HomeMy WebLinkAbout20210080 Skinner Single-Family Addition Application **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** [FOR OFFICE USE]
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CITY OF SARATOGA SPRINGS
4
7" ZONING BOARD OF APPEALS
CITY HALL-474 BROADWAY (Date received)
•
aV ±r r SARATOGA SPRINGS, NEW YORK 12866-2296
• TEL: 518-587-3550 X2533
400,9n W.) www.saratoga-springs.org
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RATED (Project Title)
APPLICATION FOR:
INTERPRETATION, USE VARIANCE, Check if PH Required
AREA VARIANCE AND/OR VARIANCE EXTENSION Staff Review
APPLICANT(S)* OWNER(S) (If not applicant) ATTORNEY/AGENT
Andrew Skinner/Linda Gerace Same
Name
11 Dublin Square Ln
Address
Saratoga Springs, NY 12866
518-378-3144
Phone / / /
Andrew.skinner500@gmail.com
Email
Primary Contact Person: DApplicant [Owner [Attorney/Agent
*An applicant must be the property owner, lessee,or one with an option to lease or purchase the property in question.
Applicant's interest in the premises: 121 Owner 0 Lessee 0 Under option to lease or purchase
PROPERTY INFORMATION
19 Andrews Street 165 58 1 5
. Property Address/Location: Tax Parcel No.: - -
(for example: 165.52—4—37)
2/8/20 UR-2
2. Date acquired by current owner: 3.Zoning District when purchased:
Single Family Residence UR-2
4. Present use of property: 5. Current Zoning District:
6. Has a previous ZBA application/appeal been filed for this property?
Yes (when? 7/18/20 For what?Area Variance )
121 No
7. Is property located within (check all that apply)?: 0 Historic District 0 Architectural Review District
0 500'of a State Park,city boundary, or county/state highway?
8. Brief description of proposed action:
Modification of previous Area Variance. No movement closer to the front or side setbacks compared to the variance previously
granted.
9. Is there an active written violation for this parcel? 0 Yes V No
10. Has the work, use or occupancy to which this appeal relates already begun? ❑Yes ENo
11. Identify the type of appeal you are requesting(check all that apply):
0 INTERPRETATION (p. 2) 0 VARIANCE EXTENSION (p. 2) 0 USE VARIANCE(pp. 3-6) 2 AREA VARIANCE(pp.6-7)
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
. Identify the section(s)of the Zoning Ordinance for which you are seeking an interpretation:
Section(s)
2. How do you request that this section be interpreted?
3. If interpretation is denied,do you wish to request alternative zoning relief? EYes ❑No
4. If the answer to#3 is "yes,"what alternative relief do you request?❑ Use Variance ❑Area Variance
EXTENSION OFA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
. Date original variance was granted: 2. Type of variance granted? ❑ Use ❑Area
3. Date original variance expired:
5. Explain why the extension is necessary.Why wasn't the original timeframe sufficient?
When requesting an extension of time for an existing variance,the applicant must prove that the circumstances upon which the original
variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the
neighborhood,or within the circumstances upon which the original variance was granted:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 3
USE VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
A use variance is requested to permit the following:
For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary
hardship in relation to that property. In seeking a use variance,New York State law requires an applicant to prove all four of the following
"tests".
. That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property.
"Dollars¢s"proof must be submitted as evidence.The property in question cannot yield a reasonable return for the following
reasons:
A. Submit the following financial evidence relating to this property(attach additional evidence as needed):
I) Date of purchase: Purchase amount: $
2) Indicate dates and costs of any improvements made to property after purchase:
Date Improvement Cost
3)Annual maintenance expenses:$ 4)Annual taxes: $
5)Annual income generated from property: $
6)City assessed value: $ Equalization rate: Estimated Market Value: $
7)Appraised Value: $ Appraiser: Date:
Appraisal Assumptions:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 4
B. Has property been listed for sale with ❑Yes If"yes",for how long?
the Multiple Listing Service(MLS)? C❑No
I) Original listing date(s): Original listing price: $
If listing price was reduced, describe when and to what extent:
2) Has the property been advertised in the newspapers or other publications? ❑Yes ❑No
If yes,describe frequency and name of publications:
3) Has the property had a"For Sale"sign posted on it? IYes ❑No
If yes, list dates when sign was posted:
4) How many times has the property been shown and with what results?
2. That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood.
Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement.This
previously identified financial hardship is unique for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE S
3. That the variance, if granted, will not alter the essential character of the neighborhood. Changes that will alter the character of a
neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the
character of the neighborhood for the following reasons:
4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the property
owner)cannot claim "unnecessary hardship"if that hardship was created by the applicant,or if the applicant acquired the property
knowing(or was in a position to know)the conditions for which the applicant is seeking relief.The hardship has not been self-created
for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6
AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
5.4.4
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements District Requirement Requested
Front Setback(same as the previous variance) 10 5.4
West Side Setback(same as previous variance) 8 2
East Side Setback(same as previous variance) 8 5
Other:
While we are not requesting further relief toward the side boundaries, we are requesting that the structure be lengthened slightly such
additional structure will be in the relief zone.
To grant an area variance,the ZBA must balance the benefits to the applicant and the health,safety,and welfare of the neighborhood and
community,taking into consideration the following:
. Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have
been explored (alternative designs,attempts to purchase land, etc.)and why they are not feasible.
We have worked these past months to achieve the requested results in other means, including hiring a new architect. We feel
that we have minimized the added impact and regret asking the Board for a second review.
2. Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby
properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood
character for the following reasons:
The additional structure is only 2'on each side which is less than 10%of the approved structure and less than 2%of the overall
length of the lot. We don't believe that it will be particularly noticeable.
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7
3. Whether the variance is substantial. The requested variance is not substantial for the following reasons:
The added area, merely"squares-off"the building on the West side and extends the garage closer to the road, reducing the
driveway area on the East side.
4. Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not
have an adverse physical or environmental effect on the neighborhood or district for the following reasons:
The use of the property is similar to that of the rest of the homes in the neighborhood. It will not be the tallest or largest home and
the neighborhood is fairly evenly split between single and multiple family dwellings.
5. Whether the alleged difficulty was self-created(although this does not necessarily preclude the granting of an area variance). Explain
whether the alleged difficulty was or was not self-created:
The added area on the west side is a consequence of hiring a new architect who introduced new technology that would help save
a maple tree on the west side that is important to both us and our neighbor to the west.
have difficulty navigating a wheelchair with the existing dimensions.
Revised 01/2021
ZONING BOARD OFAPPML.SAPPLICATION FORMPAGE S
DISCLOSURE
Does any City officer,employee,or family member thereof have a financial interest(as defined by General Municipal Law Section 809)in
this application? 121 No ❑Yes If"yes",a statement disclosing the name,residence and nature and extent of this interest must be filed
with this application.
APPLICANT CERTIFICATION
1/we,the property owner(s),or purchasers}/lessee(s)under contract,of the land in question, hereby request an appearance before
the Zoning Board of Appeals.
By the signature(s)attached hereto, l/we certify that the information provided within this application and accompanying
documentation is,to the best of my/our knowledge,true and accurate. I/we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore, l/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property
associated with this application for purposes of conducting any necessary site inspections relating to this appeal.
Date. 01
(a lican si..,ature
Date. q
(applicant signature)
If applicant is not the currently the owner of the property,the current owner must also sign.
Owner Signature: Date:
Owner Signature: Date:
Revised 01/2021
CITY OF SARATOGA SPRINGS
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Tel: 518-58 7-3550 X2533
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INSTRUCTIONS
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICATION REQUIREMENTS
1. ELIGIBILITY:To apply for relief from the City's Zoning Ordinance, an applicant must be the property owner(s)
or lessee, or have an option to lease or purchase the property in question. The Zoning Board of Appeals (ZBA)
shall not accept any application for appeal that includes a parcel which has a written violation from the Zoning
and Building Inspector that is not the subject of the application.
2. COMPLETE SUBMISSIONS: Applicants are encouraged to work with City staff to ensure a complete application.
The ZBA will only consider properly completed applications that contain 1 original and 1 digital version of the
following:
❑ Completed application pages I and 8, the pages relating to the requested relief(p. 2 for interpretation or
extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting materials/
documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED**
❑ Completed SEQR Environmental Assessment Form —short or long form as required by action.
http://www.dec.ny.gov/docs/perm its_ej_operations_pdf/seafpartone.pdf
❑ Detailed "to scale" drawings of the proposed project—folded and no larger than 24"x 36". Identify all
existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to
the lot dimensions. Also, include any natural or manmade features that might affect your property(e.g.,
drains, ponds, easements, etc.).
❑ Photographs showing the site and subject of your appeal, and its relationship to adjacent properties.
3. APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance".
REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT.
Check City's website (www.saratoga-springs.org) for meeting dates.
Revised 01/2021
ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2
PUBLIC HEARING ADVERTISEMENT
The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety(90)
days from when it is determined to be properly complete by City staff.
City staff will prepare a legal notice for the public hearing and arrange to have the public hearing
announcement printed in the legal notice section of a local publication at least 5 days before the hearing.
PROPERTY OWNER NOTIFICATION
Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following
distances from the boundaries of the land in question:
Type of variance Distance for property owner notification
Use variance 250 feet
Area variance & Interpretation 100 feet
This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing.
City staff will email a copy of the"property owner notification letter"to the applicant.The applicant must then send
the notification letter to the nearby property owners.Applicants may not include any other materials in this mailing.
The mailing must be certified by the U.S. Post Office. Prior to the public hearing,applicants must present the Post
Office "certificates of mailing" to the ZBA. If"certificates of mailing" are not presented prior to the hearing, the
hearing will be cancelled.
Revised 01/2021
2021 LAND USE BOARD FEE WORKSHEET
OPED Fees Type 2021 Fee
Application to Zoning Board of Appeals[1][2] TOTAL #VARIANCE
UseVariance $1100+$50/app
Area Variance-Residential $275/var+$50/app+$125 each add'I variance
Area Variance-Multi-Family,Comm,Mixed-Use $660/var+$50/app+$200 each add'I variance
Interpretations $550+$50/app
Post-Work Application Fee Add 50%App fee+$50/app
Variance extensions 50%ofAppfee+$50/app
Application to Design Review Commission[1] TOTAL #STRUCTURE
Demolition I $385
Residential Structures
Principal $55
Accessory $55
Extension $35
Modification $55
Multi-Family,Comm,Mixed-Use Structures
Sketch $165
Principal $550
Extension $200
Modification $330
Multi-Family,Comm,Mixed-Use Accessory,Signs,Awnings
Principal $140
Extension $75
Modification $140
Post-Work Application Fee Add 50%App fee
Application to Planning Board[1] TOTAL #STRUCTURE
Special Use Permit[2] $990+$50/app
Special Use Permit-extension $330
Special Use Permit-modification[2] $450+$50/app
Site Plan Review-incl.PUD:
Sketch Plan $330
Residential $330+$200/unit
Residential-extension $200
Residential-modification $400
Non-residential $660+$130/1000 sf
Non-Residential-extension $300
Non-Residential-modification $650
Subdivision-incl.PUD: TOTAL #LOTS
Sketch Plan I $330
Preliminary Approval[2]
Residential:1-5 lots $660+$50/app
Residential:6-10 lots $990+$50/app
Residential:11-20 lots $1320+$50/app
Residential:21+lots $1650+50/app
Residential-extension $330
Final Approval[2]
Residential $1320+$175/lot+$50/app
Non-Residential $2000/lot-F$50/app
Final Approval Modification[2]
Residential $330+$50/app
Non-Residential $550+$50/app
Final Approval Extension
Residential $135
Non-Residential $330
Other: TOTAL #LOT/ACRE
Post-Work Application Fee Add 50%App fee
Lot LineAdjustment $350
Letter of Credit-modification or extension $440
Letter of Credit-collection up to 1%ofLoC
Recreation Fee $2000/lot or unit
Land Disturbance $660+$55/acre
SEQRA EIS Review(Draft&Final) TBD
Legal Noticing if PB requires Public Hearing $50/app
[1] Fees are based on per structure,except where noted. $0.00 TOTAL DUE
[2] Legal ad required;includes City processing and publishing
For Administrative Use
Total Paid at Intake
Revised Fee
Balance Due
/ / Balance Paid Staff approval
`8/20/2020 9:58,4S AM
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�j ollf CITY OF SARATOGA SPRINGS
ZONING BOARD OF APPEALS
2
L CITY HALL - 474 BROADWAY
SARATOGA SPRINGS, NEW YORK 12866
• PH) 518-587-3550 Fx) 518-580-9480
WWW.SARATOGA-SPRINGS.ORG
#20200467
IN THE MA ITER OF THE APPEAL OF
ANDREW AND LINDA SKINNER
I I DUBLIN SQUARE LANE
SARATOGA SPRINGS NY 12866
Keith Kaplan, Chair
Brad Gallagher, Vice Chair
Terrance Gallogly
Cheryl Grey
Matthew Gutch
Christopher Mills
Gage Simpson
Kathleen O'Connor, alternate
from the determination of the Building Inspector involving the premises at 19 Andrews St. in the City of
Saratoga Springs, New York being tax parcel number 165.58-1-5 on the Assessment Map of said City.
The appellants having applied for an area variance under the Zoning Ordinance of said City to permit the
construction of an addition to an existing single-family residence in a UR -2 District and public notice having been
duly given of a hearing on said application held on the 14th and 28th days of September 2020.
In consideration of the balance between benefit to the applicants with detriment to the health, safety and
welfare of the community, I move that the following area variances for the following amounts of relief:
TYPE OF REQUIREMENT
DISTRICT DIMENSIONAL
REQUIREMENT
PROPOSED
RELIEF REQUESTED
MINIMUM FRONT YARD SETBACK
10'
6.3'
3.7' OR 37% RELIEF
MINIMUM SIDE YARD SETBACK (WEST)
8'
2'
6' OR 75% RELIEF
MINIMUM SIDE YARD SETBACK (EAST)
8'
6'
2' OR 25% RELIEF
MINIMUM TOTAL SIDE YARD SETBACK
20'
8'
12' OR 60% RELIEF
As per the submitted plans or lesser dimensions, be approved for the following reasons:
I. The applicants have demonstrated this benefit cannot be achieved by other means feasible to the
applicants. In the case of the west side setback, the Board notes the encroachment already exists on the
main residence and the addition on the west side extends the current line. On the east side, the
applicant has explored options including detaching the garage and moving to the rear, as well as
changing the floor plan to decreases the width of the addition.
The applicants note that detaching the garage and placing it in the rear adjacent to the alley, would
result in the loss of green space and the loss of accessibility for a handicapped member of the family.
The applicants further note that decreasing the width of the addition to avoid a variance on the east side
would result in a reduction of handicapped accessibility, as well as an adverse impact on natural light and
internal alignment of the addition with the existing portion of the residence.
2. The applicants have demonstrated that granting this variance will not create an undesirable change in
neighborhood character or detriment to nearby properties. The applicants note the consistency of the
front porch proposal with neighboring properties. On the side setbacks, the Board notes the application
materials show that the west portion of the addition - i.e. the proposed family room portion - is mainly
a one-story structure, and the east portion of the addition - the proposed garage and workshop - are
stepped back from Andrews St.
The Board finds these design choices reduce the impact of the mass and scale of the addition on the
neighborhood. Finally, the Board notes information provided by the applicants showing the consistency
of this proposed project with neighboring properties in terms of setback, size and height of residences.
3. The Board finds these variances to be substantial on a percentage basis; however, the substantiality is
mitigated by the fact that the addition on the west is an extension of the existing portion of the
residence, and the consistency of the proposed dimensions of the full project with the neighborhood as
noted above.
4. These variances will not have significant adverse physical or environmental effect on the neighborhood
or district. The lot as shown in the application materials will still well exceed permeability requirements
of 25%.
5. The alleged difficulty is self-created insofar as the applicants desire to construct the proposed addition,
but this is not necessarily fatal to the application.
Adopted by the following vote:
AYES: 7 (K. Kaplan, B. Gallagher, T. Gallogly, C. Grey, M. Gutch, C. Mills, G. Simpson)
NAYES: 0
Dated: September 28, 2020
This variance shall expire 18 months following the filing date of such decision unless the necessary building
permit has been issued and actual construction begun as per 240-8.5.1.
hereby certify the above to be a full, true and correct copy of a resolution duly adopted by the Zoning Board
of Appeals of the City of Saratoga Springs on the date above mentioned, seven members of the Board being
present.
SIGNATURE:
CHAIR
9/30/2020
DATE RECEIVED BY ACCOUNTS DEPT.