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Home My WebLink About20220918 142 East Ave Garage Demo and Reconstruction Public CommentFrom :noreply@civicplus.com Subject :Online Form Submittal: Land Use Board Agenda Public Comment To :julia destino <julia.destino@saratoga-springs.org>, aneisha samuels <aneisha.samuels@saratoga- springs.org> Zimbra julia.destino@saratoga-springs.org Online Form Submittal: Land Use Board Agenda Public Comment Sun, May 05, 2024 05:59 PM CAUTION: This email originated outside of the City network. Please contact IT Support if you need assistance determining if it's a threat before opening attachments or clicking any links. Land Use Board Agenda Public Comment SUBMIT COMMENTS REGARDING CITY PROJECTS Thank you for submitting your comments. Your feedback will be forwarded to the City's Planning Department and Land Use Board members. NOTE: Comments submitted later than 12:00 noon on the day before the Land Use Board meeting may not be reviewed prior to their meeting. All comments will be added to the project file in the Planning Department. Land Use Board Zoning Board of Appeals Name JOHN CONLEY Email Address jconley@alpineconstruction.biz Business Name ALPINE CONSTRUCTION, LLC Address 23 PINEWOOD AVENUE City Saratoga Springs State NY Zip Code 12866 Phone Number 5183126511 Project Name 142 EAST AVE GARAGE DEMOLITION AND RECONSTRUCTION Project Number 20220918 Project Address 142 EAST AVENUE 5/6/24, 10:24 AM Zimbra https://m.saratoga-springs.org/h/printmessage?id=29473&tz=America/New_York 1/2 Comments SEE ATTACHED FILE Attach Photo (optional)142 EAST AVENUE - COMMENTS 2024 0505.pdf Email not displaying correctly? View it in your browser. 5/6/24, 10:24 AM Zimbra https://m.saratoga-springs.org/h/printmessage?id=29473&tz=America/New_York 2/2 JOHN CONLEY 23 PINEWOOD AVENUE, SARATOGA SPRINGS, NY COMMENTS - DEVELOPMENT AT 142 EAST AVENUE AND THE UDO I am here to express our opposition to the 142 East Ave Garage Demo and reconstruction. The proposed project is to build a two-story garage with finished, livable space above. It is so big that it is effectively a second house on the property. The mass and scale of the project is significantly bigger than another garage in the neighborhood and will have a devastating impact on our quality of life and will negatively impact our property value and potentially everyone else’s in our neighborhood. Unfortunately, the UDO does not allow subjective review of this type of project based on mass and scale, environmental impacts, or appropriateness of the development in the neighborhood context. With respect to the proposed development at 142 East Ave. The living space has been designed as an apartment space with multiple points of ingress/egress meeting requirements of the building code and for insurance purposes. Though presented as storage space, the eventual use of the space is clear. PAGE 2 I have attached a photograph of a 2-car garage built within the last year located at a mansion on the corner of North Broadway and First Street. This garage provides all the stated goals of the applicant…. 2 car garage access with some storage space above while architecturally appealing. UDO Implications Since this project was last proposed we have learned that the UDO was written to promote two family homes as affordable housing in our UR-2 Single Family Zone. We had much discussion with the prior administration about the need to modify the UDO to limit the development of garages with livable spaces in UR-2 single family zone. The prior administration was unable to move our request forward as this is a stated position throughout the state (political reasons). The UDO and the city’s approval of these types of projects are implicitly and illegally promoting the use of these properties as multi-family housing in a single-family zone. The remaining way to address this issue would be through litigation with the city and/or applicant. PAGE 3 The applicant is unwittingly promoting the UDO’s unstated objective of transitioning our UR-2 single family housing zone into a 2-family / affordable housing district. We know that the infrastructure cannot handle the increased density be it street parking, or water and sewer supply. The things that make our neighborhood so desirable will be gone. PAGE 4 Comments to the Application ZON/NGBOARD OFAPPEALSAPPL/CAT/ONFORM PAGE6 AREA VARIANCE—P EASE ANSWER HE FOLLOWING(add additional information as necessary): The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements District Requirement Requested Sidevard Set back for Accessorv buildina 5 feet 3 feet (2'-0" variance) 10% 10.5% (.5% variance) 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. The client has considered alternative locations, but would like to maintain the yard and be able to have a straight driveway to back out of garage. there is no available land to purchase. The reduction of the garage size will not properly store two cars. The square footage of the garage is over what is allowable because of the overhang. 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 garage will not produce and undesirable change as it is keeping the same architectural character of the house. It will replace an old small garage that is in poor condition. The other garages in the neighborhood are closer than the required setback to the property lines. The proposed garage will be in alignment with the garage to the rear. Revised Ol/2021 ZON/NGBOARD OFAPPEALSAPPL/CAT/ONFORM PAGE7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: The essential character of the neighborhood is for garage structures that are detached and set back from the main residence. The scale and proportion of the garage will complement the main house. The variance is not substantial because the sideyard setback request is in keeping with other garages in the neighborhood. The percentage request is minimal and due to the overhang and to ensure that a variance is not required after construction. 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 garage will not have an adverse effect on the neighborhood for the following reasons: 1)The proposed garage will be setback from the house and in alignment with the rear neighbor's garage. 2)The garage is designed to have similar architectural features as the house and be an appropriate size and scale. 3)There are other 2 car garages in the neighborhood and thus this garage is not setting a precedent. 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 hardship is self-created as the applicant is requesting to have a new garage. This would allow for better access into the garage with better alignment with driveway. Revised Ol/2021 ZON/NGBOARD OFAPPEALSAPPL/CAT/ONFORM PAGEB 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? m 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 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. 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: 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 Ol/2021