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REVISIONS 1 ,_—_, r MAP OF SURVEY
IJEEIJ REFERENCE,
LANDS OF ALAN F.&
CHARLOTTE W.JUSTIN
18 NELSON AVENUE
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FERRADINO
> BUSINESS&LEGAL
STRATEGY
FERRADINO FIRM, PLLC
Stephanie W. Ferradino, Esq. • stef@ferradinofirm.com
September 17, 2019
Saratoga Springs Zoning Board of Appeals
Attn: Susan Barden
City Hall—474 Broadway
Saratoga Springs, NY 12866
Re: 18 Nelson Avenue, Saratoga Springs, NY 12866
Dear Susan:
Enclosed please find the following documents related to the submission of an application for an area
variance to the Zoning Board of Appeals:
1. Completed and executed application;
2. Building inspector denial;
3. Narrative to application;
4. Photographs of property;
5. Application Fee in the sum of$150.00; and
6. Survey.
Please add this application to the next Zoning Board of Appeals' meeting agenda and advise if anything
further is required. Thank you.
Very truly yours,
04.44,7),
Stephanie W. Ferradino
Enc.
63 Putnam Street, Suite 202 o Saratoga Springs, New York 12866
(518) 260-1229 www.ferradinofirm.com
[FOR OFFICE USE]
CITY OF SARATOGA SPRINGS
0 % ♦��
(Application#)
G y N , - 474 13�
T ,SSSS Sara a'S�1.4,1gs, N Yo-i-ki 12866
S1-8--587-3550 518--584-4480
J °RpnRATEO \c (Date received)
APPLICATION FOR:
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICANTS} OWNER(S)(If not applicant) ATTORNEY/AGENT
ALAN JUSTIN
FERRADINO FIRM, PLLC
Name
18 NELSON AVENUE 63 PUTNAM STREET,SUITE 202
Address
SARATOGA SPRINGS NY SARATOGA SPRINGS,NY
/ J
518-260-1229
Phone
STEF a@FERRAD I NOFI 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: Ql Owner 0 Lessee 0 Under option to lease or purchase
PROPERTY INFORMATION
18 NELSON AVENUE 179 2 5
I. Property Address/Location: " Tax Parcel No.: -
-
(for example:165.52---4--37)
6/18/79 CONSERVANCY
2. Date acquired by current owner: 3.Zoning District when purchased:
RESIDENTIAL RR
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)?: 0 Historic District 0 Architectural Review District
lel 500'of a State Park,city boundary,or county/state highway?
8. Brief description of proposed action:
VARIANCE RELIEF FOR NUMBER OF PRINCIPAL STRUCTURES ON ONE LOT FOR EXISTING RESIDENCE
9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes V No
10. Has the work,use or occupancy to which this appeal relates already begun? 0 Yes No
1. Identify the type of appeal you are requesting(check all that apply)
0 INTERPRETATION (p.2) 0 VARIANCE EXTENSION(p.2) 0 USE VARIANCE(pp.3-6) ®AREA VARIANCE(pp.6-7)
Revised 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
FEES:Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below.
❑ interpretation $ 500
❑ Use variance $1,000
121 Area variance
-Residential use/property: $ 200
-Non-residential use/property: $ 600
❑ Extensions: $ 150
INTERPRETATION--PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
1. 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? fYes ONo
4. If the answer to#3 is"yes,"what alternative relief do you request?❑ Use Variance 0 Area Variance
EXTENSION OF A VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
1. Date original variance was granted: 2. Type of variance granted? 0 Use 0 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 OFAPPEALS APPLICATION FORM PAGE 6
AREA VARIANCE PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
2.3 DISTRICTS AREA AND
The applicant requests relief from the following Zoning Ordinance article(s) BULK SCHEDULE
Dimensional Requirements From To
PRINCIPAL STRUCTURES ON ONE LOT 1 2
SIDE YARD(TOTAL) 30/100 30/88
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
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
Revised 01/2019
ZONING BOARD OF APPEAL APPLICATION FORM PAGE 7
3. Whether the variance is substantial. The requested variance is not substantial for the following reasons:
SEE ATTACHED
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
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:
SEE ATTACHED
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE 8
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? 121No ❑Yes If"yes",a statement disclosing the name,residence and nature and extent of this interest must be fled
with this application.
APPLICANT CERTIFICATION
1/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: 1/1(717
(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 01/2019
ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
ALAN JUSTIN 179 2 5
APPLICANT: TAX PARCEL No.:
18 NELSON AVENUE RR
PROPERTY ADDRESS: ZONING DISTRICT:
This applicant has applied to use the identified property within the City of Saratoga Springs for the following:
RESIDENTIAL USE
This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s)
2.3 DISTRICT AREA AND BULK SCHEDULE
.As such,the following relief would be required to proceed:
❑ Extension of existing variance ❑ Interpretation
❑ Use Variance to permit the following:
RI Area Variance seeking the following relief:
Dimensional Requirements From To
PRINCIPAL STRUCTURES ON ONE LOT 1 2
SIDE YARD SETBACK(TOTAL) 30/100 30/88
Other:
Note:
®Advisory Opinion required from Saratoga County Planning Board
ZONING AND BUILDING INSPECTOR DATE
Revised 01/2019
NARRATIVE TO ZBA APPLICATION
18 NELSON AVENUE
DIMENSIONAL REQUIREMENTS FROM TO TOTAL RELIEF
REQUESTED
Maximum principal buildings on one lot 1 2 1 (100%)
Side yard setback--total 30/100 30/88 12 feet(8.3%)
History of Property:
The main residence at 18 Nelson Avenue was constructed in the early 1980s when the property was zoned
Conservancy. In 1990, a two-story barn/studio apartment was constructed on the property as depicted in the
attached survey pursuant to a building permit issued on December 13, 1989.The studio was intended to be for the
applicant's sister to reside and work in.The applicant's sister was a photographer, so the design of the space
included a dark room. However, she unexpectedly passed away and the space was thereafter rented to one or two
tenants.The city's information from 2019 assessment information shows that building was constructed in 1988 and
that the city was aware the second structure has a full bathroom and kitchen.The applicants advise that no additional
construction has taken place in the interior of the structure since the original construction.
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(1)two principal structures on the 18 Nelson property and(2)for total
side yard setback relief.The benefit cannot be achieved by other feasible means.The structures including the main
house and the barn/studio present on site were constructed in the early and late 1980s respectively.At the time
these were constructed,the area was zoned conservancy.
As is depicted on the survey,this property is located on 12+acres and has two adjacent neighbors on Nelson
Avenue. On the side to the north,the large(+1-106 acres) horse farm and track owned by the Darley Stud
Management LLC. To the south is a residential property owned by the O'Connells and a larger property owned by
BGH Holdings LLC.While located within the city limits,the subject parcel has a very rural characteristic.Absent
demolition, repurposing or disuse of the structure,there is no financially viable use for the property other than as it
was constructed and has been used over the last 30 years.The property has sufficient acreage to support two
principal uses on one lot,similar to the adjacent property which has multiple housing units together with commercial
uses within the one parcel.
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.These two structures have been in existence and have
been a part of the neighborhood for thirty years.This property is located in a densely wooded area in a part of the city
which contains many large properties.The adjacent property to the north has more than one residential housing unit
on one lot,together with barns and a track. The outward appearance of the property will not change as a result of
the granting of the variances.The barn has been present on the property and used for thisur ose for man
p P y years
and the exterior will not be required to be modified regardless of the outcome of the variance application. No change
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in the character of the neighborhood will occur as a result of the granting of the variance.
3.Whether the variance is substantial.
The requested variances are not substantial and would bring the property into compliance with the zoning code. This
has been an existing condition in the neighborhood for three decades.The granting of the variances would result in
the continuation of the use as has been in existence and would not alter the outside appearance of the structures or
the layout of the lot. The granting of the variances will simply make a previously non-compliant use compliant. The
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setback variance requested is a 12%change and results in the total side yard setbacks being 88 feet instead of 100.
This will not be noticed by adjacent properties as it is an existing, long term conditions. Similarly,while the request for
relief from a principal structure is 100%,this condition has been in existence since the late 1980s and has become
part of the neighborhood. In addition, in the RR zone,two acre lots are allowed,so the density of this lot could
accommodate up to 6 principal structures rather than the 2 requested.
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, located on a significantly sized lot in the city. The barn apartment is a small
Y p
dwelling which can accommodate 1 to 2 people. The existence of people in this structure has not and will not have
any negative effects on the physical or environmental aspects of the property or neighborhood. The granting of the
variance will bring an existing condition into compliance with the current zone. No change in the current conditions on
the property will arise as a result of the granting of the variances for relief from the maximum number of principal
structures or from setback relief.
5.Whether the alleged difficulty was self-created?
This condition was not self-created. The current setback violations predate the requirements of the RR district in the
zoning code.When the property was constructed, it was in the conservancy zone and was in compliance with the
setbacks, as evidenced by the issuance of the building permit.At the time the initial construction occurred, the city
was aware of the presence of bathing facilities and the use as a studio apartment. The cities own files reflect the
understanding that the second structure includes a bath, bedroom and kitchen.
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