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HomeMy WebLinkAbout20220622 14 West Harrison Area Variance Application **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** �TOGft CITY OF SARATOGA SPRINGS (Application#) o � ZONING BOARD OF APPEALS {�r: CITY HALL-474 BROADWAY (Date received) ' SARATOGA SPRINGS, NEW YORK 12866-2296 n L • TEL: 518-587-3550 X2533 0 PORA10 `l 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) (lfnota4p cant) ATTORNEY/AGENT Name Ashleigh Edwards Engineering America Co. 91 Division St 76 Washington St. Address Saratoga Springs, NY 12866 Saratoga Sprngs, NY 12866 Phone / / 518/587-1340 ©/ Email ashed74@gmail.com tonyay@nycap.rr.com Primary Contact Person: Applicant FlOwner 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: M Owner ❑ Lessee ❑ Under option to lease or purchase PROPERTY INFORMATION 14 West Harrison St. 165 59 1 76 1. Property Address/Location: Tax Parcel No.: - - (for example: 165.52—4—37) September 2020 UR-4 2. Date acquired by current owner: 3. Zoning District when purchased: Residential UR-4 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? ) 1Z No 7. Is property located within (check all that apply)?: ❑ Historic District ❑Architectural Review District ❑ 500' of a State Park, city boundary,or county/state highway? 8. Brief description of proposed action: -Lot line adjustment to provide additional land to adjacent neighbor to the South - Removal of existing front porch (infringing over front property line)and construction of stoop within property at front entry - Removal of back mudroom/covered porch area and replacement with screened porch at North East of existing house -Construction of new mudroom and side covered porch along South of existing house 9. Is there an active written violation for this parcel? ❑ Yes 91 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(check all that apply): ❑ INTERPRETATION (p. 2) ❑VARIANCE EXTENSION (p. 2) ❑ USE VARIANCE (pp. 3-6) 12 AREA VARIANCE(pp. 6-7) Revised 01/2021 ZONING BOARD oFAPPEALSAPPLICATION FORM PAGE 6 AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): Table 3: Area&Bulk Sch. The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements District Requirement Requested Min.Average Width (Proposed) 100.0' 75.5' (24.5'variance requested=24.5%) Min. Side Setback (North- Existing) 20.0' 0.8' (19.2'variance requested = 96%) Min. Total Side Setback 45.0' 27.8' (32.3'variance requested= 72%) Other: Min. Front Yard Setback(West) 25.0' 0.0' (25.0'= 100%) 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. The Benefit sough cannot be achieved by any other means: a) The lot width of approx. 75 5'is the result of the proposed lot line adjustment of 25'to the Southern neighbor who would like to have off street parking. The existing lot is already wider than most lots in the neighborhood. There is no additional land to purchase to keep the lot width unchanged. b The house location is pre-existing non-conforming at 0.8'from the Northern property line. There is no additional land to purchase.The entire house is located within the 25'side setback&cannot be moved. The addition of a side porch to the South of c) Due to the fact that the house is located so close to the Northern property line and the South Eastern corner of the house is close to the existing interior Garner lot lone,the total side setbacks cannot be compliant The Building cannot be moved, Relocation of the interior lot line corner would make adjacent lots more non-conforming. d) The front porch is pre-existing/non-conforming at 1.4'encroachment over the West/ Front property line The Owners will be removing the entire porch &propose a smaller stoop at the entry which will be within the property lines. However a 25'setback to the porch is not possible. The proposed 5'stoop is the minimum needed for access to the front of the house with side steps. 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 variances requested should not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties* a) The existing house has been in severe disrepair for several years. The proposed project will update and repair the house,with the intended result to upgrade the neighborhood. b) The Northern side setback is pre-existing&non-conforming. Therefore the variance will not change the existing site conditions. c) The existing porch is in disrepair and encroaches over the front property line. The porch will be removed and the new porch will e substantially smaller and within the property lines. This upgra e s ou not cause a etriment. d) The proposed lot width is consistent with lots within the adjacent neighborhood. The proposed width is more consistent with the neighborhood character. Revised 01/2021 ZONING BOARD oFAPPEALSAPPLIcATION FORM PAGE 7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: The variances requested do appear substantial. However,they may viewed as non-substantial for the following reasons: a) The Northern side setback is pre-existing&non-conforming at 0.8'. The variance is substantial but does not change the b) The Total side setback is limited as the North side setback is only 0.8'. The total side setback variance is due to the wrap porch connection to the rear screened porch area and the interior corner of the lot line intersection. The change in existing conditions is minimal and may be viewed as not substantial. c) The total lot width variance requested is 24.5%. As 1 lout of 15 other lots within the neighborhood are narrow and less than d) The existing porch encroaches over the property line. Although the proposed porch front setback is 0.0', requiring a 100% variance,the variance may not be considered substantial as it is consistent with other homes in the neighborhood and will not be located within the existing property lines. 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: The variances requested should not have physical or environmental effects on the neighborhood or district: a) The lot remains large at 11,308 sq.ft. (3.7 times the 3,000 sq.ft. minimum lot size allowed within the UR-4 zone) b) The variances do not result in additional drainage or drainage off-site. c) No large trees will be removed for the project or as a result of the variances. d) The lot remains over 15% permeable with the lot line adjustment and proposed development. 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: The alleged difficulty for the lot width variance is self-created as it it the applicant's choice for the lot line adjustment. The alleged difficulty for the side setback,total side setback&front setback variances is pre-existing&non-conforming and not a result of the lot line adjustment and therefore non self-created. Revised 01/2021 ZONING BOARD OFAPPEALSAPPLICATION FORM 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? ®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 purchasers)/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. Date: -7 ZZ - (applicant signature) 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 01/2021 2021 LAND USE BOARD FEE WORKSHEET OPED Fees Type 2021 Fee Application to Zoning Board of Appeals[1][2] TOTAL #VARIANCE Use Variance $1100+$50/app AreaVariance-Residential 700 1 $275/var+$50/app+$125 each add'I variance Area Variance-Multi-Family,Comm,Mixed-Use $660/var+$50/app+$200 each add'I variance Interpretations $550+$50/app Post-Work Application Fee Add 50%App fee+$50/app Variance extensions 50%ofAppfee+$50/app Application to Design Review Commission[1) TOTAL #STRUCTURE Demolition $385 Residential Structures Principal $55 Accessory $55 Extension $35 Modification $55 Multi-Family,Comm,Mixed-Use Structures Sketch $165 Principal $550 Extension $200 Modification $330 Multi-Family,Comm,Mixed-Use Accessory,Signs,Awnings Principal $140 Extension $75 Modification $140 Post-Work Application Fee Add 50%App fee Application to Planning Board(1] TOTAL #STRUCTURE Special Use Permit[2] $990+$50/app Special UsePermit-extension $330 Special UsePermit-modification[2] EE�$450+$50/app Site Plan Review-incl.PUD: Sketch Plan $330 Residential $330+$200/unit Residential-extension $200 Residential-modification $400 Non-residential $660+$130/3000sf Non-Resi dential-extension $300 Non-Residential-modification $650 Subdivision-incl.PUD: TOTAL PLOTS Sketch Plan $330 Preliminary Approval[2] Residential:1-5 lots $660+$50/app Residential:6-10 lots $990+$50/app Residential:11-20 lots $1320+$50/app Residential:21+lots $1650+50/app Residential-extension $330 Final Approval(2] Residential $1320+$175/lot+$50/app Non-Residential $2000/I of+$50/ap p Final Approval Modification[2] Residential $330+$50/app Non-Residential $550+$50/app Final Approval Extension Residential $135 Non-Residential $330 Other: TOTAL #LOT/ACRE Post-Work Application Fee Add 50%App fee Lot Line Adjustment $350 Letter of Credit-modification or extension $440 Letter of Credit-collection up to 1%ofLoC Recreation Fee $2000/lotorunit Land Disturbance $660+$55/acre SECIRA EIS Review(Draft&Final) TBD Legal Noticing ff PB requires Public Hearing $50/app (1] Fees are based on per structure,except where noted. $700.00 TOTAL DUE [2] Legal ad required;includes City processing and publishing For Administrative Use Total Paid at Intake Revised Fee Balance Due ��_Balance Paid Staffapproval #14 West Harrison .. 165.50-2 1 G5.50-2�3� 155.51-1-3 165.59-1`-w1.2 165.50-2-29 96.5.50 2,28 165.59- 165.50-2-30 165.59-1-1.1�1 � 165.59-1-1.13 165.5�,9�1-1.1d 165.59-1-2: fi5.58-2-7 155.58-Z-8 ' 165.59-1,2. 15.58-2-13 V a 165.59-1-74 V' 165,58-2-9 w +; 165.59-1-73 165,59-1-72 165.58- -12 1W59-1-70 165.58=2 1 ! 1 5.59-1p71 �/~"�+" 165.59-1-6 1 G 5,59- 165.59-1-6 1 6.1 16 5�'59-1-67 r Y r 1 G5.58-2-11 1 fi5.59-1�i6:2 165.59-1-76 # 1fi5.�9-1 165.59-1-63 Project Site 165.59.1-fit rr f f 1, 5.59=1-59 rr 165:59-1 165.59-1 7 165.5 165.58-5-3.3 165.58-5-2:1 165.58r5-3.1 t1655- . 5.58 155,58-5-1.1lj65!5 51 .2 �} 1:1,128 0 0.01 0.01 0.02 mi Counties ' ' .- - 0 0.01 0.02 0.04 km Cities 2022 NYS ITS GIS Program Office 2022 Labels 4- N LL 4- 4 L Ln O bA L ` 4� Q) r a) o C n - oc a W LL 4- 4 N v 4-; L l/1 p Z N N �a, 3 � ` v ci N 00" ^•r'' O a OTC N - y� -O -O O �' - • ''� r�� ''3 W (n hip j r. wow �N t ,C E O L +n +n v o 3 N •L � U N f C C O O O 4I 4 C aj .� a) Qcc �. +� (N6 Q V) LU � L m L O , 3 L r � v v w c L r r, s �r . .. a 4- LA ro w N C N •L L U tz N N ci N N O ` w z � bo 'O 'O O w a tit- ,� 1,• ` y � *} ., r y •r � �- f i 0 N C � cB � 2 LA N C6 W � U O N C to Ln �1A� N N C: +J O L U N �o w a 2 i M. r eta�1 4 Y �. N �a D +; O Ln o c Cl) Vl N +.+ � L O = L 4- L a) Q O O M Q � 4� N U LU O 4-+ (E O > _0 Ln O C qp a) U cc � N N 4- U 3 0 v � 'o v LU d > " r a _ " rr � i / r f — a a t ' �a M E , . _•.� O Nw N. `•� O L o u LA LA _ • Ln *k v`�i `- •` ` s O _0 C U N r > +� > O U N -0 4 f � U 3 2 .v w a Q z t I J. r .e .!r 1 L�, 4- 0 Yn v �: E 4-;Ln o z N 4-1 L 2 � � O L Ln + O � � ON y � _ C Ln 0 N o '4- v > � > 0 0 C L � a� u v oc 4.1 Ln > Ln L u �--� 3 Q a".Y o 0 0 •� w a 0- 0- ti * t t 1► , 1 err P 1 i� JJr N C U �- O NLn 4 5 (E ` = tO LA L N L O a) o 0 o N > v w 0 0 aA L Q U k r6 I C C6 3 v w Q > f s ENGINEERING AMERICA CO . 76 WASHINGTON S T . SARATOGA SPRINGS , NY 1 2 8 6 6 5 1 8 / 5 8 7 - 1 3 4 0 TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs APRIL 11,2022 FAX NUMBER: 'TOTAL NO.OF PAGES INCLUDING COVER: 2 PHONE NUMBER: SENDER'S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Edwards— 14 West Harrison Neighborhood Lot Widths&Areas ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑AS REQUESTED To the City of Saratoga Springs Zoning Board of Appeals: Engineering America Co.herein respectfully submits the following list of property information for review. This list includes the lot widths and areas of properties within the adjacent community, (between Division St.&Church St.) of the 14 West Harrison St. project site. It may be noted that of the 15 properties reviewed,only 4 lots (not including project site) are currently consistent with the 100'lot width required in the UR-4 zoning district. 11 of 15 lots are pre-existing and non- conforming with lots mostly, ranging between 50-79'width. Tax ID Address Lot Width Lot Area 165.59-1-66.1 # 16 West Harrison 50' 0.11 acre 165.59-1-71 # 18 West Harrison 50' 0.11 acre 165.59-1-74 #20 West Harrison 65' 0.10 acre 165.59-1-63 # 99 Division (corner lot) 50' 0.07 acre 165.58-2-10 # 13 West Harrison 50' 0.17 acre 165.58.2-22 # 119 Division St. (corner lot) 150' 0.63 acre 165.58-2-9 # 15 West Harrison 50' 0.17 acre 165.58-2-8 # 17 West Harrison 50' 0.17 acre 165.50-2-28 # 31 West Harrison 100, 0.34 acre 165.50-2-47 # 33 West Harrison 95, 0.28 acre Tax ID Address Lot Width Lot Area 165.50-2-25 #41 West Harrison 50' 0.12 acre 165.50-2-24 #47 West Harrison (corner) 79.75' 0.19 acre 165.59-1-1.2 #25 Thomas (corner) 22.25' 0.04 acre 165.51-1-39 #42 West Harrison 51.75' 0.09 acre 165.51-1-40 # 82 Church 69.6' 0.17 acre Thank you for your time and cooperation. Tonya Yasenchak,PE 2 ENGINEERING AMERICA CO . 76 WASHINGTON S T . SARATOGA SPRINGS , NY 1 2 8 6 6 5 1 8 / 5 8 7 - 1 3 4 0 TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs APRIL 8,2022 FAX NUMBER: 'TOTAL NO.OF PAGES INCLUDING COVER: 1 PHONE NUMBER: SENDER'S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Edwards— 14 West Harrison ZBA Application—Lot Calcs ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑AS REQUESTED To the City of Saratoga Springs Zoning Board of Appeals: Engineering America Co.Herein respectfully submits the following calculations for verification of zoning code compliance for development on the proposed modified lot at 14 West Harrison St.: Proposed Lot Area: 11,308 sq.ft. (.25 +/-acre) Proposed House Coverage with Additions: 2,200 sq.ft. = 19.4% < 25%max. allowed Proposed Accessory Coverage: Garage: 936 sq.ft. Shed: 123,42 sq.ft. Pool: 608 sq.ft. Total: 1,667.42 (+/-) = 14.7% < 15%max.allowed Lot Coverage: House: 2,200 sq.ft. (+/-) Accessory: 1,667.42 sq.ft. Driveway: 600 sq.ft. Pool Surround: 650 sq.ft. Walkways: 250 sq.ft. Total: 5,367.42 s!..ft. ) = 52.5%permeable > 15%min. Thank you for your time and cooperation. Tonya Yasenchak,PE SCREEN REPAIR PANELS TBD EXISTING WALL REPAIR ROOF FRAMING FOR COVERED/SCREENED PATIO SCREEN DR NEW SCREENED PORCH (1)STEP UP SCREEN DOOR ADDITION 6-0 FRENCH OR WITH 1-6 SIDELIGH S 15'11 2" UP 12'-11y2" STEPS UP FAMILY ROOM NEW BUILTJNS MA COVERED UNDER STAIRS PORCH 15'-8y2" 6-6" I-NEW 216 WALL KITCHEN (INSULATE&FINISH 2 WALLS,NEW KITCHEN FD] \_1 FIT UP&EQUIPMENT- FINAL LAYOUT TBD) m © NEW MUDROOM LAUNDRY CLOSET&BUILTI S 0 2" (2)RISERS DN O V 2-4 i ' ® HEADER H T3 X q j 15"MIN CLEAR OTO CENTER OF W C. of�' LIVING ROOM Ell 2-6 PCKT DR WALK IN CLOSET 10'-T" 2-6 NEW CLOSET 3'-8" DN 4'4" EDWARDS PORCH&MUDROOM ADDITION 16'-5" SA #14 WEST HARRISON ST.SARATOGA SPRINGS,NY M CHIMNEY PROPOSED REMOVED MAIN FLOOR PLAN APR IL 8.2022 SCALE.3116-1'-0" NEW MASTER SUITE NOTE' ACTUALDIMENSIONS MAY VARY SLIGHTLY.CONTRACTORIS UP RESPONSIBLE FOR FIELD VERIFYING DIMENSIONS PRIOR 2-10 TO CONSTRUCTION&NOTIFYINGDESIGN ENGINEER OF ANY/ALL DISCREPANCIES. DESIGN BY 3-i ENGINEERING AMERICA CO. 76 WASHINGTON ST,SARATOGA SPRINGS,NY CL 16"MIN CLEAR TO CENTER OF W C. 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A U) uj o----------- --- -------- L­----------L DIVISION STREET ZONING INFORMATION I=M,RILT�ITIT 11- MI"'A'I MINIMUM SEIN LOT IGTI '.IT MIlMl"IIIIINT 11 LIT TO BE ICCIPIED BI IT NY,GL A,IN PC BE`­EKSORI UJILD NO 15R IN III FIRE DIIANAGIS FRONT 2 215 FT REIRGI IT ONE BE 2G F I TOTIL R DE, 5 FT IF NI MR Ll LTDINGII AII IS 'I I R DRY ­0E 0 IT A 2 STIII 1,211 11 IT F_I..N'IFF NO" PROPOSED ZBA PLOT=PLAN IININUI D15TINCE­1 ICFE55011 BUILDING TO TRY ..1 11 FINI 11 FT EIGHT LIT IN, 2,'1 IF LIT LNE A FT READ LOT INE I Fl IN-1 1EIGENT IF LET TO BE 1EIGEABLE 15% MAP REFERENCE D.1171 C..11111 1 IS I ENT"' 'PLAN 11 PART IT III 1ILLIGE 01 SARATOGA SPRINGS STGONG PROPERTY GONAD NO d I C ASS-60ATES, LL MARTIN AND OTTERS,RATED 1651 AND FILED 11 TIE SARATOGA COUNTY CLERK'S DODGE AS MAP NO EE-63 PROFESMINAL LAND SURVEYING DAN IF I'EEL" III 111—l.1111 1,1-10 SPRINGS,NY 12866 PLA LIC—EP.111 A R ("10 C11-1—1AFAX(518)SRI-- DEED REFERENCES. 1) DEED DA TED LINE 1 ED 11 FIT" Ly Al AIGENI AND LINN PICENT AND RECORDED TRELE I THE SARATOGA CGUN I, LIIK�I'lo11"1'ITTAES"DEENEDTN.NI'2'1'1 1LF2.72 PROPOSED LOT CONFIGURATION 2) AT L EC DE T'T 1111 lAlY DEE DATED l D AN 1, FRO' ATE NIEITGENTI,III TO RAIIEL BIGGAR AND R—RDED IN THE SARATOGA FO NT,CLERK,RED"AS DEED ND 2GDNG_, LOT LINE ADJUSTMENT MAP I) DEED DATED lA'C`11 211 6 1 S CICI TO ASTECT I EDSAID1 AND RECORDED IN FILE RACHEL BIGGAR,AND ASHLEIGH C.EDWARDS LANDS OF NICHOLAS AND LYNN ARGENTI, 'A'ATEGA GNTY CLERK A 1=1 AEEDEEA I N, DEED'ATE'AUGUST'1 2'21 IDEA ALIEIT 1,I2A.G21j1,,Tlj AAlLEKN C EDSAIII AND RECORDED IN TOGA COUNTY CLERK R OFFICE AS DEED N SARATOGA DGUATITGN DA"' CITY OF SARATOGA SPRINGS(INSIDE DISTRICT) MARCH 18.2E22 �G=TOGA COUNTY,REA YORK SHEFT 2 OF 3 1 INCH�10 FEET —R.. 2P22-P-1