100-08-BZ
APPLICANT – Rothkrug, Rothkrug & Spector, LLP, for Cee Jay Real Estate Development Company, owner.
SUBJECT – Application April 21, 2008 – Variance (§72-21) for the construction of a two-story with basement single family residence, contrary to front yard regulations (§23-45) and within the bed of a mapped, un-built street, contrary to General City Law Section 35. R2 zoning district.
PREMISES AFFECTED – 205 Wolverine Street, northwest of intersection of Wolverine Street and Thomas Street, Block 4421, Lot 167, Borough of Staten Island.
COMMUNITY BOARD #3SI
APPEARANCES –
For Applicant: Todd Dale.
ACTION OF THE BOARD – Application granted on condition.
THE VOTE TO GRANT –
Affirmative: Chair Srinivasan, Vice Chair Collins, Commissioner Ottley-Brown, Commissioner Hinkson and Commissioner Montanez ...... 5
Negative:...... 0
THE RESOLUTION –
WHEREAS, the decision of the Staten Island Borough Commissioner, dated March 19, 2008, acting on Department of Buildings Application No. 510016304, reads in pertinent part:
“Front yard is deficient as per New York City Zoning Resolution section 23-45. Therefore Board of Standards and Appeals approval is required for the variance;” and
WHEREAS, this is an application under ZR § 72-21, to permit, within an R2 zoning district, the proposed construction of a two-story single-family home that does not provide the required front yards, contrary to ZR § 23-45; and
WHEREAS, the applicant filed a companion case under BSA Calendar No. 101-08-A pursuant to Section 35 of the General City Law, to allow the proposed building to be constructed within the bed of a mapped street; this application was granted on the date hereof and is addressed within a separate resolution; and
WHEREAS, a public hearing was held on this application on May 19, 2009 after due notice by publication in The City Record, with continued hearings on July 14, 2009, August 18, 2009, October 6, 2009, and October 27, 2009, and then to decision on December 8, 2009; and
WHEREAS¸ the premises and surrounding area had site and neighborhood examinations by Chair Srinivasan and Commissioner Montanez; and
WHEREAS, Community Board 2, Staten Island, recommends disapproval of this application; and
WHEREAS, City Councilmember James S. Oddo provided testimony in opposition to this application; and
WHEREAS, the Richmondtown and Clarke Avenue Civic Association provided testimony in opposition to this application; and
WHEREAS, certain members of the community testified in opposition to this application; and
WHEREAS, collectively, the parties who provided testimony in opposition to the proposal are the “Opposition;” and
WHEREAS, specifically, the Opposition raised the following primary concerns: (1) the proposed home is not compatible with neighborhood character; (2) the site should remain vacant for common open space; and (3) the claimed hardship was self-created based on the purchase of the lot; and
WHEREAS, the site is located on the southwest corner of Wolverine Street and Thomas Street, within an R2 zoning district; and
WHEREAS, the site has 30’-6” of frontage on Wolverine Street, 101’-9” on Thomas Street, and a total lot area of 3,080.5 sq. ft.; and
WHEREAS, the site is currently vacant; and
WHEREAS, the applicant proposes to construct a two-story single-family home; and
WHEREAS, the proposed home will have the following complying parameters: 1,502 sq. ft. of floor area (0.49 FAR); an open space ratio of 154 percent; a side yard with a width of 5’-0” along the southern lot line; a front yard with a depth of 20’-0” along the eastern lot line; a rear yard with a depth of 35’-5” along the western lot line; a wall height of 23’-9”; and a total height of 33’-6”; and
WHEREAS, however, the applicant proposes to provide a front yard with a depth of 5’-0” along the northern lot line (two front yards with minimum depths of 15’-0” each are required); and
WHEREAS, the applicant has provided documentation establishing that the subject lot is an undersized lot pursuant to ZR § 23-32; and
WHEREAS, the Board notes that ZR § 23-33 eliminates lot area and width requirements for single-family homes where the zoning lot was owned separately and individually from all adjoining tracts of land both on December 15, 1961 and on the date of the application for a building permit; and
WHEREAS, the applicant provided a title search and deeds reflecting that the site has existed in its current configuration since before December 15, 1961 and its ownership has been independent of the ownership of the adjoining lot; and
WHEREAS, the Board notes that ZR § 23-33 would eliminate a lot area and width requirement for a single-family dwelling, but not the front yard objection; and
WHEREAS, the applicant states that front yard relief is necessary for reasons stated below; thus, the instant application was filed; and
WHEREAS, the applicant states that the following is a unique physical condition, which creates practical difficulties and unnecessary hardship in developing the subject site in compliance with underlying district regulations: the narrowness of the subject site; and
WHEREAS, the applicant represents that the requested front yard waiver is necessary to develop the site with a habitable home; and
WHEREAS, specifically, the applicant represents that the pre-existing lot width of 30’-6” cannot feasibly accommodate a complying development; and
WHEREAS, the applicant states that the subject site is a corner lot, which requires two front yards of 15 feet each; and
WHEREAS, the applicant further states that the building would be left with an exterior width of approximately 10’-0” if front yard regulations were complied with fully; and
WHEREAS, the applicant represents that a complying home would therefore have unreasonably narrow rooms and no interior corridors; and
WHEREAS, accordingly, the applicant represents that the front yard waiver is necessary to create a home of a reasonable width; and
WHEREAS, the applicant submitted a radius diagram reflecting that every developed lot within a 400-ft. radius of the subject site has a lot width of at least 40 feet, and the subject site is one of only two vacant lots within that radius; and
WHEREAS, based upon the above, the Board finds that the cited unique physical condition creates practical difficulties in developing the site in strict compliance with the applicable front yard regulations; and
WHEREAS, the Board has determined that because of the subject lot’s unique physical condition, there is no reasonable possibility that compliance with applicable zoning regulations will result in a habitable home; and
WHEREAS, the applicant represents that the proposed variance will not negatively affect the character of the neighborhood, or impact adjacent uses; and
WHEREAS, the applicant submitted a 400-ft. radius diagram reflecting that the surrounding neighborhood is characterized by single-family detached homes; and
WHEREAS, the applicant notes that the proposed bulk is compatible with nearby residential development and that that it complies with all relevant bulk regulations; and
WHEREAS, specifically, the applicant notes that the proposed home complies with the R2 zoning district regulations for use, FAR, side yards, rear yards, open space ratio, height, and parking; and
WHEREAS, therefore, the Board finds that this action will neither alter the essential character of the surrounding neighborhood nor impair the use or development of adjacent properties, nor will it be detrimental to the public welfare; and
WHEREAS, the applicant states that the unnecessary hardship encountered by compliance with the zoning regulations is inherent to the site’s narrow width; and
WHEREAS, the Opposition contended that the applicant’s hardship was instead created by its purchase of the subject lot, which requires the requested variance to build a habitable home; and
WHEREAS, the Board notes that the (d) finding under ZR § 72-21 specifies that the purchase of a zoning lot subject to the cited hardship shall not constitute a self-created hardship; and
WHEREAS, the Board finds that the hardship herein was not created by the owner or a predecessor in title, but is a result of the historic lot dimensions; and
WHEREAS, the Board finds that this proposal is the minimum necessary to afford the owner relief; and
WHEREAS, thus, the Board has determined that the evidence in the record supports the findings required to be made under ZR § 72-21.
Therefore it is Resolved that the Board of Standards and Appeals issues a Type II Declaration under 6 NYCRR Part 617.5 and 617.13, §§ 5-02(a), 5-02(b)(2), and 6-15 of the Rules of Procedure for City Environmental Quality Review, and makes the required findings under ZR § 72-21 to permit, within an R2 zoning district, a two-story single-family home that does not provide the required front yards, contrary to ZR § 23-45; on condition that any and all work shall substantially conform to drawings as they apply to the objections above noted, filed with this application marked “Received February 6, 2009”– (5) sheets and “August 11, 2009”-(6) sheets; and on further condition:
THAT the parameters of the proposed building shall be as follows: a maximum floor area of 1,502 sq. ft. (0.49 FAR), an open space ratio of 154 percent, a side yard with a width of 5’-0” along the southern lot line; a front yard with a depth of 20’-0” along the eastern lot line; a front yard with a depth of 5’-0” along the northern lot line; a rear yard with a depth of 35’-5” along the western lot line; a wall height of 23’-9”; a total height of 33’-6”; and parking for a minimum of two cars, as per the BSA-approved plans;
THAT the internal floor layouts on each floor of the proposed building shall be as reviewed and approved by DOB;
THAT there shall be no habitable room in the cellar;
THAT if required, a Builder’s Pavement Plan shall be filed and approved by DOT prior to the issuance of a building permit;
THAT this approval is limited to the relief granted by the Board, in response to specifically cited and filed DOB/other jurisdiction objection(s) only;
THAT the approved plans shall be considered approved only for the portions related to the specific relief granted;
THAT significant construction shall proceed in accordance with ZR § 72-23;
THAT the Department of Buildings must ensure compliance with all other applicable provisions of the Zoning Resolution, the Administrative Code, and any other relevant laws under its jurisdiction irrespective of plan(s)/configuration(s) not related to the relief granted.
Adopted by the Board of Standards and Appeals, December 8, 2009.