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20190074 Bradshaw Residence Application ENGINEERINGAMERICACO . 76WASHINGTONST.SARATOGASPRINGS,NY 12866 518/587-1340 518/580-9783(FAX) TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs January 28, 2019 FAX NUMBER: TOTAL NO.OF PAGES INCLUDING COVER: 1 ZBA Application & $200 application fee PHONE NUMBER: SENDER'S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBE R: Bradshaw- #14 Greenridge Pl. ❑ URGENT IZ[FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY❑ AS REQUESTED Dear Zoning Board of Appeals, Engineering America Co. respectfully submits the attached Area Variance application for the proposed Bradshaw second story addition at #14 Greenridge Pl. in Saratoga Springs,NY. We respectfully request to be placed on the February 25th agenda for review of the proposed 2' story addition to the main house. We thank you for your time and consideration. Please contact my office with any questions or if additional information is required. Thank you for your time and cooperation. Tonya Yasenchak, PE Enc. OGS [FOR OFFICE USE1 .�. CITY OF SARATOGA SPRINGS C#y N - 4 74 Tar (Application#) • 74) eetC4,-61V Sa-rro a a S p r y, New-York/12866 Te.L: 518-587-3550 f51 8-580-8480 Date received) 'ORM ED APPLICATION FOR: APPEAL TO THE ZONING BOARD FOR AN r NTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION APPLICANT(S)' OWNER(S) (If not applicant) ATTORNEY/AGENT Nancy&Michael Bradshaw (same) Agent: Engineering America C Name 14 Greenridge PI. 76 Washington St. Address Saratoga Springs, NY 12866 Saratoga Springs, NY 12866 Phone 518/587-1340 / / bradshawn@gmail.com tonyay@nycap.rr.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 0 Under option to lease or purchase PROPERTY INFORMATION 14 Greenridge Pl. 165 83 2 27 . Property Address/Location: Tax Parcel No.: - - (for example: 165.52---4-37) UR-2 2. Date acquired by current owner: 3.Zoning District when purchased: Single Family Residence UR-2 4. Present use of property: 5. Current Zoning District: 6. Has a previous ZBA application/appeal been filed for this property? 0 Yes (when? For what? ) 21 No 7. Is property located within (check all that apply)?: 0 Historic District 0 Architectural Review District IZ 500'of a State Park,city boundary,or county/state highway? 8. Brief description of proposed action: 2nd story master suite addition proposed over existing one story family room 9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes 171 No 10. Has the work, use or occupancy to which this appeal relates already begun? Yes No I 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) Z 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 IZ Area variance -Residential use/property: $ 200 -Non-residential use/property: $ 600 ❑ Extensions: $ 150 INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): . 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? Eyes EJNo 4. If the answer to#3 is"yes," what alternative relief do you request?❑ Use Variance ❑Area Variance EXTENSION OF A VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary): . 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 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6 AREA VARIANCE--PLEASE ANSWER THE FOLLOWING(add additional information as necessary): Table 3: Area& Bulk Sch. The applicant requests relief from the following Zoning Ordinance article(s) Dimensional Requirements From To Principal Building- Min. Side Yard Setback 8.0' 2.0' (6.0'relief requested =75%variance) Principal Building-Total Side Yard Setback 20.0' 11.7' (8.3'relief requested =41.5%variance) 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: 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. The benefit sought by the applicant is to add a master suite with walk in closet and bath over the existing one story family room. This benefit cannot be achieved by any other means: a) The Owner's originally believed that there was an additional 3'of property to the South based on an 1989 survey. However, a more current survey disagreed with the earlier survey, making the required setbacks required more than originally assumed. b) Other design options were investigated to minimize the requested variance but proved to not meet the benefit sought: -The South wall cantilever is necessary to align the new 2nd story with the existing 2nd floor hallway for access. Shifting the pruposed i rew wail tuwardS the North requires either d wider hallway(resulting in wasted living space)or a jug if to tire exiblir ig bedroom(resulting in a compromised room size). • •• ■w • w -w •w -• w w w• w ■w w a A w • •w 'a• 0..2. A A■■ •• _ _ ■■ w -_• ■w bedrooms are already modest in size. Reducing the size of the bedrooms does not achieve the benefit sought. -Shifting the entire 2nd floor addition to the North with cantilevers on both sides would reduce the South yard variance required. However,the total side setback variance required remains the same. Also,the 2nd floor hallway would have to be widened, increasing"non-usable"space&reducing the habitable area of the existing bedroom. 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: a) The lot is pre-existing, non-conforming at 34'width in a UR-2 zone requiring 60'width. The principal building setbacks to the property lines have been in place since the home was built in 1$65.The existing Sguthern setback is approx. 2.2'. The new setback will be at 2.0'(only 2.4"closer than what exists). b) The house is not square with the property lines. The proposed addition does not aggrevate this situation. c) The new walls requiring the variance are not visible from the street. d) The proposed addition will be similar in architectural character and design with the existing home&neighborhood. e Y any of er omes a ong t is •ea•-en. street are on pre-existing narrow lots and are in non-conformance with required side setbacks due to the age of the homes built in the mid to late 1800's. •r w - se ■;' !•.wr 1wi r ��! • r ,� •- .. s •"•-•w' r _ • _ current 2018 survey.The proposed addition does not effect the perception of land ownership/land use along this property line. Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7 3. Whether the variance is substantial. The requested variance is not substantial for the following reasons: The variances requested appear to be substantial. However,due to the pre-existing,non-conforming conditions,the variances are not substantial: a) The existing principal building setback to the Southern property line is 2.2'(+1-).The new roof overhang of the addition will be at 2.0'from the Southern property line at it's closest point. A 6'(75%)variance is being requested and appears substantial. increase from current conditions. b) The total side setback for the new addition is proposed to be 11.7'instead of the 20'required. An 8.3'(41.5%)variance appears substantial. However, due to the angled house location on the pre-existing, non-conforming narrow lot,the house -currently has a total side setback of 9.2'. The new structu-re at 11.7'total side setback is not substantial in comparison-to-the- current omparisonto thecurrent conditions. c) The substantiality of the variances may be minimized once the 3'survey mis-match is further researched. Should the 1989 survey be found to be correct, an additional 3' (+1-)would be added along the Southern property line. 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: The variances requested should not have adverse physical or environmental effects on the neighborhood or district: a) There will be no major excavation associated with this project.The 2nd story addition is proposed to be constructed over the existing family room structure. Foundation work may be necessary but will be limited to digging along the perimeter to underpin the foundation. b) The new roof areas should not drain onto adjacent properties. A perimeter gravel drain will be installed along the Southern roof drip edge to attenuate drainage. c) The existing home with the proposed addition,along with the existing sidewalk,patio&driveway areas, cover approximately 55% of the lot. The resulting 45% permeability exceeds the required 25%min. permeability in the UR-2 zoning district. 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: The alleged difficulty is self-created only in respect that the Owners would like to expand the habitable space of their home to include a master suite. The zoning variances required due to the narrow 34'lot width are not self-created as the lot and circa 1865 home location are pre-existing, non-conforming to zoning. The zoning variance substantiality is not self-created due to the survey mis-match between the current survey and the 1989 survey shown by the neighbor when the Owners purchased the home. Revised 01/2019 ZONING BOARD OF APPEALS APPLICATION 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? 1 No 0 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, l/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. Cr- -7/1444/Z , Date: //375//e— (applicant signature) Date: /2-5—/ (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