Sarah Mitchell stood on her West Lake Boulevard deck last summer, watching storm runoff cascade down her neighbor’s concrete driveway and into Canandaigua Lake. The murky water carried lawn chemicals, oil stains, and debris directly into the pristine waters where her grandchildren love to swim. She couldn’t help but wonder: shouldn’t there be stricter rules about how much concrete and asphalt people can pack onto these precious lakefront lots?
Sarah’s concerns aren’t unique. Across the Finger Lakes region, homeowners and environmental advocates are grappling with the delicate balance between property rights and lake protection. Every additional square foot of impervious surface means more runoff, less natural filtration, and greater stress on these irreplaceable water bodies.
That tension came into sharp focus during Canandaigua’s recent Planning Board meeting, where members wrestled with a lakefront variance request that perfectly captures this ongoing dilemma.
When Small Changes Have Big Implications
The Town of Canandaigua Planning Board found itself reviewing a seemingly modest request during its February 10th meeting. Property owners at 3407 West Lake Boulevard are seeking approval for a lakefront variance that would increase their lot coverage by just 1.11%. On paper, that sounds like nothing. In reality, it represents exactly the kind of incremental creep that keeps environmental watchdogs awake at night.
Landscape architect Sue Steele presented the proposal, which includes replacing a failing timber retaining wall, reconfiguring existing decks and patios, and expanding naturalized shoreline areas. The project would remove approximately 40 feet of hardened shoreline, replacing it with vegetative plantings and riprap designed to improve water filtration and reduce erosion.
“We’re not just talking about adding more concrete,” explains longtime planning consultant Mark Rodriguez. “This project actually includes environmental improvements that could benefit the lake ecosystem. But the board has to weigh those benefits against their policy of discouraging any increases in impervious coverage.”
The challenge facing Canandaigua reflects a broader struggle happening around lakes nationwide. How do you balance legitimate property improvements with long-term environmental protection?
Breaking Down the Lakefront Variance Details
Understanding what’s actually being proposed helps clarify why this decision matters so much. Here’s what the West Lake Boulevard project involves:
- Replacement of failing timber retaining wall with more durable materials
- Reconfiguration of existing deck and patio areas
- Expansion of naturalized shoreline plantings
- Installation of riprap for erosion control
- Net increase in lot coverage of 1.11% above current nonconforming levels
The project’s environmental components deserve special attention:
| Environmental Element | Current Condition | Proposed Improvement |
|---|---|---|
| Shoreline Hardening | 40 feet of concrete/timber | Vegetative plantings and natural materials |
| Water Filtration | Limited natural filtering | Enhanced through riprap and vegetation |
| Erosion Control | Failing timber structures | Engineered riprap solution |
Planning board members acknowledged the environmental benefits while expressing concern about setting precedent. “Every small increase adds up,” noted board member Janet Thompson. “We’ve seen what happens when communities allow these incremental changes over decades.”
The board’s hesitation stems from Canandaigua’s long-standing policy of discouraging any increases in lakefront lot coverage, even when the percentage seems minimal. This policy reflects hard-learned lessons from other lake communities where small variances accumulated into major environmental problems.
What This Means for Lakefront Property Owners
If you own lakefront property in Canandaigua or similar communities, this case offers important insights into how planning boards approach variance requests. The decision will likely influence how future applications are evaluated and could set new precedents for balancing property improvements with environmental protection.
Current and prospective lakefront property owners should understand several key factors that planning boards consider:
- Environmental impact assessments carry significant weight
- Projects that reduce overall environmental impact may receive more favorable consideration
- Demonstrating compliance with current stormwater management requirements is essential
- Community input and neighbor concerns factor into final decisions
Environmental attorney Lisa Chang notes, “Property owners who proactively address runoff and erosion issues while seeking variances typically fare better than those who simply want to expand impervious surfaces.”
The broader implications extend beyond individual properties. Lake communities across the region are watching how Canandaigua handles this delicate balance. Their decision could influence similar discussions in towns around Seneca Lake, Keuka Lake, and other Finger Lakes communities.
Real estate professionals report that environmental regulations increasingly impact property values and development potential. “Buyers are becoming more aware of these restrictions,” says local realtor Michael Foster. “They want to know what they can and can’t do with lakefront properties before they make offers.”
The planning board’s decision also affects the broader community beyond immediate property owners. Residents who use the lake for recreation, fishing, and swimming have a stake in maintaining water quality. Local businesses that depend on tourism and lake-related activities also have economic interests in preserving the lake’s health.
Storm runoff and erosion don’t respect property lines. What happens on one lot can impact neighboring properties and the broader lake ecosystem. This interconnectedness explains why planning boards take even small variance requests seriously.
Moving forward, the board encouraged the applicant to explore additional ways to reduce impervious surfaces before appearing before the Zoning Board of Appeals. This suggestion reflects the town’s preference for projects that achieve net environmental benefits rather than simply maintaining the status quo.
FAQs
What exactly is a lakefront variance?
A lakefront variance is special permission to exceed normal zoning restrictions on properties adjacent to lakes, typically involving lot coverage, setbacks, or building height limits.
Why is a 1.11% increase considered significant?
Small increases accumulate over time and across multiple properties, potentially creating significant cumulative environmental impacts on lake water quality and ecosystem health.
How do environmental improvements factor into variance decisions?
Planning boards often weigh proposed environmental benefits against requested increases, sometimes approving variances when projects provide net ecological improvements.
What should lakefront property owners do before requesting variances?
Consult with environmental professionals, consider stormwater management improvements, and explore ways to minimize or offset any increases in impervious surfaces.
How do these decisions affect neighboring properties?
Variance approvals can set precedents for future applications and may impact drainage patterns, views, and overall neighborhood character.
What role does public input play in variance decisions?
Planning boards typically hold public hearings where neighbors and community members can express concerns or support for proposed projects.
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