The URL can be used to link to this page

Home My WebLink About20190221 Obstarczyk Residence 2017 ZBA Approval . GAS Bill Moore , 0 A Chair 4 CITY OF SARATOGA SPRINGS , , Keith B. Kaplan t ZONING BOARD OF APPEALS Vice chair Adam McNeill kv:,.-I '`"-'` CITY HALL—474 BROADWAY Secretary SARATOGA SPRINGS NEW YORK 12866 Gary Hasbrouck ' James Helicke CENTENNIAL PH) 518--587--3550 Fx) 518-580-9480 Susan Steer WWW.SARATOGA—SPRINGS.ORG Cheryl Grey #2915 IN THE MATTER OF THE APPEAL OF RECNVED Chris Obstarczyk EEO 147 Spring St 2 8 2017 SARATOGA SPRINGS,NY 12866 ACCOUNTS DEPARTMENT From the determination of the Building Inspector involving the premises at 147 Spring Street in the City of Saratoga Springs,NY,being tax parcel number 166.61-3-33 on the Assessment Map of said City. The Applicant having applied for an area variance to construct a detached garage with second-story storage seeking relief from side yard setback and setback from principal building requirements in the Urban Residential--3 District and public notice having been duly given of a hearing on said application opened on the 26th day of September 2016 through the 13th day of February 2017. In consideration of the balance between the benefit to the Applicant with detriment to the health, safety and welfare of the community, I move that the following variance for the following amount of relief: Type of Requirement District Dimensional Proposed Relief Requested Requirement Minimum Side Yard Setback-Accessory 5 feet 3 feet 2 feet (40%) Structure Minimum distance to Principal Building 5 feet 2.7 feet 2.3 feet(46%) As per the submitted plans or lesser dimensions, BE APPROVED for the following reasons: 1. The Applicant has demonstrated this benefit cannot be achieved by other means feasible to the applicant. The applicant desires to construct a detached two-car garage to be used for parking and storage as a replacement for an existing carriage house that the applicant notes is smaller than the proposed structure. The alternatives explored included limiting the garage to one car, and the use of a serial parking arrangement. The applicant has indicated the one-car option was not cost- feasible; the construction costs are so high as to not be worthwhile to build a structure that can only accommodate one car. As to the serial parking arrangement,which could enable a narrower building that would reduce the proposed setback encroachment,the Board notes that this arrangement would have limited effect on setbacks due to the arrangement of the house on the narrow property, and the need for the driveway to be a straight line to the garage opening. This was illustrated by an alternate plan presented by the applicant showing the serial arrangement. The Board further notes during this appeal process, the applicant has revised the plan to decrease the size of the bump-out area on the west side of the structure,which has the effect of increasing the distance to property line at two points. 2. The Applicant has demonstrated that granting this variance will not produce an undesirable change in neighborhood character or detriment to the nearby properties. The existing accessory structure actually encroaches more than the proposed garage. The Board further notes the neighborhood is relatively densely constructed and most residences and carriage houses and garages are located close to one another and near the roads and sidewalks. The Board concludes constructing the garage at this location would be consistent with the neighborhood context. 3. The request for relief for side yard setback and distance to principal building is substantial,but this mainly due to the fact that the subject property is only 52 feet wide,which is pre-existing/non- conforming narrower than the required 60 feet. 4. The Applicant has demonstrated that granting this variance will not have an adverse physical or environmental effect on the neighborhood. The lot permeability will be 35.7%which exceeds the zoning district's requirement of 25%. 5. The request for relief may be considered a self-created hardship due to the applicant's desire to construct this addition. However, self-creation is not necessarily fatal to the application. Adopted by the following vote: AYES: 7(B. Moore, K. Kaplan, A. McNeill, G. Hasbrouck, J.Helicke, S. Steer,C. Grey) NAYES: 0 Dated: February 13, 2017 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. ill 01 4111111111•V (k) I 1/24/2017 Date Chair I 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. oC`A s46 CITY OF SARATOGA SPRINGS Bill Moore, Chair Keith B. Kaplan, Vice ZONING BOARD OF APPEALS Chair Adam McNeill, Secretary • Gary Hasbrouck CITY HALL-474 BROADWAY SARATOGA SPRINGS, NEW YORK 12866 James Helicke PH)518-587-3550 DO 518-580-9480 Susan Steer C T N l A WWW.SARATOGA-SPRINGS.ORG Cheryl Grey Oksana Ludd, alternate RECORD OF DECISION ZBA MEETING RECEIVED MONDAY, FEBRUARY 13, 2017 FF.R 6 2017 ALL SEVEN MEMBERS PRESENT ACCOUNTS DEPA 1. #2942 TEAKWOOD BUILDERS SHOWROOM, 75 Church Street, area variance for an addition o an existing commercial building; seeking relief from the build-to, build-out and two-story requirement in the Transect-5 District. Action: Public hearing opened and remains open; application adjourned to Feb. 27, 2. #2943 BENTON TRUST RESIDENCE, 58 Fifth Avenue, area variance to construct a single-family residence; seeking relief from the minimum front yard, minimum side yard, minimum total side yard and minimum rear yard setbacks, and maximum principal building coverage requirements in the Urban Residential— 1 District. Action: Public hearing opened and remains open; application adjourned to Feb. 27. 3. #2944 MCCARTHY TWO-FAMILY, 14 Stratton Street, area variance for construction of additions to an existing two-family residence; seeking relief from the minimum front and side yard setback requirements in the Urban Residential--2 District. Action: Public hearing opened and remains open; application adjourned to Feb. 27. 4. #2945 BONACIo RESIDENCE, 22 Greenfield Avenue, area variance for additions to an existing single-family residence; seeking relief from the minimum front yards (Greenfield and Woodlawn) and minimum side yard setbacks, and maximum principal building coverage(two structures combined) requirements in the Urban Residential— 1 District. Action: Public hearing opened and remains open; application adjourned to Feb. 27. 5. #2946 HOMEWOOD SUITES SIGNS, 3368 South Broadway, area variance for construction of three wall signs, seeking relief from the maximum number of wall signs, placement above the first floor level of the building, and for placement of a wall sign on a building façade without street frontage requirements in the Tourist Related Business District. Action: Public hearing opened and remains open; application adjourned to Feb. 27. 6. #2915 OBSTARCZYK GARAGE, 147 Spring Street, area variance to construct a detached,two- car,two-story garage, seeking relief from the minimum side yard setback and minimum distance between accessory and principal structure in the Urban Residential--3 District. Action: Public hearing closed; motion to approve--passed 7-0. 7. #2933 PLAZA 15 STORAGES LLC, vacant parcel off of Jones Road/Plaza Road (private road), area variance for construction of a 70,000 sq. ft. two-story, self storage building; seeking relief from the frontage build-to and build-out requirements in the Transect—4 District. Action: Public hearing closed; motion to approve--passed 7-0, 8. #2876.1 BENTON SUBDIVISION,58 Fifth Avenue, area variance for a two-lot subdivision; seeking relief from the minimum average lot width and minimum lot size requirements for both lots in the Urban Residential— 1 District. Action: Public hearing closed; motion to issue a Negative SEQRA Declaration---passed 7-0; e, motion to approve—passed 7-0, • 9. #2939 SBDT VENTURES, LLC LOTS,34&36 Newton Avenue, area variance to create two residential building lots; seeking relief from the minimum average lot width and minimum lot size requirements for each of the lots in the Urban Residential—2 District. Action: Public hearing closed; motion to issue a Negative SEQRA Declaration—passed 7-0; motion to approve—passed 6-1. 10. #2932 DEVALL CARRIAGE HOUSE, 59 Franklin Street, area variance for construction of a three- car carriage house with second story dwelling unit; seeking relief from the minimum front yard setback (Cherry St.) and minimum side yard setback requirements in the Urban Residential— 4 District. No Action: Application adjourned TBD. 11. #2931 LAKE LOCAL, 550 Union Avenue, consideration for Coordinated SEQRA Review for expansion and construction of eating and drinking establishment, marina and docks and tourist accommodations in the Water Related Business and Rural Residential Districts. No Action: Application adjourned TBD. CO sr*k. .." SIGNATURE: 2114117 CHAIR DATE DATE FILED WITH CITY CLERK: