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Ulysses BZA grants 15-foot setback variance to allow homeowneraddition for aging in place
Summary
The Ulysses Board of Zoning Appeals on June 17 approved Resolution 2026-005 to reduce the side-yard setback from 30 to 15 feet for a small addition to Olva Terry Husted's home at 6018 Podunk Road, citing wetlands, an adjacent septic field and an existing nonconforming garage; one neighbor spoke in support and no objections were recorded.
The Ulysses Board of Zoning Appeals voted June 17 to grant an area variance reducing the AR-zone minimum side-yard setback from 30 feet to 15 feet so homeowner Olva Terry Husted may build a small addition at 6018 Podunk Road as shown on the site plan accepted by the board.
The boardin Resolution 2026-005 found that the benefit to the applicant of the proposed addition outweighed any detriment to the neighborhood, that the change would not be readily apparent from the road, and that the addition would keep new construction away from existing wetlands and a septic field adjacent to the house. The resolution records that one adjacent neighbor supported the plan and that no objections were filed in response to the public notice.
Husted, who identified herself as a retired teacher, told the board she is 76 and that stairs have become difficult to manage: "I'm getting too old now ... it's getting hard to go up and downstairs," she said, explaining the addition would provide a bathroom and a small bedroom connected to the existing den so she can remain in the house. In her presentation she showed survey photos and a site plan indicating the existing garage sits about 15 feet from the west lot line, which informed the board's finding that the proposed footprint does not extend further into the setback than the existing legally nonconforming structure.
Board members and staff discussed roofing details, fire separation between the garage and the new bathroom, and the addition's footprint. The application text contained an approximate area figure (150 square feet) that the board found inconsistent with the site-plan dimensions; members agreed to reference the site plan (page four of the variance application) in the approval rather than rely on a single square-foot number. The town planner and board noted wetlands and the location of the septic field limited alternative sites for the addition.
Neighbor John "Jack" Radzik of 6050 Pull Off Road spoke during the public hearing in support, saying he had no problem with the project. The board formally closed the public hearing before moving to approve the draft resolution. The motion to adopt Resolution 2026-005 as amended passed by voice vote and the chair announced the variance was approved.
The board's action directs that the addition be built as described in the accepted site plan; it also records the board's finding that the difficulty is self-created for the record but that the variance nevertheless permits the homeowner to age in place. The board adjourned after completing the item.
Clarifying detail: the applicant referred to her address verbally using the street name "Horton Road" during remarks; the resolution and the site-plan materials identify the property as 6018 Podunk Road, which is the address used in the boardadopted resolution.
