Zoning Board of Appeals

Catherine Conroy Steven Strichman Chairperson Commissioner of Planning Phone (518) 279-7166 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, September 24 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. Old Business: PLZB 2019-45 Maurizio Cassano seeks an Area Variance for 438 Fourth St (112.29-5-8) to construct an 11 unit residential building, exceeding the maximum density (11 units proposed, 9.2 units max)and with a front setback deficiency (8’ proposed, 10’ required), not meeting the minimum greenspace requirement (25%), and a parking deficiency (11 spaces proposed, 22 required). R4 Zone New Business: PLZB 2019-69 Josh Goldstein seeks a Use Variance for 260 Fifth Ave (90.23-11-1) for a used car lot and to convert the existing structure into a sales office/showroom. R2 Zone PLZB 2019-70 First Columbia seeks an Area Variance for 433 River St (101.29-1-1.1) for exceeding the maximum allowed signage by 200 square feet. PLZB 2019-71 TRIP/Unity House seeks Area Variances for the “Hillside Views Neighborhood Revitalization” project, across 8 sites. These parcels include: 479 Tenth St (90.71-9-7), 506 Eighth St (90.79-4-54), 313 Ninth St (101.23-1-2), 309 Ninth St (101.23-1-4), 315 Ninth St (90.79-4-38), 285 Ninth St (101.23-5-8), 2446-2448 Fifth Ave, 2436 Fifth Ave (101.22-11-16), 2442 Fifth Ave (101.22-11-17), 534 Eighth St (90.71-8-21), Eleventh St (90.71-10-6), 69 Rensselaer St (101.23-6-2) 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: 279-7169. E-mail: james.rath@troyny.gov. Office hours are weekdays 8:30 A.M. to 4:30 P.M. 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 Hall, 433 River Street, Troy, New York 12180 STAFF REPORT ZB 2019-45 Address: 438 Fourth St (112.29-5-8) Zone: R-4 Applicant: Maurizio Cassano Project description: Maurizio Cassano seeks an Area Variance for 438 Fourth St (112.29-5-8) to construct an 11-unit residential building, exceeding the maximum density (11 units proposed, 9.2 units max) and with a front setback deficiency (8’ proposed, 10’ required) and a parking deficiency (11 spaces proposed, 22 required). Staff Notes:  Applicant should address existing chain link fence on south end of the property, shown in survey.  8 foot setback would be in line with neighborhood characteristics  11 parking spaces may be sufficient for 11 units  Project on bus line and future bike network  Planning Commission determined case was a Unlisted action under SEQRA Approvals needed: 1. Per Zoning Code Section § 285-55D, Area Variances are required for: a. Front setback deficency- 8’ proposed, 10’ required b. Parking deficiency - 11 spaces proposed, 22 required c. Greenspace deficiency (25% required) – 1156’ proposed, 2437.5 required 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 2019-69 Address: 260 Fifth Ave (90.23-11-1) Zone: R-2 Applicant: Josh Goldstein Project description: Josh Goldstein seeks a Use Variance for 260 Fifth Ave (90.23-11-1) for a used car lot and to convert the existing structure into a sales office/showroom. R2 Zone Staff Notes:  Location was previously a Pizza Hut and is currently vacant  Applicant is proposing minimal changes to the existing structure, and is seeking to add a garage door  Applicant currently owns and operates Golds Auto at 272 2nd Ave, where the applicant rents the space. Applicant is seeking to own new site. Current site has cars parked in ROW.  260 Fifth Ave is a larger parcel compared to neighboring sites, which abuts residential buildings.  Project should be stipulated considerable landscaping/greenspace requirements to provide a buffer to residential uses, if variance is considered.  Applicant should address plans for aesthetics and existing fencing  Variance could be contigent on approval from the Planning Commission Approvals needed: 1) Per Zoning Code Section § 285-59B a Use Variance is required 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 ______________________________________________________________________ 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 Existing Golds Auto at 272 2nd Ave Proposed site – 260 Fifth Ave (formerly Pizza Hut) STAFF REPORT ZB 2019-70 Address: 433 River St (101.29-1-1.1) Zone: HWD Applicant: First Columbia Project description: First Columbia seeks an Area Variance for 433 River St (101.29-1-1.1) for exceeding the maximum allowed signage. Staff Notes:  Applicant has reached their maximum allowed signage for 433 River St, also known as the Hedley Building or Hedley Park Place  Applicant held mural design competition and commissioned a mural by Kevin Clark (artist)  Applicant was allowed to paint artistic mural, but required to obtain a variance for additional advertising materials  It is unclear from initial application what the advertisement would look like Approvals needed: 1) Per Zoning Code Section § 285-104A an Area Variance is required AREA 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 ______________________________________________________________________ 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 2019-71 (subject to change) Address: Multiple/Scatter Site- See Below Zone: Multi Applicant: TRIP/Unity House Project description: TRIP/Unity House seeks Area Variances for the “Hillside Views Neighborhood Revitalization” project, across 8 sites. These parcels include:  479 Tenth St (90.71-9-7)  506 Eighth St (90.79-4-54)  313 Ninth St (101.23-1-2)  309 Ninth St (101.23-1-4)  315 Ninth St (90.79-4-38)  285 Ninth St (101.23-5-8)  2446-2448 Fifth Ave  2436 Fifth Ave (101.22-11-16)  2442 Fifth Ave (101.22-11-17)  534 Eighth St (90.71-8-21)  Eleventh St (90.71-10-6)  69 Rensselaer St (101.23-6-2) Staff Notes:  Applicant is presenting, seeking a motion at the next meeting.  See attached documents  City of Troy Application for Area Variance of Chapter 285; Zoning Code TO THE BOARD OF ZONING APPEALS: I, ________________________________________ the owner of the property located at, __________________________, Tax map number, Sec. ______ Block_____ Lot _____, hereby petition the Zoning Board of the City of Troy to grant a variation of the Zoning Code Section(s)_________________________________________, 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: 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: 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  TRIP/UNITY HOUSE OF TROY - HILLSIDE VIEWS NEIGHBORHOOD REVITALIZATION LIST OF SITES WITH PARCEL INFORMATION SITE # TAX PARCEL # PARCEL ADDRESS PARCEL OWNER EXISTING OR FORMER USE Site 1 90.71-9-7 479 Tenth St TRIP Residential Vacant Land Site 2 90.79-4-54 506 Eighth St TRIP Residential Vacant Land Site 3 101.23-1-2 313 Ninth St Unity House of Troy Inc Two Family Year-Round Residence 101.23-1-4 309 Ninth St City of Troy Contract with Unity House of Troy, Inc. Two Family Year-Round Residence 90.79-4-38 315 Ninth St Trip Realty Mgmt Corp. Residential Vacant Land Site 4 101.23-5-8 285 Ninth St TRIP Residential Vacant Land Site 5 101.22-11-1 2446-2448 Fifth Ave Unity House of Troy Inc Apartments 101.22-11-16 2436 Fifth Ave Unity House of Troy Inc One Family Year-Round Residence 101.22-11-17 2442 Fifth Ave Unity House of Troy Inc Three Family Year-Round Residence Site 6 90.71-8-21 534 Eighth St TRIP One Family Year-Round Residence Site 7 90.71-10-6 Eleventh St TRIP Residential Vacant Land Site 8 101.23-6-2 69 Rensselaer St Land Bank with Contract for TRIP Three Family Year-Round Residence TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application ADDENDUM TO ZBA APPLICATION FOR AREA VARIANCES REASONS FOR APPEAL TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization City of Troy, Rensselaer County, NY This addendum to the ZBA application addresses each of the enumerated items in the ZBA application form. 1. Describe your application as proposed: The Troy Rehabilitation and Improvement Program (TRIP) and Unity House of Troy, Inc., in a joint venture, propose to construct 53 residential apartment units for individuals and families who earn under 60% of the Area Median Income (AMI), through demolition and new construction at eight sites in the North Central neighborhood of Troy. Specifically, the sites will be located within the following street boundaries: Ingalls Avenue (north), Eleventh Street (east), 5th Avenue (west) and Hoosick Road (south). Figures 1 through 5 of the Full Environmental Assessment Form (FEAF) show the location of the sites. The proposed projects at these eight sites range in size from 2 to 30 dwelling units. Eight of the 53 dwelling units will be dedicated ADA accessible, i.e. dedicated to those with disabilities who require ADA units with associated wheelchair height furnishings and other elements. Fifty-two of the 53 dwelling units are designed as ADA “visitable”, with entrances that are ADA accessible. This infill project is focused on demolishing blight, and improving the livability and streetscape of the neighborhood. The proposed development is named Hillside Views in recognition of the historic Hillside neighborhood, and the unique and individual views available from each carefully selected location. North Central Troy is a very diverse, yet economically disadvantaged neighborhood. The neighborhood has an older housing stock, higher vacancy rates, and areas of low and moderate income concentration. Currently, 42% of the housing in Hillside is substandard and six percent of residents are in overcrowded housing. The cost of rental housing in Troy has increased significantly, accentuating the need for additional workforce housing in the community. The proposed infill project is focused on demolishing blight, and improving the livability and streetscape of the neighborhood, and the requested densities will provide much needed affordable homes for individuals and families with incomes that are under 60% of the Area Median Income (AMI). All of the sites are situated in the R-2 Residential zoning district, with the exception of Site 5, which is situated in the Hoosic Waterfront District, according to the City of Troy Zoning Map. The proposed housing is a permitted use in these zoning districts. The projects for all of the sites require area variances from the City Zoning Board of Appeals. The proposed site plan for each site includes a zoning compliance table which indicates the area variance(s) that are requested for each site. Table 1 provides a list of the requested area variance(s) for each Site. This ZBA Addendum has been prepared to address the criteria that the Zoning Board of Appeals must consider prior to the granting of area variances. Page 1 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application Table 1: List of Variances Requested for Each Site SITE ZONING REQUIREMENT REQUIRED PER PROVIDED VARIANCE ZONING REQUESTED 1 Minimum lot area for two-family 3,500 SF per unit x 2,900 SF 4,100 SF 2 = 7,000 Minimum front yard 20 FT 3.32 FT 16.68 FT Minimum rear yard 30 FT 16.96 FT 13.04 FT Maximum density for two family 12 units per acre = 2 units 1.31 units 0.69 unit Minimum onsite parking spaces 2 spaces per unit = 0 spaces 4 spaces 4 spaces (+4 onstreet) 2 Minimum front yard 20 FT 6.55 FT 13.45 Minimum onsite parking spaces 2 spaces per unit = 7 spaces 1 space 8 spaces (+ 7 onstreet) 3 Minimum lot area for two-family 3,500 SF per unit x 10,000 SF 500 SF 3 = 10,500 SF Minimum front yard 20 FT 7.31 FT 12.69 FT Maximum density for two family 12 units per acre = 3 units 0.25 units 2.75 units allowed Minimum onsite parking spaces 2 spaces per unit = 0 spaces 6 spaces 6 spaces (+4 onstreet) 4 Minimum lot area for two-family 3,500 SF per unit x 5,026 SF 1,974 SF 2 = 7,000 SF Minimum front yard 20 FT 1 FT 19 FT Maximum density for two family 12 units per acre = 2 units 0.62 units 1.38 units allowed Minimum onsite parking spaces 2 spaces per unit = 0 spaces 4 spaces 4 spaces (+2 onstreet) 5 Minimum onsite parking spaces 2 spaces per unit = 11 spaces 49 spaces 60 spaces (+11 onstreet) 6 Minimum lot area for two-family 3,500 SF per unit x 18,500 SF 2,500 SF 6 = 21,000 SF Minimum front yard 20 FT 6.35 FT 13.65 FT Maximum density for two family 12 units per acre = 6 units 0.9 units 5.10 units Minimum onsite parking spaces 2 spaces per unit = 9 spaces 3 spaces 12 spaces (+2 onstreet) 7 Minimum lot area for two-family 3,500 SF per unit x 10,000 SF 4,000 SF 4 = 14,000 SF Minimum front yard 20 FT 5.38 FT 14.62 FT Maximum density for two family 12 units per acre = 4 units 1.25 units 2.75 units Minimum onsite parking spaces 2 spaces per unit = 0 spaces 8 spaces 8 spaces (+4 onstreet) 8 Minimum lot area for two-family 3,500 SF per unit x 1,980 SF 5,020 SF 2 = 7,000 SF Minimum lot width at frontage 50 FT 36.10 FT 13.9 FT Minimum front yard 20 FT 2.40 FT 17.6 FT Minimum side yard 5 FT each or 10 FT 4.22 FT (east) 0.78 FT (east) one side Minimum rear yard 30 FT 7.43 FT 22.57 FT Maximum density for two family 12 units per acre = 2 units 1.45 units 0.55 units Maximum lot coverage 50% 56% 6% Page 2 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application SITE ZONING REQUIREMENT REQUIRED PER PROVIDED VARIANCE ZONING REQUESTED Minimum onsite parking spaces 2 spaces per unit 8 spaces 2 spaces (3 existing units + (+2 onstreet) 2 new)= 10 spaces Although this list of requested variances may appear extensive, many of the requested variances are related, as discussed below. It should also be noted that the historic occupancy of many of the sites most likely contained numerous non-conformances with the current zoning regulations. Lot Area/Density (Sites 1, 3, 4, 6, 7, and 8) Variances from the minimum lot area per dwelling unit and maximum density are requested for Sites 1, 3, 4, 6, 7, and 8. The minimum lot area per dwelling unit and maximum dwelling unit density are essentially the same type of requirement, even though they are two separate requirements in the zoning code, resulting in two separate area variances for each site. North Central Troy is a very diverse, yet economically disadvantaged neighborhood. The proposed infill project is focused on demolishing blight, and improving the livability and streetscape of the neighborhood, and the requested densities will provide much needed affordable homes for individuals and families with incomes that are under 60% of the Area Median Income (AMI). Front Yards (Sites 1, 2, 3, 4, 6, 7, and 8) Variances from the minimum front yard setback requirement are requested for all sites with the exception of Site 5. The placement of the proposed buildings closer to the streetline is consistent with the front setbacks of the adjacent and nearby buildings in each neighborhood and is appropriate to create a downtown experience. This reinforces the sidewalk system, making walking more convenient, and promotes pedestrian use of the local businesses. Parking Spaces (All Sites) Variances from the minimum number of parking spaces of 2 spaces per dwelling unit are requested for all sites, due to the City’s minimum requirement of 2 offstreet parking spaces per dwelling unit. In a city environment, many adults do not own vehicles, and rely on public transportation, walking, and/or bicycle use. There is onstreet parking available at all of the sites, as indicated in Table 1. The actual parking needs of the proposed affordable dwellings are expected to be significantly less than the required parking, since many of the adult residents of the housing provided by TRIP and Unity House do not own vehicles. A poll of the residents of existing housing managed by TRIP showed that there were 83 vehicles for 201 apartments, which is equivalent to less than one vehicle for every two apartments, or a parking demand ratio of 0.41 spaces per apartment. A poll of the residents of housing managed by Unity House of Troy showed that 2 of its approximately 100 residents own a vehicle. Thus, the parking necessary for the proposed affordable dwellings would be significantly less than the required parking of 2 spaces per dwelling unit, and adequate parking is available with consideration of on-street parking spaces. A 30-unit apartment building is proposed for Site 5, located on Vanderhyden Street adjacent to the Unity House community facility. Based on the zoning regulations, Site 5 would require 44 parking spaces. A Parking Evaluation dated August 28, 2019, (Attachment A) was completed by a Chazen transportation engineer for the 30-unit building, which examined the parking needs of the Unity Page 3 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application House and the parking available in nearby lots plus available on-street parking. The Parking Evaluation indicates that the existing parking lot across Vanderhyden Street (which contains 11 spaces) will be reserved for residents of the proposed 30-unit building, and there are 11 onstreet parking spaces near the proposed 30-unit building. The proposed site plan provides 22 onsite parking spaces for the proposed 30-unit building. Based on the parking demand ratio resulting from the poll of existing TRIP/Unity House residents, the proposed 30 units yields an anticipated parking need of 13 parking spaces. Therefore, sufficient parking is available to serve the proposed 30-unit building without adversely affecting the Unity House parking needs. Rear Yard for Site 1 A 13.04-foot variance from the minimum rear yard of 30 FT is requested for Site 1 in addition to the other required variances for this site, since the proposed building is set back 16.96 feet from the rear property line. This existing parcel is only 50 feet in depth, thereby creating this need. The area of the adjacent parcel to the west along Site 1’s rear parcel line consists of lawn area; the building on the adjacent parcel is at least 50 feet from the parcel line. Site 8 In addition to variances for lot area/density, front setback, and parking, Site 8 requires variances from the minimum side and rear yards and maximum lot coverage. Site 8 was acquired from the Land Bank provided by the City of Troy, and is somewhat unique in that development of this site is limited by its very small size of 1,980 SF (0.045 acre). Essentially, any development of this site is likely to require lot area/density, setback and lot coverage variances. The previous building located on this site which recently demolished by the City had a larger footprint than the proposed building, and did not conform to current zoning regulations. The proposed redevelopment of this site will provide much needed affordable housing. 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 granting of the requested area variances for the project will not produce an undesirable change in the character of the neighborhood or a detriment to nearby properties, since the proposed use is consistent with other residential uses in the neighborhood. Figure 6 of the FEAF shows land uses in the vicinity of the sites. The proposed project represents redevelopment which will improve the sites significantly over existing conditions. The proposed redevelopment will be a community asset, as it is expected to increase property values in the neighborhood, and improve the character and aesthetics of the area. The proposed lot areas/densities are consistent with the density of many of the other parcels in the neighborhood, and are required in order to keep the housing affordable. The proposed front setbacks are consistent with the front setbacks of the adjacent and nearby properties. The smaller front setbacks are appropriate to create a downtown experience. This reinforces the sidewalk system, making walking more convenient, and promotes pedestrian use of the local businesses. Page 4 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application The parking needs of the proposed affordable housing is significantly less than the minimum parking requirement of 2 spaces per dwelling unit, and the parking provided, along with available onstreet parking, is expected to be adequate to serve the proposed dwelling units, without affecting the parking needs of nearby uses. Thus, the variances from the minimum required parking are not expected to negatively impact the neighborhood. The requested rear yard variance for Site 1 will not affect the character of the neighborhood since the area of the adjacent parcel along the rear property line consists of lawn; there are no buildings close to the rear property line of Site 1. The proposed development of Site 8 is similar to the previous development prior to demolition. 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 infill project is focused on demolishing blight, and improving the livability and streetscape of the neighborhood. The proposed project will provide much needed affordable homes for individuals and families with incomes that are under 60% of the Area Median Income (AMI). The requested densities are necessary to keep the units at affordable prices. The proposed layouts are the most practical for each site to provide the needed densities. The previous development of many of the sites likely contained existing nonconformances. There is no other feasible alternative by which the Applicant could achieve the desired affordable development and avoid the need for area variances. 4. Explain why you believe the proposed variance is not substantial. Lot Area/Density The requested variances from the minimum lot area range from 500 SF to 5,020 SF, and the requested variances from the maximum density range from 0.25 units to 1.45 units. Therefore, each of the sites for which these variances are requested have less than 1 or 2 more dwelling units than are allowed, which is not considered substantial. Front Setback The requested variances from the minimum required front yard setback range from 12.69 to 19.00 feet. Since the front yards provided for each site are consistent with the front yards of neighboring properties, these requested variances are not considered substantial. Rear Setback The requested rear yard variances from the required 30 feet are 13.04 FT (Site 1) and 22.57 feet (Site 8). Both of these sites are only 50 feet in depth, thereby creating this need. The requested variance for Site 1 is not considered substantial, since there is an area of lawn on the adjacent parcel along the rear yard of Site 1. Due to the small lot area of Site 8, any development of the site is likely to require variances from the yard requirements. Additionally, the former building on Site 8 which was demolished has a larger footprint than the proposed building. Thus, the variance is not considered substantial. Page 5 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application Side Setback The requested side yard variance for Site 8 from the required 5 feet is only 0.78 feet, which is not considered substantial. Additionally, the former building on Site 8 which was demolished has a larger footprint than the proposed building. Parking Spaces The requested variances from the required numbers of parking spaces for Sites 1, 2, 3, 4, 6, 7, and 8 range from 1 space to 8 spaces. The requested parking variance for Site 5 is 49 spaces. A poll of the residents of existing housing managed by TRIP showed the parking demand ratio of 0.41 spaces per apartment for residents of existing North Central Troy housing managed by TRIP, which is equivalent to less than one vehicle for every two apartments, or a parking demand ratio of 0.41 spaces per apartment. Since the parking necessary for the proposed affordable dwellings is expected to be significantly less than the required parking of 2 spaces per dwelling unit, and adequate parking is available with consideration of on-street parking spaces, the requested parking variances are not considered substantial. As previously described, the Parking Evaluation for Site 5 shows that with the dedicated and available spaces at the Unity House site on Vanderhyden Street and the parking provided onsite, sufficient parking is available to serve the 30-unit building. Therefore, the requested area variances for parking are not considered substantial. 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 project site is well-served by community services, and the proposed redevelopment will not adversely impact available community services or resources. All sites have adequate accessibility for fire and police protection. The overall project is expected to add approximately 20 new school children to the Troy City School District, and it is anticipated that the District has adequate capacity to handle this increase in school children. Street lighting is provided along most of the sites, thereby discouraging criminal activities. The benefits of this redevelopment are: o Provision of much needed affordable housing; o Re-use of abandoned or vacant property; and o Increase in the value of neighboring properties. The proposed redevelopment represents an improvement with regard to health, safety, and general welfare of the community. Eight of the 53 dwelling units will be dedicated ADA accessible, and 52 of the 53 dwelling units are designed with entrances that are ADA accessible. Therefore, the granting of the requested variances will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood. Page 6 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application 6. Explain why you believe the difficulty that requires the variance was not “self-created.” The difficulty is the need for affordable homes in North Central Troy, which was not created by the Applicant. North Central Troy is a very diverse, yet economically disadvantaged neighborhood. The Applicant has proposed the redevelopment project for the purpose of demolishing blight, and improving the livability and streetscape of the neighborhood, while providing much needed affordable homes for individuals and families with incomes that are under 60% of the Area Median Income (AMI). Development of Site 8 is limited by the small size of the parcel, and essentially any redevelopment of the site would likely require area variances. Therefore, the need for the requested variances was not self-created. Page 7 The Chazen Companies August 29, 2019 TRIP/Unity House of Troy – Hillside Views Neighborhood Revitalization Addendum to Area Variance Application ATTACHMENT A Parking Evaluation for Site 5 The Chazen Companies August 29, 2019  CAPITAL DISTRICT OFFICE 547 River Street Troy, NY 12180 P: 518.273.0055 or 888.539.9073 www.chazencompanies.com August 28, 2019 Mr. Joseph Gibbons, AIA, Principal SWBR Architects & Engineers PC 387 East Main Street, Suite 500, Rochester, New York, 14604 VIA EMAIL jgibbons@swbr.com Re: TRIP/Unity House of Troy - Infill Redevelopment Parking Evaluation, Parcel 5 Vanderhyden Street, Troy, NY Chazen Project #31938.00 Dear Mr. Gibbons: The Chazen Companies has completed a Parking Evaluation for the proposed apartment building on Vanderheyden Street (Parcel 5) in the City of Troy, NY. The project consists of demolishing an existing structure bounded by Vanderhyden Street, 5th Avenue, and Earl Street and building a facility with 30 units. The project is being undertaken by TRIP & Unity House of Troy. The intent of the parking evaluation is to identify the parking supply and demand needs of the current Unity House facility and to determine if there is a surplus of parking spaces under control by Unity House to accommodate the parking needs of the proposed 30-unit apartment building. A. Unity House Parking Supply and Demand Parking for Unity House is located at two private lots (Lots 1 and 2), a NYSDOT-owned lot under the Collar City bridge (Lot 4), a public lot also under the bridge, and on-street along the building frontage on 6th Avenue. The locations of the lots are shown on Figure 1, attached, and Table 1 below lists the number of spaces available for Unity House parking. A total of 82 spaces are available for Unity House. It is noted that Lot 3 owned by Unity House is leased to Conifer Park for their use and is not included in the supply total. Table 1 Unity House Parking Supply Designated Parking Location1 Spaces Lot 1 23 Lot 2 11 Lot 4 28 Adjacent Public Lot 13 On-street Frontage 7 TOTAL 82 Notes: 1. Lot 3 is leased to Conifer Park. New York: Hudson Valley • Capital District • North Country • Westchester Tennessee: Nashville • Chattanooga Oregon: Portland Chazen Engineering, Land Surveying & Landscape Architecture Co. DPC (NY) • Chazen Engineering Consultants, LLC (TN/OR) Joseph Gibbons, AIA, Principal August 28, 2019 Page 2 of 2 Information for the parking demand at Unity House was provided by Unity House representatives and includes full and part-time employees, volunteers and interns, and visitors attending programs. The number of visitors to Unity House is unknown but most do not drive; additionally, the duration of their visits is short-term on the order of 30-90 minutes. Therefore, a nominal number of visitors is included in the demand estimates. Table 2 presents the parking demand and shows that 62 spaces are needed to meet the demand. Table 2 Unity House Parking Demand User Number Percent Vehicles Spaces that Drive Needed Employees Full-time On-Site 43 90% 39 39 Full-time Off-site 30 100% 30 01 Part-time On-site 25 20% 5 5 Volunteers/Interns Morning 14 90% 13 13 Afternoon 12 90% 11 112 Visitors 53 100% 5 5 Total Spaces Needed 62 Notes: 1. Full-time off-site employees report momentarily to work and then leave for the day to work off-site before returning late in the day, again momentarily; therefore, they have not been included in the parking demand need. 2. Demand is higher in the morning; therefore, afternoon demand is not included in the total. 3. The number of visitors is unknown; most visitors do not drive and arrive by public transportation, taxi, or walk. Review of Tables 1 and 2 show that there is a surplus of 20 parking spaces for Unity House. B. 30-Unit Apartment Building Supply and Demand Unity House’s Lot 2 (containing 11 spaces) will be reserved for residents of the apartment building. Additionally, there is an excess of 9 spaces (20 surplus spaces minus Lot 2 of 11 spaces) from Unity House that can also be used by residents. Therefore, the total parking supply for the apartments is 20 spaces. Per City zoning code, two parking spaces per unit are required, yielding a need of 60 spaces for the apartments. A parking inventory conducted by TRIP of 201 apartments under their management showed a total of 83 vehicles, which equates to a parking demand ratio of 0.41 spaces per apartment. Applying the demand ratio to the proposed 30 units yields a parking need of 13 spaces. Therefore, the available parking supply of 20 spaces noted above is sufficient to meet the parking needs of the residents. Further, there are an additional 11 on-street parking spaces in front of this building. A variance from the City’s zoning requirements is appropriate and should be requested. Please call me if you have any questions regarding this evaluation. Sincerely, Thomas R. Johnson, P.E., PTOE Transportation Services Manager Attachment cc: Jim Connors (Chazen) \\chazencompanies.com\chazen\projects\31900-31999\31938-00 TRIP-Unity House Hillside Views Apts\ENG\parking\Parking Evaluation_R3.docx  B5 Lot 2 Lot 3 Va n d erhyd en S tree t Lot 1 HWD HWD ue t Str ee 5t h A ven Earl 1 st S tre et Lot 4 Nor th Public Parking (Under Overpass) 787 6t h Av e nu e Hoo s ic k St re et Project Site #5 Unity House Community Gardens Unity House Parking City Owned Parcels County Tax Parcels Zoning Service Layer Credits: B5 HWD HWD Entire Area within Archeological Sensitive Area Feet 0 30 60 120 TRIP/Unity House - Hillside Views Apartments Drawn: RL-B CHAZEN ENGINEERING, LAND SURVEYING & LANDSCAPE ARCHITECTS CO., P.C. Date: Dutchess County Office: Capital District Office: North Country Office: 08/23/2019 Parking in the Vicinity of Site #5 21 Fox Street 547 River Street 20 Elm St, Suite 110 Scale: Poughkeepsie NY. 12601 Troy NY. 12180 Glens Falls, NY 12801 1 inch = 60 feet Phone: (845) 454-3980 Phone: (518) 273-0055 Phone: (518) 812-0513 Project: Engineers/Surveyors Planners 31938.00 Environmental Scientists This map is a product of The Chazen Companies. It should be used for reference purposes only. Reasonable efforts have been made to ensure the accuracy Landscape Architects of this map. The Chazen Companies expressly disclaims any responsibilities or liabilities from the use of this map for any purpose other than its intended use. City of Troy - Rensselaer County, NY Figure: 1