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Zoning board tables Tidesides boat-storage special-permit amid compliance and zoning questions
Summary
The Sodus Point Zoning Board tabled Brandon Martin’s application to build three storage buildings for boat storage at the Tidesides property after neighbors raised environmental, view-obstruction and enforcement concerns and the board asked to inspect the site.
Chair Tom Johns opened discussion of a special-permit application from Brandon Martin to construct three 36'x150' storage buildings at 7118 Route 14 for winter boat storage in a residential district. The application, filed under special-permit rules (CODE 190-8, 190-49), prompted questions about whether the site should instead be classified and treated as a marina or handled via variance.
Martin said he brought blueprints and asked the board to treat the property as a marina, asserting that “there are other marinas that are not located on the water” and that treating the site as a marina would affect how the property can be used and sold. CEO Kevin Druschel told the board the application was filed as a special permit and noted that the zoning code (190-5b) lists boat storage as an industrial facility separate from marina definitions.
Neighbors pressed for enforcement and clarity on outstanding compliance issues. David Brandt asked whether a stop-work order on the property had been lifted and said, “there are boats and other materials being stored — shouldn’t they be removed?” Druschel responded that the applicant must remove those items and that the site’s SWPPP has one year to be completed. Joan Zerbe-Brandt relayed that the state Department of Environmental Conservation had warned of potential violations on the Tidesides property and said she was concerned about water accumulating behind nearby houses and obstructed bay views.
Board members discussed technical matters including the property crossing different zoning areas, SEQR references to the whole Tidesides entity, and whether parts of the parcel might be treated differently. Mark Ketcham asked whether the board could consider a conditional variance; CEO Druschel said a conditional variance with regular inspections could be possible. Members noted the Planning Board had given the applicant a list of conditions to meet before certain work could proceed.
After discussion, Chair Tom Johns moved to table the application so ZBA members could walk the property and further review the plans; Sue Bassage seconded and the motion passed unanimously (Tom Johns, Mark Ketcham, Steve Nesspor, Lynn Carlyle, Sue Bassage — ayes). The board did not approve the proposal and deferred final action pending an on-site review and clarification of outstanding compliance items, dredging plans, and whether the marina designation or a variance is more appropriate.
