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HomeMy WebLinkAbout20181124 3081 Kotelly Residence_ 47 Walnut St Application r10G4 fFOR OFFICE USE CITY OF SARATOGA SPRINGS (Application#) Sar a,,S prL* gy, N e t r Yo-rkl 3-2.8(o(o • Te,L 51-8-587-3550 faw. 518-5-80-q480 �tiea� �9�h (Date received) dRA�ED APPLICATION FOR: APPEAL TO THE ZONING BOARD FOR AN INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICANTS* OWNER(S) ff not applicant ATTORNEY/AGENT Name Doug Kotelly (same) Agent: Engineering America Co. Address 47 Walnut St. Tonya Yasenchak, 76 Washington St. Saratoga Springs, NY 12866 Saratoga Springs, NY 12866 Phone z 518/587-1340 Email doug.kotelly@goprimegroup.com tonyay@nycap.rr.com 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: 0 Owner ❑ Lessee ❑ Under option to lease or purchase PROPERTY INFORMATION 47 Walnut St. 165 73 2 20 1. Property Address/Location: Tax Parcel No.: - - (for example: 165.52--4—37) January 4, 2018 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: b. Has a previous ZBA application/appeal been filed for this property? ❑Yes (when? For what? } ® No 7. Is property located within (check all that apply)?: ❑ Historic District ❑Architectural Review District 1:1500' of a State Park,city boundary,or county/state highway? 8. Brief description of proposed action: Installation of a terrace to be flush with the back I North wall of the existing new residence. 9. Is there a written violation for this parcel that is not the subject of this application? ❑Yes R1 No 10. Has the work, use or occupancy to which this appeal relates already begun? [Z Yes F]No I. Identify the type of appeal you are requesting (check all that apply): ❑ INTERPRETATION (p. 2) ❑VARIANCE EXTENSION (p. 2) ❑ USE VARIANCE(pp. 3-6) M AREA VARIANCE (pp.6-7) Revised 12/2015 ZONING BOARD OFAPPEALsAPPLICATION FORM PAGE Z FEES: Flake checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below. [] Interpretation $ 480 ❑ Use variance $1,000 IZI Area variance -Residential use/property: $ 175 -Non-residential use/property: $ 600 ❑ Extensions: $ 150 INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): I. 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? MYes 0 N 4. If the answer to#3 is "yes,"what alternative relief do you request?❑ Use Variance ❑Area Variance EXTENSION OF A 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 0312018 ZONING BOARD OFAPPEALsAPPLIcATION FORM PAGE 6 AREA,VARIANCE—PLEME ANSWER THE FOLLOWING(add additional information as necessary): Table 3:Area&Bulk (footnote) The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements From To Terraces-Terraces& patios must be setback 10'from an 10.0' 9.0' adjacent lot line: 1.0'2 difference =9.0%variance requested Other: 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. The applicant's landscaper installed the terraced patio to be flush with the back of the house. The landscaper assumed that since the house wa&-I-ocated within the correct zoninq setbackF,The terraced patio flush with the house would also be-zoning complia[It. The landscaper, contractor and owner were unaware of the terrace patio footnote (which requires a 10'setback that is more stringent than the 8'required of the actual 2 story house) until the Building Inspector conducted his final C.O. inspection. The only alternative to the variance is the removal of the terraced patio North wall with it's re-installation at 10'from the adjacent lNuith popeity line. This alteinative is difficult and would amUcIlly 1t::YU11tj Ulti rernoval and iebuildiny U1 CA IcAlge Poltioll offfit real terrace patio. This is due to the fact that the soil is compacted within the exterior perimeter wall prior to installation of the patio pavers. Rem, ,Q-�tal of the re2r WrMGe W211 WO!Ild reaui�e 212rce Dort on of the r)2tic)tQ be removed the s;Qil re-compacted�Adth'n the newly relocated wall. This alternative is not financially acceptable to the Owners as the 10'zoning requirement appears to be inconsistent with the overall district zoning allowing 8'setback for the 2 story house. 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: Granting the 1.0'variance should not produce an undesirable change in the character of the neighborhood or detriment to nearby perties: a) The terraced patio at 9.0'from the North adjacent property line is further from the lot line than the actual house at 8.5. b The 1.0'(12") variance difference will not be visible from the North adjacent property due to the location of the adjacent property garage and newly planted arborvitae. The top of the terrace is actually 2-3"further from the lot line than the bottom due to the stacked nature of the landscape blocks. Therefore the dimensional variance decreases from the bottom to the top of the terrace. This area is also not visible from the street or from the adjacent property tote West. c) Due to the terraced patio design and the location of the mud entry stoop into the house, entertaining will most probably be occurring E . Revised 0312018 ZONING BOARD oFAPPEALSAPPL1cATIoN FARM PAGE 7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: The existing terraced patio is located at 9.0'from the North Adjacent lot line instead of 10' required for terraces& patios. The 9.0%variance is not substantial as: a) The variance being requested is only for 1.0' (12")at the terrace base. The setback increases (variance decreases)by 2-3" at the top of the terrace due to the stacked landscape blocks. b) The zoning district allows for a structure of 60' max. height to be within 8.0'of the property line. The terraced patio, located at 9.0'from the property (at the terrace base and 36-42" in height is minor in comparison. The terrace 1 patio requirement of 10' setback appears to be inconsistent with the district allowances. c) The 10" variance will not be visible from the adjacent lots or from the street. 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 12"19.0%variance should not have any adverse physical or environmental effects on the neighborhood or district: a) The terraced patio is constructed of pavers which allow for drainage of water. There should be very limited to no runoff from the terraced patio area (this is in contrast to a pitched roof which is allowed by the zoning code to drain within 8'of an adjacent lot line). b) The terraced patio is already in place. There will be no additional excavation or soil disturbance required. If the terraced patio wall were to be removed and relocated, additional excavation, soil disturbance and noise would result. 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 alleged difficulty was self-created in the fact that the landscaper assumed that installing the terraced patio flush with the back of the house(which is zoning compliant)would be acceptable. The Zoning code footnote limiting a terrace or patio to 10'from an adjacent lot line is inconsistent with the underlying UR-2 district which allows a structure of 60' max height to be within 8'of an adjacent property line. Revised 0312018 Z©NING BOARD DFAPPEALSAPPL1cATIoN FORM PAGE B 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? E]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 /we,the property owner(s),or purchaser(s)/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, I/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, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property associated with thi application for purposes of conducting any necessary site inspections relating to this appeal. 0 Date•. 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SARATOGA SPRINGS , NY 1 2 8 6 6 5 1 8 / 5 8 7 - 1 3 4 0 5 1 8 / 5 8 0 - 9 7 8 3 ( FAX ) TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs December 20,2018 FAX NUMBER: TOTAL NO.OF PAGES INCLUDING COVER: 1 ZBA Application&$175 application fee PHONE NUMBER: SENDER'S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Kotelly—47 Walnut St. ❑ URGENT 2 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑AS REQUESTED Dear Zoning Board of Appeals, Engineering America Co. respectfully submits the attached Area Variance application for the terraced patio at the Kotelly residence located at # 47 Walnut St. We respectfully request to be placed on the next available agenda for review in order to comply with conditions required for a Certificate of Occupancy. We thank you for your time and consideration. Please contact my office with any questions or if additional information is required. Thank you for your time and cooperation. Tonya Yasenchak,PE Enc.