2.         It is determined the requested variance will not  produce any undesirable change in the character of the neighborhood and will not be a detriment to nearby properties.  The proposed garage addition will be located 3.4 feet from the east side property line.  This side yard set back matches the current setback for the existing structure.  Due to the lot’s topography, existing improvements and other physical limitations, there were no feasible methods to pursue other than the area variance so that the improvements are located consistent with the site.  The proposed variance will not have an adverse effect or impact on the physical environmental conditions in the neighborhood or district.  Neighbors express no objection to the variance.  The benefit to applicant outweighs any detriment to the neighborhood or community as a result of granting the variance.

3.         A variance is granted to allow for the location of a garage with a west side yard setback of 3 feet.

 

Dated:_December 19, 2011___________                              ____________________________________

John Virginia, Chairman

Zoning Board of Appeals

Town of Van Buren

 

Roll Call Vote:

 

Aye     Nay     Other

Joe Kiselica               __√_      ___      _____ 

Robert Cleverley         _√_      ___      _____

Laura McBurney         _√__    ___      _____

John Virginia               _√__    ___      _____

James Bowes               _√__    ___      _____

 

(1)        Will there be an undesirable change in the character of the neighborhood or a detriment to nearby properties?             _____No____________________________________________________________            _________________________________________________________________            _________________________________________________________________            _________________________________________________________________ (2)        Can the applicant achieve the benefit by some method, feasible for the applicant to pursue, other than an area variance?             _______No_______________________                                                       _____            _________________________________________________________________            _________________________________________________________________            _________________________________________________________________ (3)        Is the area variance request substantial?             ______No___________________________________________________________            _________________________________________________________________            _________________________________________________________________            _________________________________________________________________ (4)        Will the variance have an adverse effect on the physical or environmental conditions in the neighborhood or district?             _________No________________________________________________________            _________________________________________________________________            _________________________________________________________________ (5)        Was the alleged difficulty self-created?             _______No__________________________________________________________            _________________________________________________________________  B + H AUTOMOTIVE, INC

7700 Maple Road Tax Map ID#030-02-13.2

 

Mr. Virginia stated this following matter, B + H application for a special use permit, for the reasons previously stated in November, I am recusing myself and turning the meeting over to Laura McBurney. 

Mrs. McBurney continued the public hearing to B + H Automotive.

 

Mrs. Holly Ortolani was present to address the Board.

Mrs. McBurney stated that we have county comments.

Mrs. McBurney stated this project will consist of adding on to the existing building and also two bays. 

Mrs. Ortolani stated yes this would be 40 x 40.

Mrs. Ortolani stated the landscaping will still be the same and she will not be taking any trees down. 

 

Mrs. McBurney read from the codes as follows:

 

200-27. Standards for particular special permit uses.

             A.  Light vehicle maintenance and service (includes fuel stations and car washes.)

                   (1)  The lot shall have sufficient area and frontage for safe and efficient vehicular

                          affecting the flow of traffic on the abutting streets.

                   (2)  An entrance or exit driveway’s edge shall be located at least 20 feet from any

                          side or rear lines, and at least 100 feet from any intersecting street right-of-way

                          line. 

                   (3)  Service areas shall be located at least 30 feet from any lot line.

                   (7)  Vehicles awaiting routine repair shall be stored on-site, but not in the front

                          yard.  At its option, the Zoning Board of Appeals may require that all vehicles

                          awaiting repair shall be placed at the end of each workday within a principal or

                          accessory structure for overnight storage.

                   (8)  On each lot line abutting a residential use, there shall be a landscaped buffer, 20

                          feet in width measured from the lot line, planted with a staggered double row of      

              evergreen trees, installed at a height of four feet, on six foot centers, and                   

              maintained to a height of at least six feet.  The Planning Board may authorize

              opaque fencing to be substituted, or added, for landscaping planting upon

              finding that such screening would provide a more effective buffer for the 

              residential use. 

       (9)  A landscaped area shall be maintained, exclusive of driveways, on all sides of

              the property having street frontage or abutting nonresidential uses. Treatment

              shall be of grass, ornamental stone or evergreens maintained below two feet

              in height and surrounded by curbing (wood, stone or concrete) four to six

              inches in height.  The landscaped area shall be or sufficient width and length for

              snow storage needs and to separate the site’s vehicular areas from those of

              abutting uses and streets.

      (10)  Waste disposal and similar accessory service areas shall be adequately screened

               from view and maintained to avoid any discharge of hazardous materials to the

               surface drainage system. 

200-22

      (6)    D6 Light vehicle maintenance and service: Light vehicle maintenance and

               Service includes uses that perform motor vehicle maintenance services, such

               as oil changes, and may also make minor repairs.  All operations except loading

               must be performed entirely within an enclosed building.  No outside storage of

               automobile parts, dismantled vehicles or similar articles shall be permitted.

 

Mr. Virginia has now returned to Chairman.

                         

ADJOURNMENT 

Mr. Virginia continued the meeting until January 23, 2012  at 7:33 pm. 

Mr. Virginia made the motion to close the meeting.  Mr. Kiselica moved to accept the motion, seconded by Mrs. McBurney. 

Motion carried unanimously.  The meeting adjourned at 8:25 p.m.

  

Respectfully submitted,

Melissa MacConaghy

Zoning Secretary