HomeMy WebLinkAbout20190605 Bella Home Builders Application i
FERRADINO
.,, :-BUSINESS&LEGAL
.-� STRATEGY �Y.
FERRADINO FIRM, PLLC
Stephanie W. Ferradino, Esq. fl stef@ferradinofirm.com
June 17, 2019
Saratoga Springs Zoning Board of Appeals
Attn: Amanda Tucker
City Hall—474 Broadway
Saratoga Springs, NY 12866
Re: 18 Shaw Drive, Saratoga Springs, NY 12866
Dear Amanda:
Enclosed please find the following documents related to the submission of an application for an area
variance to the Zoning Board of Appeals:
I. Completed and executed application;
2. Building inspector denial;
3. Narrative to application;
4. Photographs of property,
5. Application Fee in the sum of$200.00; and
6. Survey.
Please add this application to the July 22, 2019 Zoning Board of Appeals' meeting and advise if anything
further is required. Thank you.
Very truly yours,
s /67C)
Stephanie W. Ferradino
Enc.
Cc: Tanner Duguid, Bella Home Builders
63 Putnam Street, Suite 202 ® Saratoga Springs, New York 12866
(518) 260-1229 0 www.ferradinofirm.com
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CITY OF SARATOGA, SPRINGS
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APPLICATION FOR:
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION,USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLIctk.bEllsr Ow1ER{S}(If not applicant) fcrrORNEYJAGENT
Bella Home Builders Judy and Ken Peen
Stephanie Ferradino/Ferradino Firm
Name P
228 Church Street 55 Greenfield Avenue 63 Putnam Street,Suite 202
Address _
Saratoga Springs NY 12866 Saratoga Springs,NY 12866 Saratoga Springs,NY 12866
Phone 518 260-1229
stef@fe rra d in ofi rm.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: IZ Owner 0 Lessee 0 Under option to lease or purchase
PROPERTY_INFOl ►Tiih1
18 Shaw Drive 178 52 1 29
I.Property Address/Location: Tax Parcel No.:
(for example:/65.52--4--37)
September 14,2018 UR-2
2. Date acquired by current owner: 3.Zoning District when purchased:
residential UR-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? _j
No
7. Is property located within(check all that apply)?: 0 Historic District 0 Architectural Review District
1Z500'of a State Park,city boundary,or county/state highway?
8. Brief description of proposed action:
Approval for additional living space above the separate garage structure.
9. Is there a written violation for this parcel that is not the subject of this application? ❑Yes PI No
10. Has the work,use or occupancy to which this appeal relates already begun? ❑Yes la No
11,Identify the type of appeal you are requesting(check all that apply):
0 INTERPRETATION(p.2) ❑VARIANCE EXTENSION(p,2) 0 USE VARIANCE(pp.3-6) 01 AREA VARIANCE(pp.6-7)
Revised 0112019
ZONING BOARD aFAPPEALMParcaTiONFORK PAGE2
FEES:Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below.
❑Interpretation $ 500
❑Use variance $1,000
IZ Area variance
-Residential use/property: $ 200
-Non-residential use/property: $ 600
D 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? f'Yes ❑No
4. If the answer to#3 is"yes,"what alternative relief do you request?❑Use Variance ❑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? ❑ Use ❑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):
Table 2,Appendix A
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements From To
Permit finished/habitable space in accessory structure
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
ZCWING BCIARD OFAPPEALS'AFPi1C4nON FOmv PAGE
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.
S. whether the alleged difficulty was self-created(although this does not necessarily preclude the granting of an areavariance),Explain
whether the alleged difficulty was or was not self-created:
See attached narrative.
Revised 0111.9
ZONING BOARD OFAPPEALSAPPt 1CA770A1 FORM PAGE 8
y'r
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? k No 0 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 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.Il we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore,R/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: — ..
applicant signature)
Date:
(applicant signature) -- ---
If applicant is not the currently the owner of the property,the current owner must also sign.
//
OwnOwnerSignature. ...IA.. �� Bate: 6--/..77
rim
Owner Signature:
Revised 01/2019
ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
Bella.Home Builders 178 52 1 29
APPLICANT: TAX PARCEL NO,: -18 Shaw Drive Ur-2
PROPERTY ADDRESS: ZONING DISTRICT:
This applicant has applied to use the identified property within the City of Saratoga Springs for the following:
This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s)
As such,the following relief would be required to proceed:
❑ Extension of existing variance 0 Interpretation
❑ Use Variance to permit the following:
0 Area Variance seeking the following relief:
Dimensional Requirements From To
Permit finished/habitable space in an accessory structure
Other:
Note:
0 Advisory Opinion required from Saratoga County Planning Board
ZONING AND BUILDING INSPECTOR DATE
Revised 01/2019
NARRATIVE TO ZBA APPLICATION
18 Shaw Drive
The property is located at 18 Shaw Drive. The property is owned by Judy and Ken Peyton, but is in the final stages of
construction by Bella Builders(together jointly referred to as"applicants").This application seeks relief from Table 2,
Appendix A to the Zoning Code to permit finished, habitable space to be located in the detached garage which is an
accessory structure to the primary residence. The owners are seeking to use the space for an art studio and request
the finished space to include a bathroom with shower to allow the artist to clean up before returning to the residence.
The space will be used as additional living space to the primary residence and will not be used as a separately
rentable unit. The owners are not seeking to install a kitchen in the space.
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 habitable space on the 18 Shaw Drive property to be utilized for Judy's
art studio. There is insufficient space and necessary natural lighting for the studio to be located in the newly
constructed home,which has an open floor plan on the main floor and 3 bedrooms on the second floor. The benefit
cannot be achieved by other feasible means, as Judy needs sufficient space, but also natural lighting, in order to
pursue her art. The garage space allows for south facing natural lighting into the interior space of the studio. it is
necessary to install a bathroom with a shower in order to allow Judy to get cleaned up following her work.
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 alter the character of the neighborhood.The garage meets the dimensional requirements of the
district. The intent is for the space to be utilized as an art studio and to be utilized solely by the homeowners for
additional living space to allow the location of the art studio within their property. 18 Shaw Drive is located in a newly
developed community without an established character as the area was predominantly vacant land until recent
building has occurred. Usage of the detached two story garage for an art studio will not have an negative impact on
the neighborhood. The use is quiet,decreases traffic as Judy will not need to leave her residence in order to pursue
her work and is not placing any demands on the neighborhood or community.Allowing residents to live and work at
home increases the quality of life and is beneficial for residents.
3.Whether the variance is substantial.
The requested variances is not substantial. The city allows detached garages to be two story structures in this zoning
district,so the exterior of the property will be consistent with design standards throughout the city. The impact on the
neighbors is negligible as the proposed use is quiet and has no impact on adjoining properties.Aesthetically, a two
story structure is in conformance with the new construction in this area and the use will not have any effect on the
area.To the extent the concern is whether the space will be utilized in the future as an additional unit,the applicants
are not proposing a kitchen which would be necessary for that type of use.
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 and the studio space will be unnoticeable from adjacent properties and the
roadway. The use of the space for an art studio will not have any negative impact on the environment. No traffic will
be generated,the use is quiet, and no noxious odors arise from the use.The dimensional requirements in the zoning
district have been met, including the minimum necessary site permeability. No change in the current conditions on
the property or in the neighborhood will arise as a result of the granting of the variances for the relief requested.
5.Whether the alleged difficulty was self-created?
This condition was not self-created. The applicants were unaware that the city requirements prohibited the use of
space above a two story garage for uses other than storage. The residence and garage space have been
constructed and the applicants now seek to ensure that the space may be utilized as planned.
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