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HomeMy WebLinkAbout20200239 Cioni Porch Application SNYDER, KILEY, TOOHEY, CORBETT & COX. LLP IIARRl'D.SNYDI�:R iA"1"I��ORNI;YS iV")' (,i���� n�ici ini:i..i.�rorn ie�� hiV�flll.[I�N A.COIZ[3G"I�T P1,1�:�51. R[�:PI.1� To: I.���'.S G.SNyDI'R P.O. t30X �13fi7 I/��ti�11:SS.COX ti;1R:1TOC:� SPRI.VGS, ,��.1'. 138CC S�I RF.I:�I�ADpRI:SS: I 6 0 �V L S�I� �1 V G N U I: Sfachia 1Va��ncr —�_ I',ualc�al JOIfN B.Cf\NNIE TGLL;PI{ONIi(S I S)�8�4-I�00 I�ACSIh�lll.f�{(jIS)�Sd-I�Oi April 27, 2020 Z011lllb Board of Appeals City Hall -474 Broadway Saratoga Springs, New Yorh 12866-2296 Re: Cioni - 138 Washin�ton Street/Application for Interpretation - Area Variance for Porch Dear Board Members, This oftice has been retained by Tricia Cioni with respect to the above referenced project in the Citv of Saratoga Springs, Enclosed please find the followin�documents: • 1) ZBA Application }=orm 2) Narrative with Exhibits 3) Cin-rent and Proposed S�u�veys 4) Short Form EAF 5) Check in the amount$700 for the application fee On behalf of the Applicant, �ve request to be placed on the next available ZBA a�� contact the undersiUned for a❑ •additional information needed b the Board, includin� v b y enda. Please feel fi•ee to �rc���sktccla�v.com). y ia email � Thaiik you for your time ai�d attention to this matter. Very truly yours, ���y�'� _ .Io�n B. Cannie, Esq. �JBGj k Enc. ��l��(��"� � �FOR OFFICE USE� � !'� C I TY OF SARATOGA S PRIIVGS ;J 'd�! ;. � - A :. �,: •'• - i G>fy Ha.l,(. - 474 f3�-oad,wa.y (Application#) !��.. ;,��� .`- Sa-s�ata-ga S�i,�u�Y, N�w-Yo-rk.12 8�� . � T2L: 518-587-3550 fn�c,: 518-580-9480 �`�'"��srtt% `" � (Date received) APPLICATION FOR: APPEAL TO THE ZONING BOARD FOR AN INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICANT(S)�' OWNER(S) /lfnotapplican� ATTORNEY/AGENT Tricia Cioni Name John Cannie Esq. 807 Ulysses Rd 160 West Ave Address Ballston Spa, NY 12866 Saratoga Springs NY 12866 503-929-0091 Phone _ � 518-584-1500 / � tcintoga@gmail.com jrc@sktcclaw.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: 0 Owner ❑ Lessee ❑ Under option to lease or purchase PROPERTY INFORMATION 138 Washinton Street 165 66 1 14 I. Property Address/Location: Tax Parcel No.: _ _ (for example: l 65.52-4-,�7) 2012 U R-3 2. Date acquired by current owner: 3.Zoning District when purchased: 2 Family residential UR-3 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 0 Architectural Review District ❑ 500'of a State Park,city boundary, or county/state highway? 8. Brief description of proposed action: Interpretation for legal conforming structure and in the alternative application for area variances to allow rebuilding of pre-existing porch along Beekman Street Frontage. For more information see attached narrative. 9. Is there a written violation for this parcel that is not the subiect of this application? ❑Yes (a'No I 0. Has the work, use or occupancy to which this appeal relates already begun? �Yes e No I I. Identify the type of appeal you are requesting (ched�all that apply� 0 INTERPRETATION�P. 2� ❑VARIANCE EXTENSION�p. 2� ❑ USE VARIANCE(Pp. 3-6� 0 AREA VARIANCE�PP. 6-7� Revised Ol/?019 ZON/NG BOARD OFAPPEALSAPPL/CATION FORM PAGE Z FEEs:Mal<e checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below. 0 Interpretation $ 500 ❑ Use variance $I,000 �Area variance -Residential use/property: $ �p�� -Non-residential use/property: $ 600 ❑ Extensions: $ 150 INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): I. Identify the section(s)of the Zoning Ordinance for which you are seeking an interpretation: Non-conforming Structure (legal)as Defined in Zoning Code Definitions section Section(s) 2. How do you request that this section be interpreted? See attached Narrative 3. If interpretation is denied, do you wish to request alternative zoning relief? �Yes ❑No 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): I. Date original variance was granted: 2. Type of variance granted? ❑ Use �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 O1/2019 ZON/NG BOARD OFAPPEALSAPPLICATION FORM PAGE 3 USE VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): A use variance is requested to permit the following: 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 seel<ing a use variance,New York State law requires an applicant to pr•ove all four of the following "tests". I. 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: A. Submit the following financial evidence relating to this property(attach additional evidence as needed): I) Date of purchase: Purchase amount: $ 2) Indicate dates and costs of any improvements made to property after purchase: Date Improvement Cost 3)Annual maintenance expenses:$ 4)Annual taxes:$ 5)Annual income generated from property:$ 6)Ciry assessed value: $ Equalization rate: Estimated Market Value:$ 7)Appraised Value:$ Appraiser: Date: Appraisal Assumptions: Revised O1/2019 ZON/NG BOARD OFAPPEALSAPPL/CATION FORM PAGE 4 B. Has property been listed for sale with DYes If"yes",for how long? the Multiple Listing Se�vice(MLS)? [❑No I)Original listing date(s): Original listing price:$ If listing price was reduced, describe when and to what extent: 2) Has the property been advertised in the newspapers or other publications? ❑Yes ❑No If yes,describe frequency and name of publications: 3) Has the property had a"For Sale"sign posted on it? ❑Yes ❑No If yes, list dates when sign was posted: 4) How many times has the property been shown and with what results? 2. That the financial hardship relating to this propeny is unigue and does not apply [o 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: Revised Ol/2019 ZONI/VG BOARD Of APPEALSAPPL/CATION FORM PAGE S 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: 4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the properry owner)cannot claim "unnecessary hardship" if that hardship was created by the applicant,or if the applicant acquired the property I<nowing(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: Revised O1/3019 ZONING BOARD OFAPPEALSAPPL/CATION FORhf PAGE 6 AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): Table The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements From To Front yard Setback for Beekman Street Frontage 10 ft 0 ft(current 6.7 ft) Maximum Lot Coverage 30 ft 66.1% (current 61.7%) 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 Narrative 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 narrative Revised Ol/2019 ZON/NG BOARD OFAPPEALSAPPUCATION FORM P,��E 7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: See attached narrative 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 narrative 5. Whether the alleged difficulry 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 narrative Revised O1/3019 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? �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 Ciry staff to enter the property associated with this application for purposes of conducting any necessary site inspections relating to this appeal. i � � ;'"/�/�uti-c-..z-- ! t/Ci'✓ A /f U �__� �� Cj� Date: C� (applicant signature) �I / 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 O1/2019 CIONI - 138 WA�HINGTON STRC�T ZBA PI20J�C'T NARRATIV� A. INTRODUCTION: The property that is the subject of this application is 138 Wasl�ingtou Street Saratog� Springs NY, Tax Parcel Id: 165.66-1-14 (the "Pi•operty'). The Property is a 32 foot by 73 f�oot lot on tlle southwest corner of Beekman Street and Washington Street within the Ui-bail-Residential 3 ("UR-3") zoning district. The Property is ctiirrently owned by Tricia Cioni, who purch�sed the Property in 2012. The puiposed of this application is to receive the necessary approval froi�� the Zoning Board of Appeals of the City of Saratoga Springs (`ZBA'') to reconsti•uct the previolisly existing seven foot by fifteen foot porch along the Property's eastern lot line tl�af fi•onts on Beekman Street. The porch was damaged and separated ti•om the base of the structure when it ��as hit by a car on May 27, 2019. B. PROP�RTY HISTORY: The Property llas been in its cun•ent contiguration since 1885, wllen the Propert}� «�as separated in title fi�om the lot to the west, known as 140 Washingto�z Street, by a deed from George and Caroline Hinkley to Melvin Harrington. The Property is occupied by a two-family residential structut•e. The structure has been in existence since at least 1888,as it is shown on the L.R. Burleigh Lithograph Map of the City of Saratoga Spi•ings, portions of whicll are attached hei•eto as �xllibit� "A". Through four subsequent conveyances,the Pi•operty eventually was conveyed to Lewis Biffer in 1938 and his wife Carmel was added as an owner of the Pi•opei•ty in 1971. The Biffei-s wei•e a prominent, well-liked Westside/Dublin neighborhood mainstays for over 60 years. Mr. and Mrs. Biffer owned and operated Biffer's Grocery, located just down the sti•eet from t11e Property at 118 1 Beelc�nan Sh•eet. Followiil� Lewis Bitfer's death in 2000. Cai•mel Biffer sold the Pi•opert}�to Mar}' Moi•an in 2002, who slibsequently conveyed it to the Applicant iil 2012. The current, and pre-existing, use of the Property is two family resideiltiaL This �ise has been in place since at least 1960, as is evidenced by the listin� of two separate addressees. Lewis J. Biffer and Bernard ,1. Breen, in the 1960 Mamling's Saratoga Sprin�s Directory, an ezcerpt of which is attached as �xhibii "B". The porch that is the subject of this application has been ii1 eYisteilce at tlle pl•oposed location since at least 1963, as the porch can be seen in an aerial photograph of the City ���hich is cui7•ently in the City Historian's oftice and a blown up por•tion is pt•ovided here as Exhibit '`C". It is believed that Mr. Lewis Biffer was the owner of the Property at the tiine that porch was constructed. This belief is based upon conversations had by the Applicant with members of the Dublin/Westside neighborhood, family members of the pi•ioi• owner, Lewis Biffer and pi•ior residents of the area. A niece of Mr. and Mrs. Biffer's, Gail Anderson, i•emembers going to the Property, as a child prior to 1961, and the porch along the Beeknlan fi•ontage was in e�istence. Other members of the community remember seeing the porch prior to 1961. Still others, including the City Historian Maiy Ann Fitzgerald who ]ived at 205 Gi-and Aveilue at the time, have indicated that home improven�ents in this neighborhood, and specitically porches, were routine following World War II as soldiers returned home. The porch along the Beekman fi•ontage was a favorite sitting spot for the Biffers, and in fact they wei•e photographed on the porcll tor tlie book "Dublin Revisited — Stories ii•om the West Side". An eYcerpt fi•om this book along witll the photo��i•ap11 is submitted herewith as Exhibit "D". There is no indication in the tiles received ti•om the City of Saratoga Springs Building aild Planning Departments under FOIL indicating that there was ever a building permit issued for the 2 poreh. However, in 1977 the City conducted an inventory of the Property, which noted the porch as part ol�the building and thei-e was no resultinb Notices of Violations issiied at� that titne. A cop�� of this iiiventoi•y is sLibnlitted llerewith as �Yhibit `'E''. When the Applicailt purchased the Property, she learned of its e�tensive histoiy as a two- family residential property and purchased it on the assunlption that the entire bliilding, including to poi•ch, was part of tl�at historic use. C. REQUEST'CD RELIEF a. Interpretation that porch on Beekman frontage was a pre-existing, non- conforming structure prior to the institution of the first Zoning code in July 1961 and a Variance from Section 5.4.2 of the Code requiring the Applicant to receive a building permit and a certificate of occupancy �vithin one and two years respectfully following the damage to the porch. b. In the alternative, that an area variance be granted to the Applicant to eebuild the porch in its prior location D. INTERPRETATION ANALYSIS Non-Conforining Structure (legal) is detined in the Saratoba Springs Zoning Code (the "Code") as: "Any structure which was lawfully in existence on the effective date of this Chapter, or any applicable amendment, but which is not situated in confoi-nlance with tlle re�ulatioi�s of this Chapter". The first zoning and building code for the City of Saratoga Springs weut into effect on July 7, 1961. Therefore, any structures that were in existence as of that date are deen�ed to be non- conforming structure under the Code. It is clear fi�om the histoiy of the Pi•operty outlined above. that the main portion of house at the Property is a legal non-conformin� structui•e, as it was in eYistence as early as 1888. However, when the porch on the Beekman fi•ontage was built is not known. The City Building and Planning Department have made a determination that the porch on the Beekman ti•ontage is not part of the pre-existing structure, likely based upon its failui•e to appear 3 f on the Sanborn inaps. Although the Property and the structure are shown on a Sanborn 1��Iap from 1954, a copy of which is attaclled as EY]Zibit `'P". tllis Map should not be taken as the defiilitive source for the layout of the Property. The nlap is inaccurate on its face. as it fails to show the parcel of land directly to the south, 103 Beekman Sh-eet. as a separate and dist�inct parcel froill the Properry. A review of the title for 103 Beekmail Street i�ldicates it was a separate and distinct lot fi•om the Property at all tiil�es since at least 1883,wl�en both properties were owned by the conlmon grantor, Geor�e and Caroline Hinkley. Although 103 Beek�nan was at c�ne time owned by Lewis Biffer, there was never a unity of ownership between the lots, as Lewis Bitfer came into o��nership of 103 Beekman in 1973, and he conveyed his fee interest in the Property to both llimself and Ilis wife Carmel in 1971. Copies of such deeds can be made available upon rec�uest. Fw�thei•, there is no merger clause iil the City of Sai•atoga Springs Zoning Code. It is understood, based upon conversations with the librarians in the Saratoga Room of the City. the Sanborn Maps ���ei•e not uniformly updated, and it is quite possible that the addition of the 7 foot by 15 foot porch was overlooked during the updating. Instead, it is more likely that the porch was built prior to the instihition ofthe 1961 building and zoning code, and therefore no buildinb permit oi• cei•tificate of occupancy wei•e issued for it. There is photographic evidence of its existence in 1963. And the Applicant's conversations with members of the community place the porch there prior to 1961. Based upon the facts presented above in the history of the Property, the Applicant is requesting that the ZBA provide an interpretation that the porch is legal nonconforming structure, as such term is defined in the Code. Further, because of the delay caused by w]Iat the Applicant believes is an incorrect interpretation, the applicant is also requesting an extension of the time period contained in Section 4 5.4.2 of the Code requiring the Applicant to receive a buildiil<,� permit and a certiiicate oT occupancy within one and two years respectfully following the danla�e to the porch. The Applicant, upon tl�e belief she had a legal nonconformin� structure applied for a buildi»�� permit on August 8, 2019. At that time, the building office denied the permit, as slle needed Desi�n Review Commission ("DRC") approval, for which she made an application on Auglist 14, 2019. It was not until after she had submitted her applicatioi� to the DRC that she was informed of the building arld planning department's detei•mination that the poi•ch was an illegal non-confoi•�1�i�1g structure. After back and foi-th between the Applicant and the City officials, and after receivin� a Notice of Violation foi•the unrepaired porch, the Applicant engaged Snyder Kiley Toohey Corbett & Cox to assist in the process. It took quite some time to delve through the FOIL respouse from the City with respect to the property, and to track down all the records and persons with respect to the eYistence of the porch prior to the 1961 Zoning Code. As a result oi�this process, the Applicant� is not likely to have sufficient time to get this interpretation,niake it through DRC approval process and get a building permit to issue by May 27, 2020. � E. AREA VARIANCE ANALYSIS a. Variances Requested 1) Front Yard Setback (Beekman Street Frontage) Required: 10 Feet Requested: 0 Feet Current Setback: 6.7 feet 2) Maximum Lot Coverage Requi►•ed: 30% Requested: 66.1% Current Coverage: 61.7% b. Area Variance Test 1) Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created. The requested variances will not produce an undesirable change to the ilei�hborhood or cause a detriment to neighboring properties. First, tl�e proposed variances will not actually � � i 5 "chan�e'' the neighborhood, as the proposed improvement from these variailces is to rebuild a previously existing porch which has been in place at the Property since at least 1963. As a resLilt, tl�ese variances will not be a detriment to neibhboring properties or the character of the neighborhood, as they are sought to solely return the Property to the same condition it� l�as been in for at least 57 years. Second, in a desire to show the Board that t11is var•iance is consistent wit11 tlie cllaractei• of the neigliboi•hood, we have viewed seven similar foui•way intei•sections in the West Side-Dublii� Neighborllood to deternline if similarly placed propel•ties ai•e in co»formailce witl� the setbacl<s. An aei•ial view showing the location of the intersectioi�s sui•veyed relative to the Property is attached as Exhibit G. Because a survey reading is no available for each of these properties, we have used the sidewalk and the relationship of the structure to the sidewalk as the baseline for these comparisons, as generally speaking the sidewalks are within the City's ri�ht of way in this area. The seven intersections viewed were as follows: A) Washington St. and Walnut St. B) Washington St. and Beekman St. C) Grand Ave. and Beekman St. D) Ash St. and Beekman St. E) Ash St. and Elnz St. F) Elm St. and Oak St. G) Grand Ave. and Walnut St. Of the 28 corner parcels on these intersections, eleven (including the Pi•opei•ty) of them have two tront yard setbacks on which the principal structure goes ri�Pub to or within 1 - 2 feet of 6 the sidewalk. Those 10 additional properties are as follows, with photos of the ii•onta�es attached as Exhibit"H": A) 115 Washington St. B) 188 Washinbton St. C) 135 Wasllington St. D) 140 Grand Ave. E) 53 Ash St. F) 177 Elm St. G) 66 Ash St. H) 195 Elm St. I) 42 Oak St. J) 191 Grand Ave. Of the 10 comparable properties, four are two or more family properties, and fotu� have a porch in each of the front yard setbacks. It is clear from this data, that within the Westside/Dublin Neighborhood, it is common for corner lots to have less than the minimum fi•ont }�ard setbacks, and often no setbacl<, on one or both fi•ont yards. Further, it is common to have a porch in each oi� these setbacks. Finally, even if the Board does not approve of the Porch, a variance would still be required to provide a stoop in order to access the door to the Property in the location of the Porch. 2) Whether the benefit sought by the Applicant can be achieved by some method feasible to the applicant other than an area variance: No, there is no other feasible method. The Property is already a nonconforming lot when it comes to lot size, setbacks and inaximum lot coverage. Additionally, the two nei�hboring lots 7 to the south and tl�e west are both below the minimLim for lot size, so a land deal ��-ould not be feasiUle. 3) Whether the variance is substantial: Altholzgh the setback variance is substanti�l, as it requests a 100% i•elief fi•om the 10 foot setback, that lot line is already substandai•d as the principal sti•ucttu�e is only 6.7 feet fi�om the lot line on Beekman Street. Therefore,the rec�uested relief is actually only 67%variance,as t11e setback is already legally nonconforining. Additionally, as noted above, many of�the otlier pi•operties in tl�is area are nonconforming when it eon�es to fi�ont lot line setbacks witll many at or close to the zero setback. With respect to the maximum coverage variance, this relief could be considered substantial as it is i•equests over 100% variance fi•om the 30% permitted (proposed covei•age of 66.1%). However, even without the porch, the principal structure occupies 61.7% of the Property and thus the variance is simply and extension of pre-existing nonconfoi•mity by 6.7%. Thei•efore, althou�ll the amount of nonconformity can be considered substantial, the increase in nonconformity caused by the proposed project can be considered not substantial. 4) Whether the proposed variance will have an adverse effect or impact on the physical or environmental condition on the neighborhood or district: There will be no adverse effects on the environment or physical conditions of the neighborhood caused by the variances. As discussed, this project is to rebuildh•eplace a porch at the Property that existed for at least 57 years and therefore it will not change the existing pl�ysical and environmental conditions as they have been for that period of time. 5) Whether the alleged difficulty is self-created: 8 Technically, the difticulty here was self-created, as the porch was technically an ille�al non-coilforming part of� the structure (according the City Zoninb and Planning departineilt's position). However, it was not until a car accideizt caused by a third party knocked dow11 the porch at the Property that the City or the Applicant became aware of this. Additiollally, it is unlikel}� that the Applicant could have known of the nonconforn7ity aild lac]< of building pei•mit and certiticate of occupancy for the porcll, as there is nothiiig contained in the FOIL response ti�om tlle City Planniizg and Building Department to indicate this. Because the principal str•uctui-e existed since at least 1888, there never would have been a building permit issuecl for the structui•e and tl�erefore there were no building plans in the tile. Additionally, as mentioned in file notes fi�om 2019 contained within the FOIL response a copy of wllich is attached as Cxl�ibit ``I", tlie only thing in the tile for the Property was an Electrical Inspection fi•om 1981. Tlierefore, it is likely that tlze Applicant would not have learned of this alleged nonconforniity with respect to the porcl� had she viewed the Planning Board and Buildin� Department files under FOIL prior to her purchase. 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R���I� JO �.:her (;-9 � v L 1. L�tt1� __A��IitR� �(�; �t r �- '>!Xl�v \ 1 t�.- . JS l�� �. i i L��nc Cl�l�a� r. r��..,�i !� I o Ili 1 K 1..�+en�f,. 21': F A I ( - iJ}' - - �'.5 J� � ? . i�ac. - i�.�:inttt cn� o tit-i �i.�-,��_,._ . ^tu J r r r� .� �� � ro� nf c 7'i i. i � a .�. lt v �� � RAtit-Ii(,'l>\1'L.�C:L ""I � �..� ..1 ' J�:i� \�' . ...li (atls .r _ C' ( �! ) S il � �rr \� .�.I ���ton ��t Ilft'fIFtR 13 7 I�n1�1.. :If3{�il ,���;h i,� _.Rlf' f L.G -�i -. '�.7... 1 �•`. 1 � c�i)ft�:;: I(t 1V it:'D ,ord,. i-G C� t i - '3184P. � .: i0 \� ' t� 1 ... �. .�.I(i:..- , I I .. ....1 � I.�:iA7 s1�.11r f. �. ..�J.:::i . ,� ',il(i:i� IL- ..l � I5G�I �.rJ -CI lic o 4�'1f['�(.TU ' I'R E;T --4 t �e 7.- . -..� �.J' �- �1��! Ni•ll. 0.: ��c �. .::UAf�, 1 ]b. 1 . . 1:� .iJ fSn�d.� .�v� to 4 \1 lr 11 J: .�1'��? ... :lJlrun�l.vl, hh ii.--�.. C. �n l -: . �.'. � �• . --81r 7 1, .. i J> >x � t ]r �i t �. r r V �t ttob�.,.c .� 1 ., �...r.:. Ri. t ! is �-�. .,i�. �nn_ ��ut �.:[�: Si:_� S{�LR�TGR�TiF.�7 �t3i i .. J 1 �. - .....- .tr:��:c.� 7 I. - �ia��n . �no _�.��.t .-ti � �. n1S3J:i, 11n f .' � [011 . �-7 1 �.�1, i P.iy��%� ' \ L �.: .,m.. � � --1 I .:'1101 --1V t .t - -�pr .�c� L:fi )S !1 15 f SU1dJ Sl 2 .. )�.�r. � �)l t f I ll� t 6 0.�5 , - . 3t t � .t � i ,\�,.� I s.- i h I Stn � .o.s� Ii Ycrc t t '_.t:�,., hc� �� tt�. ,k p:'16`J � NAl1�R1tlJIi1 1'RL�'C J f(c .5 • 31 1 2 9 l I } ! � ���. iS3�i ��� Frc.m IA9(,Ilnlan ...�[[ �s❑ �T�JI .It�.e: -�� C y.. �: r dby' .it \I .d 1� !1 ' �. �r.c . � . t C� R 1 '�l.i _� . t IS kD J lYi i A.ght D � H-t 1�-.�.S -. 71 :R Liil'�a::L [ � 13 J .� A Lr 1 � c t .'�t�.;Ur 1,- 2 � C . t�!; - (,f V V �' }l 1-K 7 L'iL � Ux ai �I . tll� .:d ! . �. ��. !: i � 'i.-� i '. : ..i�H 3� � � ...t�, 1:?51 tl:ok tf�il�d . -3 J4`inH h 1 FI , 1 C. ���i . li. 1 j 11 ��.� '-' � L� 3 P.al 1 1S Nf it��. �.1 P R�.';�L i,�ci.:.�.i :.��Gi nl(I c _. P I��. 1 .tlt s1 f d t-. J 3 A��rt B �t n tlSJ) i J �i � P C� �� C[�S^ Va�_�[ �. t l r J _�.nti,.� �.-',� . il I.11 C. �B�t _ 1 th ,�1'I�1 '9hvhvn M i1eC � �,qp'r, 1 P.Ip I 1 F..:i HH�/ =I;ISyJ"011 •' '-" "' . i�.,�...P.:i, hou..< <.JUi .,_L.�� .I3�l:on 9 F'reswc C L�..nfiar }2.-'... AAa�irlarnc,a ��b� . . . . . , a.�,.,,.,�.,t \t.��.rr!'t �.IJV� EXHIBIT "D" 1963 Aerial Photograph . ,,� �- , _ ... � . .. � � .�., •� ti... � .. � ' � � � � ...._..-- .a . "�: � ro� �'X�"�'b"� ''A s�. 3'Ta -�' �, `W: ""t,�....""''+. . �,� i," ' .: '.�' � 9 �,.�- liE�b, '�„�y �#i�`,��,`R�'�.�'�. A'�, ';""�" W'` ,. . 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'� t "rg"e,w �.���� I� p 7 ry � l�� .rv.Y � ± � 4i d #�f =d c� u y�� � ��t +. �� � ,� Y � p � - � �� t� : .� Y � ,�' N'` � FJ °"�xN`�u�� 't KJ:ikk �r l 7„ ° d.�Nr°'Y¢�"!.. m �� Y= M+ c�� "�' "X.m.� S�.., �+�w' � � �1?{M } Y.� � 4 ��` ♦� �. ��. ..��l"y„ Gw' ,ta, � ¢ N ` �� M.^ B. i ��� � ` n _ � ' . �yq��¢' �� ... � � R �.p ,, id ��`� � �� ^ � �� ��J#d�. � „ 3�.� ���'�fi�^°�'MY �: �.. �.,,� ���arxr�"K19�" "'�s, `�� '�t � $ � n � �� ��� �`� �� �. s�� �'�..e ^*� �f?�'� �. � �` 5'1�. � � n� ' `.»+�. ��_.�"� i.w. ^ '� �,� i'� ' rc_ ,y� � ;� �..,�. '-� '3 � . .. y � , , '_ "� �v.-. . 7p r . �r s £ t � .� �+�.. ��'Z�3 \. ..4 - � , .� �., ., ._ . . -, ` P^ �, . ¢°j � a.. .ilY . r �•C' .._... �-y�"� .�.�......,e-. X��w"'�'.i'�4..j�+ " - "� . �iF ,��_� .. . � �. l , _. '_ �._..._�. s __ ,.. �..�....�S ' ���'..._. � L� � �`" . � �"���i � �,��� T 4 -� � ��:� � 4�,� �� �; � �... ,,, �� . �.�.. < " � ` $ ' �� � ' { � „ ,,. � �� .�mxs�` ��� . � �` �� � t �� �f t .'� '&�+`'.� �s._.,a.� , °.�9 t�p�,raa , r�° a�x� a ,� ; , - . � ' �. .y �" �` �;, �'�. .�w,' z `.:� �, .:�v j k � F�.. � ,�' A.. � p� ,. ;� .,��f � I 5 A �� Y � ��"�Il�`��e �� ���,:� �n.. „� " . '.r, . �• '�;'s'�k �+'`.':i� t r..:'�,s .I r�.,�..� � is�`:� ��f, ^:i5""�" �. � � �`j � � ';,�k�t�� _� ,v t,;,� �' u ;�:',�^" � � �``� g. .. �� "� t �:f ''���� � G�k '��I ! �, r .. ... � - � :. ,� ,� � ,. �� b��; �#�a�,* �'� �"'r � � �I � �,,� .Lt� , 4 :C� � � «#' � � � r,� ti s �� ` ,�-. � �tm��� - � �� �i � vy,`s .,�� .3e _;�k�. ,w;;y .�� � � � ^�,F'� ��;z � � � r,. ��k 1 q4 a t :y����i!^i aw ro .�°��.,.i�. �r,�y�a, i"i' , a .�:'`� i i ! " . . . . . . . . ��. r�.' uap . . . .. . 4ki`�. � �� %r °U.'� xrzM�.-�. �+ � � �� y .___, S , . ��3 J ![ 1 E EXHIBIT "E" STATE OF NEW YORK ) COUNTY OF SARATOGA) Gail Rituno Anderson, being duly sworn deposes and says: 1� I currently reside at 7 St. Lea Court in Saratoga Springs,New York. 2� I was born in Saratoga Springs,New York on February 25, 1944 and I am 76 years old. 3� I lived at 52 Walnut Street in Saratoga Springs New York with my parents Leonard and Francis Rituno from my birth in 1944 until 1962. 4� For elementary education during the 1950s, I attended School Number One, which was located on Beekman Street, approximately in the area of the Westside Recreation Park. 5� During my childhood, my father's cousin,Lewis Biffer and his wife Carmel Biffer,resided at 138 Washington Street in Saratoga Springs. 6� Throughout my childhood until I left the City of Saratoga Springs in 1962, I was a frequent visitor of Lewis and Carmel Biffer at 138 Washington Street, and would visit there at least once a month. 7� The house at 138 Washington Street was a two family home and I always entered the home through a covered porch that was on the Beekman Street side of the house. g� I would often sit on the porch or in the kitchen to visit with Lewis and Carmel Biffer. 9� I walked by 138 Washington Street nearly every day as a child, as it was on my direct route to elementary school from my home on Walnut Street and was in very close proximity to Biffer's Store,which I frequented as well. 1�� All of my memories of 138 Washington Street include there being a covered porch on the Beekman Street frontage of the property. 11� Since returning to Saratoga Springs,I have viewed the house many times again,as I still reside on the west side of the City. I2� The porch that currently exists at 138 Washington Street along the Beekman frontage is in the same location and is the same size as the porch I remember sitting on and seeing during my childhood in the 1950s. ��t.�Z�.. , _J / :;i> > /�:G�Li�n�`' �./�1�.�, v✓ �y, Gail Rituno Anderson Sworn to before me this L- day of ��� � ,2020. v Notary Pub ic JOHN R. CANNEY IV Notary Publ�c, Stare oi New York. No. C2CP.u32�3289 Qualified in Saratog.i County Z Commission Expires July 27, 20� EXHIBIT "F'� Excerpt from "Dublin Revisited-Stories of the West Side." Saratoga Springs, New York by Lee Signor. P:�sti�ni•s :��tci (:cun�•s ('<�rrh-si(titic; �t:iti :� tii��<�ri1�• �in�tiinc fc�r rc>:ic��'nIs al't�•r:� h:.�ril il:�y'< ���i�f'k. Pcc�lilc tii:i��ccl c�>nni•c�rci. (�I�ry t��u4: c:irc i�l�c:i��li ��tli�n�. f)iirintt����r intcrt�ic���ti tti�i7li r�•.�icl��n(s unc ��I-Ili�• rrcurrin�� s(uriv�; ���;tn ❑I��,ut 13it�i�cr's .ti!<irc' tt�l��ycr I:iJ� ����tticl !_�� liir �i�-nity c:Uuly.`1 <,r u �linic c�r 1� ccntx thcv :;<�ulc(��ur��Ir,�.:c a .n:�i•k �>1'scxl:� :�n�1 c�,ul:ic� c,r:� s�.cl:� :�n�l c:�F:c �ti liilc 'I�an,Lin�� c>ut" in li'unl i�l�lli�' �;fnrc 'I�hcy ���cr�' ur�'cr b��tlicrccl hv �5r. kTilfcr. !� i� c>nly l7t[ins� t<>r nu• Ic� s:��� ,� ic�v �vc�rcls ahi�ut l.cwi� 13if�f�ur. it is y pri�ilr�c• tc� h:ivc knc��vn such a niat�nnninu�uti mnn. ivfr. l3iffcr uncl his `tc. C'az-mc:t. ���rc nc�t hlr.tiscci �vitli �:hildren c,f�thcir c��vn, hut tlic 1<icis �vh<� crirrntcd hi. s[i�r� ��-�r•� (��:ill c>1�l�is cliildr�n. _ � tcstintoni�s hr.�rd ��, '1 llE� il]1C:1'�'lC��'� lVil11 . . . . . � .. t Sicicrs arc proc>f c�f� (/'cct tha[ h� had on IIc,. is rurt�ccnbvrcd ��' " �tr � �.a.� �ifii:cti�r� and 1<>nd - �.'����. � !' � :Ra _ ,. ,. ��. . >rics ol'thc days � _ . 4 l, thcy �njoyccl thc �; - ��. � � , �s fror�� `Bii�fcr's °�' F* � k , c. �� ����� ����� , . , ,; ; .,-.�_ . __�� _�:�..�_._.._:._._� .. �. ..._; _ _. Carmet and Lc��iz i3ifCcr � ihe �L1111iI]Ct'UIl1C;, thcrc were bike rides to Kin`�'s swinul�ing holc hir�gtor� Strcct, Rotite 29, with �l StOjJ c3I0I1� tlle VVay �i( lI1C ICG Ci'C�1 the cc�rner of West Avenue anci Washington Street for an ei�ht c+ ip c;one. Ther•e wer� thc visits to thc Ice Housc on Watinit Str�ct , I�opin� for a chw�k of icc, «�Ilich thc iceman �ladly o1�li`�c�i. 'ing the �iinin�er moi�ths the nei�hborhe���tl kid� �:�}�t htiti�� ... n---- �� � . .� , �� , ,. . . �_. EXHIBIT "G" �-----;_ _,- - - --�---- -'� - ' Jj ^. 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I I-f L n � '' O 11 �� '�' I I C �� ... ... .: ,�.; n- _ _ �._" _ ( � � Rj � � 4f' � o� I�' � � _-I___.� _�_I I�J 1 _ 'n p � O( I� � W � j� � I -1 - ._ _.i��'u. � _���, � � � y D I l� -I _ �tJ; i �) _� -` -- -;� k.. �. �. O O u �1 E�l O � : � � . �.f. .,. ._ z �1 � -- r -- - � . __ �- �� -� C% � o j j Z _ •: - _- =.,-. _ > L > � :v �,, � i � � �,. j f i r �_.� r l:i m r;� m I :0 i" �'�; ;i� �� �— � � I p �� q � I � , � .. N _i � � -- _ {I� I`n l`=f� W :.; .. � 3 ��i�.�_�.�� I I -.. 1:� ? ...... I `1 i I� : ' " �_ I_ " _ L �� �� �� � ��. I ry V4]., _ j' - f m }'" � .. , �, - � � O O U I �� �� �, ``-y._ � c; � ? i�1 'v� �'- i�' � �m ... I _� -I------- — � ? tD - i � �l' ____.' � D i O �— _� I -�� ' C� . 1' L � !\ 1 �l � -� � -� �N � � - j - �. -�� . � I � .i. ' ` � �... -_ �N - : � _1! _. . � � � C I I... _ W 1 W 5M1) 1 _� , _ :`�� :� �, �w �� f � � I < -� �, i- c- i _ �, �,� � � , i . <, . 1 � v � � �_� ; -------.. _. ._-_----�--- -- _.-.�!�� � l--�, I i�_.-`IO � { ; EXHIBIT "H" 1954 Sanborn Map of 138 Beekman e. �_ � , � � � � d�; ��; .:�, �. __.�...�rr- '-�' � r ._,._..�..r,�.� ��_�� � � �� x� --�—�--.�.___.,_ �1 a , ,. -......___...� � � g� , , �. . . � ��.1 �'�� �; ( ;i ', �e- �� �<�.�. ..z:,...„,��., a �t (y����f a '- e,��`-- __.___,.�,..,,,�.,_.�,�__�_�_.........,,.,, � N j4' •1 TPbt"Nh �,,�1.r"' � ��3�9�. �}: .+� ' t � � ; .�+ �rv " ��.1 ��9 i � � �� � �. O � � �---�._ ..._� �� ` . � ��^��,���,': K ""?W'PS7 .�/+ -_*�'' `i � � � � � r��� � f _o o � "" >, , �d ; �" r', ;: ri ,� � I�`"`. z � „ � �x�� �� �o { � ��� _______ '�� � — � � �a � � �� � . � `��"""w ° � � S ._.�-_,—•.--••.--.-�.--�."� s �r' � � �A� � s -��� � � � �,.��: ��, ! � � � �i: � � , � :aa ., r d ti lo �� 6��. q � f 9 :..� y�����# � � � 2'y 3. ."'�w—..,..........�ncY°�"ff'ie t4k !: �> � f f � �� � � � a j ." 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R,..,. ..y. . f' f � tt. { tq + p�,_ 3�� g , 5 i �i��" �k��' f . j j F k -� �,�ry �., i ..�� �n;< ,�,3 ��,, �� � i � '���,: +�, q '"�+��g� t�;� �,�� � Y, > r s 3 `t�} � w . ^i, �, i �;' ���. � g;y�, . , . � ��� r�� � '��� " x � ��� s fi�� � �. r��� �T` i�^� a'� �" ��'��,cr,w'ar"',. ^� a� � x=�� �t�nY �� :n'� i . Y � iy� ���',.. � �� �� �`F r � +� � ��L ��`����'�'�"�' '`� �� � ��� � ' � : � �Y� +Nn'�,�: � . ` �.N. .,Na�.mx�. _. f. .;�M1 '�vrv.?.;S c J . di r'�' .,3 aJk'j.rz�G . _ . 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S-�-Or Gi W P���•it �G l� ���c,�.J 5 : � C'� ` � L : /Q �iao ,�c..�.:( A-llo�er,E �4ser ;v�oti� }-{.;�,� Sa,��sv�w ko�..�: uo o�� a , ��.,-c, s <t� w �dvt� ��l _�/� ���� .� a �f�. �r' �d �a.�l. - !v D 7v�..i�r ,ic f�'J �� P t � �CG�-���t ( �n.5 ti�b2 �pw�- � ��� ( Z J���r� - 5�oC� w �.� �Xlnt-�-c, :� 1�t`l� ,,,�l�-�, ��5 s�.c.�#-� � �- .A�l ;;�� k�la , — — -- „ : �r�. �� 3��� �- ; � � � � � � � � i R � >,. � � C � � � � �a�� � :� � ,. � a, � D�n�,- - sa�..� ���s r3.`�'�e� - ��r+ti �S ern�C �3��,z l q�8/ JCI.X �-0/ ` ',S rl T'+r9 Dr !'C.v /-�r-a+•� �'l�o�t Et2vi�on�zentrel�4ssess�nent F'o�•tsz Pm�t 1 - Pi•oject I�7formation Instructions for Comnletina Part 1—1'rojcct Information. "I�he applicant or project sponsor is responsiblc for thc completion of Part l. Responses become part of the application for approval or funding,are subject to public review, and may be subject to further veritication. Complete Part 1 based on information currently availlble. If additional research or investi�ation��-ould be needed to fully respond to any item,please ans���er as thoroughly as possible based on current information. Complete all items in Part l. You may also provide any additional information�vhich you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1 —Project�nd Sponsor lnformation Name of Action or Project: 138 Wahington Street-Cioni Interpretation/Area Variance Project Location(describe,and attach a location map): 138 Washington Street,Saratoga Springs NY 12866;Tax Parcel Id: 165.66-1-14 Brief Description of Proposed Action: Request for Interpretation from Zoning Board of Appeals that the porch on the Beekman Street frontage of the Property is a pre-existing nonconforming structure. In the Alternative,an area variance to allow for the porch to be rebuilt in its previous dimensions,seeking relief from front yard setback and maximum lot coverage. Name of Applicant or Sponsor: Telephone: 503-929-0091 Tricia Cioni E-Nlail: tcintoga@gmail.com Address: 87 Ulysses Dr. City/PO: State: 7ip Code: Ballston Spa NY 12020 1. Does the proposed action only involve the legislative adoption of a plan, local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that � ❑ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2 Does the proposed action require a pennit,approval or funding from any other government Agency? v0 YES If Yes, list agency(s)name and pertnit or approval:Design Review Commission of City of Saratoga Springs-Historical Review;Building Dep't of Saratoga Springs-Building Permit � � 3. a. Total acreage of the site of the proposed action? 05 acres b. Total acreage to be physically disturbed? <.0� acres c. Total acreage(project site and any conti�uous properties)owned or controlled by the applicant or project sponsor? 05 acres �l. Check all land uses that occin•on,are adjoining or near the proposed action: 5. m Urban ❑ Rural(non-agriculture) ❑ Industrial 0 Commercial � Residential (suburban) ❑ Forest ❑ Agriculture � Aquatic � Otlier(S eci P �')� ❑ Parkland P�t<�e I �71�3 J. Is the proposed action, NO l I:S N�:� a. A permitted use under the zonin��re�ulations? ❑ � ❑ b. Consistent with the adopted comprehensive plan? � � � NO YES 6. Is the proposed action consistent with the predominant character of the existin��built or nat�n•al landscape? ❑ ❑✓ 7. Is the site of the proposed action located in,or does it adjoin, a state listed Critical Environmental Area? �,�0 Y6S If Yes, identify: ❑ ❑ NO Y[:S S. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑ b. Are public transportation se�vices available at or near the site of the proposed action? ❑ � c. Are any pedestrian acconunodations or bicycle routes available on or near the site of the proposed � ❑ action? 9. Does the proposed action meet or exceed the state energy code requirements? NO l`F:S If the proposed action will exceed requirements.describe design feat�n�es and technologies: ❑ ❑ 10. Will the proposed action connect to an ezisting public/private water supply? NO YGS IfNo, describe method for providing potable water: ❑ ❑✓ 1 l. Will the proposed action connect to existing wastewater utilities? NO YGS If No,describe method for providing wastewater treatment: ❑ � 12. a.Does the project site contain,or is it substantially contiguous to,a buildin�,archaeolo�ical site,or district NO YGS which is listed on the National or State Register of Historic Places,or that has been determined by the ❑ � Commissioner of the NYS Office of Parks, Recreation�nd Historic Preservation to be eli�ible for listina on the State Register of Historic Places? � b. Is the project site,or any portion of it, located in ar adjacent to an area desianated as sensitive for � � archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventoiy? l3. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES �vetlands or other waterbodies regulated by a federal, state or local agency? � ❑ b. Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? � ❑ If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres: p•i��c � ol', 14. Identify the typical habitat ty��es that occur on,or are likely to be found on the project site. Checl: all that apply: ❑Shoreline ❑ Forest ❑AgriculturaU«rasslands ❑ Early I111CI-SUCCCSSIOIIHI ❑�Vetland � Urban � Suburban I�. Does the site of the proposed action contain any species of animal,or associated habitats, listed by the State or NO YGS Federal government as threatened or endangered? ❑ ❑ 1G. Is the project site located in the 100-year flood plan? NO YL:S � ❑ 17. Wili the proposed action create storm water discharge,either fi-om point or non-point so�n•ces? NO 1'ES If Yes, � ❑ a. Will storm water discharges flow to adjacent properties? � � b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? � � If Yes, briefly describe: I 8. Does the proposed action include construction or other activities that would result in the impoundment of�vater 1��0 YES or other liquids(e.g., retention pond,waste lagoon,dam)? If Yes,explain the piu•pose and size of the impow�dment: ❑ ❑ 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? ]f l'es,describe: ❑� ❑ 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO 1'ES completed) for hazardous waste? If Yes,describe: ❑� ❑ 1 CERTIFY THAT THE INFORMATION PROVIDED ABOVG IS TRUE AND ACCURATG TO THE BEST OF NIY KNOWLEDGG Applicant/spons�/name: Tricia Ci�i Date:4-27-2020 Signature:���� � �_�'-�-� Title: PRINT FORM P�i��c 3 o�i 3 �P►F �iapper Surr�rr�ary Repor� Monday, March 16, 2020 10:18 AM DISClainlBl': The EAF Mapper is a screening rool intended to assist vy` '�� .a' '`i'` � -� `�-"� R'� project sponsors and reviewing agencies in preparing an environmental } �� �� ���p�+ �,�� ����3�I o5 5�3 3 32y' �,�5` a �,, assessment form(EAF).Not all questions asked in the EAF are ,,}�� �r,1 U5.5o -�'16�, a;� t o�� `� � � � 9 answered by the EAF Mapper.Additional information on any EAF ,, 1 :1 b5 5$-� y ��5 5�_ �; +' �e = -�*�r �- question can be obtained by consulting the EAF Workbooks. Although 1 G5 5c`3 �r�� ` � �', _ '�"y,. ��5 5R, � � ?,���r �+5 5a 3 2oa� r ,_. ^' the EAF Mapper provides the most up-to-date digital data available to � y 3 T>�;'"� ;����5 5o xg 2 0�,,x�+��, ��} ,�� ,,�� DEC,you may also need to contact local or other data sources in order r 1 F-5 5.Y�� 1�C�5�5��� 1 1� , �^ �„F ` to obtain data not provided by the Mappec Digital data is not a , ,{r-"�� �, ;�,��a s,� �ihr fi�� 2�� ,���'i'3 �L 7.�{�5 a�_ o.��: substitute for agency determinations. . . � ��1i5 '�h,ay1-4'�t�5�hb 1 ���. g '�* r r � � ( �. * =165 661 ei 1,65"'�i6�c �`,�165'��b 1'iz165�"8�i 2-��1�� 1�5�6�}2' cl,��.662 I� lr`.6�§ �,,�5 I 5�t�-�1 7 1r55 n,�i�` ' 1�,� �,���1�,�i��,�2-fi�' I 5,��-2-1 � ,. r i� �w��'�� -� .s�'�..i: �h5!hfi 1 0�.�2��5 b�F` : �1t,5�E-2y,1�2�� i;t1:.r� �d��n�cil ,�"�.;;� . �, , ,� , „ , ,. �,_ . �'�`y �. 1 r-���+r�6 2 11�t �'"_ ._ •� ��l.� ; , ' �1h5�66'�`-db "`!"" �r4 ,�+yy�+w,.� ' �' t: ,J y�� � �� ^+s I b�°�.a 2 o�r_ , ,, � .�i�� I 221 �` � - I�A1r�a.661 �7� �, � �` Tvtr�i�t�i . 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