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HomeMy WebLinkAbout20230063 172 Caroline Area Variance Application ENGINEERING AMERICA CO. 76 WASHINGTON ST. SARATOGA SPRINGS, NY 12866 518 / 587-1340 TONYAY@NYCAP.RR.COM TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs FEBRUARY 6, 2023 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 1 cover, 1 application, 1 app fee PHONE NUMBER: SENDER’S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Stockwell – Area Variance 172 Caroline St., Saratoga Springs, NY  URGENT  FOR REVIEW  PLEASE COMMENT  PLEASE REPLY  AS REQUESTED Respected Zoning Board of Appeals: Engineering America Co. has been retained by Jim Stockwell to represent his proposed subdivision project before the City of Saratoga Springs Planning Board and Zoning Board of Appeals. Attached you will find a ZBA application for variances related to a proposed subdivision at 172 Caroline St. The variances were determined to be necessary during Planning Board intake review. The application materials include the application and proposed plot plan. We respectfully request that this application be placed on the next available ZBA agenda. We understand that the project will require an advisory opinion from the Planning Board and that the Planning Board has requested Lead agency status for SEQRA purposes. Please feel free to contact me with any questions or additional information you may need. Thank you for your time and consideration. ~ Tonya Yasenchak, PE Enc. Revised 01/2021 APPLICATION FOR: INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICANT(S)* OWNER(S) (If not applicant) ATTORNEY/AGENT Name Address Phone / / / 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: Owner Lessee Under option to lease or purchase PROPERTY INFORMATION 1.Property Address/Location: Tax Parcel No.: ________.______ - ______ - ______ (for example: 165.52 – 4 – 37 ) 2. Date acquired by current owner:3.Zoning District when purchased: 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? ) 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: Yes No Yes No 9.Is there an active written violation for this parcel? 10.Has the work, use or occupancy to which this appeal relates already begun? 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)  AREA VARIANCE (pp. 6-7) Applicant Owner Attorney/AgentPrimary Contact Person: **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** [FOR OFFICE USE] _______________ (Application #) ____________ (Date received) __________________________ (Project Title) Check if PH Required Staff Review _______________ CITY OF SARATOGA SPRINGS ZONING BOARD OF APPEALS CITY HALL - 474 BROADWAY SARATOGA SPRINGS, NEW YORK 12866-2296 TEL: 518-587-3550 X2533 www.saratoga-springs.org Revised 01/2021 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6 AREA VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary): The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements District Requirement Requested 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: 1.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. 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: Revised 01/2021 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7 3.Whether the variance is substantial. The requested variance is not substantial for the following reasons: 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: 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: Revised 01/2021 INSTRUCTIONS APPEAL TO THE ZONING BOARD FOR AN INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICATION REQUIREMENTS 1.ELIGIBILITY: To apply for relief from the City’s Zoning Ordinance, an applicant must be the property owner(s) or lessee, or have an option to lease or purchase the property in question. The Zoning Board of Appeals (ZBA) shall not accept any application for appeal that includes a parcel which has a written violation from the Zoning and Building Inspector that is not the subject of the application. 2.COMPLETE SUBMISSIONS: Applicants are encouraged to work with City staff to ensure a complete application. The ZBA will only consider properly completed applications that contain 1 original and 1 digital version of the following: Completed application pages 1 and 8, the pages relating to the requested relief (p. 2 for interpretation or extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting materials/ documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** Completed SEQR Environmental Assessment Form – short or long form as required by action. http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf Detailed “to scale” drawings of the proposed project – folded and no larger than 24”x 36”. Identify all existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g., drains, ponds, easements, etc.). Photographs showing the site and subject of your appeal, and its relationship to adjacent properties. 3.APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance”. REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT. Check City’s website (www.saratoga-springs.org) for meeting dates. CITY OF SARATOGA SPRINGS ZONING BOARD OF APPEALS City Hall - 474 Broadway Saratoga Springs, New York 12866 Tel: 518-587-3550 X2533www.saratoga-springs.org Revised 01/2021 ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2 PUBLIC HEARING ADVERTISEMENT The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety (90) days from when it is determined to be properly complete by City staff. City staff will prepare a legal notice for the public hearing and arrange to have the public hearing announcement printed in the legal notice section of a local publication at least 5 days before the hearing. PROPERTY OWNER NOTIFICATION Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following distances from the boundaries of the land in question: Type of variance Distance for property owner notification Use variance 250 feet Area variance & Interpretation 100 feet This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing. City staff will email a copy of the “property owner notification letter” to the applicant. The applicant must then send the notification letter to the nearby property owners. Applicants may not include any other materials in this mailing. The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post Office “certificates of mailing” to the ZBA. If “certificates of mailing” are not presented prior to the hearing, the hearing will be cancelled. Application to City Council FEE Comprehensive Plan amendment $1,800 + $300/acre Zoning Ordinance amendment $800 + $300/acre Planned Unit Development (PUD) amendment $800 + $300/acre Application to Zoning Board of Appeals Use Variance $1,400 + $50/app Area Variance - Residential $350/1st var +$50/app +$150/ea add variance Area Variance - Non-residential $1000/1st var + $50/app+ $200/ ea add variance Interpretations $650 + $50/app Application Fee x 2 + $50/app Variance extensions 50% of Application fee + $50/app Application to Design Review Commission Demolition $500 Residential Structures Principal $70 Accessory $70 Extension $35 Modification $55 Multi-Family, Comm, Mixed-Use Structures Sketch $200 Principal $650 Extension $250 Modification $400 Multi-Family, Comm, Mixed-Use Accessory, Signs, Awnings Principal $150 Extension $100 Modification $150 Application Fee x 2 Application to Planning Board Special Use Permit $1200 + $50/app Temporary Use Permit $500 Special Use Permit - extension $400 Special Use Permit - modification $550 + $50/app Site Plan Review - incl. PUD: Sketch Plan $400 per sketch Site Plan Full Residential $400 + $250/unit Non-residential $800 + $150/1000 sf Administrative SPR Residential $400 Non-residential $800 Extension Residential $250 Non-residential $350 Subdivision - incl. PUD: Sketch Plan $400 per sketch Preliminary Approval Residential: 1-5 lots $700 + $50/app Residential: 6-10 lots $1100 + $50/app Residential: 11-20 lots $1450 + $50/app Residential: 21+ lots $1800 + $50/app Residential - extension $350 Final Approval Residential $1,550 + $200/lot + $50/app Non- Residential $2,400/lot + $50/app Final Approval Modification Residential $400 + $50/app Non- Residential $800 + $50/app Final Approval Extension Residential $250 Non- Residential $350 Other: Lot Line Adjustment/Subdivision Administrative Action$400 Letter of Credit - modification or extension $400 Letter of Credit - collection up to 1% of LoC Recreation Fee $2000/lot or unit Land Disturbance $750 + $35/acre Watercourse/Wetland Permit $750 SEQRA EIS Review (Draft & Final) TBD Post Work Application Fee Post Work Application Fee OFFICE OF PLANNING AND ECONOMIC DEVELOPMENT FEES - 2023 City of Saratoga Springs OPED Fees Page 1 of 1 5 172 Caroline St NYS ITS GIS Program Office Counties Cities 2022 2022 Labels February 6, 2023 0 0.01 0.030.01 mi 0 0.03 0.060.01 km 1:1,128 ENGINEERING AMERICA CO. 76 WASHINGTON ST. SARATOGA SPRINGS, NY 12866 518 / 587-1340 TONYAY@NYCAP.RR.COM TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: Town of Saratoga FEBRUARY 6, 2023 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 2 PHONE NUMBER: SENDER’S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Neighborhood Lot Widths 172 Caroline St. – ZBA Application  URGENT  FOR REVIEW  PLEASE COMMENT  PLEASE REPLY  AS REQUESTED Respected Zoning Board of Appeals: Engineering America Co. has been retained by Jim Stockwell, owner of property at 172 Caroline St., to represent a proposed subdivision project of his existing property into 2 lots, creating one new residential lot. During the Planning Board review process, it came to our attention that although the new lot frontage at Caroline St. would be 63’ (3’ over the 60’ min. required), due to the 37.99’ alley frontage along Talford Pl., the average lot width calculates to 55.5’, requiring a variance as it will be under 60.0’. The list below outlines neighborhood lot widths from the project site Westerly. The intention of this list, which may be cross referenced with the attached area map, is to show the proposed consistency with the neighborhood character, of which 7 of 11 properties have lot frontages less than 56.5’. - 166.53-1-41 169 Caroline St. 45’ lot width (at frontage) - 166.53-1-40 173 Caroline St. 76.06’ - 166.53-1-42 167 Caroline St. 25.8’ - 166.53-1-43 165 Caroline St. 34.2’ - 166.53-1-44 161 Caroline St. 50.1 - 166.53-1-45 157 Caroline St. 56.48’ - 166.53-1-46 153 Caroline St. 49.58’ - 166.53-1-47 151 Caroline St. 50.0’ - 166.61-1-31 88 Court St (corner) 130; - 166.61-1-5.1 146 Caroline St. 80’ - 166.61-1-6 156 Caroline St. 160.83’ 2 The remaining corner lot (currently 172 Caroline St.) is proposed to have 89.21’ lot frontage along Caroline St. It is the opinion of EACo. that the proposed lot frontage with 63’ along Caroline St. (and 63’ width extending 92’ Southerly from Caroline St.) is consistent with the neighborhood character even though technically the lot width “averages” at 55.6’ due to the 37.99’ along Talford Place. Please feel free to contact me with any questions or additional information the Zoning Board of Appeals. Thank you for your time and consideration. ~ Tonya Yasenchak, PE BUILDINGGARAGE/APARTMANTTWO STORY(STORAGE ONLY)TWO STORY GARAGEWIDTH OF PAVEMENT = 23± FT.RIGHT OF WAY = 40 FT.TALFORD PLACEDEED NO. 2015022636156 CAROLINE ST., LLCLANDS NOW OR FORMERLY OFWID T H O F P A V E M E N T = 2 6 ± F T . RIG H T O F W A Y = 5 0 F T .NO. 172 CAROLINE STREETTWO STORY HOUSENEL S O N LANESTARBUCKDEED NO. 2020000277ERICA L. CHAMBERS AND BRADLEY J. PASTORELANDS NOW OR FORMERLY OFCAROLINEAVE N U E WIDTH OF PAVEMENT = 25± FT.RIGHT OF WAY = 50 FT.STREET(APARTMENT REMOVED)LOT 2AREA = 8,174± SQ. FT.EXISTINGPROPOSED12'-0 x 36'-0 EXISTINGASPHALT DRIVEWAYLOT 1AREA = 7,620± SQ. FT.(2 TANDEM PARKING SPACES)NO. XXX CAROLINE STREETTWO STORY HOUSE (tbd)PROPOSEDCITY OF SARATOGA SPRINGS - STANDARD NOTES:DANIEL C. WHEELER, LSSUBDIVISION OF LANDS OFJAMES STOCKWELLDATE:MAP NO.CERTIFICATION:LOCATION:SCALE:TITLE:SSOCIATES, LLCURVEYOWNER/DEVELOPER:SASHEET 3AENGINEERING AMERICA CO.