Zoning Board of Appeals

Catherine Conroy THE CITY OF Steven Strichman Chairperson Commissioner of Planning 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, April 3, 2018 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 2018-06 Charles Holloway seeks Area Variances for a lot width deficiency and parking deficiency, related to a proposal to reconvert a 1-unit apartment back into a 2-unit apartment, at 3 Ashland Place (ID 101.77-8-3) in a R-4 zone. ZB 2018-11, ZB 2018-12 Yavuz Gulluk seeks Area Variances for minimum lot width deficiency, maximum density, and parking deficiency, related to a proposal to convert two adjoining vacant, dilapidated 2-apartment buildings into two 4-apartment buildings, for a total of 8 apartment units, at 3249-3251 Seventh Avenue (ID 90.55-8-5, 90.55-8-6) in a R-4 zone. ZB 2018-13 Architecture + seeks a Use Variance, and Area Variances for parking deficiency, lot area deficiency, and excessive density, related to a proposal to convert a vacant combined Catholic school and convent into 21 apartments and 6 apartments respectively, at 523- 525 Fourth Avenue (80.63-4-2) in a R-2 zone. ZB 2018-14 Sacred Heart Church seeks Minor Area Variances for a nonconforming sign, related to a proposal to install an 11’ H, 32 square foot freestanding LED sign (on a 7’ H by 2’8” W pole), next to the “front” sidewalk, at 310 Spring Avenue (ID 112.58-8-2) in a R-3 zone. ZB 2018-15 Clifford Bristol seeks Minor Area Variances for a side setback deficiency, rear setback deficiency, and excessive lot coverage related to a proposal to install a 9¾’ H x 12’ W x 36’ L prefabricated metal carport with concrete paving under it, in the rear yard of a detached single house at 437 Ninth Avenue (ID 80.72-13-2), in a R-1 zone. ZB 2018-16 Neil Pelone Architecture, PLLC seeks Area Variances for a lot area deficiency, lot width deficiency, excessive density, parking density, and gravel parking lot, related to a proposal to bring into compliance an addition of a 4th (basement) unit to a 3-unit residence by a former owner, at 156 Third Street (ID 101.61-11-21), in a R-4 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  The City of Troy Application For Permit Location of Work: 3 Ashland Pl. Troy, NY 12180 Property Owner: Charles Hathaway Address: 2 Ashland Pl. Troy NY 12180 Phone: 518-894-2947 Contractor: Jasen VonGuinness Address: 9 High St. Hoosick Falls NY 12090 Phone: Tenant: N/A Address: Phone:  New Building Description Of Work:  Building Addition X Alterations  -Insulate, sheet rock and paint attic/loft, add short walls for storage space.  Repairs -Install bathroom and vent on 2nd floor. Install counter and sink to create wet bar area in rear.  Siding  Roofing -Fix sheetrock in bedroom areas where drywall has been compromised, prep for final coat.  Sign  Sitework Current Use: Owner Occupied  Miscellaneous  Excavation Proposed Use: Tenant Occupied Construction Trades Construction Cost Contractors Information  General X $19,000 Jasen VonGuinness X Plumbing  Jasen to subcontract out for plumbing  Electrical  HVAC  Demolition  Excavation  Other Total: $19,000 I hereby make application for issuance of a permit for work described above. I agree that no person will be employed without providing workers compensation and disability benefits law coverage, as required by state law, and that all applicable ordinances of the City shall be complied with. I declare. Subject to penalty of perjury that statements made herein are true and correct to the best of my knowledge. X OWNER  APPLICANT’S SIGNATURE Chaz . CONTRACTOR APPLICANT’S NAME (PRINT) Charles Hathaway .  OTHER APPLICANT’S EMAIL Nectar8990@gmail.com . . DATE 01-25-2018 . Buildingpermits@troyny.gov (518-687-1140) The City of Troy, NY Code Enforcement Forms 01/15 STAFF REPORT ZB 2018-06 ADDRESS: 3 Ashland Place (ID 101.77-8-3) (R-4) APPLICANT: Charles Hathaway, 2 Ashland Place, Troy, NY 12180 PROJECT DESCRIPTION: ZB 2018-06 Charles Holloway seeks Area Variances for a lot width deficiency and parking deficiency, related to a proposal to reconvert a 1-unit apartment back into a 2-unit apartment, at 3 Ashland Place (ID 101.77-8-3) in a R-4 zone. Parking deficiency:  Per Section § 285-55.F.1.b of the Zoning Ordinance: Rehabilitated residences in a R-4 zone must have at least 1 off-street parking space per unit.  Since this property will have 2 residential units in an R-4 zone, it requires a minimum of 2 off-street parking spaces.  This property has and will continue to have 0 off-street parking spaces, which is a parking deficiency of 2 spaces.  The geographical constraints of this property make it impossible to have any off-street parking. Lot width deficiency: a. Per Section § 285-55.D.2.a of the Zoning Ordinance: All residential properties in an R-4 zone must have a minimum lot width (at front building line) of at least 15 feet per unit. b. This property is 21.67’ W, and will have 2 residential units. c. Therefore, the property will be 10.835’ W per residential unit, a deficiency of 4.165’ W. APPROVALS NEEDED: Area Variances 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 2 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 2018-06 ADDRESS: 3 Ashland Place (ID 101.77-8-3) (R-4) APPLICANT: Charles Hathaway, 2 Ashland Place, Troy, NY 12180 PROJECT DESCRIPTION: ZB 2018-06 Charles Holloway seeks Area Variances for a lot width deficiency and parking deficiency, related to a proposal to reconvert a 1-unit apartment back into a 2-unit apartment at 3 Ashland Place (ID 101.77-8-3) in an R-4 zone. Variance 1: Parking deficiency  § 285-55.F.1.b of the Zoning Ordinance: 2 required where 0 exist.  The geographical constraints of this property make it impossible to have any off-street parking. Variance 2: Lot width  § 285-55.D.2.a: Lot is 21.67’ wide where 30’ is required: a deficiency of 4.165’ 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 2 action which requires no environmental review. STAFF REPORT ZB 2018-11, ZB 2018-12 ADDRESS: 3249-3251 Seventh Avenue (ID 90.55-8-5, 90.55-8-6) (R-4) APPLICANT: Yavuz Gulluk, 2333 Sixteenth Street, Troy, NY 12180 PROJECT DESCRIPTION: ZB 2018-11, ZB 2018-12 Yavuz Gulluk seeks Area Variances for minimum lot width deficiency, maximum density, and parking deficiency, related to a proposal to convert two adjoining vacant, dilapidated 2-apartment buildings into two 4-apartment buildings, for a total of 8 apartment units, at 3249-3251 Seventh Avenue (ID 90.55-8-5, 90.55-8-6) in a R-4 zone. Area Variance 1 lot width deficiency  § 285-55.D.2.a. 120’ lot width required where 50’ exists (15’ per unit required) Area Variance for maximum density  § 285-55.D.5 66.7 units per acre needed where 40 units per acre is allowed Each property is 0.06 acres, with 4 units Area Variance for parking deficiency  § 285-55.F.1.b 8 parking spaces required where only 4 exist 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 2 ACTION which requires no further environmental review.  The City of Troy Application For Permit Location of Work: 525 & 523 4th Avenue (St. Augustine’s School & Convent) Property Owner: St. Augustine’s Church Address: 25 115th Street, Troy, NY Phone: (518) 272-4481 Contractor: TBD Address: NA Phone: NA Tenant: TBD Address: NA Phone: NA  New Building Description Of Work:  Building Addition Conversion of the St. Augustine’s School and Convent into an apartment building.  Alterations  Repairs 21 apartments proposed for the school building and 6 apartments proposed for the  Siding  Roofing Convent building.  Sign Current Use: Vacant school building and early education center.  Sitework  Miscellaneous  Excavation Proposed Use: R-2, Apartment Building Construction Trades Construction Cost Contractors Information  General TBD NA  Plumbing TBD NA  Electrical TBD NA  HVAC TBD NA  Demolition  Excavation  Other Total: TBD I hereby make application for issuance of a permit for work described above. I agree that no person will be employed without providing workers compensation and disability benefits law coverage, as required by state law, and that all applicable ordinances of the City shall be complied with. I declare. Subject to penalty of perjury that statements made herein are true and correct to the best of my knowledge.  OWNER APPLICANT’S SIGNATURE CONTRACTOR APPLICANT’S NAME (PRINT) Brian L. Barker AIA  OTHER APPLICANT’S EMAIL barkerb@aplususa.com DATE March 14, 2018 Buildingpermits@troyny.gov (518-687-1140) The City of Troy, NY Code Enforcement Forms 01/15  Short Environmental Assessment Form Part 1 - Project Information Instructions for Completing Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 - Project and Sponsor Information Name of Action or Project: Conversion of St. Augustine's School and Convent into an Apartment Building Project Location (describe, and attach a location map): 525 & 523 4th Avenue, Troy, NY 12182. See attached Site Plan for reference. Brief Description of Proposed Action: The Owner of 525 & 523 4th Avenue (St. Augustine’s Church & Convent) is seeking a use variance to allow the buildings to be converted to an R-2, Apartment Building Use with 21 apartments proposed for the school building and 6 apartments proposed for the convent. Name of Applicant or Sponsor: Telephone: 518-272-4481 St. Augustine's Church (Brian Barker, Architecture+ acting as Owner's representative) E-Mail: barkerb@aplususa.com Address: 297 River Street City/PO: State: Zip Code: Troy New York 12180 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 permit, approval or funding from any other governmental Agency? NO YES If Yes, list agency(s) name and permit or approval: ✔ 3.a. Total acreage of the site of the proposed action? ___________ .41 acres b. Total acreage to be physically disturbed? ___________ 0 acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? ___________acres .41 4. Check all land uses that occur on, adjoining and near the proposed action. 9 Urban ✔ 9 Rural (non-agriculture) 9 Industrial 9 Commercial 9 Residential (suburban) 9 Forest 9 Agriculture 9 Aquatic 9 Other (specify): _________________________ 9 Parkland Page 1 of 3 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ✔ b. Consistent with the adopted comprehensive plan? ✔ 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? ✔ 7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? NO YES If Yes, identify: __________________________________________________________________________ _______________________________________________________________________________________ ✔ 8. a. Will the proposed action result in a substantial increase in traffic above present levels? NO YES ✔ b. Are public transportation service(s) available at or near the site of the proposed action? ✔ c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? ✔ 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements, describe design features and technologies: _______________________________________________________________________________________ ✔ _______________________________________________________________________________________ 10. Will the proposed action connect to an existing public/private water supply? NO YES If No, describe method for providing potable water: ______________________________________ ✔ _______________________________________________________________________________________ 11. Will the proposed action connect to existing wastewater utilities? NO YES If No, describe method for providing wastewater treatment: ________________________________ ✔ _______________________________________________________________________________________ 12. a. Does the site contain a structure that is listed on either the State or National Register of Historic NO YES Places? ✔ b. Is the proposed action located in an archeological sensitive area? ✔ 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain NO YES wetlands 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: _______________ _______________________________________________________________________________________ _______________________________________________________________________________________ 14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: † Shoreline † Forest † Agricultural/grasslands † Early mid-successional † Wetland † ✔ Urban † Suburban 15. Does the site of the proposed action contain any species of animal, or associated habitats, listed NO YES by the State or Federal government as threatened or endangered? ✔ 16. Is the project site located in the 100 year flood plain? NO YES ✔ 17. Will the proposed action create storm water discharge, either from point or non-point sources? NO YES If Yes, a. Will storm water discharges flow to adjacent properties? † NO † YES ✔ b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: † NO † YES _______________________________________________________________________________________ _______________________________________________________________________________________ Page 2 of 3 18. Does the proposed action include construction or other activities that result in the impoundment of NO YES water or other liquids (e.g. retention pond, waste lagoon, dam)? If Yes, explain purpose and size: ____________________________________________________________ _______________________________________________________________________________________ ✔ _______________________________________________________________________________________ 19. Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES solid waste management facility? If Yes, describe: _________________________________________________________________________ _______________________________________________________________________________________ ✔ _______________________________________________________________________________________ 20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or NO YES completed) for hazardous waste? If Yes, describe: __________________________________________________________________________ ✔ _______________________________________________________________________________________ _______________________________________________________________________________________ I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name: Brian L. Barker, (Architecture+ acting as Owner Agent) ___________________________________________ Date: March 14, 2018 ___________________________ Signature: _______________________________________________________ PRINT FORM Page 3 of 3  City of Troy – Complete Streets Checklist PROJECT INFORMATION Date: March 14, 2018 Case Number: Project Name/Description: St. Augustine’s School and Convent Project Location/ Limits: 525 and 523 4th Avenue General Description of Existing Traffic Patterns (vehicle, transit, pedestrian, bicycle, freight): Two way vehicular streets, pedestrian sidewalks, residential urban neighborhood (Zoned R-2), No bicycle lane markings on roadways. Background (Taken from Troy City Code, Chapter 271. Adopted by the City Council of the City of Troy 6-5-2014 by Ord. No. 35. Amendments noted where applicable.) Definition -- "Complete Streets" means streets that are designed and operated to enable safe access for all users, in that pedestrians, bicyclists, motorists and public transportation users of all ages and abilities are able to safely move through the transportation network. Policy -- The city shall design, build, operate and maintain a safe, reliable, efficient, integrated and connected multimodal transportation network that will provide access, mobility, safety, and connectivity for all users. Complete Streets design will promote improved health, economic growth, public safety, recreational opportunity, and social equality throughout the City of Troy, and will ensure that the safety and convenience of all users of the transportation system are accommodated, including pedestrians, bicyclists, users of mass transit, people of all ages and abilities, motorists, emergency responders, freight providers and adjacent land users. Applicability -- All city-owned transportation facilities in the public right-of-way including, but not limited to, streets, bridges and all other connecting pathways shall be designed, constructed, operated, and maintained so that users of all ages and abilities can travel safely and independently. All privately constructed streets, parking lots, and connecting pathways shall adhere to this policy. Using the Complete Streets Checklist The Complete Streets Checklist is a tool to be used by planners, designers, and project managers throughout the Site Plan Review, Concept Development, Preliminary Engineering, Final Design, and Construction phases to ensure that all developed alternatives reflect compliance with the Complete Streets Policy. Page 1 of 5  City of Troy – Complete Streets Checklist Applicability Yes No Is the project located in an area where certain modes of travel are prohibited X law, such as an interstate freeways or pedestrian malls? Does the project consist of purely minor maintenance activities designed to X keep assets in serviceable condition (e.g. mowing, cleaning, sweeping, spot repair, and surface treatments such as chip seal or interim measures)? If the answer to either question above is “Yes”, stop filling this checklist. If the answer to both questions is “No”, consideration of the Complete Streets Policy must be evaluated. o If this is a NYSDOT Capital Project, complete the Complete Streets Checklist found NSYDOT’s Highway Design Manual, Chapter 18, Appendix A. o If this is a City project or a privately funded project, continue with the checklist below. Existing Conditions Y N Description Total Street ROW width X 70’ Street pavement width (curb to curb) X Approx. 40’ Street pavement material and condition X Asphalt, serviceable. Sidewalk widths (curb to edge of ROW) – both sides X Approx. 17’ Sidewalk pavement material and condition – both sides X Concrete, serviceable. Is there a curb separating driving or parking lane from X 6” curb in good sidewalk? (Curb height and condition) condition Is there a curb to sidewalk buffer utility strip? (width, X material, and condition) Sidewalk to edge of ROW width and condition. Are there X All sidewalks are in steps or other encroachments? If so, describe width and serviceable condition. condition. Is on-street parking present? (one side, both sides, X Approximately 11 parallel, diagonal, etc.) spaces. Est. % occupied day, Est. % occupied evening Are driving lane widths (12’ minimum to 13½’ preferred), X pavement conditions, and pavement marking conditions adequate for bicycling? Are there pavement markings or signs posted indicating X shared use of the road? Do bicycling facilities, such as marked bike lands or bike X Unaware of any trails exist within a 300 ft. radius of the project area? If marked bicycle lanes not, are any planned? Is this site located on NYS Bike in the neighborhood. Route #9? Is there bicycle parking within 50 ft. of the project area? X (Describe – capacity, locations, security, etc.) Page 2 of 5  City of Troy – Complete Streets Checklist Existing Conditions (continued) Y N Description Is this project on a transit route? If yes, are there any bus X stops within a ¼ mile of the project area? Is the route to and from the transit route accessible via X biking or walking? Describe conditions. Do all sidewalks, ramps, signals, and other facilities within X the project area meet ADA standards? (www.ADA.gov) Is there a separated pedestrian assessable route from X sidewalks and parking areas to the main entryway of the building? Are there shopping, employment centers, cultural centers, X historic sites, landmarks, recreation areas, or other key destinations within ¼ mile of the project area? Are there schools, hospitals, senior centers, community X centers, or centers for persons with disabilities within ¼ mile of the project area? Traffic volume / vehicles (AADT) Unchanged Bicycle volumes Unchanged Pedestrian volumes Unchanged Additional notes: Coordination Y N Comments Have local leaders, residents, or organizations been X contacted to discuss issues related to walking, bicycling, or transit? Has the Troy Police Department been contacted to discuss X any safety issues in the project area? Are existing transit route facilities (bus stops, shelters, X pullouts) inadequate or in inconvenient locations? Consult with CDTA. Page 3 of 5  City of Troy – Complete Streets Checklist Project Development Considerations Y N Comments Is there an identified need for bicycle/pedestrian/transit X or “way finding” signs that could be incorporated into the project? Is there a history of bicycle or pedestrian crashes in the X project area for which improvements should be made? Are there existing curb ramps, crosswalks, pedestrian X traffic signal features, or sidewalks that don’t meet ADA standards? Are the sidewalks across driveways designed to X accommodate pedestrians with a level walking surface? Is there a perceived pedestrian safety access concern that X could be addressed by the use of traffic calming tools (e.g. bulb outs, raised pedestrian refuge medians, corner islands, raised crosswalks, mid-block crossings)? Are there conflicts among vehicles (moving or parked) and X bike, pedestrian, or transit users which could be addressed by this project? Are there opportunities (or has the community expressed X a desire) for new/improved pedestrian level lighting, to create a more inviting or safer environment? Are there gaps in the bike/pedestrian connections X between existing/planned generators? (Consider ½ mile for pedestrians and 1 mile for cyclists.) Are there opportunities to improve vehicle parking X patterns or to consolidate driveways as a part of this project? Do truck deliveries need to be considered in design? X Is the site greater than 1 acre in size? If so, has a SWPP X Plan been prepared and submitted? If the site is less than 1 acre in size, what is being proposed X City storm sewer. to retain storm drainage on-site? Are there opportunities to include green infrastructure X Some empty street which may help reduce stormwater runoff and/or create a tree planting areas. more inviting pedestrian environment? (street trees, planting strips, etc.) Are there opportunities to improve cyclist operations such X as with the use of bicycle lane width and/or signing? Prepared by: Brian L. Barker (acting as Owner’s representative for St. Augustine’s Church Date: March 15, 2018 Page 4 of 5  City of Troy – Complete Streets Checklist Suggested improvements that should be incorporated into the project:  Signs and Lines  Operations Wayfinding Signage Bike/Ped Connections Crosswalks Transit Facilities Signage Consolidated Driveways Pavement Striping Freight Loading/Unloading  Geometry / Hardware / Infrastructure Pedestrian Signal Features Sidewalk Width Pedestrian Safety Bicycle Lanes  Greening / Aesthetics Curb Ramps Lighting Bicycle parking Sidewalk Furniture/Appurtenances Traffic Calming Utility/Planting Strip ADA compliance Storm Drainage Bus Stops/Shelters Street Trees Describe suggested improvements: Opportunities exist on site for more street trees, bicycle parking, building lighting and better handicapped access. Per Troy City Code Chapter 271-4, the City Engineer can issue a documented exception concluding that the application of Complete Streets principles is unnecessary, unduly cost prohibitive or inappropriate because it would be contrary to public safety or if other available means or factors indicate an absence of need, including future need. Which suggestions will be incorporated into the project? Approved by: ______________________________________________ Date:______________ Page 5 of 5  City of Troy Application for Use Variance of Chapter 285; Zoning Code TO THE BOARD OF ZONI NG APPEALS: I, _Brian L. Barker (acting as Owner’ s representative) the owner of the property located at, 525 & 523 4th Avenue, Tax map number, Sec. 80.56, Fourth Ave. and 114th Street, Lot #80.63-4-2, Hereby petition the Board of Zoning Appeals of the City of Troy to grant a variation of the Zoning Code Section(s) 285-53 R-2 Two-Family Residential, to allow the following as described below or shown on the accompanying drawings which have been denied by the Building Inspector, as specified on the attached Notice of Noncompliance (attach additional sheets as necessary to address any of the following sections). 1. Describe your application as proposed: The Owner of 525 & 523 4th Avenue (St. Augustine’ s Church & Convent) is seeking a Use Variance to allow the buildings to be converted to an R-2, Apartment Building Use with 21 one bedroom apartments proposed for the school building and 6 one bedroom apartments proposed for the convent. Off-street parking for 27 parking spaces is proposed to be accommodated through the acquisition of 532 3rd Avenue directly across the alley to the west. The proposed apartment building would fall under the City of Troy’ s R-4 Urban Residential Neighborhood Zoning Use. 2. Demonstrate to the Board of Zoning Appeals that for every use permitted by the Zoning Code under the regulations for that district in which the property is located that the property cannot yield a reasonable return, and provide financial evidence to prove this conclusion. The school and adjacent early education center are no longer in use and have been for sale for seventeen months. The buildings were constructed as an elementary school and a convent. Prospective buyers of the property have been proposing to convert the buildings into apartment buildings with no other prospective offers for other uses. The neighborhood is an R-2 zone that allows one and two family dwellings, community gardens, community residences, congregate living facilities and rooming houses. Special permitted uses include churches and non-public elementary and secondary schools. None of the permitted uses are feasible for this property due to its excessive size. The facility totals approximately 34,000 gross square feet above grade on an 18,000sf parcel. The parcel under the current R-2 zone requires a minimum lot area of 3,500sf per unit which will allow only 5 units on the site. If the prospective buyer invests only $100/sf to convert the property at a cost of $3,400,000, the cost per allowed rental unit would be $680,000 exclusive of site development costs. This creates a 30+ year payback period to pay for the initial investment alone exclusive of site development costs, taxes, insurance and property maintenance. The development costs are economically infeasible for the rental income yield of five units. Page 1 of 2  3. Explain how the alleged hardship relating to your property is unique when you compare it to similar properties and does not apply to a substantial portion of the neighborhood: The school and convent buildings are too large to be redeveloped as one and two family dwellings and the prospect of them continuing as a school and early education center is not likely given that the properties have received no such offers from prospective buyers over seventeen months. As demonstrated in response No. 2, a $680,000 per unit development cost is not in keeping with the neighborhood. The median home value in Troy is approximately $142,600. 4. Explain why the character of the neighborhood will not be altered if this use variance is granted: The existing school and convent buildings have been a neighborhood anchor for over a century and will continue to be maintained and kept in service by the prospective buyer. No major alterations are proposed for the historic building exteriors which are proposed to be repaired and maintained. The proposed use as an apartment building will add a positive community presence and neighbors to the existing neighborhood fabric. Parking for residents is proposed to be accommodated on site through the acquisition of a neighboring lot to the west which is currently occupied by a burned out residence and garage. The apartments are being proposed as market rate apartments which will add to the tax base and economic vitality of the neighborhood. 5. Explain how the hardship relating to the use of the property arose and why the hardship was not self-created (Purchasing property without checking to see if the existing or proposed use is legal under zoning is a self-created hardship): The original use of the building was an elementary school and convent which are currently allowed in the R-2 zone. The school was unable to continue due to financial hardships as a result of declining enrollment and therefore not self-created. It is the desire of the Owner/Applicant to sell the properties to a responsible buyer/developer that will continue to maintain and use the properties. The only offers for the property over the last seventeen months have come with the prospect of converting the buildings into apartments. No prospective buyers have come forward desiring to continue the school use or any of the allowed uses within the R-2 zone. Granting the Use Variance and allowing an apartment building use will allow the current prospective buyer to move forward with the development of the properties. Page 2 of 2 Date: March 14, 2018 Signed: Brian L. Barker (Architecture+ acting as Owner’ s representative) Address: 297 River Street City: Troy, NY 12180 Phone: 518.272.4481 Email: barkerb@aplususa.com Page 3 of 2  City of Troy Application for Area Variance of Chapter 285; Zoning Code TO THE BOARD OF ZONI NG APPEALS: I, Brian L. Barker (acting as Owner’ s representative) the owner of the property located at, 525 & 523 4th Avenue, Tax map number, Sec. 80.56, Fourth Ave. & 114th Street, Lot #80.63-4-2, hereby petition the Zoning Board of the City of Troy to grant a variation of the Zoning Code Section(s) 285-53 to allow the following as described below or shown on the accompanying drawings which have been denied by the Building Inspector, as specified on the attached Notice of Noncompliance (attach additional sheets as necessary to address any of the following sections). 1. Describe your application as proposed: The Owner of 525 & 523 4th Avenue (St. Augustine’ s Church & Convent) is seeking an area variance for 1) Minimum lot area and 2) Maximum Density to allow the buildings to be converted to an Apartment Building Use with 21 one-bedroom apartments proposed for the school building and 6 one-bedroom apartments proposed for the convent. Off-street parking for 27 parking spaces is proposed to be accommodated through the acquisition of 532 3rd Avenue directly across the alley to the west. The proposed apartment building would fall under the City of Troy’ s R-4 Urban Neighborhood Residential Zoning Use. The current parcel is zoned R-2, Two-Family Residential and exceeds the minimum lot area and maximum density requirements for this zone. The minimum required lot area for an R-2 zone is is 3500 sq. ft. per unit. The proposed lot area per unit is 667 sq.ft. The maximum density for an R-2 zone is 12 units per acre. The proposed density is approximately 64 units per acre. 2. Explain why you believe that your variance request will not create an undesirable change in the character of the neighborhood or be a detriment to nearby properties if it is granted: Granting a variance for minimum lot area will not change the character of the neighborhood because the intended use is within the existing school and convent and will not change how the buildings stood in the neighborhood for over a century. Granting a variance for maximum density will help maintain the character of the neighborhood by fully utilizing all floors of the existing school and convent and keeping the buildings in productive use, add to the tax base, and economic vitality of the neighborhood. 3. Can the benefit you seek by virtue of this variance application be achieved by revising your proposal? If not, explain why there are no other alternatives. Form 20060814 Page 1 of 2  No. The existing buildings cannot be modified to meet the minimum lot area requirements. Lowering the density of the project would create buildings that are partially empty, underutilized and economically unfeasible. 4. Explain why you believe the proposed variance is not substantial. The building has been in service for over a century and part of the neighborhood fabric. Keeping the existing building in service and developing the blighted 3rd Avenue parcel to the west will improve the quality of life in the neighborhood maintain its character. 5. Explain why you believe the proposed variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood. The existing school and convent buildings have been a neighborhood anchor for over a century and will continue to be maintained and kept in service by the prospective buyer. No major alterations are proposed for the historic building exteriors which are proposed to be repaired and maintained. The proposed use as an apartment building will add a positive community presence and neighbors to the existing neighborhood fabric. Parking for residents is proposed to be accommodated on site through the acquisition of a neighboring lot to the west which is currently occupied by a burned out residence and garage. The apartments are being proposed as market rate one-bedroom apartments which will add to the tax base and economic vitality of the neighborhood. 6. Explain why you believe the difficulty that requires the variance was not “ self-created.” The school was unable to continue due to financial hardships and declining enrollment. It is the desire of the Owner to sell the properties to a responsible buyer that will continue to maintain and use the properties. The only offers for the property over the last seventeen months have come with the prospect of converting the buildings into apartments. No prospective buyers have come forward desiring to continue the school use. Granting the Area Variances and allowing an apartment building use will allow the current prospective buyer to move forward with the development of the properties. Date: March 14, 2018 Signed: Brian L. Barker (Architecture+ acting as Owner’ s representative) Address: 297 River Street City: Troy, NY Zip Code: 12180 Phone: 518.272.4481 Email: barkerb@aplususa.com Form 20060814 Page 2 of 2 Form 20060814 Page 3 of 2  City of Troy Application for Area Variance of Chapter 285; Zoning Code TO THE BOARD OF ZONI NG APPEALS: I, Brian L. Barker (acting as Owner’ s representative) the owner of the property located at, 525 & 523 4th Avenue, Tax map number, Sec. 80.56, Fourth Ave. & 114th Street, Lot #80.63-4-2, hereby petition the Zoning Board of the City of Troy to grant a variation of the Zoning Code Section(s) 285-53, 54, to allow the following as described below or shown on the accompanying drawings which have been denied by the Building Inspector, as specified on the attached Notice of Noncompliance (attach additional sheets as necessary to address any of the following sections). 1. Describe your application as proposed: The Owner of 525 & 523 4th Avenue (St. Augustine’ s Church & Convent) is seeking an area variance for parking to allow the buildings to be converted to an Apartment Building Use with 21 one-bedroom apartments proposed for the school building and 6 one-bedroom apartments proposed for the convent. Off-street parking for 27 parking spaces is proposed to be accommodated through the acquisition of 532 3rd Avenue directly across the alley to the west. The proposed apartment building would fall under the City of Troy’ s R-4 Urban Neighborhood Residential zoning use. 2. Explain why you believe that your variance request will not create an undesirable change in the character of the neighborhood or be a detriment to nearby properties if it is granted: The required parking (27 off-street spaces) is proposed to be accommodated through the acquisition of an adjacent parcel across the alley to the west of the property. The adjacent property contains a burned out house and garage and is available for sale. 3. Can the benefit you seek by virtue of this variance application be achieved by revising your proposal? If not, explain why there are no other alternatives. The proposed site can accommodate approximately 3-5 off-street parking spaces only. Approximately 11 on-street parking spaces are available along the site’ s street frontage on 4th Avenue and 114th Street. These combined do not meet the required off-street parking requirement. Form 20060814 Page 1 of 2 4. Explain why you believe the proposed variance is not substantial. While the off-street parking requirement cannot be met on the subject parcel, the availability of the adjacent 3rd Avenue parcel across the alley to the west allows the proposed project as a whole to meet the off-street parking requirement as stated in the City Zoning Ordinance for a rehabilitation project within the R-4 zone. 5. Explain why you believe the proposed variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood. The existing school and convent buildings have been a neighborhood anchor for over a century and will continue to be maintained and kept in service by the prospective buyer. No major alterations are proposed for the historic building exteriors which are proposed to be repaired and maintained. The proposed use as an apartment building will add a positive community presence and neighbors within the existing neighborhood fabric. Parking for residents is proposed to be accommodated on site through the acquisition of a neighboring lot to the west which is currently occupied by a burned out residence and garage. The apartments are being proposed as market rate apartments which will add to the tax base and economic vitality of the neighborhood. 6. Explain why you believe the difficulty that requires the variance was not “ self-created.” The school was unable to continue due to financial hardships and declining enrollment. It is the desire of the Owner to sell the properties to a responsible buyer that will continue to maintain and use the properties. The only offers for the property over the last seventeen months have come with the prospect of converting the buildings into apartments. No prospective buyers have come forward desiring to continue the school use. Granting the Area Variance and allowing an apartment building use will allow the current prospective buyer to move forward with the development of the properties. Date: March 14, 2018 Signed: Brian L. Barker (Architecture+ acting as Owner’ s representative) Address: 297 River Street City: Troy, NY Zip Code: 12180 Phone: 518.272.4481 Email: barkerb@aplususa.com Form 20060814 Page 2 of 2 STAFF REPORT ZB 2018-13 ADDRESS: 523-525 Fourth Avenue (80.63-4-2) (R-2) APPLICANT: Architecture+, 297 River Street, Troy, NY 12180 ZB 2018-13 Architecture + seeks a Use Variance, and Area Variances for parking deficiency, lot area deficiency, and excessive density, related to a proposal to convert a vacant combined Catholic school and convent into 21 apartments and 6 apartments respectively, at 523-525 Fourth Avenue (80.63-4-2) in a R-2 zone. Use Variance  Sections 285-12, 285-53.B, and 285-53.C: This project is neither an Allowed Use or a Special Permit Use in an R-2 zone. Area Variance 1 for Minimum Lot Area  Section 285-53.D.1.b: Property is 18,000 square feet, and will have 27 units, which is 666.67 square feet per unit. Minimum required lot area for a two-family residence (the closest listed usage to the property’s usage) in a R-2 zone is 3500 square feet per unit. Area Variance 2 for Maximum Density  Section 285-53.D.5.b: Property will have 27 units on 0.42 acres, which is 64.3 units per acre. Maximum allowable density for a two-family residence (the closest listed usage to the property’s usage) in a R-2 zone is 12 units per acre. Area Variance 3 for Parking Deficiency  Default zoning code requirement of 1 required parking space per rehabilitated unit: The project, which will have 27 units, will require 27 parking spaces. Currently, it has none. USE VARIANCE I move to approve/deny the Use Variance based on the following findings of fact: 1. The land, property, structure, or building in question can/cannot yield a reasonable economic return if used only for a purpose allowed in the zone, because _________________________________________________________________ 2. The need for the variance was / was not caused by the applicant, because ____________________________________________________________________________ 3. The use shall / shall not alter the essential character of the neighborhood, nor depreciate aesthetic or property values of the locality, because ____________________________________________________________________________ 4. The plight of the owner is / is not due to unique circumstances instead of the general conditions in the neighborhood, which may reflect the unreasonable uses of the zoning ordinance itself, because ______________________________________________________________________ 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 UNLISTED 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 2018-14 ADDRESS: 310 Spring Avenue (sign only) (ID 112.58-8-2) (R-3) APPLICANT: Sacred Heart Church, 310 Spring Avenue, Troy, NY 12180 ZB 2018-14 Sacred Heart Church seeks Minor Area Variances for a nonconforming sign, related to a proposal to install an 11’ H, 32 square foot freestanding LED sign (on a 7’ H by 2’8” W pole), next to the “front” sidewalk, at 310 Spring Avenue (ID 112.58-8-2) in a R-3 zone. Area Variances for a nonconforming sign Section 285-97.F: “Bulletin boards or signs of churches or educational uses shall not exceed 16 square feet in area, and one may be located on each principal building on the site or 15’ inside the curbline … Lighting when employed shall be constant and shall not exceed 80 watts fluorescent or 150 watts incandescent.” http://www.usailighting.com/stuff/contentmgr/files/1/92ffeb328de0f4878257999e7d46d6e4/misc/lighting_com parison_chart.pdf: 150 incandescent watts equals 25-28 LED watts. Section § 285-100.D of the Zoning Ordinance: “Individual letters or business identification signs in the R-3 Zone shall be of such size, style and spacing as to be readable by the public at a distance of no less than 75’ (2” H letters) or no more than 150’.” The sign area will be 8’ L x 4’ H = 32 square feet. Per the applicant’s estimate, the sign will be about 6-7’ inside the curbline. Lighting will be animated occasionally, and will not be entirely constant. The sign will be ___ LED watts. The sign is equipped with technology to dim the sign during the evening time as well as put on a timer to be turned of during city mandated black out times. Letter height will be variable, but about 1’ on average. 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 2 ACTION. STAFF REPORT ZB 2018-15 ADDRESS: 437 Ninth Avenue (ID 80.72-13-2) (R-1) APPLICANT: Clifford Bristol, 437 Ninth Avenue, Troy, NY 12182 PROJECT DESCRIPTION: ZB 2018-15 Clifford Bristol seeks Area Variances for a side setback deficiency, rear setback deficiency, and excessive lot coverage related to a proposal to install a 9¾’ H x 12’ W x 36’ L prefabricated metal carport with concrete paving under it, in the rear yard of a detached single house at 437 Ninth Avenue (ID 80.72-13-2), in a R-1 zone. Area Variance 1 for a rear setback of an accessory structure  § 285-70.J.1.c 5’ required where 4.5’ is requested Area Variance 2 for a side setback of an accessory structure  § 285-70.J.1.c 5’ required where 3’ north and 1’south is requested Area Variance 3 for excessive lot coverage  § 285-52.D.4, lot cover exceeding 70% where 40% is allowed. 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 2 ACTION which requires no further environmental review.  Short Environmental Assessment Form      Instructions for Completing Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency; attach additional pages as necessary to supplement any item. Part 1 - Project and Sponsor Information Name of Action or Project: 156 3rd Street Project Location (describe, and attach a location map): 156 3rd Street Brief Description of Proposed Action: Update certificate of occupancy from three units (1st, 2nd & 3rd floors) to four units (basement). All units are existing. No work proposed. Name of Applicant or Sponsor: Telephone: 518-326-3911 Neil Pelone Architecture PLLC E-Mail: neilpelone@nparch.com Address: 16 2nd Street 1st Floor City/PO: State: Zip Code: Troy NY 12180 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 permit, approval or funding from any other governmental Agency? NO YES If Yes, list agency(s) name and permit or approval: Building permit ✔ 3.a. Total acreage of the site of the proposed action? ___________ .07 acres b. Total acreage to be physically disturbed? ___________ 0 acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor? ___________acres .07 4. Check all land uses that occur on, adjoining and near the proposed action.  Urban ✔  Rural (non-agriculture)  Industrial  Commercial  Residential (suburban)  Forest  Agriculture  Aquatic  Other (specify): _________________________  Parkland 1BHF

PG
 5. Is the proposed action, NO YES N/A a. A permitted use under the zoning regulations? ✔ b. Consistent with the adopted comprehensive plan? ✔ 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? ✔ 7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area? NO YES If Yes, identify: __________________________________________________________________________ _______________________________________________________________________________________ ✔ 8. a. Will the proposed action result in a substantial increase in traffic above present levels? NO YES ✔ b. Are public transportation service(s) available at or near the site of the proposed action? ✔ c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? ✔ 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements, describe design features and technologies: _______________________________________________________________________________________ ✔ _______________________________________________________________________________________ 10. Will the proposed action connect to an existing public/private water supply? NO YES If No, describe method for providing potable water: ______________________________________ ✔ _______________________________________________________________________________________ 11. Will the proposed action connect to existing wastewater utilities? NO YES If No, describe method for providing wastewater treatment: ________________________________ ✔ _______________________________________________________________________________________ 12. a. Does the site contain a structure that is listed on either the State or National Register of Historic NO YES Places? ✔ b. Is the proposed action located in an archeological sensitive area? ✔ 13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain NO YES wetlands 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: _______________ _______________________________________________________________________________________ _______________________________________________________________________________________ 14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply: † Shoreline † Forest † Agricultural/grasslands † Early mid-successional † Wetland † ✔ Urban † Suburban 15. Does the site of the proposed action contain any species of animal, or associated habitats, listed NO YES by the State or Federal government as threatened or endangered? ✔ 16. Is the project site located in the 100 year flood plain? NO YES ✔ 17. Will the proposed action create storm water discharge, either from point or non-point sources? NO YES If Yes, a. Will storm water discharges flow to adjacent properties? ✔† NO † YES ✔ b. Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes, briefly describe: ✔† NO † YES _______________________________________________________________________________________ _______________________________________________________________________________________ Page 2 of  STAFF REPORT ZB 2018-16 ADDRESS: 156 Third Street (ID 101.61-11-21) (R-4) APPLICANT: Neil Pelone, AIA, LEED, AP, Principal, Neil Pelone Architecture, PLLC, 16 Second Street, First Floor, Troy, NY 12180 ZB 2018-16 Neil Pelone Architecture, PLLC seeks Area Variances for a lot area deficiency, lot width deficiency, excessive density, parking density, and gravel parking lot, related to a proposal to bring into compliance an addition of a 4th (basement) unit to a 3-unit residence by a former owner, at 156 Third Street (ID 101.61-11-21), in a R-4 zone. Area Variance 1 for a lot area deficiency  § 285-55.D.1.a Lot is 3,250 sq.ft where 4,000 is required (1,000 per unit) Area Variance 2 for a lot width deficiency  § 285-55.D.2.a Lot is 25’ wide where 60’ is required (15’ per unit) Area Variance 3 for excessive density  § 285-55.D.5 project has 4 units on 0.07 acres (57.14/acre where 40 is allowed). Area Variance 4 for parking density  § 285-55.F.1.b four parking spaces required where only 2 exist. Area Variance 5 for gravel parking lot  Per Section § 285-83.A.4 gravel parking where finished parking surface is require 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 2 ACTION requiring no further environmental review.