PLANNING BOARD MEETING - FEBRUARY 5, 2026

Planning Board Meeting Thursday, February 5, 2026 Village Hall 26 Fennell Street 6:00 pm AGENDA 6:00 pm Continuation of Public hearing for Site Plan Review (demolition) to construct 4,239 SF first and second floor with added crawlspace foundations, 4.5 bedrooms, 4.5 bathrooms, and two car attached garage with bonus room above and Area Variance recommendation in the matter of the application of Keith Falkenberg to vary the strict application of Section 225-A5 Density Control Schedule for Side Yard Setback; Minimum Open Area; Percentage of Lot Width; and Maximum Stories; and Section 225-69D, Non-conforming Buildings, Structures and Uses, Extension or Expansion at the property addressed as 3 Tallcott Lane in the Village of Skaneateles. 6:05 pm Continuation of Public hearing for Site Plan Review (demolition) in the matter of the application of Ben Klein to construct 2,729 first and second floor with 5 bedrooms, 3.5 bathrooms and two car attached garage at the property addressed as 60 Fennell Street in the Village of Skaneateles. 6:10 pm Continuation of Public hearing for Site Plan Review (Skaneateles Lake Overzone) in the matter of the application of Skan Boathouse Property LLC, on behalf of Sam Nappi, to construct a 3,555 Square Foot addition including house addition, new patio, attached garage, and driveway reconfiguration of west driveway, at the property addressed as 103 West Lake Street in the Village of Skaneateles. 6:15 pm Site Plan Review/modified site plan for the matter of the application of 104 West Lake Street LLC (Nappi) to construct a new conservatory residence at the property addressed as 104 West Lake Street in the Village of Skaneateles. 6:20 pm Continuation of public hearing and consider a request to table the matter of the application of Devin Daly to develop the Orchard Road Extension subdivision on the parcel bearing tax map number 003.-05-06 adjacent to 131 and 132 Orchard Road and 100, 102, 104 and 106 Packwood Place in the Village of Skaneateles. 6:25 pm Critical Impact Permit (Redevelopment in the D District) in the matter of the application of Francis Lombardi to change the use of the main floor office from (C-2) Commercial Services to 1,825 square foot liquor store (C-22) Retail Sales, Less than 3,000 Square Feet at the property addressed as 29 Fennell Street in the Village of Skaneateles. 6:30 pm Site Plan Review, Special Use Permit recommendation in the matter of the application of Fintan & Meredith Fleming to vary the strict application of Section 225-A5 Density Control Schedule for Minimum open area; to construct a Carriage House at the property addressed as 80 West Lake Street in the Village of Skaneateles. 6:35 pm Such other matters as may be before the Board. 1 7:00 pm Executive Session for Attorney – Client Discussion. ***** NB The following matters are pending before the Board and are continued, but are not on tonight’s agenda as the Board is awaiting further information before action may be taken: • Consideration of Sketch Plan Review in the matter of the application of Cathy T. McDonald as Trustee for McDonald Trust to construct a mixed-use Retail, Office and Residential development on three parcels comprising 8 acres located at the property addressed as 1330 East Genesee Street and between two parcels addressed as 1322 and 1338 East Genesee Street in the Town of Skaneateles. [Last heard 2/6/25] • Consideration of Design Standards Review [Section 225-17] and Area Variance recommendation in the matter of the application of Kristy & Jason Boyles to vary the strict application of Section 225-A5 Density Control Schedule for Minimum open area; to construct a new 4,799 SF single family dwelling with porches and attached 2-car garage on a vacant lot at the property addressed as 108 Sinclair Street in the Village of Skaneateles. This is a revised and resubmitted application for new construction residence (was addressed as 108 Sinclair in prior application). [Last heard 3/6/25] Note: Limited electronic presentation support may be available. All times listed after 6:00 pm are approximate. Any matters tabled and continued by the Board tonight will be heard by the Planning Board at its meeting scheduled for December 6, 2025 at 6:00 pm. Any variance recommendations made by the Board tonight will be heard by the Zoning Boar4 of Appeals at its next meeting scheduled for December 04, 2025 at 7:00 pm. Submission of an application prior to the cut-off date in any particular month does not necessarily ensure that the matter will appear on the agenda for the next scheduled meeting. CRITERIA FOR VARIANCES Specific findings. No variance in the strict application of any provision of this chapter shall be granted by the Zoning Board of Appeals unless it shall find the evidence required under the following Subsection B(4) and (5). B(4) Use variances. (a) 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, authorizing a use of the land which otherwise would not be allowed or would be prohibited by the terms of this chapter. (b) No such use variance shall be granted by the Zoning Board of Appeals without a showing by the applicant and a finding by the Zoning Board of Appeals that applicable zoning regulations and restrictions have caused unnecessary hardship. In order to prove such unnecessary hardship the applicant shall demonstrate to the Zoning Board of Appeals that for each and every permitted use under this chapter for the particular district where the property is located: [1] The applicant cannot realize a reasonable return, provided that lack of return is substantial as demonstrated by competent financial evidence; [2] The alleged hardship relating to the property in question is unique and does not apply to a substantial portion of the district or neighborhood; [3] The requested use variance, if granted, will not alter the essential character of the neighborhood; and [4] The alleged hardship has not been self-created. (c) The Zoning Board of Appeals, in the granting of use variances, shall grant the minimum variance that it shall deem necessary and adequate to address the unnecessary hardship proved 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. B(5) Area variances. 2  (a) The Zoning Board of Appeals shall have the power, upon an appeal from a decision or determination of the Code Enforcement Officer, to grant area variances from the area or dimensional requirements of this chapter. (b) In making its determination, the Zoning Board of Appeals 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 Board shall also consider and determine: [1] Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance; [2] Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance; [3] Whether the requested area variance is substantial; [4] Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; and [5] Whether the alleged difficulty was self-created, which consideration shall be relevant to the decision of the Zoning Board of Appeals but shall not necessarily preclude the granting of the area variance. (c) The Zoning Board of Appeals, in the granting of area variances, 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. 3