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HomeMy WebLinkAbout20250099 182 Grand Ave Use Variance Application **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** Iryn�rrw�vow \COG.q CITY OF SARATOGA SPRINGS (Application#) ZONING BOARD OF APPEALS CITY HALL-474 BROADWAY (Date received) SARATOGA SPRINGS, NEW YORK 12866-2296 TEL: 518-587-3550 X2533 /ryC0R�ORATED `9 www.saratoga-springs.org (Project Title) APPLICATION FOR: ❑ INTERPRETATION, USE VARIANCE, Check if PH Required AREA VARIANCE AND/OR VARIANCE EXTENSION Staff Review APPLICANT(S)* OWNER(S) (If notapp/icant) ATTORNEY/AGENT XIAO M. WANG, Manager/Member of Name KEY CHAIN REALTY LLC 35 Friar Tuck Way Address Saratoga Springs, NY 12866 (518)538-7806 Phone meir8013@gmail.com Email Primary Contact Person: �✓Applicant Owner Attorney/Agent 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: 0 Owner ❑ Lessee ❑ Under option to lease or purchase PROPERTY INFORMATION 182 Grant Avenue 165 66 3 5 1. Property Address/Location: Tax Parcel No.: - - (for example: /65.52—4—37) 01/28/2025 U R-2 2. Date acquired by current owner: 3.Zoning District when purchased: 3-Family 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? ) 0 No 7. Is property located within (check all that apply)?: ❑ Historic District ❑Architectural Review District N/A ❑ 500'of a State Park,city boundary,or county/state highway? Please see attached document for a full response to this question. 8. Brief description of proposed action: 9. Is there an active written violation for this parcel? ❑Yes 0 No 10. Has the work, use or occupancy to which this appeal relates already begun? ❑Yes e No 11. Identify the type of appeal you are requesting(check all that apply): ❑ INTERPRETATION (p. 2) ❑VARIANCE EXTENSION(p.2) is USE VARIANCE(pp. 3-6) ❑AREA VARIANCE(pp. 6-7) Revised 01/2021 APPLICATION FOR: INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION RE: 182 Granvenue, Saratoga Springs, New York 12866 Question 8. Brief description of proposed action: I am requesting a Use Variance to allow for a lawful two-family designation for the property. Although the property is currently zoned for single-family use, it has historically been used as a multi-family residence, and I was advised by real estate agents that it contained three units. This variance is necessary to make the investment financially viable, as the property currently generates$0 income and requires a full rehabilitation estimated to cost approximately$200,000. Without at least a lawful two-family use, the property cannot sustain mortgage payments, personal loans, property taxes, insurance, and maintenance costs. Granting this variance will ensure compliance with zoning laws while maintaining the residential character of the neighborhood. The rehabilitation will also improve the property's condition, increasing its value and contributing positively to the surrounding area. ZONING BOARD OFAPPEALSAPPLICAT/ON FORM PAGE.3 USE VARIANCE—PLEASE ANSWERTHE FOLLOWING(add additional information as necessary): A use variance is requested to permit the following: A lawful two-family designation for the property,which is currently zoned for single-family use but has historically been used as a multi-family residence.This variance is necessary to make the property financially viable and legally compliant with zoning laws. For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary hardship in relation to that property. In seeking a use variance,New York State law requires an applicant to prove all four of the following "tests". 1. That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property. "Dollars&cents"proof must be submitted as evidence.The property in question cannot yield a reasonable return for the following reasons: The property is currently generating$0 income and requires a full rehabilitation estimated at$200,000.Without approval for a lawful two-family use,the property will be financially unsustainable, as a single-family designation will not cover the mortgage, personal loans, property taxes, insurance, maintenance,and rehab investment. Please see attached photos. A. Submit the following financial evidence relating to this property(attach additional evidence as needed): 1/28/2025 $330,000($339,358 incl. 1) Date of purchase: Purchase amount: $G,i„ropQ QQst) 2) Indicate dates and costs of any improvements made to property after purchase: Date Improvement Cost Post City approvals The property requires a full rehabilitation. Estimated$200,000 Estimated at$7,000 post 5,490.73 3)Annual maintenance expenses:$rmmnlata rahah 4)Annual taxes:$ Currently$0.00. 5)Annual income generated from property:$ $347,600 as of 7/1/23 47.50% $330,000 6)City assessed value: $ Equalization rate: Estimated Market Value:$arniiirari Sold for$330,000 N/A N/A 7)Appraised Value:$on 1/PR/ps Appraiser: Date: N/A Appraisal Assumptions: Revised 01/2021 ZONING BOARD OFAPPEALSAPPLICATIoN FORM PAGE 4 B. Has property been listed for sale with ❑Yes If"yes",for how long? the Multiple Listing Service(MLS)? [ONo N/A- recently purchased on 1/28/25. N/A 1)Original listing date(s): Original listing price:$ If listing price was reduced,describe when and to what extent: N/A 2) Has the property been advertised in the newspapers or other publications? DYes ONo If yes,describe frequency and name of publications: 3) Has the property had a"For Sale"sign posted on it? ❑Yes El No If yes, list dates when sign was posted: 4) How many times has the property been shown and with what results? N/A-property was purchased on 1/28/25 and has not been listed for sale. 2. That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood. Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement.This previously identified financial hardship is unique for the following reasons: The hardship was not self-rrPat .d as I relied on representations made by a licensed New York State real estate agpnt,who explicitly stated that the property contained three units and had historically been used as a multi-family dwelling.This information was a material factor in my decision to purchase the property, and I had no reason to suspect otherwise.The zoning restriction was only discovered post-purchase,after a thorough review of municipal records.Additionally,the property's physical layout— already designed to accommodate multiple families—further reinforced the belief that its prior use was lawful. Given the substantial financial obligations associated with this property, including a mortgage, property taxes, insurance,and the cost of full rehabilitation, a lawful two-family designation is essential to sustain the investment.Without this variance,the property will be financially unsustainable,as a single-family designation does not generate sufficient income to cover these expenses. Granting this variance would allow for compliance with zoning regulations while preserving the residential character of the neighborhood, ensuring the property remains viable and contributing to the community. Revised O1/2021 2/6/25, 10:10 AM Printer Friendly Report-Image Mate Online le k, ,272-97 GA Property Description Report For: 182 Grand Ave, ``� Municipality of City of Saratoga Springs, Inside Vol Status: Active Roll Section: Taxable Swis: 411501 Tax Map ID #: 165.66-3-5 a` Property Class: 220 - 2 Family Res Site: RES 1 In Ag. District: No Site Property Class: 220 - 2 Family Res Zoning Code: cR2 Neighborhood Code: 15100 Total Acreage/Size: 0.17 School District: Saratoga Springs Land Assessment: 2024 - $55,800 Total Assessment: 2024 - $165,100 Full Market Value: 2024 - $347,600 Equalization Rate: ---- Property Desc: S-09 B-E L-10Ptb Inside Deed Book: 1484 Deed Page: 408 Grid East: 680414 Grid North: 1547575 Area Living Area: 1,918 sq. ft. First Story Area: 1,043 sq. ft. Second Story Area: 875 sq. ft. Half Story Area: 0 sq. ft. Additional Story Area: 0 sq. ft. 3/4 Story Area: 0 sq. ft. Finished Basement: 0 sq. ft. Number of Stories: 2 Finished Rec Room 0 sq. ft. Finished Area Over 0 sq. ft. Garage Structure Building Style: Old style Bathrooms (Full - Half): 3 - 0 Bedrooms: 5 Kitchens: 2 Fireplaces: 0 Basement Type: Full Porch Type: Porch-enclsd Porch Area: 133.00 Basement Garage Cap: 0 Attached Garage Cap: 0.00 sq. ft. Overall Condition: Fair Overall Grade: Average Year Built: 1900 Eff Year Built: Owners Juanita R Malone 182 Grand Ave Saratoga Springs NY 12866 https://saratoga.sdgnys.com/report.aspx?file=4115NOLLOCAL\T000033/411501165066000300500000000001.JPG&swiscode=411501&Drintkev=165... 1/2 ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE 5 3. That the variance, if granted,will not alter the essential character of the neighborhood. Changes that will alter the character of a neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the character of the neighborhood for the following reasons: The property has been used as a multi-family residence in the past, and its structure aligns with other multi-family buildings nearby. Granting this variance will not alter the character of the neighborhood but will instead bring the property into compliance with zoning laws while maintaining its residential nature. No external structural changes are proposed. 4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the property owner)cannot claim"unnecessary hardship"if that hardship was created by the applicant,or if the applicant acquired the property knowing(or was in a position to know)the conditions for which the applicant is seeking relief.The hardship has not been self-created for the following reasons: The hardship was not self-created,as I was led to believe by real estate agents that the property contained three units and had been used as such for many years(see attached MLS listing).The zoning restriction was only discovered after purchase. Given the substantial investment required,at least a lawful two-family designation is necessary for financial sustainability. Revised 01/2021 ZONING BOARD OFAPPEALSAPPL/CATION FORM PAGE B 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? 0 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. 2/10/25 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 01/2021 202428961 Public Detail Report-MultiFamily Closed 182 Grand Avenue,Saratoga Springs,NY 12866 LP:$299,000 SP:$330,000 Rooms Total:15 Living Area: 1,918 Bedrooms Total:6 Lot Size Acres:0.17 Bathrooms Full:3 Parking Y/N:Yes Bathrooms Half:0 Property Sub Type:Triplex Bath Levels:Full Bath 1:1st;Full Bath 2: WaterfrontY/N:No 2nd;Full Bath 3:Basement Year Built: 1918 Above Grade Finished Area:1,918 Above Grade Finished Area Source: Iy i Estimated 1F Imo ' Below Grade Finished Area:900 y� Below Grade Finished Area Source: Estimated Enhanced Accessible Y/N:No Garage Spaces:0 Public Remarks:Best and Final Due not later than 11/17/24 5 pm 3 Unit located in the heart of downtown Saratoga.Complete rehab but the value is there. Structure is solid.No power turned on.Bring flashlight.Cash only.Sold As Is. Unit# Total Rooms BR Baths Full/Half Rent Actual/Est. Occupant Type 1 2 2 2 3 2 Interior&Exterior Features Unit Information Construction&Utilities Attic Features:Full; No Attic Access Multi-Family Unit 1: Construction Materials:Vinyl Siding Basement:Finished; Full Unit Location-1st Architectural Style:Traditional Exterior Features:None Unit 1 Detail: Levels:Tri-Level Electric: 150 Amp Service Owner Furnish Features:Other Heating:Hot Water Flooring:Carpet; Hardwood Multi-Family Unit 2: Cooling:Other Interior Features:Other Unit Location-2nd Electric:150 Amp Service Income And Expenses:Rental Income Unit 2 Detail: Foundation Details:Block Description:Estimated;Total Income:72,000;Total Multi-Family Unit 3: Roof:Asphalt Income Description:Yearly Unit Location-Basement Sewer:Public Sewer Parking Features:Parking Total:1; Driveway Unit 3 Detail: Separate Utilities:Other Pool Features:Spa Y/N:No Water Source:Public Security Features:Other Tenant Pays:Other Showing Requirements:Showing Service Listing&Contract Info Schools and Associations Location Data Days On Market:9 Association Y/N: No Parcel Number:411501 165.66-3-5 Tax Annual Amount:$4,528 High School:Saratoga Springs County:Saratoga Total Taxes Description:Estimated School District:Saratoga Springs City/Municipality:Saratoga Springs, Inside List Price/SgFt: 155.89 Geo Lat:43.079106 Special Listing Conditions:Standard Geo Lon:-73.795174 Listing Contract Date: 11/11/2024 Listing Terms:Cash Original List Price:$299,000 Current Price:$330,000 Sale Info Status Change Date:01/29/2025 Under Contract Date: 11/20/2024 Sold Date:01/28/2025 Sold Price:$330,000 Sold Price/SgFt: 172.05 Possession:At Closing Directions:East on Washington,Left on walnut,Left on Grand Dun Zhuo Zheng Brokers Network 2122 Orchard Park Drive Niskayuna, NY 12309 +1 518-428-9811 +1 518-292-8817 jack81719@yahoo.com Information is deemed to be reliable,but is not guaranteed.@ 2025 Global MLS and FBS.Prepared by Dun Zhuo Zheng on Sunday,February 09,2025 11:45 PM.The information on this sheet has been made available by the MLS and may not be the listing of the provider. 202428961 Public Detail Report-MultiFamily Closed 182 Grand Avenue,Saratoga Springs,NY 12866 LP:$299,000 SP:$330,000 Rooms Total: 15 Living Area: 1,918 Bedrooms Total:6 Lot Size Acres:0.17 � Bathrooms Full:3 Parking Y/N:Yes � Bathrooms Half:0 Property Sub Type:Triplex Bath Levels: Full Bath 1: 1st;Full Bath 2: Waterfront Y/N:No 2nd; Full Bath 3:Basement Year Built: 1918 Above Grade Finished Area:1,918 Above Grade Finished Area Source: ` Estimated FT i Below Grade Finished Area:900 Below Grade Finished Area Source: a Estimated Enhanced Accessible Y/N:No Garage Spaces:0 Public Remarks:Best and Final Due not later than 11/17/24 5 pm 3 Unit located in the heart of downtown Saratoga.Complete rehab but the value is there. Structure is solid. No power turned on. Bring flashlight.Cash only.Sold As Is. Unit# Total Rooms BR Baths Full/Half Rent Actual/Est. Occupant Type 1 2 2 2 3 2 Interior&Exterior Features Unit Information Construction&Utilities Attic Features:Full;No Attic Access Multi-Family Unit 1: Construction Materials:Vinyl Siding Basement:Finished;Full Unit Location-1st Architectural Style:Traditional Exterior Features:None Unit 1 Detail: Levels:Tri-Level Electric: 150 Amp Service Owner Furnish Features:Other Heating: Hot Water Flooring:Carpet;Hardwood Multi-Family Unit 2: Cooling:Other Interior Features:Other Unit Location-2nd Electric:150 Amp Service Income And Expenses:Rental Income Unit 2 Detail: Foundation Details:Block Description:Estimated;Total Income:72,000;Total Multi-Family Unit 3: Roof:Asphalt Income Description:Yearly Unit Location-Basement Sewer: Public Sewer Parking Features: Parking Total: 1;Driveway Unit 3 Detail: Separate Utilities:Other Pool Features:Spa Y/N: No Water Source:Public Security Features:Other Tenant Pays:Other Showing Requirements:Showing Service Listing&Contract Info Schools and Associations Location Data Days On Market:9 Association Y/N:No Parcel Number:411501 165.66-3-5 Tax Annual Amount:$4,528 High School:Saratoga Springs County:Saratoga Total Taxes Description:Estimated School District:Saratoga Springs City/Municipality:Saratoga Springs, Inside List Price/SgFt: 155.89 Geo Lat:43.079106 Special Listing Conditions:Standard Geo Lon:-73.795174 Listing Contract Date: 11/11/2024 Listing Terms:Cash Original List Price:$299,000 Current Price:$330,000 Sale Info Status Change Date:01/29/2025 Under Contract Date: 11/20/2024 Sold Date:01/28/2025 Sold Price:$330,000 Sold Price/SgFt: 172.05 Possession:At Closing Directions: East on Washington,Left on walnut, Left on Grand Dun Zhuo Zheng Brokers Network 2122 Orchard Park Drive Niskayuna,NY 12309 +1 518-428-9811 +1 518-292-8817 jack81719@yahoo.com Information is deemed to be reliable,but is not guaranteed.©2025 Global MLS and FBS.Prepared by Dun Zhuo Zheng on Sunday,February 09,2025 11:43 PM.The information on this sheet has been made available by the MLS and may not be the listing of the provider. 2/10/25, 12:10 PM Printer Friendly Report-Image Mate Online ,TOGA 0 Property Description Report For: 182 Grand Ave, Municipality of City of Saratoga Springs, Inside ton Status: Active Roll Section: Taxable Swis: 411501 Tax Map ID#: 165.66-3-5 ,f Property Class: 220 - 2 Family Res Site: RES 1 In Ag. District: No .,, Site Property Class: 220 - 2 Family Res Zoning Code: UR2 " - Neighborhood Code: 15100 Total Acreage/Size: 0.17 School District: Saratoga Springs Land Assessment: 2024 - $55,800 Total Assessment: 2024 - $165,100 Full Market Value: 2024 - $347,600 Equalization Rate: ---- Property Desc: S-09 B-E L-10Ptb Inside Deed Book: 1484 Deed Page: 408 Grid East: 680414 Grid North: 1547575 Area Living Area: 1,918 sq. ft. First Story Area: 1,043 sq. ft. Second Story Area: 875 sq. ft. Half Story Area: 0 sq. ft. Additional Story Area: 0 sq. ft. 3/4 Story Area: 0 sq. ft. Finished Basement: 0 sq. ft. Number of Stories: 2 Finished Rec Room 0 sq. ft. Finished Area Over 0 sq. ft. Garage Structure Building Style: Old style Bathrooms (Full - Half): 3 - 0 Bedrooms: 5 Kitchens: 2 Fireplaces: 0 Basement Type: Full Porch Type: Porch-enclsd Porch Area: 133.00 Basement Garage Cap: 0 Attached Garage Cap: 0.00 sq. ft. Overall Condition: Fair Overall Grade: Average Year Built: 1900 Eff Year Built: Owners Juanita R Malone 182 Grand Ave Saratoga Springs NY 12866 httr)s://saratoga.sdgnvs.com/report.aspx?file=4115/VOLLOCAL\T000033/411501165066000300500000000001.JPG&swiscode=411501&printkey=165... 1/2 2/10/25,12:10 PM Printer Friendly Report-Image Mate Online Sales No Sales Information Available Utilities Sewer Type: Comm/public Water Supply: Comm/public Utilities: Gas &elec Heat Type: Hot wtr/stm Fuel Type: Natural Gas Central Air: No Improvements Structure Size Grade Condition Year Porch-enclsd 7 x 19 Average Normal 1900 Porch-screen 8 x 22 Economy Fair 1900 Special Districts for 2024 Description Units Percent Type Value SE010-County sewer 0 0% 0 dist#1 Exemptions Year Description Amount Exempt% Start Yr End Yr V Flag H Code Own% Taxes Year Description Amount 2025 County $2,281.92 * Taxes reflect exemptions, but may not include recent changes in assessment. 2/9/25,11:59 PM 182 Grand Avenue,Saratoga Springs,NY 128661 Zillow Back to listing Save U Share Hide 000 More '}�` - ! •mot�_ r�" tits. 1 https://www.zillow.com/homedetails/182-Grand-Ave-Saratoga-Springs-NY-12866/32403155_zpid/ 1/18 2/9/25,11:58 PM 182 Grand Avenue,Saratoga Springs,NY 128661 Zillow Back to listing Save U Share Hide ccc More >a 4 # #f 1 Y � r t- S t t / 1 I' it, 9 'U- https://www.zillow.com/homedetails/182-Grand-Ave-Saratoga-Springs-NY-12866/32403155_zpid/ 1/18 2/9/25,11:58 PM 182 Grand Avenue,Saratoga Springs,NY 128661 Zillow Back to listing Save U Share Hide 000 More i 1 �4 `-71 MA yy x� q https://www.zillow.com/homedetails/182-Grand-Ave-Saratoga-Springs-NY-12866/32403155_zpid/ 1/18 2/9/25,11:57 PM 182 Grand Avenue,Saratoga Springs,NY 128661 Zillow Back to listing Save U Share Hide ooa More 1— I � 1 1 . } j y T e A ' j — t � it .v s 1 I I E https://www.zillow.com/homedetails/182-Grand-Ave-Saratoga-Springs-NY-12866/32403155_zpid/ 1/18 2/9/25,11:54 PM 182 Grand Avenue,Saratoga Springs,NY 128661 Zillow Back to listing Save U Share Hide o0o More f J ti r . r v .rr _ , _ '♦ 1 �\ . 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