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HomeMy WebLinkAbout20180186 Dawson/Moto Holdings Residence Resolution 4-23-18 Bill Moore Chair CITY OF SARATOGA SPRINGS ft, Keith B. Kaplan Zr %. 4/17 cr CI ZONING BOARD OF APPEALS Vice Chair v) til Adam McNeill n ...4 Secretary a CITY HALL-474 BROADWAY SARATOGA SPRINGS, NEW YORK 12866 James Helicke Susan Steer PH)518-587-3550 DO 518-580-9480 CENTENNIAL Cheryl Grey VON'W.SARATOGA-SPRINGS.ORG Brad Gallagher Oksana Ludd,alternate Rebecca Kern,alternate #3026 IN THE MATTER OF THE APPEAL OF 110ED Anthony Dawson/ Moto Holdings, Inc. APR 9 b SARATOGA SPRINGS, NY 12866 Ac c c ID) 2018 OuArr ScihEpAii,770 From the determination of the Building Inspector involving the premises at a vacant lot onCtitbb Alley in the City of Saratoga Springs, NY, being tax parcel number 165.66-2-64 on the Assessment Map of said City. The Applicant having applied for an area variance to permit demolition of an existing scrap yard and construction of a new single-family residence and seeking relief as described below in the Urban Residential— 3 District and public notice having been duly given of a hearing on said application March 19 and April 9 and 23, 2018. In consideration of the balance between the benefit to the Applicants 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 Min. lot size: 6,600 sq. ft. 2,500 sq. ft. 4,100 sq. ft: (62%) — _ Min. average lot 60 ft. , 50 ft. 10 ft. (17%) width: Min, rear yard 25 ft. 7.5 ft. 17.5 ft. (70%) setback: Min. front yard 10 ft. .5 ft. 9.5 ft. (95%) setback: Max. principal , Vo building coverage: 30 50% 20% (67° As per the submitted plans or lesser dimensions, BE APPROVED for the following reasons: 1. The applicants have demonstrated this benefit cannot be achieved by other means feasible to the applicants. The existing lot is lawful preexisting nonconforming to the lot requirements in the district. As the application states, "When seeking designs for each single lot it was not feasible under current zoning requirements to construct any building". The applicant indicated that to provide for the required two parking spaces for a single-family residence in the district the proposed first floor area is at a minimum 1,253 sq. ft. including the attached garage. 2. The applicants have demonstrated that granting this variance will not produce an undesirable change in neighborhood character or detriment to the nearby properties. As the application indicates, the existing use of the property as a scrapyard predates the City's Zoning Ordinance and is no loner in keeping with the current character of the neighborhoodwhich is primarily residential. The removal and demolition of this portion of the scrapyard (nonconforming use) and replacement with a single-family residence (permitted use) would result in a positive change to the neighborhood. The applicant has provided an analysis of existing lot sizes and principal building coverages in the neighborhood and has demonstrated that the existing lot size and principal building coverage proposed for the new residence is not inconsistent with the surrounding neighborhood. Finally, the Board notes that the property is located within a Historic District and Historic Review by the Design Review Commission is required. 3. The request for relief to permit a single-family residence on the existing lot is considered substantial; however, the lot is preexisting nonconforming with the district requirements and the applicant has demonstrated that the proposed size of the proposed structure (principal building coverage) and relationship to property lines is the minimum variance necessary per the applicant and noted by the Board. 4. The Applicant has demonstrated that granting this variance will not have an adverse physical or environmental effect on the neighborhood. The removal of the existing scrapyard and replacement with a single-family residence represents a positive environmental impact to the neighborhood. The applicant has indicated that the residence would produce less traffic counts and less overall impact to the existing alley. Finally, the proposed site to remain permeable is in excess of the minimum 25% required. 5. The request for relief may be considered a self-created hardship due to the applicant's desire to construct a single-family residence at the dimensions proposed. However, self-creation is not necessarily fatal to the application. Notes: 1. DRC Historic Review for demolition and construction required 2. Applicant must comply with 17 NYCRR Part 32 - Oil Spill Prevention and Control - Actions To Be Taken In Case Of Discharge, if applicable (attached). 3. Applicant must comply with 6 NYCRR Part 360.13 - Special Requirements For Pre-Determined Beneficial Use Of Fill Material, if applicable (attached). Conditions: 1. Submit for review and approval by the City Engineer - Grading plan, utilities plan, erosion and sediment control plan, water connection application, right-of-way work cost estimate and letter of credit. 2. No accessory structures are permitted 3. Structure is required to be sprinkled per Fire Chief's recommendation Adopted by the following vote: AYES: 4 (K. Kaplan, A. McNeill, B. Gallagher, O. Ludd) NAYES: 2 (J. Helicke, C. Grey) RECUSAL: 1 (B. Moore) Dated: April 23, 2018 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. -41 V 0 ILA j 4/2512018 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, six members of the Board being present.