Documents

application 7 pages Scanned/OCR — text may contain errors

Also attached to this agenda item: 155 Grand St Preliminary Site Plans 2.4.25 155 Grand Street Aerial 155 Grand Street DRAFT Resolution 2.25.25 155 Grand Street Final Plan ZBA Submission 2.4.25

# Zoning Board of Appeals Village of Croton-on-Hudson Rece"Ay plication (ZBA Engineering Department . . Stanley H. Kellerhouse Municipal Building f- G b LF 2075 (Form # Eng §230 160) Van Wyck Street : Tel: 914-271-4783 Engineers Office ; engineering@crotononhudson-ny gov , (Revised 05 2024) Application Date: 2/4/2025 Application #: 20250042 Type of Application: Area O Special Permit O Appeal C1 Interpretation O Use O Fence NYS SEQR (§617) Actions: O Typel- Submit long EAF and CAF i TypeII- Not subject to SEQR (area variances for 1, 2 and 3 family homes and lot line variances and individual setback variances) EAF & CAF not required O Unlisted- Submit short EAF (long EAF may be required) and CAF Other Involved Agencies: O Village Board DO Planning Board 0) Other: Property Information: Section: 67.2 Block: 3 Lot: #200 Property Location (street address): 155Grand Street Zoning District ORAS ORAI QORA25 ORA4O~ @RB (2 family) ORC Multiple Residence Limited Office OO-1 00-2 Commercial O C1 Central 0 C2 General O Gateway overlay Other O LI Light Industrial O WC Waterfront 0 WD Waterfront Development Current Use: O 1 Family 0 2 Family O 3 Family O Multi Family i Vacant Lot O Commercial/Other (description): i Applicant Information: (if other than owner, supply a letter from the property owner authorizing application) fm Owner DO Tenant D Contractor/Vendor D Attorney C1 Engineer O Architect OOther: 7 eel _ _ LastName: = First Name: = MI: Company: Brook St Commercial LLC Address: 15 Warren Road, Croton-on-Hudson, NY 10520 Address: _ _ - Ss Phone ¢: —_—_—_—_—s Cell #: i): i -i s — —h—h— eee Property Owner: fi Same As Above LastName: ——“‘“‘“‘is™ First Name: MI: Company: Address: _ -_ en Address) ts Phone #: Cell #: E-mail: _ General Application requirements: 1. Forms & fees: This completed application plus seven (7) copies (total of 8) plus eight (8) copies of the supporting documentation shall be submitted by the applicant, accompanied by the applicable fee. Electronic version (pdf, jpeg, other) of all documents must be submitted with the application. Appropriate photographs of the property and surrounding properties should be submitted. Please note the application fee is non-refundable even in the event the application is withdrawn. 2. Content of submission: Application shall fully set forth the circumstances of the case, accompanied by a proposed plan showing the size and location of the lot, a site plan showing location of all buildings and proposed facilities, including access drives, parking areas, landscaping and streets. Each application shall refer to the specific provision ZBA Application - Page 1 of 4 of the chapter and the interpretation that is claimed, details of the variance that is applied for and the grounds on which it is claimed that the same should be granted, or the use for which the special permit is sought. 3. Drawings, elevation plans, and surveys must reflect what is existing and what is proposed and must be submitted at the time of application. Failure to do so may result in your application being deemed incomplete. 4. Ifarecent sale of the property has taken place, please submit proof of ownership. 5. If you are in contract to purchase, please submit a notarized letter from the current owner stating that the applicant has his/her permission to file on his/her behalf and applicant is not the owner. 6. Applications must be submitted 21 days prior to the date of the hearing in order to meet required deadline dates for Legal Noticing. ZBA meetings/hearings are usually held on the 2"? Wednesday of each month at 8 PM. 7. Ifthe application is approved by the Zoning Board of Appeals a building permit is needed, a separate application for the building permit will need to be submitted. 8. Appeal: shall be taken within 60 days after the filing of any order, requirement, decision, interpretation or determination by filing with the administrative official and the ZBA, a notice of appeal specifying the grounds of appeal and relief sought. 10. Stay upon appeal: an appeal shall stay all proceedings in furtherance of the action appealed from, unless it is determined that the stay would cause imminent peril to life or property, in which case, proceedings shall not be appealed other than by a restraining order which may be granted by the ZBA or by a court of record on application. Village Code Section(s): 230-34 Description of variance requested: Requesting a total of 3 variances for the construction of a new single family home on a vacant lot (with an existing garage that has a previously granted variance). 1) A variance for a 3-story house where 2 1/2 stories are permissible. —-_ 2) A tolal side yard variance where 20'ft is required and only 16.2ftis provided = Bn 3) A variance for the lot width as 50ft is required and 44.3 ft provided ; 5 —— (can use separate paper if necessary) Required setbacks: Proposed Setbacks: Variance Requested: Side Yard Total Side Yard 20 ft 16.2 ft 3.8 ft Front Yard Rear Yard Lot Width 50 ft 44.3 ft 5.7 ft ‘Other —~—S ‘25Stories 3Stories t—™S O5Stories tt” The ZBA shall take into consideration the benefit to the applicant if the variance is granted as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such a grant. To be considered: 1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties; 2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance; 3. Whether the requested area variance is substantial; 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; 5. Whether the alleged difficulty was self-created, which consideration shall be relevant to the decision of the ZBA but shall not necessarily preclude the granting of the area variance, Please provide a detailed regponse to all five factors above: "See ooskadl a _ _ en _ _ (can use separate paper if necessary) ZBA Application - Page 2 of 4 Have any previous area variance applications been made? Byes Ono _Ifso, give date: 9/24/2024 Description of previous variance: The previous owner was granted (2) side yard variances from Village Zoning Code Section 230-40 (A)(1)(B) for an existing detached garage on lot 12. SEE ATTACHED. Sos G\oc Jno ob Sqr Ca Sau he__ 2. Special Permit Village Code Section(s): Special Permit Description: Explanation: NIA (can use separgté paper if necessary) Have any previous special permit applications been mad Dyes Ono _Ifso, give date: Description of previous special permit: NIA Village Code Section(s): Description of administrative decision or order (include copy): m NIA (can use separate’ paper if necessary) Date of decision or order: Explanation of reason for appeal: NIA a ee ae (can useeparate paper if necessary) _— 7 4. Interpretatio Village Code Sectign(s): Description of proposed project or improvement; NIA ee een Explanation/describe request: ZBA Application - Page 3 of 4 Village Code Section(s): Existing Use of Property: N/A Proposed Use of Property: No use variance shall be granted by the ZBA without a showing by the applicant that cpysale zoning regulations and restrictions have caused unnecessary hardship. These four criteria must be satisfied: 1. Applicant cannot realize a reasonable return, provided that lack of ae ubstantial as demonstrated by competent financial evidence. 2. Alleged hardship relating to the property in question is uniq d does not apply to a substantial portion of the district or neighborhood. 3. Requested use variance, if granted, will not alter the essential character of the neighborhood. 4. Alleged hardship has not been self-created. Provide additional Information for all four factors above: — (can use separate paper if necessary) Have any previous use variance applications been made? Oyes Ono _Ifso, give date: Description of previous use variance: Answer Questions (1-5): 1. Ihave submitted required number of copies + documentation. Oyes Ono 2. Drawings, elevation plans & surveys have been submitted Oyes Ono 3. All required application information has been provided Oyes Ono 4. Proof of ownership, if applicable, has been provided Oyes Ono 5. Digital files of all documentation have been submitted Oyes Ono I certify that the above information is accurate, and I am the property owner or authorized by the owner to file this application on their behalf and that I will indemnify and hold the Village harmless against any damage or injury that may be caused by or arise out of any entry onto the property in connection with the processing of the application, during construction or performance of the work or within one year aftey Precompletion 0 work. Pp hoock STRET Coynmeecia| im alas Applicant’s Name (please print) Applicant's Signature Date Note: According to Section 230-164(E), “Unless work is commenced and diligently prosecuted within one (1) year of the date of the granting of a variance or special permit, such variance or special permit Shall become null and void.” For larger projects, a request can be made for a variance from §230-164(E) for up to a two year period. I request a 2 year variance: OYES NO FOR VILLAGE USE ONLY: i Is lot an existing small lot? Oyes Ono Note: If yes, lot area, lot depth and lot width exceptions are granted under Village Zoning Code 230-40G Decision Type: Decision Type: Date: Date: O Approved D Approved O Denied =.) 0 Denied Fee: $ 3 iS Date paid: aly las Rec’d by: At ; ZBA Application - Page 4 of 4 555 Hudson Valley Avenue Suite 101 New Windsor New York 12553 ' . Main: 877 627 3772 Colliers & Design Project Narrative To: Village of Croton-On-Hudson Zoning Board of Appeals From: Colliers Engineering & Design Date: February 4, 2025 Subject: Project Narrative- 155 Grand Street Project No.: 24012219A Colliers Engineering & Design has prepared the attached Zoning Board Application documents, which include a Preliminary Site Plan for the existing tax lot 67.20-3-12. The Tax lot is located at the south-west corner of Grand Street and Bayview Terrace in the Village of Croton-on-Hudson. The total lot area is approximately 5,611 square feet, and is currently developed with an existing gravel parking area, retaining walls, and garage. The lot currently serves as a parking area for 153 Grand Street, which abuts the project to the south-west. The proposed development involves the construction of a three-story single-family home. The proposed home will have gross footprint of 1,009 square feet and 2,481 SF of habitable area. Additional site improvements include utility connections, land grading and retaining walls, 5 proposed parking spaces, and modifications to the road alignment along Bayview Terrace. Tax lot 67.20-3-12 is located in the village RB zoning district, where the use is permitted by right. However, the project proposes three area variances as described below: [en ae oa Tg PR To support the project's request for an area variance, the applicant has evaluated the five criteria to evaluate the potential detriment to the health safety and welfare of the neighborhood or community they are as follows: Accelerating success. ————— 155 Grand Street C lli “co Project No. 24012219A OMNES February 4, 2025 P : : peal 2 Engineering & Design 1, Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties; e¢ The requested variances would not produce an undesirable change to the character of the neighborhood. The requested area variances including side yard setback, lot width, and building height are common to the area and Grand Street. Additionally, project abuts a private drive and another three-story building owned by the applicant. 2. Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance ¢ The existing geometry of the lot is limiting and would potentially render any project conforming to the zoning code unviable as the building would be very thin and unmarketable. Therefore, the applicant is seeking an area variance for the project. 3. Whether the requested area variance is substantial; ¢ The lot width variance is for 5.7’ of the 50’ requirement = 11% e The Side yard variance is for 3.8’ of the 20’ requirement = 19% e The building height variance is for 0.5 sorties of the 2.5 story requirement = 20% Based on the above calculation that requested variances are not substantial. 4. Whether the proposed variance will have an adverse affect or impact on the physical or e The requested variances are in kind with other existing structures within the neighborhood and along Grand St. therefore there will be no adverse impact to the physical or environmental conditions of the district or neighborhood. 5. whether the alleged difficulty was self created which consideration shall be relevant to the discussion of the ZBA but shall not necessarily preclude the granting of the area variance. e The requested variance is self created because the current lot is vacant. It is our opinion that in order to create a viable project the requested variances need to be obtained. We look forward to further discussing the project and the requested variances with the board at the next zoning board of appeals meeting. RAProjects\2024\24012219A\Correspondence\OUT\Project Narrative_155 Grand St_Draft.docx RESOLUTION NOTICE IS HEREBY GIVEN THAT, Aron Lindholm, Owner, has applied to the Zoning Board of Appeals of the Village of Croton-on-Hudson (2) side yard variances from Village Zoning Code Section 230-40 (A)(1)(B) for an existing detached garage. The property, 153 Grand Street is located in the RB 2-Family Residential District and is designated on the Tax Maps of the Village of Croton-on-Hudson as Section 67.2 Block 3 Lot 12 & 13. This proposed action is considered a Type II Action under the State Environmental Quality Review Act (SEQRA) therefore, no Negative Declaration is required. A public hearing having been held after due notice, this Board, after reviewing the application and viewing the premises and neighborhood concerned, finds: 1. No undesirable change in the character of the neighborhood nor detriment to nearby properties will be produced by the granting of the variance. 2. The benefit sought by the applicant cannot be achieved by a method other than the requested variance; 3. The requested variance is not substantial; 4. The proposed variance will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; 5. The difficulty alleged by the applicant was not self-created. NOW, THEREFORE, BE IT RESOLVED, that a South side yard variance of 0.72’ft and a North side yard variance of 3.21’ ft for an existing detached garage be GRANTED subject to the following conditions, and further finds the variance granted herein is the minimum variance necessary and adequate. Motion: Mr. Weber Second: Mr. Mastronardi Vote: 3- AYES 0- NAYS (Chairperson Wagner, absent, Mr. Olcott, absent) Condition(s): 1. That, according to Section 230-164(E), “Unless work is commenced and diligently prosecuted within one (1) year of the date of the granting of a variance or special permit, such variance or special permit shall become null and void”. 2. That, the variance is granted based on the plans and other documents submitted in support of the 9/24/24