HomeMy WebLinkAbout20200055 Ketchoyian Pool House NOD
Keith Kaplan, Chair
C ITY OF S ARATOGA S PRINGS
Brad Gallagher, Vice Chair
Cheryl Grey
ZONING BOARD OF APPEALS
Matthew Gutch
Christopher Mills
C ITY H ALL - 474 B ROADWAY
Suzanne Morris
S ARATOGA S PRINGS, N EW Y ORK 12866
Gage Simpson
PH) 518-587-3550 FX) 518-580-9480
Kathleen O’Connor, alternate
WWW.SARATOGA-SPRINGS.ORG
#20200055
IN THE MATTER OF THE APPEAL OF
Mark Ketchoyian
11 Liz Ann Dr.
Saratoga Springs NY 12866
from the determination of the Building Inspector involving the premises at 11 Liz Ann Dr. in the City of
Saratoga Springs, New York being tax parcel number 167.-6-4 on the Assessment Map of said City.
The appellant having applied for an area variance under the Zoning Ordinance of said City to permit the
construction of a detached accessory structure in a Rural Residential (RR) District and public notice having been
duly given of a hearing on said application held on the 24th day of February through the 9th day of March,
2020.
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 variance for the following amount of relief:
T YPE OF R EQUIREMENT D ISTRICT DIMENSIONAL P ROPOSED R ELIEF
REQUIREMENT REQUESTED
R EAR YARD SETBACK 15’ 9’ 6’ (40%)
As per the submitted plans and documents 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 design represents an open-air pool house situated in an aesthetically appropriate location relative to
the pool and the yard configuration. The Board notes the unique lot configuration resulting in the fact that
much of the structure does not encroach into the setback.
2. The applicant has demonstrated that granting this variance will not create an undesirable change in
neighborhood character or detriment to nearby properties. The applicant notes that “the proposed structure
would not be visible to neighbors at all. The structure would be surrounded by woods on 3 sides”. The
board notes the wooded land is currently owned by the Police Benevolent Association.
3. The Board notes the requested variance of 40% is substantial, however the impact of the substantiality is
mitigated by the odd-shaped lot configuration. The side wall of the accessory structure begins within the
approved setback, however, a slanting property line angles toward the rear of the structure resulting in a 9’
setback between the rear corner of the structure to the rear property line. The rear property is also
surrounded by woods which mitigates any visual impact of the accessory structure encroaching on the
property line.
4. This variance will not have a significant adverse physical or environmental effect on the neighborhood or
district. The accessory structure is toward the rear of the property where it is surrounded by wooded areas,
will not increase neighborhood density, and will have minimal impact on water management.
5. The alleged difficulty is considered self-created insofar as the applicant desires to build the accessory
structure. However, this is not necessarily fatal to the application
Adopted by the following vote:
AYES: 6 (K. Kaplan, B. Gallagher, G. Simpson, C. Mills, M. Gutch, K. O’Connor)
NAYES: 0
Dated: March 9, 2020
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 240-8.5.1.
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, six members of the Board being present.
S IGNATURE: _______________________________ 3/10/2020
C HAIR D ATE R ECEIVED BY A CCOUNTS D EPT.