The City of Canandaigua Zoning Board of Appeals approved three separate variance applications during its August 20 meeting, including a new Habitat for Humanity home, a two-story residential garage with office space, and a replacement garage for a fire-damaged property.
All votes were unanimous following individual public hearings and board review of each application’s compliance with the city’s five-part variance test.
Habitat for Humanity receives setback variance
The board approved an application from Greater Rochester Habitat for Humanity to construct a new home at 128 Tillotson Street with a front setback of 17 feet—8 feet less than the 25-foot minimum required by the zoning ordinance. Garrett Jones, grants coordinator for Greater Rochester Habitat, presented the request.
Board members found the proposed variance consistent with existing neighborhood setbacks. “There’s a lot of other properties in the neighborhood that are very similar,” one board member noted during discussion.
The board determined that the variance would not create an undesirable change to the neighborhood, that no feasible alternative existed, and that the requested deviation was not substantial. Members also noted the benefit of preserving a 30-foot backyard for family use.
The motion to approve carried unanimously.
Garage with office space approved with conditions
The board also approved an application from Steve and Christine Klovstad to construct a 1,200-square-foot, two-story garage with second-story office space at 128 West Gibson Street. The request required variances for size, two-story design, habitable space above a garage, and width exceeding 24 feet parallel to the street.
Steve Klovstad told the board the proposed garage would store tools, personal vehicles, and eventually serve as a personal office. He added that the project would only move forward if financing could support full construction. “If I can get financing to do it all now…that’s kind of a deal breaker,” Klovstad said.
Board members discussed at length the precedent of habitable space over detached garages and the risk of future conversion into rental apartments. As a condition of approval, the board specified that the second-story office space cannot be used as a rental unit.
Another condition requires approval of a subdivision by the Planning Commission, since the garage will be located on an adjoining parcel currently associated with a separate address.
The board unanimously approved the application with those conditions.
Fire-damaged garage to be replaced at Gorham Street property
In the final application, Tamera and Edward Ziemba were granted variances to replace their garage at 200 Gorham Street, which was destroyed in a fire. The proposed new garage measures 36 by 48 feet (1,728 square feet), exceeding the city’s 750-square-foot limit and the 24-foot maximum width allowed parallel to the street.
Tamera Ziemba told the board the proposed garage would be narrower and placed farther from the house. “We also are looking for additional storage for a boat, my husband’s truck, my car, and then an actual workshop for him once he replaces all the tools that he lost in the fire,” she said.
Board members agreed the structure would not negatively affect the neighborhood’s character, citing the deep lot and existing large structure. A temporary shed placed on the property for storage following the fire will be removed once the new garage is completed.
The board voted unanimously to approve the application.
Discussion on garage size limits
In the miscellaneous portion of the meeting, members briefly discussed whether the city’s current 750-square-foot cap on garages remains appropriate. Board members noted that five recent variances for larger garages have been approved, and questioned whether the standard aligns with the needs of modern property owners.
Chairman Bader and other members acknowledged the limitations of small lots, the variation in lot sizes across the city, and the usefulness of the variance process in allowing flexibility. No action was taken.
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