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20180332 DeVall Residence Application DEVALL AND DEVALL Attneiyk Law 59 FRANKLIN STREET SARATOGA SPRINGS,NEW YORK 12866 AREA CODE(518)584-8521 RICHARD F.DeVALL DAVID F.DeVALL t ALSO MEMBER OF THE FLORIDA BAR eir::.. February19, 2019 t 1) /is Bill Moore, Chair Zoning Board of Appeals 2049 City Hall,474 Broadway ,. Saratoga Springs New York Re: Area Variances Advisory Opinion to the ZBA 59 Franklin Street-DeVall proposed 2 lot subdivision Dear Mr. Moore: We were before the ZBA on May 7, 2018 on this area variance application and the ZBA referred the matter to the Planning Board for an advisory opinion. The opinion has been returned by Planning Board letter dated October 19, 2018 and is negative. We request return to the ZBA's Agenda. We write this to describe the proceedings before the Planning Board, and to support our position that the Planning Board's opinion should be rejected. We appeared before the Planning Board on June 21, 2018. The plan before the board is annexed as Exhibit A. You will see the proposed house is positioned close to Marvin Alley and Cherry Street. The positioning of the house, and the subdivision itself, was already referred to and approved by the Design Review Commission. A copy of the Preservation Foundation's letter of January 17, 2018 is annexed as Exhibit B. Despite that approval,the tenor of the Planning Board was the house was positioned too close to the Alley and Cherry Street. From the Minutes, the Chair is recorded as calling the variance requests as "quite significant"; member Van Wagner called them "substantial"; and member Horton said "This project is squeezed into the corner"(Minutes,Page 14; italics added to reflect emphasis of the speaker). Responding to this, we returned to the Planning Board on October 18, 2018 with a revised plan. We moved the house to the east about 10 feet, provided a driveway along the Alley side, and eliminated need for the curb cut/access to the garage from the Alley. Thissubstantially reduced the requested relief. We also provided design renderings requested by the Board. Revised plan and renderings are annexed as Exhibit C. The revised Plan is nearly identical to recently constructed 66 Franklin Street except that project required more relief that we presently request. Copy of that Plan is annexed as Exhibit D. The Planning Board issued a negative opinion on the ground our project would create a substandard parcel in an historic district. It did not disapprove the renderings or the other routine planning aspects of the project. POINT I: PLANNING BOARD'S POSITION VIOLATES THE ZONING ORDINANCE AND STATE LAW Planning Board's opinion states flatly"... the Board is not supportive of subdivisions that would result in the creation of substandard parcels requiring variances..."(Letter 10/19/18,para. "1"). This is not just a negative vote against the instant project. It is an acknowledgment the Planning Board, as a matter of policy, is against any proposed subdivision plat containing sub-standard parcels. Section 8.4.6 of the Zoning Ordinance reads as follows: 8.4.6 Planning Board Recommendation Pursuant to General City Law Section 33.6, if a proposed subdivision plat contains one or more lots that do not comply with this Chapter and, therefore, require an area variance; the ZBA shall request that the Planning Board provide a written recommendation concerning the proposed variance. New York State General City Law, Section 33.6 reads almost identically. These sections show a clear City and State intent that proposed subdivisions with one or more substandard parcels are approvable, assuming the proposal meets the other routine planning criteria. There is no basis for the Planning Board to promulgate a city-wide prohibition on such subdivisions. POINT II: PLANNING BOARD'S POSITION IS ALSO CONTRARY TO THE CHARACTERISTICS OF FRANKLIN STREET The Planning Board ignores the fact every residential lot on Franklin Street is substandard. Please see Exhibit E showing average width on Franklin Street parcels is about 51 feet. This makes it impossible for these lots to comply with the Total Side Setback of 45 feet, and for the same reason, impossible to comply with a single side setback requirement. In fact,the width of our proposed lot at 58.1 feet exceeds the average on Franklin Street. Further,the each side setback(21.1 feet and 5.0 feet)exceeds that of recently constructed 66 Franklin(17 feet and 3 feet). Thus, our proposed lot would be less substandard than all residential lots on Franklin Street, including numbers 66 and 60. A large project proposed on Cherry Street requests the same or greater relief. Annexed as Exhibit F is the plan of Marvin Gardens. POINT III: ALL OF FRANKLIN STREET WOULD BENEFIT BY THE BUFFER THIS PROJECT WOULD CREATE We suggest there should be visual separation between historic Franklin Street and the modern Ellsworth project. Attached as Exhibit G is the present view from the sidewalk at the corner of Franklin and Cherry, looking West. We believe this photograph speaks for itself. POINT IV: THE PROJECT WOULD SOLVE A GROWING PUBLIC SAFETY PROBLEM When we acquired the property in 1989, the amount of pedestrian traffic on Cherry Street was virtually nil. However, since the revitalization of lower income housing in the Walworth area there is now a steady stream of foot traffic headed down Cherry Street towards downtown. It will be further increased when the Ellsworth and perhaps Marvin residential units are completed. There are no sidewalks from the area of Marvin alley to Franklin Street. Pedestrians are frequently seen walking down the middle of Cherry Street. Our project would provide sidewalks and historic lighting along Cherry Street and the Alley. POINT V: PLANNING BOARD'S SUGGESTION OF A CARRIAGE HOUSE IS DISINGENUOUS This project started as a proposed Carriage House. It was poorly received by the Planning Board. Very Truly Yours, ef)? David F. DeVall, Partner Encl. DFDIjmm -" -.Jr•;:-.4.,lir.) AiViktaiti4,',1;'-.-. - - ._, ' ,7,4:1 W. . . I,O.10I..,'irri,.' ',4;NI ,.tor,,,..,4 ,,,,_ * ''''-' '- —'-' . -rill; 41111%- -4-02.F.,44 � 04X., .:.. - ; � .gin.'' �i.�i'�+-.�;rys..ip,. .Y ��.yc �'' •• •.,fw.';}..,;'..��"S1�F •Lim'r.-:' ;5oI,;.wo'. 0,14440.-14,11,4 • -..�". ��/j=� 'k.r �"" Zi fktii1- ':'' . x X'"P!3 ti_ fie • it t` L i:r f. 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E lii\ Si n n i - \ 1\ \ 1 ' I � • .:.:i I : ' I I gi lin w 11 1 1Q A 1 -� 1\ ill �� e r „•1- !� t+ x F .i. t R A r V7 so ....rr rr...ww �\* . 9 4 3O W 500. l - f C EXISTING CURS -�---s+i sti-—�•---•-a,� ,+.--aA— —�--a� Lc ax a�► tit 5j S igyLRS} se---�•-••-�-a� a+� 4. FRANKLIN STREET or WOE RJ i- -wu.r... .. . .rr.rrr.N..,w�.r.�y. +w. SSI iii .risr[AR3. REllif It PROPOSED SUB DIVISION l .50 FRANKLIN STREET Aim. • 1 (jr) 1a�•ror awaurraaa srra rKtrx sss •` L ?i I! GEORGE-T.F�IRNU ARCHITECT z Preservation Foundation January 17, 2018 F 0 R &)ae Mr. Steve Rowland,Chair P R E S E RV A T I 0 N Design Review Commission City Hall 474 Broadway Saratoga Springs,NY 12866 RE: 59 Franklin Street—New Construction Dear Steve, The Saratoga Springs Preservation Foundation has reviewed the materials submitted,for a Design Review Commission advisory opinion on the proposed subdivision of the lot at 59 Franklin Street and the concept drawings for the proposed single--family.residence. Board of Directors The Greek Revival style house located at 59 Franklin Street was constructed circa 1830 atthew F.Veitch and is a contributing building to the West Side Historic District listed on the National President Register of Historic Places. This house and the residence at 63 Franklin Street are two of the best examples of the vernacular Greek Revival style in Saratoga Springs. This James gold Vice President district's period of significance, 1840s to the early l 9O s,incorporates a variety and architectural styles ranging from the Greek Revival style to the later period's Queen Linda,Harvey-Op`t`ck Anne,Italianate,and Second Empire styles. Treasurer Alicia Czwerwinski The Foundation does not object to the subdivision of the lot. However,the Foundation Secretary has concerns about the proposed single-family residence. Per the Historic District Design Caroline Cardone Guidelines for New Construction--New Buildings: Cynthia Corbett Brennan Drake Adam N.Favro i Architectural styles for new construction should reflect and represent the period Liz Israel in which it was built. The style of new construction should be compatible with SumanthaKcrcull surrounding buildings,but should not give the false impression of beinghistoric. Douglas Ken. p Richard King Construction methods and materials can differentiate new construction from Michelle Paquette-Dcuel historic structures. Cindy Spence • Theplacement and orientation of new buildings shouldbe . Bill Willardg consistent with Meredith Woolford neighboring buildings. Maintaining a consistent streetscape and façade setback is recommended. James Kettlewell • Building mass should be appropriate to the size of the lot. A large lot can emeritus generally accommodate a larger structure,while a small structure is more appropriate for a smaller lot. • Building height and scale should be consistent with the existing streetscape and Samantha Bnsshaat neighboring building patterns. Historic streetscapes often have a variation in Executive Director building scale and massing that contribute to the visual interest and unique historic character of the street. Variation is promoted,but extreme difference should be avoided. O New construction materials should be compatible with and complement the surrounding historic buildings. Contemporary materials may be used provided they do not negatively impact historic character of the neighboring buildings. The use of vinyl is discouraged. 1 1'? Spring Szrecx,SUic 2“3 S.H.:;tcri; Spring'. NY 12566 5)N-587-303(i Et7 (1'13:1 The Foundation objects to the design of the proposed house. It too closely mimics 59 Franklin Street and has the potential to give the false impression of being historic.The design should be compatible with andtake cues from the surrounding buildings,but should not duplicate historic styles.It does not reflect and represent the period in which it is built,2018. An attached garage is not compatible with the district; it should be a separate structure. The Foundation respectfully requests that you take these concerns into consideration when reviewing of this application. Sincerely Fr' s putt , ( ( , ;401- -i, ,:, - , . ,r Matthew E.Veitch S mantha Boss-tart wry President ,. .Executive Director Enclosures: Historic Sanborn Maps Cc: Richard and David DeVall,Applicant .:1:77.‘--A*.•iiiii,''.,:,k- 1. \(: r" _ i. ,SC ir:-,:l . d .'i:::,:,. ..:7•:::-;E:::-•, ,i:•:::,,..,..,::••::::,•, :•.:4,... �F. •1• yy a. . 0 , 0-. 3 •- ':„..:,,flii, �1. per{ ....‘,-_:::.:.• - g..may, is ........... e ,f t ,. 4 r. .� ] y..f .. 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