Conservation Board

BOARD OF APPEALS ZONING CALENDAR NO NOVEMBER 4, 2020 Z-2020-10 Mr. Dante Melo, 36 Independence Street, SBL 125.72-4-22 Application related to conversion to a two-family dwelling. The Board of Appeals at its March 4, 2020 meeting granted an extension to their approval of ZBA Application Z- 2017-30 for the conversion of 36 Independence Street to a two-family dwelling. The requirement for off street parking for a two-family dwelling is four (4) parking spaces. However, due to site plan limitations, only three (3) parking spaces can legally fit on the site. Therefore, the applicant requests an area variance for off street parking as follows: Required Existing Proposed Variance 1. Off Street Parking 4 2 3 1 OUTCOME: DENIED Z-2020-14 Mr. Par Johnsson, 6 Coolidge Avenue, SBL 130.16-2-5 Application to widen driveway. Work on the existing driveway consisted of increasing the width by 3’0” along the east side of the driveway. This portion fronts the property’s side yard and conforms to the Zoning Ordinance. The other portion of the work adds an additional paved area of approximately 8’-0” wide by 20’-0” long to the west side of the existing driveway. This area is located in the front yard in front of the dwelling and does not comply with Section 8.6.1.4 of the Zoning Ordinance. Therefore, the applicant requests an area variance from the Board of Appeals from this Section of the Ordinance. OUTCOME: GRANTED WITH CONDITIONS Z-2020-15 NW Plains Venture, LLC, 20 Haarlem Avenue, SBL 120.19-3-1 Submission of proposed development site plan for two (2) multi-family dwellings. A review of the multi-family site plan known as 20 Haarlem Avenue, prepared by Perkins- Eastman, dated July 6, 2020 indicates two (2) six (6) story multi-family residential buildings and a park on the three (3) lot development site. The property is located in the LI-M2 Zone and the Common Council is the approving agency. However, prior to approval, the proposed building at 20 Haarlem Avenue will require an area variance for height as follows: Required Existing Proposed Variance 1. Maximum Height 70’-0” - 71.83’ 1.83’ OUTCOME: GRANTED Z-2020-17 Mr. & Mrs. David I. Barish, 30 Colonial Road, SBL 126.18-4-1 Application to construct an addition. A review of the eight (8) sheet construction drawings set, from sheet T-100.01 to A-300.00, dated August 17, 2020, prepared by Taylor Associates Architects, indicates a proposed one (1) story front yard addition. The property is located in the R1-30 Zone. The proposed addition will require the following area variance: Required Existing Proposed Variance 1. Front Yard Setback 75’-0” 92.2’ 55.2’ 19.8’ OUTCOME: ADJOURNED Page 1 of 5 Page 2 of 5  BOARD OF APPEALS ZONING CALENDAR NO NOVEMBER 4, 2020 ….continued Z-2020-18 Mr. & Mrs. Matthew Zeppieri, 4 Stanley Road, SBL 131.15-1-5 Application to construct a deck. A review of drawings A010, A100 and A200 dated August 14, 2020, prepared by RPD Architecture & Design, indicates the removal of a non-compliant, non-permitted deck to be replaced with a new rear yard deck. The property is located in the R1-12.5 Zone and is legally existing non-conforming with respect to side yard setbacks. The proposed rear yard deck will require the following area variance: Required Existing Proposed Variance 1. Combined Two Side Yard 40’-0” 33’-1” 34’-1” 5’-11” Setback OUTCOME: GRANTED Z-2020-19 William J. Sparks Living Trust, 266 Central Avenue, SBL 125.65-1-1 Application to amend special permit, install new gas dispensers and construct new overhead canopies. A review of drawings A-01.00, CN-1.0 and a survey with date stamp of August 18, 2020, submitted by Robert Stanziale Architect PC, indicates the installation of five (5) new gas dispensers to replace the three (3) existing dispensers and the construction of two (2) accessory structure overhead canopies. The premises are located in the B-3 Zone where a motor vehicle station is a special permit use per Section 5.1 Use Regulations. The approval agency for such special permit is the Board of Appeals in accordance with Section 6.2. The proposed additions will require an amendment to the special permit in addition to area variances for the accessory structures and to the special building setback as follows: Required Existing Proposed Variance 1. Accessory Structure Height 15’-0” - 17’-6” 2’-6” 2. Accessory Structure Rear Lot Line Setback 15’-0” - 5’-0” 10’-0” 3. Special Building Setback 15’-0” - 5’-0” 10’-0” OUTCOME: ADJOURNED Z-2020-20 Mr. Thomas Devine, 37 Ethelridge Road, SBL 138.06-5-6 Application for an addition and garage. A review of drawings SP-1, A-1 and A-2 dated August 31, 2020, prepared by Charles H. Savigny, Architect, indicates a new one (1) story rear yard addition and construction of a two (2) car detached garage. The property is located in the R1-12.5 Zone and is legally existing non-conforming with respect to lot area, lot frontage, one side and combined side yard setbacks. The proposed addition will require the following area variances: Required Existing Proposed Variance 1. One Side Yard Setback 20’-0” 17.8’ 17.8’ 2.2’ 2. Combined Two Side Yards 40’-0” 34.5’ 34.5’ 5.5’ Setback OUTCOME: GRANTED Page 3 of 5  BOARD OF APPEALS ZONING CALENDAR NO NOVEMBER 4, 2020 ….continued Z-2020-21 Mr. Phil Schanzer, 127 Hillair Circle, SBL 138.09-10-10 Application to construct an addition. A review of the eight (8) sheet construction drawing set, from sheet A-000 to A700, with latest date of July 9, 2020, prepared by RPD Architecture & Design, indicates a proposed two (2) story front yard addition. The property is located in the R1-20 Zone and is legally existing non-conforming with respect to one side yard setback. The proposed addition will require the following area variance: Required Existing Proposed Variance 1. One Side Yard Setback 20’-0” 16.9’ 19’-0 ½” 0’-11 ½” OUTCOME: GRANTED Z-2020-22 Mr. Bruce Kaufman, 16 Devonshire Drive, SBL 138.11-4-3 Application for an extension of the resolution to build an addition. OUTCOME: GRANTED 1 YEAR EXTENSION NEW APPLICATIONS NO APPEARANCE Z-2020-23 Ms. Rebecca Pagan, 84 Lincoln Avenue, SBL 125.73-3-22 Application to construct a portico. A review of drawings A0, A0.1 and A1 dated September 21, 2020, prepared by Tyler Architecture & Planning, indicates the proposed addition of a front portico. The property is located in the R1-5 Zone and is legally existing non-conforming with respect to combined two side yard setback. The proposed portico will extend into the front yard setback and require the following area variance: Required Existing Proposed Variance 1. Front Yard Setback 25’-0” 25.8’ 22.03’ 2.97’ Z-2020-24 Jennifer & Kristine Conley, 15 Gedney Esplanade, SBL 131.14-8-2 Application to construct an addition. A review of drawings A1.0 and A2.0 dated September 28, 2020, prepared by Lisa Piper Gilbert, Architect, indicates the removal of the existing attached garage and the construction of a two (2) story dwelling over garage in its place. The property is located in the R1-12.5 Zone and is legally existing non- conforming with respect to one side yard and combined two side yard setbacks. The proposed addition will increase the non-conformity and require the following area variance: Required Existing Proposed Variance 1. Two Side Yards Setback 40’-0” 37.2’ 32.5’ 7.5’ Page 4 of 5  BOARD OF APPEALS ZONING CALENDAR NO NOVEMBER 4, 2020 ….continued NEW APPLICATIONS NO APPEARANCE Z-2020-25 136-158 Westmoreland LLC, 146 Westmoreland Avenue, SBL 130.25-4-3 Application to construct a new building. A review of the architectural plans, prepared by Papp Architects, originally dated July 18, 2016 taken from the Site Development set, indicate a proposed five (5) story plus roof top vestibule mixed use building. The development site is located in the LI-M Zone. The proposed rooftop vestibule contains occupiable space that is less than a third of the floor area of the story beneath it, and therefore constitutes a half story. The proposed building will require the following area variances: Required Existing Proposed Variance 1. Max. Height, Stories 4 - 5 1/2 1 1/2 2. Max. Building Height, Feet 50’-0” - 70’-8” 20’-8” Z-2020-26 Meryde Group of Hotels, LLC, 441 Central Avenue, SBL 125.72-8-1 Application to construct a hotel. A review of drawings C-100.00, Z-100.00, Z-101.00, A-100.00 to A-105.00 and A-200.00 to A-203.00 dated November 1, 2019, prepared by M.S. Savani Architect, PC, indicates the proposed construction of a four (4) story hotel. The property is located in the B-3 Zone where it is a special permit use with the Common Council as the approving agency. Per Section 6.4.5 of the Zoning Ordinance, the approving agency cannot take any action on this application unless and until all required variances have been approved by the Board of Appeals; therefore, the applicant requests the following variances: Required Proposed Variance 1. All Building Coverage 80% 84.57% 4.57% 2. Rear Yard Setback 15’-0” 0’-6” 14’-6” Page 5 of 5