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Schenectady Board of Zoning Appeals
Minutes
January 14, 2026
I. CALL TO ORDER
Commissioner Gleason called the meeting to order at 6:30 PM
After calling the meeting to order, Commissioner Gleason explained to the members of the
public how the consideration of the applications would proceed. He stated that the applicants
would have an opportunity to make their presentation to the Board, followed by any members
of the public who would like to speak in favor of the application. Next, any members of the
public in opposition to the application would be invited to speak, followed by any further
discussion or questions the Board Members wished to put forth prior to the vote. He added
that after the initial presentation of the proposal the applicant would not be given another
opportunity to comment unless directly questioned by a Board Member. The meeting is being
recorded.
II. ROLL CALL
PRESENT: Jim Gleason, Chair; Helene Lester; Nora Wallace- Zoning Officer; Assistant
Corporation Counsel Andrew; Brendan Keller; Mary Zawacki; Mary D’Alessandro-Gilmore;
Kristen Faubion
EXCUSED: Vice Chair Dave Connelly
III. CONFLICT OF INTEREST CHECK
None.
IV. APPROVAL OF MEETING MINUTES
The minutes were approved for the December 10th, 2025 meeting. The motion was
made by Commissioner D’Alessandro-Gilmore and seconded by Commissioner
Keller.
The motion carried unanimously.
V. New Business
A. Janelle Morris seeks a use variance for 652 Sunset St (tax parcel # 49.46-1-7)
located in the R-1 Single-Family Residential district to permit the property to be
used as an “accessory parking area” which is not a permitted use for the district
(Schedule A Use Regulations for Residential Districts).

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B. Janelle Morris seeks an area variance for 652 Sunset St (tax parcel # 49.46-1-7)
located in the R-1 Single-Family Residential district to permit ancillary parking that
is not “contiguous to the lot which the principal use, being served by the ancillary
parking area is situated” (§264-102).
Janelle Morris presents the use variance and area variance to the board stating she is proposing
the variances to utilize the vacant lot across the street from her home. Ms. Morris states that the
vacant lot has been a nuisance for dumping and not maintained for the last four years that she has
lived on Sunset St. She states her property is a two-family dwelling and it has an existing shared
driveway that is narrowed and shared with the neighbor that has a two-family dwelling as well.
In addition, Ms. Morris details that Sunset St has alternate street site parking five days a week
which makes parking difficult. Overall, being granted the use variance will allow an overgrown
lot to positively contribute to the existing parking constrains and can create at least 6 off-street
parking spaces.
Commissioner D’Alessandro-Gilmore asks the applicant how many off-street parking spaces
will be created. Chairman Gleason inquires if the parking spaces will be rented out to her
neighbors. Ms. Morris confirms that about 4-6 off-street parking spaces will be created for
herself and her tenants. Commissioner Keller follows up with questioning the applicant how
wide the lot is, and Ms. Morris states the lot is 100’ X 20’. Commissioner Keller confirms with
the Zoning Officer a buildable lot is required to have 40’ of frontage in the R-1 districts.
Chairman Gleason asks the applicant if she will surface the lot with blacktop and Ms. Morris
confirms asphalt will be installed to the current code specifications. She further elaborates that
she intends on meeting the zoning code requirements for a landscape buffer and will utilize
existing trees at the back of the lot but intends on planting arborvitaes on sides of the property
abutting with the neighbors. Chairman Gleason asks if the property has an existing curb cut and
the applicant states there is an existing curb cut. Commissioner Keller inquires if Ms. Morris
owns the lot, she states she does not and is in contract with the city contingent that the variances
are approved. Commissioner Lester follows with asking the applicant if she has talked to the two
neighbors. Ms. Morris states she has not talked to the neighbors. Chairman Gleason confirms
with the Zoning Officer that the letters to the surrounding neighbors received the formal
neighbor letters that are sent out.
Trisha Pedro speaks in favor of the variance applications by stating approving the variances will
create more parking for all the surrounding neighbors.

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The board closes the public comment and begins to talk amongst themselves. Commissioner
Keller inquires with the Zoning Officer if the area variance is needed, she confirms it is because
Ms. Morris’s lot is not contiguous with the property she owns. The Zoning Officer then reminds
the board that the SEQR vote is needed as the board is the lead agency for the use variance.
Commissioner Keller inquires and confirms with the Zoning Officer this is a Type II SEQR and
begins to make the motion for a vote.
SEQR RESOLUTION
Negative Declaration
Motion carried unanimously.
AREA VARIANCE & USE VARIANCE RESOLUTION
Commissioner Keller made a motion to APPROVE the area variance and use variance as
presented seconded by Commissioner D’Alessandro-Gilmore.
Motion carried unanimously.
C. Dawn Calhoun seeks an area variance for 1191 Eastern Ave (tax parcel # 49.28-1-
29) located in the R-2 Two-Family district to permit the construction of a single-
family dwelling on a lot with 35 ft of frontage where 40 ft of frontage is required
(Schedule C Lot Development Standard).
Dawn and Glen Coffman presents the area variance to the board stating the couple is requesting
a 5’ variance on a lot with 35’ of frontage where 40’ of frontage is required. If granted the area
variance the proposed project is to construct a single-family cape cod style modular home that
will include a driveway for off-street parking. Mrs. Coffman states the proposed structure will
have 10 foot side yard setbacks on either side meeting the 5’ side yard setback requirements
(Schedule C) and then concludes the presentation.
Commissioner Keller asks the applicants how long the lot was vacant for and Mrs. Coffman states
it had been vacant since 2017. She adds that during a rehab of the original structure the
foundation failed, and it was demolished. Mr. Coffman clarifies to the board the basement
foundation collapsed. He states that the property is outside of the one-year timeframe allowed to
rebuild on a nonconforming lot but adds that the neighboring properties frontage is consistent
with the 35’ of frontage of the lot the variance is needed for. The board discusses the location the
property is on Eastern Ave and confirm it is near the Horses Lounge bar. Mr. Coffman confirms
the location and states approving the area variance will put this vacant property back on the tax
map and improve the property value of the surrounding area.
Commissioner Zwacki asks the applicants if the property is under contract and the applicants
confirm it is under contract. She follows up with inquiring if the applicants intend on utilizing the

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modular home to live in, rent, or to sell the property after construction. Mrs. Coffman confirms
they intend on selling the property.
The board begins to discuss the application after closing the public comment portion with a few
minutes of discussion the board moves to vote.
SEQR RESOLUTION
Negative Declaration
Motion carried unanimously.
AREA VARIANCE RESOLUTION
Commissioner Keller made a motion to APPROVE the area variance for 1191 Eastern Ave (tax
parcel # 49.28-1-29) located in the R-2 Two-Family district to permit the construction of a single-
family dwelling on a lot with 35 ft of frontage where 40 ft of frontage is required (Schedule C Lot
Development Standard) seconded by Commissioner D’Alessandro-Gilmore.
D. Armin Hrelja seeks a use variance for 60 Cheltingham Ave (tax parcel # 49.69-4-3)
located in the R-1 Single-Family Residential district to construct a multifamily
dwelling (four unit) which is not a permitted use for this district.
Dan Morelli presents the use variance to the board stating the property owner is proposing to
construct a multifamily dwelling in an R-1 district and reminds the board the application was tabled
in November. Mr. Morelli states he and the applicant believe the zoning district is not compatible
with the existing features. He continues on to identify the surrounding property’s uses and the full
market value of each property. Highlighting the smaller portion of single-family dwellings in
comparison to the volume of multi-family dwellings and mixed-use buildings. He states to the board
that this R-1 district is misclassified and allowing a multifamily dwelling will not have an adverse
impact on the surrounding area. For his closing argument Mr. Morelli states the applicant when
considering the cost of construction for a single-family dwelling will not be able to make a reasonable
return the only way to make a reasonable return post construction is constructing a multifamily or
townhomes.
Mr. Morelli invites the applicant Armin Hrelja to comment on the proposed variance to the board. Mr.
Hrelja states he obtained appraisals for single-family homes within the last two years and the average
is $205,000 which includes four of the property’s on Cheltingham Ave. Chairman Gleason asks the
applicant if he owns additional properties on this street and he confirms he owns the properties to the
right and left of the property in discussion.
USE VARIANCE RESOLUTION
Commissioner Keller made a motion to DENY the use variance to construct a multifamily dwelling
(four unit) in a R-1 Single-Family Residential district seconded by Commissioner Zawacki.
Motion carried 3 – in favor of the motion and 3 - opposed.

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VII. Other Business
VIII. Adjourn 7:55 p.m.