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HomeMy WebLinkAbout20200764 Shepanzyk New Single-Family Revised Cover Letter • Lands��p� ,�rchit�etur�r [�.P.C. November 24, 2020 City of Saratoga Springs Zoning Board of Appeals City Hall—474 Broadway Sa ratoga Spri ngs, NY 12866 Re: Area Variance Application for 11 Pine Alley,Tax Parcel No. 165.43-2-24.2—Matthew and Meghan Shepanzyk Dear Chairperson and Zoning Board of Appeals Members: The applicant, Matthew and Meghan Shepanzyk, purchased 11 Pine Alley Lane on April 7, 2020. It is a separate lot that is 1,727.98 ± square feet in size. It is a vacant lot. They also purchased 108 Clinton Street at the same time (Tax Parcel No. 165.43-2-24.1). It is 4,143.71 ± square feet in size. It is developed with a two-family, two-story residential structure and a vacant wood frame barn. Both lots are zoned UR-3. The applicants purchased the land as an income/rental investment. The two-family residential structure at 108 Clinton Street has been renovated. The wood barn at 108 Clinton Street is beyond repair or renovation for any full-time use or residential occupancy. Additionally, 108 Clinton Street as it currently exists is non-conforming in that is does not possess the minimum square feet to comply with the required lot size for a two-unit residence. Any further residential development on this lot will only make it more non-conforming. The applicants currently live in Lake George where they own and operate a seasonal motel/hotel business. They plan to reside full-time in Saratoga Springs, especially during Lake George's off- season vacation period. As such, they are proposing to construct a small residence on the 11 Pine Alley lot. The vacant barn on 108 Clinton Street will be demolished and a single-family residence is proposed on 11 Pine Alley. It will be a 16' X 24' two-story, single-family residence (384 square feet first floor or 768 square feet total) which is the same size as the existing barn that will be demolished. The Proposed structure is small and so is the 11 Pine Alley lot. 11 Pine Alley is also an irregularly shaped, triangular lot. Front and rear yard setbacl<s when applied result in no land area on which to construct a conforming structure. Additionally, due to the lot size and shape, several other area variances are required. Variances required include the following: 480 Broadway,Suite 324 � P.O. Box 272 � Saratoga Springs,NY 12866 � 518.832.4005 U R-3 Req u i red P ro posed 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 FrontYard (FT) 10FT 3 FT Minimum RearYard (FT) 25 FT 10.5 FT MinimumSideYard (FT) 7FT OFT Minimum 1St Floor Area (SF) 800 SF 384 SF The project will remove an unsightly vacant wood frame barn on the 108 Clinton Street lot. It will replace this barn with a new architecturally designed single-family, two-story residence on the 11 Pine Alley lot. Parking for two cars will be constructed on 11 Pine Alley and two parking spaces will be added to 108 Clinton Street on the approximate footprint of the razed barn. These will serve the two rental units at 108 Clinton Street, thus attenuating parking demand on Clinton Street. Stormwater management practices will be installed where none exist today. The lots will be landscaped, and buffer plantings installed. Overall, the proposed action will result in a positive visual effect and improve the character of the neighborhood. Thank you for consideration of this request. Yours truly, - h ., � k,� S.JeffreyAnthony, RLA,ASLA For Studio A � Landscape Architecture + Engineering, D.P.C.