HomeMy WebLinkAbout20190262 Lange Residence Application rR
FERRADINO
BUSINESS&LEGAL
STRATEGY
FERRADINO FIRM, PLLC
Stephanie W. Ferradino, Esq. • stef@ferradinofirm.com
March 20, 2019
Saratoga Springs Zoning Board of Appeals
Attn: Susan Barden
City Hall--474 Broadway
Saratoga Springs, NY 12866
Re: 15 Echo Ridge Drive, Saratoga Springs, NY 12866
Dear Susan:
Enclosed please find the following documents related to the submission of an application for an area
variance to the Zoning Board of Appeals:
Completed and executed application;
2. Building inspector denial;
3. Narrative to application;
4. Photographs of property,
5. Survey,
6. Zoning plan showing relief required, and
7. Application Fee in the sum of$200.00.
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,
SiGn) , ')
Stephanie W. Ferradino
Enc.
63 Putnam Street, Suite 202 • Saratoga Springs, New York 12866
(5`i 8) 260-1229 • www.ferradinofirm.com
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(Date received)
APPLICATION FOR:
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICANTS)* OWNER(S)(If not applicant) ATTORNEY/AGENT
Jeanne Mathews/Dale Lange Ferradino Firm, Stephanie Ferradino
Name P
12 Laurel Lake West 63 Putnam Street,Suite 202
Address
Weston,CT 06883 Saratoga Springs, NY 12866
518-260-1229
Phone / I /
stef@ferradinofirm.com
Email
*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: Ga Owner 0 Lessee 0 Under option to lease or purchase
PROPERTY INFORMATION
15 Echo Ridge Drive 179 4 2 29
I, Property Address/Location: Tax Parcel No.: - -
(for example: 165.51—4--37)
2/16/11 SR-2
2. Date acquired by current owner: 3.Zoning District when purchased:
Residential SR-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? )
la 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:
Variances for modification of the existing structure.
9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes V'No
10. Has the work,use or occupancy to which this appeal relates already begun? ❑Yes la No
I I. Identify the type of appeal you are requesting(check all that apply):
0 INTERPRETATION(p. 2) 0 VARIANCE EXTENSION(p.2) ❑ USE VARIANCE(pp. 3-6) 121 AREA VARIANCE(pp.6-7)
Revised 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
FEES:Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below.
❑ Interpretation $ 500
❑ Use variance $1,000
IA Area variance
-Residential use/property: $ 200
-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? EYes ONo
4. If the answer to#3 is"yes,"what alternative relief do you request?❑ Use Variance 0 Area Variance
EXTENSION OF A VARIANCE---PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
I. Date original variance was granted: 2. Type of variance granted? 0 Use 0 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 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6
AREA VARIANCE--PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
2.3 Area and Bulk Schedule
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements From To
Side yard setback 12 5.6
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 attached 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 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE T
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 0112019
ZC*Q BOARD OF APPEUSAPPLIC4770NFORM PAGE 8
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? la No 0 Yes if"yes",a statement disclosing the name,residence and nature and extent of this interest must be filed
with this application.
AFPUCANT CERTIFICATION
Ilwe,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.Ifwe further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore.Ijwe 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: 18 r" � ,�-. C1
1' (applican ig►nature)
M _ Date:.. f_ oer1R 2
dap t s}
if applicant is not the currently the owner of the property,the current owner must also sign.
Owner Signature: Date:
Owner Signature: Date;
Revised 01,2019
ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
Mathews/Lange 179 4 2 29
APPLICANT: TAX PARCEL No.: - -
15 Echo Ridge Drive SR-2
PROPERTY ADDRESS: ZONING DISTRICT:
This applicant has applied to use the identified property within the City of Saratoga Springs for the following:
Residence
This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s)
2.3 Area and Bulk Schedule
.As such,the following relief would be required to proceed:
❑ Extension of existing variance ❑ Interpretation
❑ Use Variance to permit the following:
21 Area Variance seeking the following relief:
Dimensional Requirements From To
Side yard setback 12 5.6
Other:
Note:
❑Advisory Opinion required from Saratoga County Planning Board
ZONING AND BUILDING INSPECTOR DATE
Revised 01/2019
NARRATIVE TO ZBA APPLICATION
15 ECHO RIDGE DRIVE
DIMENSIONAL REQUIREMENTS f FROM TO TOTAL RELIEF
REQUESTED
Side yard setback 12 5.6 6.4
History of Property:
The applicants for this variance,Jeanne Mathews and Dale Lange(sometimes referred to as applicants or owners)
purchased property at 15 Echo Ridge Drive on February 16,2011. The house was originally purchased as a second
home to be used for vacation and it is located on the shores of Lake Lonely. However, as the owners spent more
time there,their enjoyment of the home and area grew and their use of the house increased beyond their anticipation
when purchasing it. Soon,they began to make improvements to reflect their tastes and increase their enjoyment of
the property.Their plan is to modify the house for use as their primary residence,which requires updating and
expansion to accommodate their large family.
At present,the house is disconnected and contains features which are unsafe. It was originally a fishing hut and has
had several additions. Unfortunately,the interior layout is difficult,with areas of the house that are not connected
within the same floor. For example,the living space above the garage can only be accessed by one stairway,that
only services that area. That addition is not connected to the second floor in the rest of the house. The house also
contains a loft,with a spiral staircase to access it.The staircase is not of sufficient size to allow adults to easily use it,
and it is an attractive nuisance for children. In order to remedy this issue and create a home they can use as their
primary residence,they hired Olsen and Associates to review the existing structure and prepare architectural plans
for expansion. The plan is to utilize much of the existing footprint of the home, but to connect it in a way that
integrates the various additions into a comprehensive whole. In order to do that, it requires a squaring up of the
house along the side yard and reconfiguration of the main entrance to the house.This necessitates the variance
relief from one side yard setback.
Area Variance Standards:
1.Whether the benefit sought by the applicant can be achieved by other feasible means.
The applicant seeks an area variance to allow their home to continue the existing line of the home along the side
yard up to and including the front entrance. In order to fix the layout which arose due to multiple additions,the benefit
cannot be achieved by other feasible means.As can be seen from the zoning plan,the applicants will be removing
an existing area(depicted in pink)which is currently non-conforming and located 6.7 feet from the property line.The
area in blue requires the variance and will allow the house to be squared up,correcting an interior problem with the
configuration of the entrance to the house and connection between the second story of the garage and the remainder
of the home.
2.Whether granting the variance will produce an undesirable change in the character of the neighborhood or a
detriment to nearby properties.
This variance will not detrimentally alter the character of the neighborhood or result in a detriment to nearby
properties. The improvements the owners have already made to the exterior of the home have been a visible benefit
to the neighborhood and the users of Lake Lonely. The changes to the exterior of the home will be beneficial to the
neighborhood with the creation of a more aesthetically pleasing home and a significant investment in the property. In
addition,the home will be utilized as a primary residence rather than a home that is vacant for much of the year.
3.Whether the variance is substantial.
The requested variance is not substantial.The existing non-conforming structure violates the setbacks and is
currently located 6.7 feet from the property line.A portion of that area will be removed as a result of this modification
and redesign of the home.The requested relief is just one foot different from the current setback.As there is a fence
between the property and the neighboring home,the one foot difference in the setback will not be significant,
substantial or visible to the neighbor most affected.
4.Whether the variance will have adverse physical or environmental effects on the neighborhood or district.
The variance will have no negative physical or environmental impacts on the neighborhood or the district. This
property is a low impact residential use. The setback relief is minimal and will not be detected from adjacent
properties.
5.Whether the alleged difficulty was self-created?
This condition was not self-created. Setback violations predate the current requirements of the zoning code. The
current configuration of the property necessitates modification of the structure for use as a unified primary residence.
The need for the variance arose due to the oddly configured property which segregates one of the living spaces over
the garage from the rest of the house.When the applicants purchased the property,they did not anticipate
modifications to the structure or expansion of the house. Self-creation relates to intent at the time of purchase.At the
time this property was acquired,the owners did not intend to make any changes to the residence which would
necessitate the one setback variance currently requested.The change arose overtime, as their enjoyment of the
property increased, and their plan became to make it their primary residence.
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