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HomeMy WebLinkAbout20200764 Shepanzyk New Single-Family Revised Narrative jel • Stull ! OA .ari d5c p Archit ct'Jre, D r'`: November 24, 2020 City of Saratoga Springs Zoning Board of Appeals City Hall—474 Broadway Saratoga Springs, NY 12866 Attn: Amanda Tucker, Senior Planner Via email: amanda.tucker@saratoga-springs.org Re: Response to Comments concerning Area Variance Application for 11 Pine Alley,Tax Parcel No. 165.43-2-24.2— Matthew and Meghan Shepanzyk Dear Amanda Tucker: The following comments concerning the Variance Application for 11 Pine Alley, Tax Parcel No. 165.43-2-24.2, are included below with responses. Comment: It appears that the proposed setbacks are taken to the exterior wall of the structure. Any projecting part of the structure should be included in the setback and coverage calculations, including any roof eaves, decks, porches, etc. It looks like based on on of your drawings that the front would be 3', the side would be 5' and the other side would be 0'. Please confirm. Response: Noted. The setbacks have been updated. Comment:The total principal coverage should also include roof eaves, porches, decks, etc. The zoning officer noted that there is no landing proposed at any of the entrances that would be required by code. That should also be provided in the coverage number. Response: Noted. The principal coverage has been updated to include all building eaves and landings. Comment: Please verify the lot size, I have seen two different numbers on different drawings. It appears based on the survey it is 1,727.98 sf. Please confirm. Response: Noted. The lot size is 1,727.98 square feet. Comment: While only three sides, a triangular lot must still encompass a rear yard setback. By the definition of the zoning ordinance, the rear yard "shall be area between a point that is the furthest from the front lot line and parallel to the front lot line and the building set back line." That would put the rear yard setback at a place 25'from the rear point that is parallel to the front 480 Broadway,Suite 324 I P.O. Box 272 I Saratoga Springs, NY 12866 I 518.832.4005 property line -somewhere around 14.46' (with a 25' rear yard setback in the UR-3 district)from the front lot line based on your survey. See the sketch below. Please provide the updated rear yard setback based on this information. Response: Noted. The rear yard setback line has been added. Comment: Note from building inspector-any part of the structure located within 5' of the lot line needs to be fire rated. No openings permitted within 3' or less of the property line. Response: Noted. These requirements will be included in the design of the building. Currently no openings within 3 feet of the property line are proposed. Adjusted variances requests include the following: UR-3 Required Proposed Minimum Lot Size Square Feet (SF) 6,600 SF (1 Unit) 1,727.98 SF (1 Unit) Minimum Average Lot Width (FT) 60 FT 22 FT Average (39.36 FT Max., 0 FT Min.) Minimum Front Yard (FT) 10 FT 3 FT Minimum Rear Yard (FT) 25 FT 10.5 FT Minimum Side Yard Setback 7FT OFT Minimum 1st Floor Area (SF) 800 SF 384 SF Yours truly, S.Jeffrey Anthony, RLA,ASLA For Studio A Landscape Architecture + Engineering, D.P.C.