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Gates ZBA tables Cornerstone Centre’s shed setback variance after missing county review
Summary
The Gates Zoning Board of Appeals on June 8, 2026, tabled Cornerstone Centre LLC’s request for a setback variance to build a 16-by-30-foot shed at 2300 Buffalo Road because the required Monroe County Planning Board response had not been received; the application was rescheduled for July 13, 2026.
At its June 8 meeting the Gates Zoning Board of Appeals opened and closed a public hearing on an area variance request from Cornerstone Centre LLC for a shed at 2300 Buffalo Road and then tabled the application because the Monroe County Planning Board response had not yet been received.
John Mesiti, representing Cornerstone Centre LLC, described the proposed structure as a “stick built shed; 16 x 30 exactly; gables facing south and north; garage door on south side; windows on east side; custom built,” to be located in the northwest corner of the lot. He told the board the shed would be wood-framed with plywood sheeting and asphalt roofing shingles to match the property’s existing buildings. During the exchange Mesiti acknowledged the closest point would be about 8.3 feet from the lot line.
Board Attorney Robert Mac Claren recommended the board treat 8.3 feet as the minimum allowable proximity, telling the panel members to adopt that figure so "at no point, the building is any closer than 8.3 feet to the lot line." He further clarified that a separate retaining wall the applicant’s contractor proposed for drainage could be placed closer to the lot line because it would not be part of the structure.
Chairperson Tina Albanese-Stauffer said the board received no public comments at the hearing and reviewed the application under the State Environmental Quality Review Act. The board found the matter to be a Type II action under SEQRA and determined no further environmental review was required. However, because the property is on or within 500 feet of a New York State or Monroe County road, the board must receive a response from the Monroe County Planning Board before making a determination; that response had not arrived.
Don Ioannone moved to table the application until the county review is received; the motion carried with recorded votes of Mr. Lippa — yes; Mr. Ioannone — yes; Mr. Redfern — yes; Mr. Thaine — yes; Chair Albanese-Stauffer — yes. The board set the next hearing on the application for Monday, July 13, 2026 at 7:30 p.m.
The board’s tabling preserves the applicant’s right to seek the variance but delays a final decision until county review is complete.
