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Union Vale zoning board accepts variance application for garage at 202 Bloomer Road, schedules July 7 hearing
Summary
The Union Vale zoning board accepted an area-variance application from Michael and Rosaluzi for a garage at 202 Bloomer Road, flagged runoff and neighbor-impact concerns, and scheduled a public hearing for July 7 at 7:35 p.m.; the board asked the applicants for photos, topography and a drainage plan.
The Union Vale zoning board accepted as complete an application from Michael and Rosaluzi to build a garage at 202 Bloomer Road and scheduled a public hearing for Tuesday, July 7 at 7:35 p.m.
The board’s chair said the application requests an area variance of about 20.6 feet to place the structure closer to the property line than zoning allows and classified the filing as a Type 2 action under "NYCP part 617.5," which the board said precludes environmental review under "SRA schedule a." The motion to accept the application as amended and to set the hearing passed without a recorded roll-call tally.
Why it matters: board members told the applicants the packet lacks information they will need to defend a substantial variance at a public hearing. "We're trying to make your application as defensible as possible," the chair said, urging the applicants to explain why the garage cannot be moved farther from the property line and to show alternatives considered.
Board members focused on stormwater and neighbor impact. Board member John asked how the applicant would handle roof runoff and warned that concentrating water from a new roof and gutters could increase flow toward the lower neighbor’s yard. The applicant, identified in the meeting as Rosa, said the current mountain runoff already flows down a roughly 10-foot slope toward the neighboring property and that siting and access constraints limit relocation: "We're gonna figure that out when we get to it," Rosa said when asked where roof water would be sent.
What the board asked the applicants to provide before the hearing: photos showing the steep driveway and where runoff flows; clearer topographic or contour information (partial contour work was suggested to avoid a full survey); a drawing or annotation showing well and septic locations and the position of existing outbuildings; and a plan for managing roof runoff (gutters/downspouts and an identified discharge point). The board also suggested obtaining a neighbor letter noting support or agreement about drainage, while noting such letters do not bind future property owners.
On code and procedure, board members advised the applicant to acknowledge that the requested setback reduction is "substantial" and to explain why relocation or other reasonable alternatives are infeasible; doing so, the chair said, makes an approval more defensible against challenge. The board discussed the possibility that one shed might need removal if the number of outbuildings exceeds code limits.
The board instructed the applicant that any public-notice costs (mailings and newspaper notices) will be reimbursed to the town of Union Vale and allowed two weeks for the applicant to submit the requested supplemental materials and revisions to the application packet. The board said a site visit may be scheduled prior to the hearing to view slope and runoff conditions in person.
The hearing is set for July 7 at 7:35 p.m.; the board accepted the application for consideration and directed the applicant to provide clearer documentation to address runoff, access and alternatives before that hearing.
