I)cpurlmeIll r.l
1'1:111166111,