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Five Area Variances for AMJ Properties/Funshine Daycare Commercial Facility

↑Meetings/Resolutions/16-09
Activeformal_resolutionongoingGrant five area variances to permit alterations to parking aisle width, parking area and play area setbacks, building coverage, and lot coverage for a commercial daycare center expansion on a 1.204 acre lot in the RD1.5 zoning district.
First seen
2016-11-09
Latest event
2016-11-09
adopted
Expires
—

Resolution text

RESOLVED

  1. Variance 1 for outdoor play area setbacks is granted based on the findings that the variance will not produce an undesirable change to neighborhood character, the needs cannot be achieved otherwise, the variance is not substantial, the variance will not affect environmental conditions, the hardship was not self-created, and the variance is the minimum necessary
  2. Variance 2 for parking aisle width is granted based on similar findings that the variance meets all criteria of the balancing test
  3. Variance 3 for parking area side yard setback is granted based on the Board's determination that all criteria of the balancing test are satisfied
  4. Variance 4 for building coverage and open space between front building line and public right of way is granted with the revised calculation of 11.39% building coverage
  5. Variance 5 for total lot coverage is granted based on the Board's finding that the redesign increases green space and decreases impervious cover, thereby improving environmental conditions
  6. All five area variances are hereby adopted and approved
Show preamble — 12 WHEREAS clauses
  • WHEREAS, AMJ Properties, doing business as Funshine Daycare, represented by Don Triebel, seeks five area variances for modifications to their daycare facility at 208 Rockefeller Lane
  • WHEREAS, Variance 1: to permit an outdoor play area with side yard setbacks of 10.5' and 10.1', and a rear yard setback of 10.89', where a minimum of 200 square feet per child and minimum of 50 feet for side and rear setbacks are required under Section 143-77
  • WHEREAS, Variance 2: to permit a parking area with a parking aisle width of 24', where a 26' aisle width is required under Section 143-26(B)(2)(d)(1)(e)
  • WHEREAS, Variance 3: to permit a parking area with a side yard setback of 10', where the minimum setback of 20' or greater is required under Section 143-26(B)(2)(b)
  • WHEREAS, Variance 4: to permit building coverage of 11.39% (revised from 10.95%), where maximum building coverage permitted in the R1.5 zoning district is 10%, and to permit less than 40% of required minimum open space between the front building line and public right of way
  • WHEREAS, Variance 5: to alter the total lot coverage from the existing amount to 32.59% resulting in open space of 67.41%, where 70% is required in the R1.5 zoning district, through demolition of an existing building and construction of a new building
  • WHEREAS, The applicant proposes to demolish a dilapidated shed and construct a 1500 square foot addition to the main building containing office space and an indoor play area
  • WHEREAS, The addition will be approximately 4.5 feet higher than the main building with a half-story design for mechanicals only, substantially lower than neighboring trees estimated at 30 feet
  • WHEREAS, The facility currently has 60-65 children enrolled out of a legal capacity of 93 children and daily headcount of 20-45
  • WHEREAS, Neighbors at 224 Rockefeller Lane initially expressed concerns about building height and views but confirmed they have no objection to the variances
  • WHEREAS, A neighboring resident at 212 Rockefeller Lane expressed support for the project
  • WHEREAS, The Board conducted the balancing test for each variance and the SEQR review

Lifecycle (1 event)

2016-11-09adoptedvote: unanimous
Approve all five area variances for AMJ Properties/Funshine Daycare at 208 Rockefeller Lane (Appeal 16-09).
moved by Munn · seconded by Hegstetter
Show text snapshot for this event
Resolved
  1. Variance 1 for outdoor play area setbacks is granted based on the findings that the variance will not produce an undesirable change to neighborhood character, the needs cannot be achieved otherwise, the variance is not substantial, the variance will not affect environmental conditions, the hardship was not self-created, and the variance is the minimum necessary
  2. Variance 2 for parking aisle width is granted based on similar findings that the variance meets all criteria of the balancing test
  3. Variance 3 for parking area side yard setback is granted based on the Board's determination that all criteria of the balancing test are satisfied
  4. Variance 4 for building coverage and open space between front building line and public right of way is granted with the revised calculation of 11.39% building coverage
  5. Variance 5 for total lot coverage is granted based on the Board's finding that the redesign increases green space and decreases impervious cover, thereby improving environmental conditions
  6. All five area variances are hereby adopted and approved
Whereas
  • WHEREAS, AMJ Properties, doing business as Funshine Daycare, represented by Don Triebel, seeks five area variances for modifications to their daycare facility at 208 Rockefeller Lane
  • WHEREAS, Variance 1: to permit an outdoor play area with side yard setbacks of 10.5' and 10.1', and a rear yard setback of 10.89', where a minimum of 200 square feet per child and minimum of 50 feet for side and rear setbacks are required under Section 143-77
  • WHEREAS, Variance 2: to permit a parking area with a parking aisle width of 24', where a 26' aisle width is required under Section 143-26(B)(2)(d)(1)(e)
  • WHEREAS, Variance 3: to permit a parking area with a side yard setback of 10', where the minimum setback of 20' or greater is required under Section 143-26(B)(2)(b)
  • WHEREAS, Variance 4: to permit building coverage of 11.39% (revised from 10.95%), where maximum building coverage permitted in the R1.5 zoning district is 10%, and to permit less than 40% of required minimum open space between the front building line and public right of way
  • WHEREAS, Variance 5: to alter the total lot coverage from the existing amount to 32.59% resulting in open space of 67.41%, where 70% is required in the R1.5 zoning district, through demolition of an existing building and construction of a new building
  • WHEREAS, The applicant proposes to demolish a dilapidated shed and construct a 1500 square foot addition to the main building containing office space and an indoor play area
  • WHEREAS, The addition will be approximately 4.5 feet higher than the main building with a half-story design for mechanicals only, substantially lower than neighboring trees estimated at 30 feet
  • WHEREAS, The facility currently has 60-65 children enrolled out of a legal capacity of 93 children and daily headcount of 20-45
  • WHEREAS, Neighbors at 224 Rockefeller Lane initially expressed concerns about building height and views but confirmed they have no objection to the variances
  • WHEREAS, A neighboring resident at 212 Rockefeller Lane expressed support for the project
  • WHEREAS, The Board conducted the balancing test for each variance and the SEQR review
Subject key: amj_properties_funshine_variances_16_09