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Home My WebLink About20190475 Byrne Residence ZBA approval Bill Moore tl\rit.G.4 CITY OF SARATOGA Keith B.Kaplan -- �: I z; J. ZONING BOARD OF APPEALS Vice Chair : Susan Steer 1 :E:ii r-f 0 ., .. .•_ it r Cheryl Grey :- i.c _ - , CITY HALL-474 BROADWAY J �.`� _4 _ Brad Gallagher SARATOGA SPRINGS,NEW YORK 12866 Oksana L udd,alternate '' '? ' •` PH)518-587-3550 Fx 5 l 8-580-9480 `c ��, } Rebecca Kern,alternate °/-oRikT O - WWW.SARATOGA-SPRINGS,ORG #3062 IN THE MATTER OF THE APPEAL OF . Sharon Byrne 96 Union Avenue AL:COO-i n 'L.J3 am.,,, i i;, Saratoga Springs,NY 12866 From a determination of the Building.Inspector involving the premises located at 96 Union Avenue in the City of Saratoga Springs,New York,tax parcel number 166.69-4-4 on the Assessment Map, of said City. The Applicant having applied for area variances under the Zoning Ordinance of said City to permit the construction of an addition to an existing residence in a UR-4 District and public notice having been duly given of hearings on said application held on October 29 and December 10,2018. In consideration of the balance between benefit to the Applicant with detriment to the health, safety and welfare of the communi ,I move that the following area variances for the followin amount:of relief: TYPE OF REQUIREMENT DISTRICT PROPOSED RELIEF REQUESTED DIMENSIONAL REQUIREMENT MINIMUM REAR YARD:CARRIAGE HOUSE 25:FT. 4 FT. :21.FT.(84%) MINIMUM SIDE YARD:CARRIAGE HOUSE 20.FT. 0.9 FT. 19.1 FT..(95%0) w MINIMUM TOTAL:SIDE YARD:CARRIAGE HOUSE 45 FT. 21 FT. 24 FT.-(53%) J MINIMUM SIDE YARD:MAIN HOUSE MUD'ROOM 20 FT. 8_FT. 12 FT.00%) MINIMUM TOTAL SIDE YARD: MAIN HOUSE (MUD 45 FT. 8.8 FT. '36.2 VT.(80%) ROOM) _ MINIMUM SIDE YARD MAIN HOUSE (DINING 20 FT. 11.5 FT. 8.5 FT.(42%) ROOM) MINIMUM TOTAL SIDE YARD: MAIN HOUSE 45 FT. 12.3 FT. 32.7 FT.(73%) (DINING ROOM) MAXIMUM PRINCIPAL BUILDING COVERAGE 25% 3(0% 5..1%(20%) As per the submitted plans,or lesser dimensions,be APPROVED for the following reasons: 1. The Boardfinds that the Applicant has demonstrated the benefit cannot be achieved by other.means feasible to the Applicant. This is a pre-existing, non-conforming lot that is less than 50 feet hi width. The main house and the garage/carriage house presently,have non=conforming setbacks. The Applicant considered other designs,including locating the staircase on the East side of the main house. However,the Board agrees with the Applicant that locating the stairway on the East side creates a security concern; The Board finds that the Applicant demonstrated that relocating proposed additions is not feasible because of the location of the main house on the lot. 2. The Applicant hasdemonstrated that granting this variance will not create an undesirable change in neighborhood character or detriment to nearby properties. The Board finds that other properties along North Alley have similar structures on the rear of the lot to the structure proposed by the Applicant. In addition, the Board finds the reduction of the number of dwelling units from 4 units(3 units in the main house and 1 in the carriage house)to 2 units(1 unit in the main house and I. unit in the carriage house)will create a desirable change to the neighborhood character,as it will reduce the required number of parking spots. In addition,the proposed mudroom along the East side of the main house will not exceed the existing angled bump-out which is located closer to Union Avenue. As such,the Board fmds that the ppmudroom proposed will not have a negative effect on the,streetscape as viewed from Union Avenue. 3. The Board finds that that the areas of relief could be considered substantial,but this is mitigated based on the facts presented in this application. The Applicant proposed additions to the main house that consist of a mudroom addition and stoop,dining area expansion with a second-floor coveredorch,rear stairs and stoop, p .. No additions are proposed to the garage/carriage house. Thee main house, including the proposed new construction increases the coverage by 70 square feet,covers 24.4%of the lot and the existing carriage house covers 5.7%of the lot for a combined total of 30.1%.o.The Applicant requires relief because the carriage house must be included'in the calculation for principal building coverage. The Board notes that if the carriage house were considered an accessory structure that it is`within the 10%0.permitted under the Zoning Ordinance. Based on the-facts presented,the Board does not find the requested relief to be substantial. 4. The Board finds that the Applicant has-demonstrated the variances will not have significant:adverse physical or environmental effect on the neighborhood or district. The Applicant is reducing the number of dwelling units,thus reducing the number of required parking spaces from 6 spaces to.3:spaces. Moreover,the Board finds that the increase-of.70 square feet to the main house will not have an adverse physical or environmental effect,as the total lot coverage 30.1%is less than the total permitted coverage of 40%. 5. The alleged difficulty is self-created insofar as the Applicant,but this is not necessarily fatal to the application. CONDITION: Future accessory structures limited to 5.5% NOTE: DRC historic review required Adopted by the following vote: AYES: 6 (B.Moore,K.Kaplan,S. Steer,C. Grey, B. Gallagher,O. Ludd) NAPES: 0 Dated: December 10,2018 ,41101W- December 12,2018 0-11101111 Date C. air 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, six members of the Board being present. CITY OF SARATOGA SPRINGS Bill Moore, Chair Keith B.Kaplan, Vice Chair sZONING BOARD OF APPEALS Susan Steer 4;;,• .,-: 4 r4 Cheryl Grey Cm'HALL-474 BROADWAY Brad Gallagher Oksana Ludd,alternate SARATOGA SPRINGS,NEW YORK 12866 ;� r., PH)5 18-587-3550 DO Rebecca Kern,alternate }518-580-9480 WWW.SARATOGA-SPRINGS.ORG '?°ORA E.a T Dec 3 9 RECORD OF DECISION .4 ACU ZBA MEETING uEpA, to A T EN r MONDAY, DECEMBER 10, 2018 Present: B. Moore, K. Kaplan, S. Steer, C. Grey, B. Gallagher, 0. Ludd 1. #3062 BYRNE RESIDENCE, 96 Union Avenue/7 North Alley, area variance to construct additions town existing residence, seeking relief from the minimum side yard and total side yard setbacks for the main house and minimum front yard, minimum side yard and total side yard setbacks for the carriage house/residence requirements in the Urban Residential--4 District. Action: Public hearing closed; motion to approve as amended--passed 6-0. 2. #3047 STONE MIXED-USE,68 Weibel Avenue, area variance for proposed maintenance of existing improvements and uses on a mixed-use property; seeking relief from the minimum frontage build-to and build-out and two-story requirements in the Transect-4 District. Action: Public hearing closed; motion to approve with conditions-passed 6-0. 3. #3064 CONNERS RESIDENCE, 87 Ludlow Street, area variance to construct an addition to an existing single-family residence; seeking relief from the maximum principal building coverage requirement in the Urban Residential—3 District. Action: Public hearing closed; motion failed to pass—3-3. 4. #3069 MCFADDEN RESIDENCE, 40 Lefferts Street, area variance to maintain a constructed deck and build a new screened porch to an existing single-family residence; seeking relief from the minimum side yard and total side yard setback requirements in the Urban Residential — I District. No Action: Public hearing remains open; application adjourned to Jan. 9. 5. #3070 ISRAEL RESIDENCE, 184 Spring Street, area variance to construct a new front porch addition to an existing single-family residence; seeking relief from the minimum front yard setback requirement in the Urban Residential—3 District. Action: Public hearing closed; motion to approve with conditions—passed 6-0. 6. #3073 BROWN RESIDENCE 79 Lake Avenue, area variance to convert the existing three-family residence to a two-family and construct a rear addition; seeking relief from the minimum side yard (each side), minimum total side yard setback and maximum principal building coverage g requirements in the Urban Residential--4 District. Action: Public hearing closed; motion to approve as amended— passed 6-0. 7. #3068 BRANT CARRIAGE HOUSE, 695 North Broadway, area variance to finish the interior of an existing carriage house for sleeping accommodations; seeking relief to permit finished/habitable space in an accessory structure in the Urban Residential-I District. Action: Public hearing remains open; application adjourned to Jan. 9. 8. #2914 SAMES MIXED-USE BUILDING,20 Bowman Street, area variance to convert existing one- story building to eating and drinking and add a second-story for a residential unit, seeking relief from the minimum front and side yard setbacks for the second-story addition and minimum front, side and rear yard setbacks to parking in the Tourist Related Business District. Action: Public hearing remains open; application adjourned to Jan. 9. 9. #3071 CORBETT RESIDENCE, 45 Walton Street, area variance to construct a new front porch addition to an existing single-family residence; seeking relief from the minimum front yard setback requirement in the Urban Residential —3 District. Action: Public hearing remains open; application adjourned to Jan. 9. 10.#3074 ST. PAUL'S LUTHERAN CHURCH SIGN, 149 Lake Avenue, area variance to construct a freestanding sign; seeking relief from the maximum size requirement in the Urban Residential — 3 District. Action: Public hearing remains open; application adjourned to Jan. 9. 11.#3075 DORE RESIDENCE; 36 Forest Avenue, area variance to construct additions to an existing single-family residence; seeking relief from the minimum front yard, minimum side yard and minimum total side yard setbacks and maximum principal building coverage requirements in the Urban Residential-- 1 District. Action: Public hearing remains open; application adjourned to Jan. 9. 12.#3076 W1NSUPPLY OF SARATOGA SIGNS, 5 Finley Street, area variance for construction of two wall signs; seeking relief for placement above the first floor level of the building and for placement on a façade without street frontage requirements in the Transect-5 District. Action: Public hearing remains open; application adjourned to Jan. 9. 13.#3077 SARATOGA GOLF AND POLO CLUB, 301 Church Street, area variance for construction of platform tennis courts, cabana building and expanded parking area; seeking relief from the minimum rear yard setback to the courts and cabana and minimum side yard setback to parking in the Institutional Parkland/Recreation District. Action: Public hearing remains open; application adjourned to Jan. 9. 14. 3024 FAHY RESIDENCE, 166 Lincoln Avenue, area variance to construct a new single-family residence; seeking relief from the minimum average lot width and minimum lot size requirement for a second single-family residence, to permit more than one principal building on a lot and minimum rear yard setback requirements in the Urban Residential —2 District. No Action: Public hearing remains open; application adjourned to Jan. 9. 15.#3022 DEVALL SUBDIVISION, 59 Franklin Street, area variance associated with a two-lot subdivision; seeking relief from the minimum average lot width for the proposed lot and minimum side yard setback to parking in the Urban Residential--4 District, No Action: Public hearing remains open; application adjourned to Jan. 9. 16.#2953 STATION PARK MIXED-USE DEVELOPMENT,Washington Street and Station Lane, area variance for a proposed multi-use development containing a 110 room hotel, 88 senior housing units, 41 assisted living units, 90 townhouses, and 28,060 sq. ft. of retail; seeking relief from the frontage build-to and build-out, minimum two-storyand maximum building height requirements in the Transect-5 district. No Action: Public hearing remains open; application adjourned to Jan. 9. SIGNATURE:- L12/12/2018 DATE DATE FILED WITH CiTY CLERK: