HomeMy WebLinkAbout20210748 24 Bensonhurst Area Variance Application .�
FERRADINO
�y�BUSINE55&LEGAL ✓
STRATEGY
FERRADINO FIRM, PLLC
Stephanie W. Ferradino, Esq. • stef�ferradinofirm.com
July 23, 2021
Saratoga Springs Zoning Board of Appeals Via Hand Delivery and Electronic
Attn:Amanda Turner Submission
City Hall—474 Broadway
Saratoga Springs, NY 12866
Re: 24 Bensonhurst Avenue, Saratoga Springs, NY 12866
Dear Amanda:
Enclosed please find the following documents related to the submission of an application for an area
variance to the Zoning Board of Appeals:
1. Completed and executed application containing photographs of property;
2. Narrative to application;
3. SEQR short form;
4. Application Fee in the sum of$1200.00;
5. Letters of Support from all adjacent neighbors (Bouchey, Harvey, Guidici, Schenone) and
6. Survey.
Under separate cover, I have provided an electronic version of this application for dissemination and
publication on the city's website. Please add this application to the next Zoning Board of Appeals' meeting
agenda�and advise if anything further is required. Thank you.
Very truly yours,
> -
�
� ���
Stephanie W. Ferradino
Enc.
' 63 Putnam Stree4, Suite 202 a Saratoga Springs, New York 12866
(518) 260-1229 � www,ferradinofirm.com \�-
**HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED*" (FOR OFFICE USE�
�Pg'PT�GA SA�, CITY OF SARATOGA SPRINGS (Application#)
�
o`� `; �, ZONING BOARD OF APPEALS
H ' � � � ;z CITY HALL-474 BROADWAY (Date received)
v �Y,;-,3'.. , ,Y SARATOGA SPRINGS, NEW YORK 12866-2296
` ��`�s(_ TEL:518-587-3550 X2533
./�c�RPORpTEO �9�y www.saratoga-springs.org
(Project Title)
APPLICATION FOR: ❑
INTERPRETATION, USE VARIANCE, Check if PH Required
AREA VARIANCE AND/OR VARIANCE EXTENSION staff Review
APPLICANT(S)� OWNER(S�(/fnota�p/icant� ATTORNEY/AGENT
Robert Doolin Stephanie Ferradino,Ferradino Firm PLLC
Name
24 Bensonhurst 63 Putnam Street,Suite 202
Address
Saratoga Springs, NY 12866 Saratoga Springs, NY 12866
Phone 518-488-8101 / / 518-260-1229 �
bobdoolin81 @gmail.com stef@ferradinofirm.com
Email
Primary Contact Person: �Applicant �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: � Owner ❑ Lessee ❑ Under option to lease or purchase
PROPERTY INFORMATION
- 24 Bensonhurst 165 57 1 83
I. Property Address/Location: Tax Parcel No.: - -
(for example: /65.52—4—.37)
2014 U R-2
2. Date acquired by current owner: 3.Zoning District when purchased:
Residential 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? For what? )
m No
7. Is property located within(check all that apply)?: ❑ Historic District ❑Architectural Review District
m 500'of a State Parl<,city boundary,or county/state highway?
AREA VARIANCES TO CORREC EXISTING CONDITIONS AND ADDITION
8. Brief description of proposed action:
9. Is there an active written violation for this parcel? ❑Yes �No
10. Has the work, use or occupancy to which this appeal relates already begun? �Yes �No
11. Identify the type of appeal you are requesting(checkal/thatapp/y):
❑ INTERPRETATION�P. 2� ❑VARIANCE EXTENSION�P.2� ❑ USE VARIANCE�PP.3-6� �AREAVARIANCE�PP.6-�
Revised O1/2021
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE E
AREAVARIANCE—PLEASEANSWERTHE FOLLOWING(add additional information as necessary):
PLEASE SEE ATTACHED
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements District Requirement Requested
PLEASE SEE ATTACHED CHART
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:
I. 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.
SEE Al-fACHED NARRATIVE
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:
SEE ATTACHED NARRATIVE
Revised Ol/2021
ZONING BOARD OFAPPEALSAPPLlG4TlON FORM PAGE 7
3. Whether the variance is substantial. The requested variance is not substantial for the following reasons:
SEE ATTACHED NARRATIVE
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:
SEE ATTACHED NARRATIVE
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:
SEE ATTACHED NARRATIVE
Revised Oi/2021
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE 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? 0 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
I/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 this application for purposes of conducting any necessary site inspections relating to this appeal.
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��y ✓ ,>.. o ''.�`J`�- '�\ Date: ������ � �'4
(applicant signature) '� ' •
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1
� Date:
(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 Ol/2021
NARRATIVE: DOOLIN VARIANCE APPLICATION
24 BENSONHURST AVENUE
The dimensional relief in the chart below is the maximum variance relief potentially at issue with the
property in question. Based on the information and legal analysis below, the applicants do not believe that
all the below relief is necessary. However, for purposes of complete analysis and decision by the Zoning
Board, the maximum relief potentially applicable has been listed.
Dimensional Required Requested Total Relief(%)
Requirements
Max Principal Building 30% 39.3% 9.3°/o (31%)
Coverage (incl.
addition)
Total Side Setback 20 ft 14.2 ft 5.8 ft(29%)
Patio/Deck
South Side Setback 8 ft 5.7 ft 2.3 ft(29%)
Deck
Rear Yard Setback 25 ft 17.9 ft 7.1 ft(28%)
Covered Concrete Pafio
Setback East 10 ft 3.2 ft 6.8 ft(68%)
Patio
Setback South 10 ft 5.3 ft 4.7 ft(47%)
Patio
Driveway Width 25% of Frontage or 17 29.4 % or 20 ft 4.4 %or 3 feet(18%)
ft
Minimum distance from 5 ft 0 ft 5 ft(100%)
accessory structure to
principal building for
detached deck
Robert and Laura Doolin (hereinafter collectively referred to as "Doolins" or applicants) purchased their
property at 24 Bensonhurst Avenue in 2014 initially as an investment property until they were ready to
move to Saratoga. They rented the property at first, but then moved in during August of 2016. At the time
of purchase, the northern side of the property contained pavers up to the northern property line and the
concrete patio closest to the house and depicted on the map as"covered concrete patio". In 2017 and
2018, the work was done to install the concrete block patio on the eastern and southern sides of the
property, cover the existing patio with a roof(building permit was obtained) and install the wood deck to
provide additional storage for items the garage could not accommodate and covered the patio. At the time
of the patio install, the Doolin's were assured by their contractor Sweeney Co. that there were no municipal
issues with building it. In fact, it was initially supposetl to be smaller, but the contractor convinced the
Doolins to expand the patio with pavers to create a level surface. He also talked the applicants into
extending the pavers on the north side of the property to the sidewalk.
The result is the creation of a backyard oasis with water features, landscaped garden border, a fire pit and
covered area for the times when the weather is inclement. These improvements have been in existence for
several years and have not had any negative impact on the adjacent neighbors. Because of the 6 foot
privacy fence that encloses the backyard, the neighbors have not been impacted, as is clear from their
letters and offers of support for the pending application. While the south (side yard)side of the property
contains a fence, there is an additional 5+feet of yard which has been built up with a small wall and is
utilized by the adjacent neighbors as part of their yard. It was not until the survey was prepared for this
application that the applicants discoveretl they owned that land.
Patio
At the time the additional patio was installed, the contractors did not advise that a patio could not be built up
to the property line. Originally, the design was for a smaller patio, but the contractor convinced the
applicants to build a larger one, resulting in an expansion of approximately 10 feet x 18 feet to the southern
side. Similarly, the deck was installed without the contractor advising of any municipal restrictions to the
location. Based on the analysis below, applicant argues that setbacks are not applicable to the patios, deck
or walkways.
Where ambiguity exists in a code between definitions and a table or chart, definitions take precedence over
the chart and the ambiguity is construed in favor of the applicant. "Any ambiguity in the language used in
such regulations must be resolved in favor of the property owner." Allen v.Adami, 39 NY2d 275 (1976).
Patio and decks are undefined terms in the Saratoga Springs zoning code. Here, the relevant code
definitions are as follows:
SETBACK: The minimum distance by which any building or structure must be separated from a
lot line.
STRUCTURE: Any constructed or placed material in or upon the ground, including buildings,
towers, sheds, pools, signs and the like, but excluding sidewalks, paving, grading, patios antl the
like. �emphasis added]
A patio, deck and walkway are not buildings or structures, and therefore, setbacks do not apply. The only
reference to patio distances on the table is a footnote which conflicts with the definitions, and which is
mentioned in the setback requirements for a Terrace (not patio). The footnote is as follows:
TABLE 3 NOTES:
Fire Escapes—Open fire escapes may not project more than 6' into any required setback.
Pools—Pool walls or related structures must be setback 8'from an adjoining lot line.
Terraces—Terraces and patios must be setback 10'from an adjoining lot line.
In this instance, the setbacks are to the three listed structures—fire escapes, pools and terraces. Patio is
simply used to further define terraces for those elevated (terrace) and unelevated (patio) areas in the front
of a restaurant or cafe. It is not applicable to residential patios located in the back and side yard of a
residential structure. The below definition provides additional support which demonstrates the applicability
of the setbacks for terrace/patios appearing in the front and affecting sides of commercial property, not the
patios located in backyards as in this application.
BUILDING FAC�ADE TYPE: The type of farade that lies along the frontage line. The following are
farade types:...
E. Terrace and Light Court: A facade set back from the frontage line with an elevated
garden or terrace, or a sunken light court. This type can effectively buffer residential
quarters from the sidewalk, while removing the private yard from public encroachment. The
terrace is suitable for restaurants and cafes as the eye of the sitter is level with that of the
standing passerby. The light court can give light and access to a basement.
North Sidewalk Extension
In the front of the property along Bensonhurst, the Doolins installed additional concrete block pavers to
extend the existing walkway to Bensonhurst in order to widen the driveway area. The lot is located in a
neighborhood characterized by some of the smallest lot sizes currently allowable in Saratoga Springs. The
Doolin's lot is 6800 sf and is located on Bensonhurst Avenue, where the street itself is narrow. The Doolins
widened their parking area with concrete pavers in order to accommodate their cars. As you can see from
the pictures below, the garage and driveway are narrow and it is difficult to accommodate their own and
their daughter's cars. Because Bensonhurst is very narrow, parking along the street makes for difficult
passage for traffic.A few doors north from the Doolin's house is a neighbor with a partial curb cut into the
grassy strip adjacent to the roadway, which cut out is used to help get some portion of their car off the road
because they do not have a driveway and the road is too narrow to accommodate safe passage around
parked cars. See below photos depicting the curb cut and car parked. In addition, the Doolins have a fire
hydrant directly across from their driveway, which affects the area available to park on the street.
Deck
The deck holds sheds which provide additional storage because the garage is too small to accommodate
cars and any storage needs for equipment to care for the property. The deck is an accessory structure
because it is not bracketed or otherwise attached to the house. Based on a discussion with Pat Cogan,
there are no fire protection issues with the deck because it is not covered and has no walls.
Addition
The Doolins seek to construct an addition to the house. The addition requires modification to the front of the
home as no other available s�ace on the small lot works for the proposed changes. The addition is sought
for two reasons. First, in the short term, the addition will provide some additional living space which has
sound attenuation. Second, the addition will provide a future option for aging in place for the owners.
Currently, the home has an apen floor plan, and sound carries throughout the downstairs and up the center
hall colonial into the bedroom spaces. If anyone is watching the TV in the living room, the entire house is
filled with sound. During the past year when working from home, it was impossible to have private space
where sound did not carry, except for upstairs in the bedrooms on occasions when the doors were closed.
The addition will be on the first floor and will have doors that can close, providing some sound barrier to
other activities in the living space. The long-term goal for the addition is to allow the area to be converted
into a bedroom if needed in the future to allow the Doolins to age in place.
1. 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 there are not feasible.
No other alternatives are feasible untler the unique circumstances presented here. With the exception of
the building coverage, the new addition is in compliance with the other zoning constraints. The other
variances relate to existing improvements on the site, which have been in existence for years. Removal of
those improvements would be costly and disruptive to the adjacent properties, and serve no purpose as
they have not impacted the adjacent properties. Letters of support from the most impacted neighbors can
attest to that.
The property is located in an area characterized by small lots, and the lots adjacent to the property do not
allow for additional land to be purchased. The lot to the north owned by the Bouchey family is substandard
at 5000 sf and was given a variance in order to construct the home. As such, they are not in a position to
sell any of their property. Given the market conditions, it is not economically feasible for the Doolins to
move and the existing patio/deck which are located within the setbacks would still need to be granted a
variance or removed. The removal of the patios and pavers is problematic because they sit on a base of
approximately 2 feet of stone, and the patio includes a gas line for the firepit. Excavation of these is not a
feasible alternative and would cause more disruption than their presence warrants.
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 existing site improvements and proposed addition will have no negative impact on the character of the
neighborhood and are consistent with the surrounding properties. The Doolin's back yard is fenced on three
sides with a 6 foot fence which provides a visual buffer for the adjacent properties. The Doolins have
discussed the variances with the neighbors, who have expressed support for the application and the relief
sought. The Doolins have created a very inviting, aesthetically pleasing back yard and take pride in keeping
up their property. Conversion of the yard into a larger grassy strip would not produce a positive change and
would decrease both the value and the enjoyment of the property, for no positive purpose other than to
bring the property into conformance. While the short-term impacts of construction of the front addition may
impact the neighborhood for a few months, the long-term impacts are beneficial. The addition will increase
the value of the Doolin's property, which creates a positive impact on adjacent properties. Finally, the
neighborhootl is benefitted by the allowance of a wider driveway opening, as it prevents additional cars
from impeding the flow of two-way traffic on Bensonhurst Avenue.
Of the lot variances, the majority of the relief requested is visual and relates to the impact on adjacent
neighbors. In the pending application, the neighbors are in favor of the relief and the proposed changes and
existing contlitions are not negatively affecting them. The support is documented in the submittetl letters
from impacted neighbors. Arguably, the most significant relief requested is lot coverage, affecting the ability
of the land to absorb stormwater. The property to the north (Bouchey) slopes down toward the applicants'
property, so there is no runoff from 24 Bensonhurst. The property to the south (Schenone) has a
constructed knee wall located on the other side of the fence (but still within the applicants additional 5-foot
strip of land), which allows for absorption of water within the property boundaries before dropping down to
the adjacent property owners' lawn. Toward the front of the common property line shared with the
Schenone family is an arborvitae hedge which also absorbs significant on-site stormwater. Along the rear
property line, the Doolins have planted the strip of land along the fence which allows water to be absorbed
rather than shed onto the rear owner's property. During the last many months where rainfall in the area
has been at record highs, no puddling has occurred on adjacent properties from runoff on the site.
3. Whether the variance is substantial. The requested variance is not substantial for the
following reasons:
The variance requests are not substantial. With the legal analysis above regarding the inapplicability of the
patio and deck setbacks, the only relief remaining is for lot coverage, driveway width and minimum distance
from a principal structure. These requests are nominal and when balanced against the detriment to the
neighborhood, should be allowed.
The need for variances were discovered only upon creation of the survey for the addition. Prior to that time,
the existing conditions did not impact adjacent properties and were contained primarily within the confines
of the Doolin's fenced back yard.
4. Whether the variance will have adverse physical or environmental effects on the
neighborhood or district. The requested variance will not have an adverse physical or
environmental effect on the neighborhood or district for the following reasons:
There are no adverse physical or environmental effects of the requested variance. This can be
demonstrated with the letters of support from impacted neighbors. The existing structures and house look
similar to nearby properties and blend in with the neighborhood. The proposed addition is designed in
keeping with the aesthetics of the existing house. As you can see from the beauty of the modifications the
Doolins have made since they purchased the home, they care about quality construction and design. The
backyard changes have been in existence since 2018 , and no neighbors have been impacted by any
portion of the existing structures. The stormwater has been and will continue to be adequately handled and
absorbed within the site itself. During the recortl rainy last several months, the owners have not had any
puddling or runoff to adjacent neighbors.
5. Whether the 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 difficulties for the existing improvements have not been self-created.The Doolins had outdoor
improvements constructed by local contractors. They specifically inquired with the professionals they hired
about whether what they were proposing to construct was allowable and were assured that they were. It
should not have been expected that their contractor would not be able to provide this guidance.
At no time were the Doolins aware of the potential or necessity for variance relief. As to the proposed
addition, the Doolins were not aware of the interior sound impacts on their lives until moving into the home.
The issue became exacerbated during Covid when the Doolins were predominantly home during the day
and unable to concentrate on work when the other was playing the piano or watching TV on the first floor.
The sound carried upwards because the house is a center hall colonial with a wide-open vaulted entrance
leading to the bedrooms. In this instance, it is difficult for Laura to work when Bob may have the TV on in
the main living area. Given the recent market changes in Saratoga Springs real property, it is not feasible
to find another home in the future which can provide for their needs without significant and substantial cost
implications. Further, the owners intend to age in place in this structure and the addition will allow that to
occur at some point in the future.
24 Bensonhurst - Parking area and garage- narrow for two cars.
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Sho�t Environmental Assessment Form
Part 1 -Project Info�mation
Instructions for Comuleting
Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as
thoroughly as possible based on current information.
Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the
lead agency;attach additional pages as necessary to supplement any item.
Part 1—Project and Sponsor Information
Robert and Laura Doolin
Name of Action or Project:
24 Bensonhurst Avenue Addition
Project Location(describe,and attach a location map):
24 Bensonhurst Avenue,Saratoga Springs NY
Brief Description of Proposed Action:
Area variances for various existing structures and for proposed addition.
Name of Applicant or Sponsor:
Telephone: 518-488-8101
Robert and Laura Doolin E-Mail: bobdoolin81@gmail.com
Address:
24 Bensonhurst Avenue
City/PO: State: Zip Code:
Saratoga Springs NY 12866
1. Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation?
If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that � ❑
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
2. Does the proposed action require a pernut,approval or funding from any other government Agency? NO YES
If Yes,list agency(s)name and permit or approval: � ❑
3. a.Total acreage of the site of the proposed action? .15 acres
b.Total acreage to be physically disturbed? .007 acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? •15 acres
4. Check all land uses that occur on,are adjoining or near th�proposed action:
5. ❑Urban ❑ Rural(non-agriculture) ❑ Industrial ❑ Commercial 0✓ Residential(suburban)
❑Forest ❑ Agriculture � Aquatic � Other(Specify):
❑Parkland
_ Page 1 of 3
5. Is the proposed action, NO YES N/A
a. A permitted use under the zoning regulations? ❑ � ❑
b. Consistent with the adopted comprehensive plan? ❑ � ❑
NO YES
6. Is the proposed action consistent with the predominant character of the existing built or natural landscape?
❑ �
7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES
If Yes,identify: � ❑
NO YES
8. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑
b. Are public transportation services available at or near the site of the proposed action? � ❑
c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed ❑ �
action?
9. Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
❑ �
10. Will the proposed action connect to an existing public/private water supply? NO YES
If No,describe method for providing potable water:
❑ �
11. Will the proposed action connect to existing wastewater utilities? NO YES
If No,describe method for providing wastewater treatment:
❑ �
12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES
wl�ich is listed on the National or State Register of Historic Places,or that has been determined by the ❑ ❑
Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for � �
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterUodies regulated by a federal,state or local agency? � ❑
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? � ❑
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
Page 2 of 3
14. Identify the typical habitat types that occur on,or are likely to be found on the project site.Check all that apply:
❑Shoreline ❑ Forest ❑Agricultural/grasslands ❑Early mid-successional
❑Wetland ❑ Urban ❑✓ Suburban
15. Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES
Federal government as threatened or endangered?
� ❑
16. Is the project site located in the 100-year flood plan? NO YES
� ❑
17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, � �
a. Will storm water discharges flow to adjacent properties? � �
b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? � �
If Yes,briefly describe:
18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES
or other liquids(e.g.,retention pond,waste lagoon,dam)?
If Yes,explain the purpose and size of the impoundment: ❑ ❑
�19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES
management facility?
If Yes,describe: ❑ ❑
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed) for hazardous waste?
If Yes,describe: ❑ ❑
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Applicant/spqnsor/name: .Robert Doolin Date: �/�C �� !
�
;J � � �,,,--',, '
Signature: \'�.�=�� ��\°�.;�.'�"ti�_�: Title: �J�:.:—�ti.;+�
0
,�
PRINT FORM Page 3 of 3
EAF Mapper Summary Report Wednesday, �uiy 7, 2021 5:09 PM
DISCldlme�: The EAF Mapper is a screening tool intended to assist
'l 55.43_I_2.� " � � � project sponsors and reviewing agencies in preparing an environmental
y�- € assessment form(EAF).Not all questions asked in the EAF are
'I 65_5{=I-6 � � answered by ihe EAF Mapper.Additional information on any EAF
� 1 «��5{�2-� question can 6e obtained by consuiting the EAF Workbooks. Although
��_ �_-�-""-" � _ the EAF Mapper provides the most up-to-date digital daia available to
DEC,you may also need to contact local or other data sources in ord�r
to obtain data not provided by the Mapper.Digital data is not a
� 9 a"5.5:�-1-tiF � substitute for agency determinations.
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f:�r�aEseiiThail�ntfi; PJEGC�;(ci O�,'�5tre#�.�1ap coirtiib��tvrs.anclthe GIS�JseeC�mmunity �funQj��ri5ti��tt•,ta��lar�tiib��j r.`.a [� �j��IS Us�ri�mmunity
� ._ _��11-1.�_. _ Y4i7�11[�IC�IO�1
_.-______..__ . ._ .._._. _. _._ . _. . . . . .. . .. _ . _
Part 1 /Question 7 [Critical Environmental No
Area]
_ _. __ _. ..__ ._ .._ _ _ . _
Part 1 /Question 12a [National or State 'No
Register of Historic Piaces or State Eligible
Sites]
_..________.__. .__.------ _._ _ . _ _ ___
,Part 1 /Question 12b [Archeological Sites] Yes
_ __. _ _ . _.__ _ _.
__ __.
Part 1 /Question 13a [Vlletlands or Other No
Regulated Waterbodies]
__. ._ __. _ _ _.. .
Part 1 /Question 15 [Threatened or No
Endangered Animal]
----_____._____ __.____,____ __ _ ._ _--._._ _ _ _ _ __ ___ . . _ ._ _ _ ___ _ __._._ _ _ _.__--- _ . ,.
Part 1 /Question 16 [100 Year Flood Plain] 'Digital mapping data are not available or ai e incomplete. Refer to EAF
' Workbook.
_ _.._. __.._. ___._ .___. .___ . ._.. ____ _ _ . _ _____ ___._______—�_�;
Part 1 /Question 20 [Remediation Site] No
Short Environmental Assessment Form - EAF Mapper Summary Report l
Susan 8ouchey
l 4 Bensonhurst Avenue
Saratoga Springs, NY 12866
July 15,2021 �
ZBA of Saratoga Springs
City Ha11
474 Broadway
To the Saratoga Springs ZBA:
�
I am a property owner of 14 Bensonhurst Avenue which I own with my daughter,who lives at the
properry.Our neighbor Bob Doolin advised me that he is required to go the city for variances so that he
can build an addition.When I was talking to him about the addition,he let me know that variances were
also going to be necessary in order to allow him to keep his e�usting patios and yard.As one of the
adjacent neighbors,I have seen the backyard and the way Bob and Laura keep their property.I don't see
that anything needs to change back there.They have created a beautiful,welcoming space and it has no
negative impact on our property.In fact,if you made them change or remove anything,I imagine it would
ha.ve more of an impact on us if they were required to jackhammer the patio and exca.vate the base
undemeath it.
The lot our house is Iocated on also needed variances before the house could be buil�Our lot is about
5000 sf,much smaller than that required in the neighborhood.We are fortunate that the former zoning
board allowed a house to be built here,as we very much wanted to be right in the city and housing is
scarce.Our whole neighborhood is characterized by small lots,with modern sized houses.Like many
other places in the city,lots are sometimes smaller than the style of houses people want now.I3owever,
we all still have plenty of space for yards and outdoor space,such as the beautiful backyard the Doolins
have created.
We both support the construction of the addition and the board allowing the improvements in the back
and side yards.We are not impacted by those changes,other than to be able to enjoy the beauty and our
property values being benefitted.
S�erely, n
`.,� �
--��'.-�-� 4��.�����. (����/�,
/ Susan Bouchey �� Lauren Bouchey
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Eric and Sara Schenone
26 Bensonhurst Ave
Saratoga Springs,NY i2866
Saratoga Springs Zoning Board July i4, 2021
City Hall
Broadway
Saratoga Springs,NY i2866
Re:Variances for 24 Bensonhurst
Dear Chair:
We are neighbors of the Doolins who live at 24 Bensonhurst.The Doolins are planning to build
an addition to their house on the front/side of their property near our common property line.
We have no objection to this construction.The Doolins are great neighbors and the changes they
made have not affected us or our lads.We love the backyard that they have created.It is
welcoming and beautifiil.Bob showed us the survey of the property and what he is planning to
build in the front.We are excited to see the transformation with the addition he is planning.
On the survey,we saw that Bob's fence is a few feet away from the boundary between our houses
and not actually on the properry line.We have used that area of his yard, not realizing that it was
his.There is a bit of a change in the height of the yard there,and we have built a little sitting
area there in the back corner along the common properry line.We have not had any problems at
all with any puddles or water coming on our property during the plentiful storms we have had
recently. Bob said building coverage was one of the variances he needed. His attorney told him
that has to do with stormwater.We are the lowest adjacent property owner,and have not had
any issues with water coming into our yard from theirs.I assume it gets absorbed or would run
into the land that is owned by the Doolins,a few feet from his fence.
�
We don't have any concerns with the Doolins'keeping their properry as it is in the back and are
looking forward to seeing the changes in the front.The Doolins take good care of their properry
and we think that helps our property values.The changes wili be beneficial and we suppore
them.We hope you will too.
Yours truly,
��_.. ,�l
�.-<� _ _ 'r I
Eric and Sara Schenone
Rebecca Douglas& Frank Guidici
1�Myrtle Street
S�uatoga Springs,New York 12866
Saratoga Sprinss ZBA
City Hall-Broadway
Saratoga Springs,NY 12866
Dear Cl�air:
In 2016,I purchas�d a t«�o family home located at 1�Myrtle Street.Tl�is property sliares a common
backyard�vith B�b Doolin.Bob let me kno�v that he and liis���ife svere plannuig on building an addition
to their liome,but the city���ould not lei them do tl»t�vithout eetting�rariances for the patio in their
backvard.
Because I sl�aze a backyard�vith the Doolins,I am probably most affected by the things they do on that
part of their property.Shordy after we purchased,the Doolins started making improvements to d�eir
bacic��ard.They have really taken a property ttiat was othenvise somewhat nonnal and made it special.
Even thougl�there is a large fence separating our properties,I can see the vast impmvements that ha�te
been made sinca they mo��ed in.E��erything they Iiave done has been top notcli and has added value to the
properties surrounding them.I have no doubt the addition�;�ill be the same.IE.}�ou make them take out the
things they liave done in the back yard.you�vill be causiug ne�ative impact on those of w who livc in the
nei�liborhood because we will be stuck living�ti�ith the uoise flnd disruption.I���auld prefer you let them
keep tite property as it is and allo���them to l�ave tl�e reliei'needed to keep it.
I fully support the request tl�ey are malcing to you and hope��ou take the neighborhood�eishes into
account.
Sineerel}�,
��.�..--�^-�"= —
s
Frank Guidici
NOTES:
I.) OFFSET DIMENSIONS ARE MEASURED TO THE ROOF LINES.
Z.) THIS CROSS—HATCHED AREA REPRESENTS A 2 1/2 FT. WIDE EASEMENT TO BE
GRANTED TO THE CITY OF SARATOGA SPRINGS FOR HIGHWAY PURPOSES, AS
SHOWN ON MAP REFERENCE N0. 2.
EVISIONS:
i PROPOSED ADDITION ADDED ON APRIL 16, 2021.
) VARIANCE INFORMATION REVISED ON JUNE 3, 2021.
) MISCELLANEOUS REVISIONS ON JUNE 15, 2021.
40RIZED ALTE�2AT10N OR ADDITION TO THIS MAP IS A VIOLATION OF ARTICLE 145, SECTION 7209, SUB-PARAGRAPH (2)
_ NEVII YORK� S��T� EDUCA?lON LAW.
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5013� J� -
� F� LqND �'J� PROFESSIONAL LAND SURVEYING
IEL C. WHEELER 432 BROADWAY, SUITE 5, SARATOGA SPRINGS, NY 12866
�. LIC. N0. 50,137 PH. (518) 583-7302 FAX (518) 583-7303
LE: d
JRVEY OF LANDS OF
�BERT J. AND LAURA E. DOOLIN
ATION: DATE:
ITY OF SARATOGA SPRINGS (OUTSIDE DISTRICT) JANUARY 18, 2021 �
ARATOGA COUNTY, NEW YORK
LE:
INCH = 10 FEET MAP N0.2021-04-04