Zoning Board of Appeals

Catherine Conroy THE CITY OF Steven Strichman Chairperson Planning Commissioner Phone (518) 279-7152 Phone (518) 279-7166 Fax (518) 268-1690 Fax (518) 268-1690 Zoning Board of Appeals NOTICE OF PUBLIC HEARING Notice is hereby given that the Zoning Board of Appeals of the City of Troy, New York will conduct a REGULAR PUBLIC HEARING at 6:00 P.M. on Tuesday, October 3, 2017 on the 5th Floor of 433 River Street, to act upon the following requests for approvals and appeals from decisions made by the Bureau of Code Enforcement of the City of Troy. ZB 2017-50 Tony Daniels seeks an Area Variance for a front setback deficiency, side setback deficiencies, and parking deficiency, related to a proposal to construct a new 2-unit residence with 2 parking spaces on a vacant lot at 415 Second Street (ID 111.44-2-2) in a R4 zone. ZB 2017-52 Jesus Lind seeks a Special Use Permit related to a proposal to install a carport on a property which contains a legal non-conforming car detailing garage, at 68 Douw Street (ID 90.63-5-11.2) in an R4 zone. Additional information regarding the above listed actions is available in the Department of Planning and Community Development located on the 5th floor of Troy City Hall, 433 River Street, Troy, New York 12180. Telephone: 279-7152. E-mail: christine.hillary@troyny.gov Office hours are from 8:30 A.M. to 4:30 P.M. on weekdays. As required by Americans with Disabilities Act, auxiliary aids and services are available upon request. Please give one-week advance notice for services needed. City of Troy Zoning Board of Appeals Catherine Conroy, Chairperson Christine C. Hillary, Executive Secretary City Hall, 433 River Street, Troy, New York 12180  PROJECT NEW 2 FAMILY RESIDENCE 415 Second Street, Troy, NY 12180 OWNER CYCLE DEVELOPMENT Jackson Street ARCHITECT Cycle Architecture, PLLC 232 Third Street, #C301|Brooklyn, NY 11215 (646) 308-1603|www.c-ap.net 1 2 3 4 5 75' TO CORNER APPROXIMATE LOCATION OF BUILDINGS ON ADJOINING LOT Second Street Alley 130' - 0" This drawing is an instrument of service furnished by Cycle Architecture, PLLC who 63' - 1 1/2" 53' - 10 1/2" 13' - 0" (PUBLIC - 20' WIDE) holds its copyright. This drawing may not be 8' - 0" 6' - 0" used or reproduced for this or any be used or reproduced for this or any other project or purpose without the express permission of RAMP Unit 2 Entrance Unit 1 Entrance Cycle Architecture PLLC. This drawing and any copies of it shall remain the property of Cycle SIDE YARD Architecture PLLC. 3' - 8" 3' - 8" All rights reserved. (c) 2017. Second Street (PUBLIC - 60' WIDE) A DN The intent of this drawing is to illustrate the general concepts of spatial design in terms of PROPOSED 2 STORY 2 FAMILY BUILDING layout, dimensions, finishes & equipment. Any structural, mechanical or electrical work CONSTRUCTION CLASS VB - FRAME indicated or implied herein, must conform to PARKING SPACE 9' - 0" PROTECTED BY SPRINKLERS 1,975 SF and be coordinated with local Building 25' - 0" B 18' - 4" 18' - 4" Department approved drawings and must comply with all codes and laws of regulatory agencies having jurisdiction thereof. First Floor Elevation: Approx. 2'-6" Above Fin. Grade COVERED PORCH PROPOSED 2 STORY DN Ridge Line Elevation: Approx. 27'-0" Above Fin. Grade Do NOT scale this drawing to determine any measurements for work shown. Use 9' - 0" DECK STRUCTURE PARKING SPACE dimensions specified as reference or verify C with project architect if dimensions are not SIDE YARD specified or are unclear. 3' - 0" 3' - 0" 20' - 0" 19' - 3" 60' - 0" LOT COVERAGE 1509 SQ FT = 46% Line of Roof and Gutters Above REVISIONS (MAX. ALLOWABLE 60%) APPROXIMATE LOCATION OF 2 N STORY MASONRY AND FRAME BUILDING ON ADJOINING LOT SEEDED LAWN (TYP.) PLANTED AREA 1112 SQ FT = 34% 0 8 12 16 18 20 (MIN. REQUIRED 25%) GRAPHIC SCALE SITE PLAN 1 1/8" = 1'-0" SHEET TITLE: SITE PLAN NOTES SITE PLAN BUILDING ADDRESS: 415 SECOND STREET, TROY NY SECTION: 111.44 BLOCK 2 LOT 2 ZONE: R-4 Project number A1120 Date SEPTEMBER 18, 2017 WATER SUPPLY: MUNICIPAL Drawn by SK SEWERAGE: MUNICIPAL Checked by TD ELECTRICAL UTILITY CONNECTION: YES GAS UTILITY CONNECTION: NO Scale As indicated WASTE COLLECTION AND RECYCLING: MUNICIPAL SHEET NUMBER: PROPOSED WORK: NEW 2 FAMILY RESIDENCE WITH 2 PARKING SPACES A101 SHEET OF 19 Seal 9/19/2017 12:14:26 PM STAFF REPORT ZB 2017-50 ADDRESS: 415 Second Street (111.44-2-2) (R-4) APPLICANT: Tony Daniels, 232 Third Street, Suite c301, Brooklyn, NY 11215 PROJECT DESCRIPTION: ZB 2017-50 Tony Daniels seeks an Area Variance for a front setback deficiency, side setback deficiencies, and parking deficiency, related to a proposal to construct a new 2-unit residence with 2 parking spaces on a vacant lot at 415 Second Street (ID 111.44-2-2) in a R4 zone. Per Section 285-55.D.3.a of the Zoning Ordinance, minimum required front setbacks in a R4 zone are 10 feet. The applicant requests a 6 feet front setback. Per Section 285-55.D.3.c of the Zoning Ordinance, minimum required side setbacks in a R4 zone are 10 feet for both sides combined. The applicant requests no setback at all on the north side and a 3 feet setback on the south side, for a total setback of 3 feet for both sides combined. Per Section 285-55.F.1.a of the Zoning Ordinance, new residential construction in an R4 zone requires at least 2 off-street parking spaces per unit, which for a 2-unit residence equals at least 4 total off-street parking spaces. The applicant requests permission to have only 2 total off-street parking spaces. APPROVALS NEEDED: Area Variance AREA VARIANCE I move to approve/deny the Area Variance based on the following findings of fact: 1. An undesirable change will / will not be produced in the character of the neighborhood, or a detriment to nearby properties will / will not be created by the granting of the area variance, because ___________________________________________________________________ 2. The benefit sought by the applicant can / cannot be achieved by some method feasible for the applicant to pursue, other than an area variance, because __________________________________________________________________________ 3. The requested area variance is / is not substantial, because __________________________________________________________________________ 4. The proposed variance will / will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district, because ___________________________________________________________________________ 5. The alleged difficulty was / was not self-created, because ___________________________________________________________________________ (Consideration 5 shall be relevant to the decision of the Board of Appeals, but shall not necessarily preclude the granting of the area variance.) SEQRA: Staff recommends that the Board find this proposal to be a TYPE II ACTION with sufficient information available upon which to make a determination that the project is not expected to cause significant environmental impact. STAFF REPORT ZB 2017-52 ADDRESS: 68 Douw Street (90.63-5-11.2) (R-4) APPLICANT: Jesus A. Lind, 1101 Hutton Street, Troy, NY 12180 PROJECT DESCRIPTION: ZB 2017-52 Jesus Lind seeks a Special Use Permit related to a proposal to install a carport on a property which contains a legal non-conforming car detailing garage, at 68 Douw Street (ID 90.63-5-11.2) in an R4 zone. Per Section 285.67.D of the Zoning Ordinance, “No conforming use may be enlarged more than 10 % of its existing floor area when in a building or 15 % of its existing area for outdoor nonconforming uses. The enlargement of a nonconforming use requires a special use permit in all zones except R-1 and P, in which no nonconforming use enlargements shall be allowed.” APPROVALS NEEDED: Special Use Permit SPECIAL USE PERMIT I move to approve/deny the Special Use Permit based on the following findings of fact: 1. The proposed project will / will not cause substantial injury to the value of the surrounding property values, because ______________________________________________________. 2. The applicant does / does not meet the landscaping and screening criteria established for Special Use Permits, because __________________________________________________. 3. The Special Use Permit is / is not expected to impair the public health, safety, convenience, aesthetic quality, or environmental quality of the surrounding neighborhood, because ____________________________________________________________________. SEQRA: Staff recommends that the Board find this proposal to be a TYPE II ACTION with sufficient information available upon which to make a determination that the project is not expected to cause significant environmental impact.