HomeMy WebLinkAbout20240838 45 Stockholm Avenue NOD �TOG,4 CITY OF SARATOGA Gage Simpson,Chair
Qg �A Brad Gallagher,Vice Chair
Shafer Gaston
t SPRINGS Brendan Dailey
CIO
ZONING BOARD OF APPEALS Jonah Cohen
Otis Maxwell
Chris LaPointe
r -µ CITY HALL-474 BROADWAY
Chris Maslak(Alternate)
ccRPo�ASE� ,�� SARATOGA SPRINGS,NEW YORK 12866 Robert West(Alternate)
518-587-3550
W W W.SARATOGA-SPRINGS.ORG
20240838
IN THE MATTER OF THE APPEAL OF
James Burns
45 Stockholm Ave
Saratoga Springs NY, 12866
From the determination of the Building Inspector involving the premises at 45 Stockholm Ave in the City
of Saratoga Springs,New York being tax parcel number 193.5-1-15 on the Assessment Map of said City.
The applicant having applied for an area variance to permit an addition to a single-family home and obtain
approval for a pre-existing, non-conforming addition in the Rural Residential District and public notice
having been duly given of a hearing on said application held on December 2nd 2024.
In consideration of the balance between benefit to the applicant with detriment to the health, safety and
welfare of the community, I move that the following area variances for the following amounts of relief:
TYPE OF REQUIREMENT DISTRICT PROPOSED RELIEF REQUESTED
REQUIREMENT
MAXIMUM PRINCIPAL COVERAGE 20% 23.6% 3.6%(18%)
SETBACK-FRONT 60 FT 17.1 FT 42.9 FT(71.5%)
REAR SETBACK(EAST) 100 FT 27.5 FT 72.5 FT (72.5%)
REAR SETBACK(NORTH) 100 FT 14.6 FT 85.4 FT (85.4%)
REAR SETBACK 100 FT 19.3 FT 81.7 FT (81.7%)
IMPERVIOUSNESS 25% 41% 16% (64%)
as per the submitted plans or lesser dimensions, be APPROVED for the following reasons:
1. The applicant has demonstrated this benefit cannot be achieved by other means feasible to the
applicant. The applicant wants to construct an addition to their current home and seek approval for
a pre-existing, non-conforming deck. Alternatives were considered for the expansion but deemed
infeasible by the applicant.
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2. The applicant has demonstrated that granting this variance will not create an undesirable change in
neighborhood character or detriment to nearby properties. The addition is consistent with other
homes in the neighborhood and does not alter the character of the neighborhood, and the deck was
a pre-existing addition. The applicant provided district comparables to demonstrate a consistency
in neighborhood context. The applicant also noted that no property is available for purchase.
3. The board notes that the requested variances are substantial, but is this mitigated by the following
considerations:
a. The lot is pre-existing as a significantly undersized and oddly shaped lot, with 3 "rear"
property edges rather than "side"property lines.
b. The Front Setback encroachment is pre-existing; the proposed construction encroaches
only into the Rear Setbacks.
c. With the exception of the Front, all sides of the property face a body of water rather than
an adjacent lot.
d. Based on the already existing structures , the existing encroachment of the main
structure is significant, the addition will increase this minimally
4. This variance will not have a significant adverse physical effect on the neighborhood or district.
Although imperviousness is above the required percentage for the district, the property is
surrounded on 3 sides by lakefront or pond. The board also notes a Floodplain Development permit
would be required for the project, and that the City Floodplain Administrator notes there are no
currently-identified issues that would prelude this approval.
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5. The alleged difficulty is considered self-created insofar as the applicant desires to construct the
addition and maintain a non-conforming deck; however, this is not necessarily fatal to the
application.
It so moved dated December 02, 2024
Passes by the following votes:
AYES: 7 (G. Simpson, B. Dailey, J. Cohen, C. LaPointe, S. Gaston, O.
Maxwell, B. Gallagher)
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 the Unified
Development Ordinance.
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, seven
members of the Board being present.
SIGNATURE: 12/13/2024
jV CHAIR DATE RECEIVED BY
ACCOUNTS DEPT.
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