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20200213 LaTerra Residence Peronto Corr 5-13-20 Bi41 Moore �, �' "'� � CITY �F SARATOGA SPRINGS Chair , Keith B. Kaplan "� ' ""� ZOf�JING BOARD �F APPEALS urce Chair - Susan Steer v �,�A .' CITY HALL-4�74 BROADWAY Cheryl Grey f' t�'� SARA7OGA SPRINGS,N�w YoRK I 2866 Brad Gallagher �! "' Oksana Ludd,alternate � '-`" PH)518-587-3550 Fx)518-5$0-94$0 Rebecca Kern,alterr�ate - W�MN.SARATOGA-SPRINGS.ORG #3039 �'�'�'����1C� !IV TNE MATTER OF THE APPEAL QF Stephen Blackler dlbla AVSBCC, LLC �'"+�"f � � �:�i� Saratoga Spdegsl,t NY�12866 `��cou�rs���:,�.��.,�,��T from the determination of the Building Inspector involving the premises at 62 Van Dam Street in the City of Saratoga Springs, New York being tax parcel number 1 B5 51-2-fi8 on the Assessment Map of said City. The appellant having r�quested an area variance under the Zoning Grdinance of said City ta permit the cons#ruction, already in progress, of a secnnd-story addition to the rear of the principal residence in the lJR-3 district. Public notice has been duly given of a hearing on this application, held from May 21, 2018 through November 19, 2018. In consideration of the balance between benefit to the applicant with detriment to #he health, safety and welfare of the community, I move that the following area variances for the follawing amounts of reiief: TYPE OF REQUIREMEf�T DISTRICT PROPOSED RELIE� REQUESTEQ DIMENSIONAL REQUIREMENT MAXIMUM PRINCIPAL BUILDWG 30% 47% ' 17%, OR 57°./o RELIEF COVERAGE: �� � MINIMUM SIDE YARD SETBACK: � 4 FT. .7 FT. 3.3 �T. 82.�% R�LIEF� MINIMUM SIDE YARD SETBACK: 4 FT. 2.5 FT. ' 1.5 FT. 37.�% RELIEF MINIMUM TOTAL SIDE YARD 12 FT. � 3.2 FT. j 8.8 �T. (73% RELIEF} SETBACK: ( As per the submitted p{ans or lesser dimensions, be deni�d for#he fallowing reasons: 1. The applicant has not demonstrated that #he benefi# cannot be achieved by other means feasible ta th� applicants. The Board first notes fhe following fiactors: • The applicant notes "There are very fewv alternatives that would yield a reasonab�e floar plan other than straightening the roof-line and making the building a consistent 2-story plan as proposed," � The Board not�s that the applicant's lot is quite narrow and undersized, as are the neighboring 4ots, causing any sort of second-story additian, even one that stays within the first floor's footprint, to re�uire dimens9onal relief. • The lot size and shape alsQ limits the applicant from a first-floar addition alternative; any expansion af foatprint would require a variance. Howe�er, the Board also notes that it is not simply the existing first-floor encroachment that is the salient issue in this variance; it is the effect of proximity of the portion af the house where the work is being done, to the neighboring house; see 2), below. Had the applicant waited to perfarm the work on this addition until applying to this Board for relief, tho�e effects could be weighed against the benefit sought by the applicant. Had he applied for an addition to the rear of the hous� to provide additional space, a different set af variances would be requested and would be evaluated by this Board, given the lot size limitations noted above. Instead, the applicant corr�menced work and has s�rbstantially buift a second-story adcCition, thereby precluding the evaluation of an alternati�e plan with the Board. 2. The applicant has not �emonstrated that granting this variance will not create an undesirable change in neighborhoad character or detriment ta nearby properties. The Board notes the proximity of this addition to the n�ighboring house at 64 Van Dam Street. and finds that a second- stary additian blocks light and crowds the neighboring property with its mass and scale and less than one foot of setlaac�. Tf�e raised roof�nci change af roof line adds rainwater and snowfall burden to the neighboring proper#y; see below. 3. The Baard notes the requested incremental �ari�nces are substantial. The side yard setback of over 82% is particularly substantial. The current design, rather than a design that would allow for more light and less rainwater, does not provide for mitigation of the dimensional substantiality. 4. This variance will have an adverse physical or environmentai effect on the neighbvrhood or district. As per the applicant, permeability will be 53°!o with this proposed project. This would exceed district requirements of 25%. However, as nated above, the proximity af the second floor addition to the neighboring property blacks light and adds starmwater management and snow removal chall�nges to that property. 5. The alleged difficulty is self-created insofar as the applicant desir�s to construct the proposed additian. V1lhile the first floor's proximity ta the neighbar appears to pre-date the City zoning ordinance, this addition project must be evaluated under that ordinance and is found by the Board to be adversely impactfu9 in this case. While seff-creatia�r is not necessarily fatal to an application by itself, it is considered nonethel�ss and in this case further weighs in the Board's deliberation #o deny this applacation. Adopt�d by the fallowing vote: AYES: 4 {K Kaplan, S. Steer, C. Grey, B. Gallagher) NAYES: 0 Dated: November 19, 2d18 � ��� Navember 20, 2418 �J � � - Date C air I hereby certify the above to be a full, true and correct copy of a resolutian duly adopted by the �oning Board of Appeals af the City of Saratoga Springs on the date aba�e mentianed, four members of the Baard being pr�s�nt. � ill��� ' ° x� r ' ��" &� �'�: 6�°„ i � .-t`�4 n ,y `,.'r r.��,,�_ � �� �„,dW'^ _.� I . � /. � �y y' Y zj,�ni,i � 4�Sk4 +, T`,�, �.Y�''��� � "} { Y� v�+�� � t fM *�r . 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