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Skaneateles ZBA approves carriage house permit for 80 West Lake Street
Summary
The Skaneateles Zoning Board of Appeals unanimously approved a special use permit allowing Fintan and Meredith Fleming to construct an under-800-sq.-ft. carriage house at 80 West Lake Street, adding a completion deadline of Dec. 31, 2026 and issuing a SEQR negative declaration.
The Skaneateles Zoning Board of Appeals voted unanimously Feb. 25 to grant a special use permit allowing Fintan and Meredith Fleming to build a carriage house at 80 West Lake Street. Chairman Michael Stanczyk moved to close the public hearing and then moved to approve the permit; Member Michael O’Toole seconded both motions and the board voted 4–0 in favor. The approval includes a SEQR finding and a condition that the project must be completed by Dec. 31, 2026.
Architect Andy Ramsgard, representing the Flemings, described the proposal as “a very simple application,” saying, “We are basically proposing just taking off the roof that's on there right now and creating a second story storage space that will be within the character and the scale of the existing house.” He told the board the carriage house uses the previously approved footprint, will have an 8–12 roof pitch and dormers to match the main house, and will provide storage under 800 square feet with no plumbing. Chairman Stanczyk confirmed there will be no plumbing and that the second-floor storage measures about six feet to the bottom of the rafters.
Before voting, Stanczyk read the Special Use Permit criteria under §225-39, covering impacts on adjacent land uses, harmony with district development, utilities and drainage, traffic flow, emergency access, and open-space provisions. Special Counsel Riccardo Galbato assisted the board in adding standard SEQR language to the approval; the board characterized the permit as an unlisted action with uncoordinated review and issued a negative declaration under SEQR regulations. The site plan review was previously granted by the Planning Board, and the ZBA’s action here finalizes the permit with the timeline condition.
The meeting was called to order at 7:00 p.m. at Village Hall by Chairman Stanczyk and adjourned at 7:17 p.m. Members Gregg LaPoint and Walter Nyzio joined Stanczyk and O’Toole in the 4–0 vote; Member Balestra was excused.
