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Planning board conditionally approves 131 Middle Avenue subdivision modification; applicant to seek ZBA variances
Summary
The board voted to adopt prior SEQR findings and conditionally approve a subdivision modification at 131 Middle Avenue, removing a prior curb‑cut condition and noting the applicant must obtain Zoning Board variances for driveway width, rear setback and building coverage before construction.
The Planning Board voted unanimously to adopt earlier SEQR findings and to conditionally approve a modification to the subdivision at 131 Middle Avenue, placing several conditions on the approval and noting that the applicant must pursue variances from the Zoning Board of Appeals (ZBA).
Jesse Boucher of Kodiak Construction presented revisions to the subdivision design requested by the board: increased front porch depth, a recessed garage moved back two feet, and adjustments intended to provide two off‑street parking spaces. Boucher said the driveway length available was limited; as a result, the applicant requested a curb‑cut width of 18 feet (rather than the 20 feet noted in the original approval) and will pursue a variance from the ZBA for driveway width, rear setback and building coverage.
Planning staff recorded several conditions of approval for the board’s action: coordinate decorative streetlight installation with the city electrician and National Grid so the new decorative light is serviced independently; align the new sidewalk with the adjacent sidewalk at the neighboring house to minimize sidewalk offset and maximize driveway length; remove the previous condition that required a 20‑foot curb cut and instead allow the applicant to seek ZBA relief; and reiterate that all remaining conditions tied to the prior subdivision approval must be satisfied before final sign‑off.
The board also agreed that the revisions do not require a new SEQR finding and voted unanimously to find that the existing SEQR findings remain valid for the modified subdivision. The board approved the subdivision modification conditioned on final engineering details, resolution of outstanding checklist items, and confirmation of the ZBA variances once obtained.
Next steps: the applicant will file for ZBA variances and return with final engineering and escrow closure items; staff will track outstanding subdivision conditions and confirm compliance before releasing any escrows or issuing construction permits.
