The ZBA is hereby authorized to establish rules and regulations
not inconsistent with this Zoning Chapter or the statutes authorizing
the same, and may modify, amend or repeal such rules related to its
functions and duties, including the preparation of forms, resolutions,
etc. Any rule, regulation, amendment or repeal thereof shall be filed
in the office of the Town Clerk and shall be a public record.
The ZBA shall have all the powers and duties prescribed by New
York State Town Law and by this Zoning Chapter, which are more particularly
specified herein, provided that none of the following provisions shall
be deemed to limit any power of the ZBA that is otherwise conferred
by law.
A. Orders, requirements, decisions, interpretations, determinations.
The ZBA may reverse or affirm, wholly or partly, or may modify the
order, requirement, decision, interpretation or determination appealed
from and shall make such order, requirement, decision, interpretation
or determination as in its opinion ought to have been made in the
matter by an administrative official charged with the enforcement
of such ordinance or local law. To that end, the ZBA shall have all
the powers of the administrative official from whose order, requirement,
decision, interpretation, or determination the appeal is taken.
B. Use variances.
(1) The Zoning Board of Appeals, on appeal from the decision or determination
of the Code Enforcement Officer, shall have the power to grant use
variances.
(2) No such use variance shall be granted by the ZBA without a showing
by the applicant that applicable zoning regulations and restrictions
have caused unnecessary hardship. In order to prove such unnecessary
hardship, the applicant shall demonstrate to the ZBA that for each
and every permitted use under the zoning regulations for the particular
district where the property is located:
(a)
The applicant cannot realize a reasonable return, provided that
lack of return is substantial as demonstrated by competent financial
evidence;
(b)
The alleged hardship relating to the property in question is
unique and does not apply to a substantial portion of the district
or neighborhood;
(c)
The requested use variance, if granted, will not alter the essential
character of the neighborhood; and
(d)
The alleged hardship has not been self-created.
(3) The ZBA, in the granting of a use variance, shall grant the minimum
variance that it shall deem necessary and adequate to address the
unnecessary hardship proven by the applicant, and at the same time
preserve and protect the character of the neighborhood and the health,
safety, and welfare of the community.
(4) Issuance of a use variance shall be conditioned upon the applicant
obtaining site plan approval from the Planning Board.
C. Area variances.
(1) The ZBA shall have the power, upon an appeal from a decision of the
Code Enforcement Officer, to grant area variances.
(2) In making its determination, the ZBA shall take into consideration
the benefit to the applicant if the variance is granted, as weighed
against the detriment to the health, safety and welfare of the neighborhood
or community by such grant. In making such determination the ZBA shall
also consider:
(a)
Whether an undesirable change will be produced in the character
of the neighborhood or whether a detriment will be created to nearby
properties by granting the area variance;
(b)
Whether the benefit sought by the applicant can be achieved
by some method, feasible for the applicant to pursue, other than an
area variance;
(c)
Whether the requested area variance is substantial;
(d)
Whether the proposed variance will have an adverse effect or
impact on the physical or environmental conditions in the neighborhood
or district; and
(e)
Whether the alleged difficulty was self-created, which consideration
shall be relevant to the decision of the ZBA, but shall not necessarily
preclude the granting of the area variance.
(3) The ZBA, in the granting of an area variance, shall grant the minimum
variance that it shall deem necessary and adequate, and at the same
time preserve and protect the character of the neighborhood and the
health, safety, and welfare of the community.
(4) For an area variance where said variance is part of a subdivision,
site plan, or special permit review that is currently, or will be,
before the Planning Board, the ZBA shall submit said variance request
and all associated documentation to the Planning Board for their review
and comment. If the Planning Board does not provide comment upon the
area variance application within 30 days of receipt of said application
from the ZBA, the Planning Board shall be deemed to have waived its
right to comment upon the variance.
D. Imposition of conditions. The ZBA shall, in the granting of use variances,
area variances, and any other discretionary relief, have the authority
to impose such reasonable conditions and restrictions as are directly
related to and incidental to the proposed use of the property. Such
conditions shall be consistent with the spirit and intent of this
Zoning Chapter and shall be imposed for the purpose of minimizing
any adverse impact such variance or relief may have on the neighborhood
or community.