Zoning Board (ZBA)

The Zoning Board of Appeals has the power to hear and decide appeals from decisions of the Code Enforcement Officer and the Planning Board. An appeal can be a request for an area variance, a use variance, or an interpretation of Town Code. An area variance allows deviation from dimensional specifications, a use variance allows relief from use restrictions, and an interpretation can reverse, affirm, or modify decisions.

Meetings:
The ZBA meets on the first Tuesday of the month at 7:30 pm, as necessary.
The agenda for the meeting will close three weeks before the meeting at 12 Noon.

Zoning Board of Appeals Members:

Jane Smith (Chair) (12/2024)
Dennis Dunning (12/2028)
John Hughes (12/2026)
Michael McPartland (12/2025)
Ilana Nilsen (12/2027)

The application process
Applications submitted to the Zoning Office must include all materials set forth in the REQUIREMENTS FOR AN APPEAL TO UNION VALE ZONING BOARD OF APPEALS (See link below “Requirements for ZBA Applications” under ZBA Information) and be accompanied by the required application fees. Then, the application will be placed on the agenda for the next public meeting of the ZBA. During that public meeting, the application will be reviewed to determine if it is complete, i.e., all the required information has been provided and is accurate. If the application is not complete, it will need to be revised and resubmitted before the next public meeting of the ZBA, at the expense of the applicant(s). If the application is deemed complete, the ZBA generally will schedule a public hearing on the application.

Please Note: Before requesting any action from the ZBA or submitting any forms and material, you should read the document ZBA General Information & Guidelines. It describes: 1) the kinds of relief that may be requested from the ZBA, 2) the powers and duties of the ZBA and its procedures, including the deadline for filing an application, 3) meetings of the ZBA, and 4) criteria the ZBA must follow for granting a variance. Failure to read this document may cause your application for an interpretation or a variance to be rejected by the ZBA.

Special attention should be paid to the Requirements for ZBA Applications; it provides a list of documents that must be submitted with every application for relief to the ZBA.

An applicant may seek an interpretation or a variance from the ZBA only after the applicant has received either notice of a formal decision or action by the Code Enforcement Officer, or a referral from the Planning Board of the Town of Union Vale. Before preparing any application, the applicant should contact the Code Enforcement Officer at 724-5953 to determine the correct classification and forms needed to appear before the Zoning Board of Appeals. General information can be found in the Town Code.

No application will be accepted by the Zoning Office unless all of the materials set forth in the Requirements for ZBA Applications form are included with the application. Application fees are due at the time the application is submitted.

Zoning Board of Appeals Fees:

Area Variance$250.00*
Use Variance $500.00*
Interpretation $250.00*

Additional Variances (same project, same premises) $125.00* each

*In addition, there are mandatory escrow fees, and reimbursable costs payable to the Town of Union Vale including costs of legal notices, postage and other ministerial expenses.

If you have any questions after reading the ZBA General Information & Guidelines document, you can call (845) 724-5600 and ask to speak with the ZBA secretary. The Zoning Office is open Monday- Thursday 8:30- 4PM E:Mail pbzba@unionvaleny.us

Zoning-Related Forms can be found by clicking the links below.

Full Environmental Assess. Form

2018

District Schedule of Use Regulations / Residential Districts

May 7, 2019 ZBA

Full Environmental Assessment Form

Part 2