HomeMy WebLinkAbout20190029 Val Kill Properties Correspondance L Li
www.dcwi l l iams law.com
470 Park Ave So. (212)368-7110 ifse8a,
New York,NY 10016 (914)737-8628 fax
,Q
8 Brook Lane (914)736-6648
Cortlandt Manor,NY 10567 (914)737-8628 fax e 2049
March 9, 2019
William Moore, Chairman
Zoning Board of Appeals
15 Vanderbilt Ave.
Saratoga Springs,NY 12866
Re: 40 Second Street,Project#20190029
Dear Sir:
This letter supplements the submission of March 4, 2019 regarding the above-referenced
application for an area variance. The undersigned represents Sandra Williams, the owner of 95
Catherine Street(Tax I.D. 165.36-2-12).
The applicant's narrative was not placed online until approximately 2:00 pm March 4, so
we believe it is appropriate to cogently address the points raised in the initial narrative and
additional points raised at the hearing on March 4. We will do this by addressing the standards
that the board uses when considering an application for an area variance.
1. Whether the benefit sought can be achieved by other feasible means.
The applicant seeks a variance to allow two principal structures on the premises and for
relief from the setback requirements. This would involve granting permission to convert the
existing accessory structure built as a garage into a dwelling unit.
A. The authorization of a second principal structure- a dwelling unit- conflicts with
existing zoning standards (Residential U2)for the area. Very clearly the city wants to have single
family residences in this area. In its application states that the applicants purchased the property
"as marketed". But the argument that an MLS listing or representations by a real estate broker •
somehow creates a legal basis under the zoning ordinance for use of the garage as an apartment is
questionable. Moreover, the statement that the property was marketed exclusively as a multiple
family residence is debatable. As was pointed out at the March 4 hearing, online listings - as
opposed to the MLS provided by the applicants - listed the property as a single family residence
with a"detached garage". Furthermore the sale price of the property($232,000) was fully
consistent with the price of single family homes as opposed to multiple family dwellings - or
more precisely properties with two principal structures on them-- in the area. Perhaps applicants
thought they were getting a"deal"however the language of the MLS does not control the legality
of the use of the garage. Its prior use as an apartment was illegal and the price reflected that.
DCWILLIAMSE8g$C01?[18
The narrative states that applicants made a significant investment in the garage and that it
is not economically feasible to remove these "good faith" investments. In effect the applicants are
arguing that because they failed to get the necessary approvals but spent money on the garage
they are entitled to have it become an apartment. The "good faith"characterization of the work
which supports this argument is debatable. There was no certificate of occupancy for the garage
at the time the property was purchased and the city file clearly showed the existence of violations
regarding the garage. The applicants did not apply for a building permit and offered no evidence
that they consulted with a qualified architect,professional engineer or even a contractor
regarding what was legal prior to beginning work on the premises. The submission seems to
suggest it was the city's responsibility to inform them of the past violations prior to their
purchase of the property or prior to their commencing work. Investments under such
circumstances could be characterized as ill advised but given the facts and the failure of the
applicants to take reasonable steps they are hardly in"good faith".
Applicants state that given the amount they have invested in the garage (and house) it is
not economically feasible to do anything with the garage but to use it as an apartment.
Applicants have rented out the main house at presumably competitive rents and the status of the
garage did not prevent this. They are making a return on their investment. What they sought was
to get more income from an illegal apartment when they could clearly get rent for use of the
garage as a garage or for more rent from the house with the garage as an amenity. While it may
be distasteful to remove the improper renovations this is a relatively inexpensive process.
B. Relief from Setback Rules --the requested relief from the setback rules is extreme. The
setback relief in the rear is from 25 feet to 6 inches - a reduction of 98%. The requested relief on
one side is from 8 feet to 2.2 feet- a reduction of over 75%.
2. Whether granting the variance will produce an undesirable change in the character of the
neighborhood or a detriment to nearby properties.
The applicants state that granting the variance will not`alter the character of the
neighborhood.", This contention is supported in large part on the grounds that the ,g arae has
been on the property for years and its illegal use has continued for years.
As became evident at the hearing on March 4, the neighborhood feels differently.
Virtually every property owner with property adjacent to the applicants appeared and opposed the
application. All the adjacent properties are single family residences. As wasointed out
p by one
neighbor, even properties (e.g. 95 and 93 Catherine) which had previously been considered two
family residences were told when applying for building permits that the properties were single
family residences and a certificate of occupancy would not be issued for a multiple family
Page 2 of 7
DCWILLIAMIUSSIG:CEES
residence. Very clearly, multiple family dwellings are no longer being permitted in the area.
The applicants state that the physical appearance of the property will not change. As will be
discussed below,the applicants have made significant changes in the physical appearance of the
garage. Moreover,use of the property as an apartment will be undesirable since it will increase
parking requirements (currently for two cars) and the density in the neighborhood.
At the March 4, hearing a satellite photo was produced which supposedly supported the
applicant's position that the neighborhood has "many"multiple family dwellings. We are not
sure how multiple family dwellings were identified. One submission in opposition noted that
most of the homes on Second Street,Bryan Street and Catherine Street are now single family
residences. More importantly, there is a distinction between single family residences,multiple
family residences in a single structure (grandfathered, or with a certificate of occupancy)and
properties which have two or more structures which are legal dwelling units. Attached is a
satellite photo which identifies these three categories(green- single family,yellow multiple
family in a single building and red multiple family in two or more structures. This is based upon
an examination of city files, a physical examination of the neighborhood and the knowledge of
neighbors. It is clear that the vast majority of properties in the area are single family residences.
Even the multiple family residences in the area are by and large on much larger lots and are in
single buildings. There are no properties in the immediate area which have a second dwelling
unit on the premises.
3. Whether the variance is substantial.
As was stated above the relief requested from the existing setback and coverage
requirements is extreme. Moreover it must be emphasized what applicant has requested is an
area variance. Section 8.3.1 of the Saratoga Zoning Ordinance defines area variance as follows:
8.3.1 AREA VARIANCE
An area variance provides relief from the dimensional or physical requirements imposed
by the applicable zoning regulations. An area variance does not authorize any change
in the type of use of the property.
It is submitted that what applicants are requesting is in effect a use variance for the garage. The
apparent logic of the applicants is that because the garage was previously an illegal apartment
granting an area variance will now make that use legal. Or, as the application states, the `granting
of the variances would simply make the a previously non-compliant use compliant." That is not
allowed by Section 8.3.1.
Furthermore as was noted in our previous submission,the city zoning code addresses this
situation. Saratoga Zoning Ordinance Section 5.3 provides as follows:
Page 3 of 7
DCWILLIAMSEMSIOCEM
5.3 NONCONFORMING USES
5.3.1 CONTINUATION
A lawfully pre-existing, non-conforming use may be continued subject to the provisions
of this Section.
5.3.2 DISCONTINUANCE
A non-conforming use shall be deemed discontinued if it is not operated for at least
thirty (30) days in a calendar year and any future use of the property shall conform to
this Chapter.
5.3.5 CHANGE IN USE
If a non-conforming use is to be replaced or augmented by another use, the new and
any future use shall conform to this Chapter.
First, it can be noted that the previous use of the garage as an apartment was not a lawful non-
conforming use as required by Section 5.3.1. Second,the apartment was vacated long before the
property was put up for sale. The non-conforming use as an apartment - even if it was arguably
pre-existing or lawful -was discontinued.. Any new use of the garage as a dwelling must now
comply with the zoning code.
4. Whether the variance will have adverse physical or environmental effects on the neighborhood
or district.
Use of the garage as an apartment will have an adverse effect upon the neighborhood. It
will permit a multiple family unit on an extremely small lot. This affects the density of the area
and also impacts conditions such as parking.
5. Whether the alleged difficulty was self-created.
This criteria goes to the essence of the application. The applicants claim that they relied
upon a. the multiple listing, b. the representations of the real estate broker, c. the failure of the
previous owners to disclose the illegality, d. the actions of their closing attorney and e.the failure
of the city to enforce the violation until they began renovations. The gravamen part of the
application is that applicants were duped by numerous individuals, professionals and officials.
The illegality of the apartment in the garage was clear from the public files maintained by
the city. These were readily discoverable by physical inspection of the file at city hail, or by
having a qualified professional such as an engineer, architect, surveyor or experienced contractor
evaluate the property or by requesting a"municipal search" during the course of obtaining title
Page 4 of 7
ICWILLIAMVASSOCKEZ
report. Applicant's took none of these actions. Applicants did ask their closing attorney to
inquire about the legality of the apartment however rather than wait for an answer from the city
they went ahead and closed on the property. For whatever reason the applicants chose not to take
the reasonable and prudent steps which would have disclosed the problem before they purchased
the property. It bears noting that the applicants are experienced real estate investors and one is an
attorney. They are not novices by any means. Moreover, given the fact that they asked their
closing attorney to make an inquiry with the city, it is clear that they had notice that the property
might have legal issues. Furthermore their broker was apparently been aware of problems with
garage and that a previous offer had fallen through. The broker probably had a duty to disclose
the problem but the failure of the previous contract should have raised questions for the
applicants.
After the applicants purchased the property but before they commenced work on the
garage the city responded to the closing attorney's inquiry informing him/her of the violations.
Applicants claim that they never received this information but they also never asked the closing
attorney whether he/she had received a response from the city. Despite lack of critical
information,they began to make renovations to the house and garage. The applicants apparently
never asked the city or any professional familiar with zoning and building code requirements
about the need for a building permit- an especially egegious omission given the fact that there
were no certificates of occupancy for the property and the fact that the property was listed in the
public records as a single family house with a detached garage. Again a reasonable and prudent
owner and certainly an experienced one such as the applicant would have inquired about whether
a building permit was required before making substantial changes to the property. The
application states that a building inspectors visited the premises and orally discussed the need for
a building permit with the tradesmen. We have respect for tradesmen and their abilities but they
are not experts familiar with zoning laws or some of the finer points of the building code. It is a
bit presumptuous to argue that a property owner is legally entitled to rely on their discussions at
the job site. Regardless of what the tradesmen said and how much had been done to either
structure at the time each inspection occurred,the fact that the inspectors did repeatedly question
the legality of the work would have prompted a reasonable and prudent property owner to check
further and get a definitive answer.
We also question exactly what the inspectors were shown. While the application included
photos of the front of the garage and a portion of the interior, it did not show the rear or the side
of the garage. Attached is are photos of the rear and the two sides of the property. On both sides,
windows were installed. In the rear, a large new picture window was installed. These are blatant
violations of the building code and it is difficult to believe that a building inspector who observed
this would not have recognized the issue. Moreover,the photos presented with the application of
the interior of the garage show the kitchen unit being moved which would have required both
plumbing and electrical code inspections. From the photos it is clear that neither new window
complies with emergency egress requirements and they are placed in violation of building code
Page 5 of 7
DCWILLIAMSESSOME2
setback requirements for such windows - a serious safety issue. The stairs to the loft do not meet
building code requirements. There are no railings on the stairs and the railing at the top does not
meet code requirements. The loft does not meet overhead or square footage requirements as a
sleeping area. In short even if the board were to grant the requested variance,there are a myriad
of obvious and potential safety and health violations created by the applicants which make
authorizing the use a dwelling not only at variance with the zoning ordinance but also the
building code and therefore a danger to any tenants.
Whether because of carelessness, a reckless disregard for the applicable law and the
clearly discoverable facts, or out of an intentional effort to evade zoning and building code
requirements, it is difficult to argue that this problem was not self-created. The official record
that the garage was in violation of the law is clear and was readily discoverable by the applicants.
They chose to close on the property rather than wait for an answer which they themselves had
requested. Once they had purchased the property they apparently did not consult with
professionals and they ignored the fact that building inspectors questioned the work. The
applicants undertook work which was far beyond a simple remodel. They altered not only the
interior of the garage but also its structure by installing new windows which were not visible
from the street. The applicants who because of their experience were familiar with the practices
and procedures in the real estate industry chose to either to ignore problems and violations or to
disregard them. They should not be granted a variance because they were either reckless,
intentionally trying to avoid requirements or even sloppy. They created the problem.
Summary:
The application for a variance fails every standard the board is required to consider. The
application requests an extreme waiver of the setback and square footage requirements and the
creation of a second principal structure or dwelling unit on the property conflicts with zoning
requirements and is unique for the area. It will have an undesirable effect upon the
neighborhood. -a fact which was voiced by every single adjoining property owner. While the
applicants may have spent money on renovations and alterations to the garage, what they invested
in was not legal and they are not entitled to a return on this part of their investment. Economic
feasibility assumes a legal use for the property. The zoning ordinance is very clear. A request for
an area variance does not perforce allow a change in the legal use of the property. The garage
was a non-conforming garage. Granting an area variance does not make it a legal dwelling unit.
Moreover, whatever non-conforming status the garage had when it was used as an illegal
apartment, it lost that status when the apartment was vacated. And it is difficult to argue that the
problem was not self created. Questions were raised about the legality of the garage which could
have been answered by examining the files the city maintained or by consulting with
professionals. Warning flags were raised. Online listings stated the official records showed a
detached garage and not an apartment. Inquiries were never followed up and standard practices
Page 6 of 7
EalEn ".,,E1J\virMAMI6oY112
•
such as discussing the need for a building permit prior to commencing work were never followed.
The applicants created this problem.
Respecty/b9lid7
David C. Williams
DCW:dcw
Enc.
Please address all correspondence to our new address:
DC Williams and Associates
95 Catherine Street
Saratoga Springs,NY 12866
(917) 847-2136
Fax: 914 737-8628
dwilliams@attglobal.net
Page 7 of 7
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