HomeMy WebLinkAbout20250239 36 Hyde St Area Variance Revised PlansTILE 1AW OFFIC'F.S OF
M. ELIZABETH CLARK Libby Clark, Esq.
EsQ. ttt'. Libby
June 13, 2025
Patrick Cogan
Code Enforcement Officer
City of Saratoga Springs
474 Broadway
Saratoga Springs, New York 12866
Re: Area Variance Application
36 Hyde Street, Saratoga Springs
Dear Mr. Cogan:
Our office represents David and Noriko Crenshaw who are the o� ners of 36 Hyde Street
in City of Saratoga Springs. As you know, the application for relief related to the proposed
finished space of the second -floor garage has gone through several iterations based upon
differing information throughout the course of the review between the City, the owners, and Witt
Construction. In response to the information requested by you and the Zoning Board of Appeals
(ZBA) at the meeting on May 12, 2025, please allow this letter to confirm the information
regarding the intended use and plans for the second floor of the accessory garage structure at the
property.
The plans submitted as part of the application for variance relief (admittedly mistakenly
filed as a use variance) are intended to demonstrate (i) a first floor garage space witli half
bathroom; and (ii) a second story open floor plan for an office space, a half wall for mounted
electronic equipment, a Counter and sink with beverage refrigerator, and a full bathroom. The
plans confirm the owners' intent for no bedroom area, no kitchen, and no additional rooms
outside of the bathroom itself with a door that will close and lock. Further, the plans do not
inClude a separate door to close off the second -floor space but relies on the outside doors already
existing on the first -floor garage. We wish to state it plainly that they have no interest in creating
an ADU at their home.
As 1 mentioned during the presentation of the May 12111 ZBA meeting. the City had
maintained a decades -long precedent of reviewing detached accessory building use under the
"habitable space" framework prior to the adoption of the UDO in .luly of 2022. The garage
structure at issue in the present application was constructed, although admittedly not as finished
space, under the former 2012 Zoning Ordinance which would have allowed a request for a
"habitable space variance" but for the UDO.
Law Office of M. Elizabeth Clark, Esq. P.C.
63 Putnam Street. Suite 202
Sarato=a Springs. New York 12866
(518)682-6901
Cogan, Patrick
June B. 2025
-2-
Therefore, based on this confirmed intent, the Applicants respectfully request that the
determination for relief necessary be reconsidered as an area variance from Section 9.5(A)(7).
The Section states: "An accessory structure located on the same zoning lot as the principal
structure may contain finished space, but may not contain cooking facilities, sleeping space, or
indoor bathing facilities (bathtub or shower). Plumbing fixtures are only permitted on the
first -floor level or below. This does not apply to an approved secondary dwelling unit or historic
carriage houselbarn dwelling use that has been approved per Article 8. in which case those
standards control." As the plans submitted to the City do not contain cooking facilities or
bedroom, the requested variance is limited to plumbing fixtures - - indoor bathing facilities and
counter sink - - on the garage second floor. To put it another way, the original use variance filing
was a mistake of "form over substance" which came from a good -faith intention to fit within the
ADU terminology used in the UDO (form) without regard to the actual plans and use of the
office (substance).
In addition. the Applicants respectfully request that the Notice of Violation and Order to
Remedy issued on April 25, 2025 be rescinded because (i) the Notice states that the Applicants
failed to obtain approval for a second dwelling unit and (ii) the non-structural, internal framing
work had already stopped voluntarily nearly two months earlier in consultation with City
officials (see timeline below). I am including a brief timeline to set out the involved process for
review of the Applicant's plans and the relevance to the Notice of Violation. Witt Construction,
the Applicants' contractor, did apply for a building permit for this project in January 2025 and
engaged in ongoing discussions with the City about its issuance over the course of several
months. It only became clear on or about March 6.2025, that a variance would be required to
have a building permit issued. The prework underway (i.e. some non -weight bearing framing
that is consistent with existing rough -in framing from initial construction 3 years earlier) was
stopped voluntarily nearly two months the City issued its Notice on Friday, April 25, 2025. On
that date, the field inspector viewed the property from the outside as the Crenshaws were not
able to accommodate an inside inspection and instead made an appointment for the field
inspector to view the project from inside the garage on Monday. April 28, 2025.
It is our position that because (a) the second -floor non-structural framing that had taken
place would not by itself require a permit and (b) even if interior framing were to require a
permit, it had already ceased nearly two months ago in voluntary compliance in discussions with
the City officials. Rather, the timeline suggests that it was the post -variance application
neiahborhood notices and lawn signs; and not second -floor plumbing or framing, which caused
an anonymous complaint to be filed with City officials. For these reasons, we respectfully
request that the Notice of Violation be rescinded as the Applicants are currently in an active
process with the City to resolve any interpretation. variance or construction limitations through
the steps laid out in the UDO.
Law Office of M. Elizabeth Clark, Esq. P.C.
63 Putnam Street, Suite 202
Saratoga Sprin`s. New York 12866
(518)692-6901
Cogan, Patrick
.little 13, 2025
-3-
We wish to thank you as always for your time and thou,*htlul consideration of this matter.
Sincere v,
M I
izabeth Clark ('Libby')
r-_C/
cc: David and Noriko Crenshaw
Gage Simpson, ZBA Chairman
Witt Construction
Law Office of M. Elizabeth Clark; Esq. P.C.
63 Putnam Street. Suite 202
Saratoga Springs. New York 12866
(518)682-6901
n/f
Eden Compton
Inst. f201 J029591
508 S20'W 88.22'
fi.0 Cpt 572'425b
'MALL
a.•
Lot 1
GARAGE 6,761 sf.
- " 1 1 0.155 ac.
y 2 STOW
HOUSE
G CpW06
>% LoT��
Map Legend
ANW Holdings
• 5/8" steel rod set with a tag
Inc.
o marker found, labeled
O utility pole
- -- - overhead wires
--7-7-i- wood fence
5/81 D - I
CONC. SIDEWALK N08'58201E 88.28' _
—..—.. ..—.. ..—.._ .�-..—..—_—.._
ASPHALT
a ce t9 cow_ CURB
_Hyde Street
Street
8' SANRARY SEWER f (50' R.O.W.)
v vv J-/t-v�v—t vvv v—
UR-2 AREA REQUIREMENTS
M of Lot Percent
of Lot to to
Wimum
Prindp
xessoal Ay &Adn
Zoning
ISnnum i
Occu
Yard IMaens_
IlOdig9
Wm; Distance to
Lri—
Percent of
O'islrid
Lot sae
Neon
Pn ipof
Accessory
Franl
Rear
One
Total
mmum
F.% Roo,
Mg--
Height
Pdndpal
Wldiq
Front
t Lir.
Sot
hear
Lot
Lot to be
Per—bl,
W'dlh
(fey)
8u3dn9
N".
(f )
(f d)
(Id.
(reef)
Side
(feet)
feet
(feet)
(feat)
(feet)
U.
U.
eel
UR-2
6,600 SF
60
30
70
10
25
a
20
2 575�00
60
5
10
5
5
25
UnauflwrLnd oftemtion or od&tlon to a 1 ' only cppamnt easements (if c y) are shown
nwp bearing a Iicer-d LaM Surveyor's Seal is on L'us survey. No abshad of title was
a va16on of Sectmn 7209 su6&,ism 2 of
the Nerr Yoh Stale 156—tcn Low.
Record North
_•A!6®
per MaP
Map References:
1. "Subdivision of Lands of Nadine D. Attanasio" dated
February 14, 1986 prepared by Robert McFarlane filed
in the Saratoga County Clerk's Office as Map Number
A-65.
2. Proposed Subdivision of lands of ANW Holdings, Inc.
dated Oct. 5, 2017 revised 11/8/18 by
Thompson -Fleming Land Surveyors, P.C. filed in the
Saratoga County Clerk's Office as Map M2018286
Deed Reference:
ANW Holdings, Inc.
Inst. #2017021386
Note:
1. The front yard setback of 1.0' was determined by the
average setback of the house to the north and south
of the subject lot as shown on approved subdivision
map M2018286.
2. The house will occupy 25.8% of the lot.
3. The garage will occupy 10.1% of the lot.
Certification
IT IS HERE13Y CEFnIFIED TO ANW HOLDINGS, INC.;
THE ADIRONDACK TRUST COMPANY. ITS SUCCESSORS AND/OR ASSIGNS;
CHICAGO TRLE INSURANCE COMPANY
tkt N mop . prcmd in � ion with the carenl exis* Code of Practice
for Lood Sune)om od*W by t4 Hew Yak Stole AsmciaL of Prvfessionol Lord
Saveyas, hed, la the btk carpte r.A d tope,- ham Ure boadary surrey
p b pry ,r.ry, g of a 9eacy, oad to the I-eM
instit6 n rated an this baa^dc+y .1M rtwp.
Final Survey
OF HER, for
AT�f y )Ha pYaP ANW Holdings, Inc.
e3 `SF
R-`
y o Situate at
36 Hyde Street
Mesas
<AlD
City of Saratoga Springs, Saratoga County NY
12 lnke Awrae Jan. 2
Scmloso $vi;gs, �p 165.77.f'
t0 0 t0 20 Tel: 518-591-5665
516-5,7-5712 AND SURVEYORS, P.C. nD
REVISION Scale: 1" = 20' 577-
P:\Win\Wdt Constrr .\S17-1438 32 Hyde St\Cadson\S17-1430 Will Consl 32 Htde St Lot 1 FRUL SURVEY.deg
LOT AREA=6760.7
❑ A NON -PERMEABLE 1777.85 S.F.
DB NON -PERMEABLE 667.36 S.F.
❑ C NON
-PERMEABLE 1217.00 S.F.
D PERMEABLE 702.94 S.F.OL" U _ ll)L ( II
PERMEABLE 2395.54 '% S , y
PERMEABLE + HALF OF 50% PERMEABLE 2747.0 S.F.
40% OF THE LOT IS PERMEABLE
.'r, �,( c 2.'l k�r -
ftc-i N 1.4 S &5- -Z
Hyde Street
tTC NIT CUNTmm MTf Coif ]2
DN'C Ni17-1.,7B ■l1 Z IMTO. it L.l 1 AL SMVET PCAIEABNiT YAP,dwp
CAT;: A.. Y, 73
CESC1tl E
PENYU8R1iT CALCYIATON
Pao, �nfih��-..r—n tw_—_ p
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SiJi-i 1 1 O_Y-I d-c
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or
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mr._.x.� .._r�x..•. urr.�2�PL'G'TJm.__a
V _Maa_prJ
PmFSRVAN OIAfi RALP - lry s1
AT ST EET CORN R
PEMSDVAII OM RAMP - TYPE 2 PEDE57RM DAB RWP - 1WE 3
AT SIDEWAU(rRwK AT GRASS STRIP xrs
OF SARATOCA SPRINGS, NEI� YORE
7mapmesan� -1-6ATe- Pedestrian Curb Ramps -
>Tp.x
SOLID WOOD FENCE CHAIN LINK FENCE
CHANNEL FENCE SHADOW FENCE
M. repS __ x.ii
n...ay./evrem• CITY OF SARATOGAwSPRINGS, NEK YORK m
�,pwe'mnm- -mT� °'rm °Cf1L Screen Fencing r-r
aMxl o.re
r I I . on rfr.wprte naaaa
talc
�xraoII.W 1 I a l I I
CONCRETE WASHOUT xonorab..wlaa.na. .davraaa..._.
Arborist Silver Maple Assessment:
Ttle 5- Mee i a aIlon o Ih. Hyde Slroat 4 bl vuWMIlon 1,a bge, pmW, ntl lure 1- Ne
Soo oosl c r or the pmparty. Then an ward P,..-ion wooed- Ihel nood to be p.rf—d in
order to greatly Inaroaze Iho health and abaclural a,ppod of the tree.
Th. I- hoe aawr I less., or •lvod.W.h;.h par fnm IN M,, I tree. Corw� beak be tdnm and
Tdod 30 4.yreva round the free to de 0. tghl f lhv Vmbs and Ina. Itw Ivonin9 leod-,
,. ucNodhem-mwl le?d.r grorirg toward lMucproposed leolpdnt .. da-W 1, a .Ind aW- and shook M
ruVy ewd oa it r II Poaa ""'d to 1M atmalure. The Soulhem-m.al Nadn Ma n "on, Ne
Mvrcha cUen to the gn-nd. Thai lira om . ' laded bwW,,d Iho nk.lVxwd or the a okh Wairg
pm» M1azerd I. Ih. dj-nt proPady. Than ro t o .p$k . in Als mdanc.: 1. R.— IM .tiro lead.r
wNch riV tggaly 1M hazard but aloe .duce a large a o 1 1 lh. zanoPy, ,iskin hock and also 1...ig
a kge cal rhich opens .Ih. Imo up to infecli r Z Rode q IN fmb by pinning back lM
awrod.ndoW b.-- and than mbq g the Lode. at 2/3 1- .box. Iho a Ich, which .4 supped the
Ine slmclurogy M 9roalIs reduce the alreaa on 1M a I .0 eel op1Wn /; Mr.wr, Ihv Arbodal
ean4acted to pedarm lha pn,-lian a.M- aMud M able le kv the d.cidon based on Moir
.....anent.
Comk.drg the a unt al pmnlag that rill need to ba yy.darmad ah.11 coos• slrou an auto °lure
and va1.bll, d fn., h...... Sgwr Maple. v. .ry 114nL Then wm bs a k.rom. meant of mot
amage from —lion n:te a the pra.imily of lM alJueNro. rooted t and ths oplo in... Tn:a t
ryalam. typicoly grow l a !or a the dap line edge'. hkh w Id by W Ih< fps of Uw IurU,azl o t
branch... IN age of Iho canopy. 7hlz L a.nwllon put. ludher sbass on We tro.. Signs f t-
Imm Naae oc4viflea pedonned on lM Ire. rql fkvy eMw n Iho form of 'porn losope, tip tlbback, chbrolk
(.saga, muzhroaminq/rot or albs' indicalon .Ilhn 1-3 yea. (u.ually brglnninq alto, the falWwog Sod
budbnak precadnq lM work). TNa ahouk be Wksn Isla aruld.rolion nd the Ae-n.t IMt pad.rma h
rink at .arabfish a maaag.m.nl plan for monllaring ll,s twee h• K
Map Reference: Deed References:
•Subdiviaien of Londe of Nadaw D. Allonano' dated fabmary 14, I. ANW MoKmga, Inc.
1986 Proposed by Robed 11cFadand fled in Ih. Saralogq County Incl. /2011021J66
Clerk'. Offce .. Map Numb.r A-65.
2 ANW kt. 1201801
Inal /2016016JV6
Survey Notes:
1. o! Mf arnroionl a N- me _nem,ni'aaa _' , ah n clop ,
UF.P.O. (1-600-962-1962) and the proper I ..1 oPlhod9ea Total Area =
.P«bxe ulWly mparR,, haNnq Ndaa;a6an W co rrm the 18,762 s.f. bcation I all I.lnq ufybee Mlare ring rk Arry
1, Warred °bay ln. a..' r ro ao,ta, ewe W tn. fol r- or 0.431 cc,
to contact - pops' authorilin ahoy b— the
reaponsibnlly of
Ue o.n.r or cmlraelor.
2. aewlbn. are Mzed on NSW 19" dohm.
J. No -Cut Buff.r to b. provided rilhia properly aelback aroaf.
UR-2 AREA REQUIREMENTS
.rust.
axe...
IM_a Arm g b W D a p O
d 4.1, II rbrr A all-IIIDIJq(IIT.Iaa a o,tl II xlrr A 9a0.u1M..
Map Legend
• 'e6- et.d rad
. th a lag
marker found, kb.kal
P u61ily polo
-..-..- ownc,ad rI-
C ❑
Y Ash• _Street '• f�kM
I3..
11.16c
.�• 42 lyde Sl.
xag:c a
lau,ROLaxr �
.,i Mark and lmusc
Susan F70m lnrumaw I'
Sk1185 P46 _
C.-Ii a M.
Hommal
axr� �a°ax f
I9mc. A Pelro.ki
1� •• I xra. note /2m W26596
I .x3ialrai' xw wnTwxT vt E
E o ; lea.
�� exP7�m �• k
E
a
l w
d • Jl r` I T,•
ekcl` sal.
xom roue �*'ar r ' O'155 ace i Eden C-Pt-
Inst. 1201JO29591
SlT rwa
�an.emL
r
qp..�
ph_I.. vj i� C
Ip r
jl y
K�mberlyc "� �� • �.
Blysfon vow - ---T
1pG1pN I.1 =� ,
' Lot 2
6,600 of.
0.152 ae,
.wTdeZ a /!A. gppr"76
r-
Lot 3
6,601-
7.152 ac
I
I
I � xw xouaE
_by���� aoaow:r
I �l IJ &Pa15r.
Ire i
9
Living Resources Corp.
8k1Jl0 P416
SUBDIVISION PLAN I 9 Drth 5L
PLANNING BOARD C8.017
14 Hyde St.
•
Approved der aulho R of a resolution
Owner/Applicant:eaa,a
adapted yy-Ipe Plannnng
of cjly sa ataga sort ga.
ANN Holdings. Ina.
563 Nadh 11roodwoy
' F I
Sontogo Spring, IN I2666
Chairperson Data Signed
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