HomeMy WebLinkAbout20200446 Spearman Single Family REVISED APP I(odiak
CONSTRUCTIONINC
PO Box 657 info@KodiakofSaratoga.com
Saratoga Springs, NY 12866 (518) 587-4847
eFax (212) 731-0315
November 25, 2020
Amanda Tucker
Senior Planner
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
RE: 63 Jackson Street Zoning Board Application
The following information is provided in response to the September 1, 2020 email correspondence
regarding the legal, pre-existing, non-conforming two-family use of the property and its forfeiture of this
right when proposing new work.
Upon review of the City's files and records found at the Saratoga Springs Public Library, we have been
able to prove that the structure has been a continually operating two-family structure since at least 1968.
Based on the understanding that this history does not permit the removal and reconstruction of the two-
family non-conforming condition, the Owners have determined that their best course of action is to
redesign the structures to best fit their needs as a single-family residence. Enclosed are updated house
drawings, garage drawings, and plot plan indicating a single-family use for 63 Jackson Street.
We are slightly modifying our area variance request for the following:
1)Approval for the existing, non-confirming 50ft frontage and 5,900sf lot
2)Approval for 15.2% Accessory Structures
3)Approval for habitable space within an Accessory Structure
Zoning Statistics
Existing Proposed
Item UR-2 Code
Condition Condition
Minimum Lot Size 6,600 sf 5,900 sf 5,900 sf
Minimum Average Width 60 ft 50 ft 50 ft
Maximum Principal Structure Area 30 % 17.8 % 24.8 %
Maximimum Accessory Structure Area 1 10 % 3.9 % 15.2 %
Front Yard Setback-Principal 10 ft 4.3 ft 10.0 ft
Rear Yard Setback-Principal 25 ft 62.4 ft 57.9 ft
Each Side Yard Setback Principal 8 ft 22.7 ft 10.0 ft
Total Side Yard Setback-Principal 20 ft 27.0 ft 20.0 ft
Minimum First Floor Area 700 sf 713 sf 992 sf
Maximum Height 60 ft 28 ft 34 ft
Minimum Distance,Principal to Accessory 5 ft 46.0 ft 10.0 ft
Front Yard Setback-Accessory 10 ft 26.9 ft 19.8 ft
Side Yard Setback-Accessory 5 ft 4.3 ft 5.2 ft
Rear Yard Setback-Accessory 5 ft 3.8 ft 5.2 ft
Minimum%Lot Permeable 25 % 74.0 % 44.9 %
Principal Structure Area under Roof(House+AC+Fire Escapes) 1,052 sf 1,461 sf
Accessory Structure Area under Roof(Garage) 228 sf 638 sf
Accessory Structure Area(Pool+15sf for equipment) - sf 257 sf
Sidewalk Area 33 sf 56 sf
Patio Area - sf 720 sf
Driveway Area 220 sf 120 sf
The requests for lot relief are not substantial because the lot size (5,900sf) and frontage (50ft) are pre-
existing, non-confirming conditions that pre-date the zoning codes and have been an attribute of the
current two-family residence since its construction in the early 1900's, causing no detriment to the
neighborhood. This lot is in-character with other parcels in the area.
If applicable, we request relief for the construction of the fire escape areas for the two basement egress
windows. Zoning Code 2.0, Table 3, Notes indicate that fire escapes are permitted to extend past the
allowable setbacks by up to 6'. We are proposing 3' for each of the fire escapes, less than the 6' allowed.
The request for additional Accessory Structure lot coverage (15.2%) is not substantial because the overall
lot coverage (24.8% Principal + 15.2% Accessory) remains at the 40% allowed for a property in the UR-2
district. The proposed uses of single-family residence, detached garage, and swimming pool are in-
character with the neighborhood and intended uses for the district. By allowing the construction of the
enclosed two-car garage, storage of vehicles, equipment, and furnishings can be addressed within the
garage instead of asking for permission for a separate shed, or worse, tarping items outside for the winter
months and risk theft or damage. An alternative that we considered to reduce the accessory structure lot
coverage overage was to construct the pool under roof, as a part of the principal structure. This would
assist with balancing the principal structure lot coverage and the accessory structure lot coverage at its
allowable 40%, but for all intended purposes, is impractical. Covering the pool with a roof would detract
from its use as a summer activity, the look of the roof structure would be out-of-character with other pools
and residences in the UR-2 district, and the cost of the roof structure is prohibitive to the project. We also
considered a smaller garage. Our homeowners drive SUV's like many families in the Northeast. Leaving
sufficient width for opening vehicle doors and not causing damage was important in our design. We are
proposing a depth that is the minimum for including storage and vehicle parking. At 25'-3" overall depth,
the parking space is about 21' deep from stairwell to overhead door. Parking spaces are 18' deep, so this
allows 18" front and back to walk around the vehicles inside the garage, not an excessive amount. The
additional area that is assigned for the stairs is dual purpose for greater efficiency. The area underneath
the stairs is open for storing equipment, in addition to providing access to the area above.
The request for relief to allow for the owner's personal art studio above the detached garage is not
substantial or out-of-character with two-story garages in the UR-2 district. Including a toilet and sink in the
space will allow for an adequate and accessible facility that provides basic functions for human needs and
a sanitizing hand washing station for both toilet needs and for cleaning art supplies. No sleeping quarters,
cooking, or bathing facilities are proposed in the accessory structure to maintain a minimum habitable use
for the space. In the colder months, the second story of the garage will also serve as storage space for
off-season outdoor furnishings and belongings.
The requests made are self-created, however, this should not preclude the granting of the variances. The
desire is to transform the property from a non-conforming two-family use, into a single-family residence,
bringing the property into greater conformance with the UR-2 district.
Thank you,
#A4,3476gL".—
Jesse Boucher, President
Kodiak Construction, Inc
998Z L AN`SONIIIdS VOOlVIIVS
W03,00,21VSJONVIOON@JSS3f 'Z'
Li713,89(S.)
133211S NOSNDVI£9 :2-,,,' -,, i •L,
LEM..10A.N`NO_LW ;-'' o_ %.I
6 3,1021 0, -2 6
A31-01109 3SS31" NVIA/V03dS NV121£1 i) P ---"..4-
6 'c
DNI`NOILDILLSNOD Nviami
Li'Ll
NVld 101d COSOd011d g 6
v-,
wM
.t,
0
ill LIOSDDC
/ 1111r illr j 7i, S L_LJ
t3 1 0 _I
ifi, (Th C)
DP
“1-
-='
=
WA (3 •
014.
"IIIA (f)
--.=
C-1--
1-
AgVON n OE _WaS-- 00,02os >I1VAA °CNOC =
/
Fil,,1
0 0
cl
till i
-1111 00'Og = /S
i2 co Lc) b =
...
cNi
. -,
E -1,7, 8 Le,-
--. 1- z-Le
liE -2.
10 i±,,.-5
I,_ 0,8 Ls
T1VM '1]?il
)13018 HOH I,
, i--
E
= L.L.,
.u
0-‹
< cc, , ._L,
. It
Li 1-L- >- L.L.,,
.,
Cf) I-,,
0 Lu _I 0 E i—
= z--,,e, — L.L.1
= --,°
._ L.) ,."--'
lit
<4 0 17221 1 0 •ID
>- -I 1./1 .,
0>- cci
Z<I H
E LU 0 1-I-1 ID
ce ..._..,
r,ci- LU .
_
CL Lu c,
Cl)
.i
CD
_P
_-"J-1 U-H
= in [i ci) - -.,-1 o
[iii 7
ri
CNCD Le od —\)--- [i]
ti_ ...;
Qi
' 0
o
00 1
0 C
i- .0 AJ
[ -1 .. .1
Ii
0 _
N on 0 b
DO
b
1 0
b 0
<,_
,,,
ct
cr)CD
b in
z
..o- = (3 <
.,_. _.
_ 1 0
L_L_I
< 0 12
Odd >10018 '31\103
0 co a a a
en
)
LII ICe ,0
L.)
fl:I II
A r -1
LII I1
= 1
1
Ci) I 1I
..01,-.6T
1,
I
T C,1
00*0 g
—/—/—,—,0
3„00,0roON
EL 0
•-
0 U ,
U
0LLII-1J„
998Z L AN`SONRIdS VOOlVAVS N N C
W03,001,1VSJONVIOON@JSS31-
N N
L17217,25(sus) 1332115 NOSNJVI£9 E- " a a
l£EZl.10A.N`NO1lIM " J 4-
6 31f1021 0, P,2 oz
213H31109 3SS3f Nb'W2�b'3dS Nb'RI9 Z a T 0
DNI`NOI1Df11SNOD)IVIGO)i F a
x-
3J`db`dJ 43HDdl3a o N
_a
p,w
NY i
W i
g w -
a
s--Y;',30
rn N
,-2-<5.
Y Q a
--15,1i 3 oa i
D
W
FM
tiF::,
72 I�zv 3
i a r
■1111■■■ IIIIIIIIIIIIIIIIIIIII
::::::::::::----_
- I■I■I■I■I■I■I—-
- 1.1.1.1.1.1.1
__ _ i1111i11i
IIIIIIIIIIIIIIIIIIIII- 1111111 --
■i1i1i1i1i1i -
1111111111-----
;.p.p . 111111111111111111111 oWJZO.
oM
o
Oww
o in a
1 M L.=w
=
z '-',i L,
0 5M
�x
I— s o
a Ll',
_—_—_—_—_—_— > N
W
w I I I I j
I Z
H I I I I
0 I I I I
998Z L AN`SONRIdS VOO1b2IVS N N C
W03,001,1VS3ONVIOON@.31- N N
'-
L1721,25(sus) 1332115 NOSNJVI£9 " a a
1.£EZl.10A.N`NO1lIM " J 4-
631n.oi, P, o
0213HJf09 3SS3f NVWAV3dS NVI219 Z a T a
DNI`NOI1Df1SNOD)VIGO) a g o x-
3DNJ IISJ 1 JlIWdA-3JNIS Fo
a
=
a
PI
N Y�
Mi
a
fi
rn
•
,••.g,
a_,
D
via
:-E-E-1 PP- -l--------------------
D q -
rnw nsI _
a a a 3 ■■■■■■■ ,ii;h[ -
c Z - ---- — - ----------..'-'j
- -_
�_�Q
w ar = •
7
Q -- w
P
•
•
I:Lt:O o �p,Q z1 H Hl Ww -\/ 3Jllv,-11
1114:
N a • Izi
w
I v
I >
a Oil
O w w
!M
§:70'X
L2',o CZC z
C
aE
cp 0 m
U
M-i=\/-0 N
'\ I
�a I
o�
5131V3H°111113 w13 x 513±H 1113] t
w
w o 6
s�
p
.0 2
L.____7 till P is
I I ��
L L
IL:1':
O
.LL T
A o
Z N _
zP � . �
0
x
z,
N l
V
'L
ip
�
`^
Io
O U
� O
Ie] aX
7 C
D
w
m
LU w C t'5'
L',.2'
C
�w`w •JL I �w�
w
,
I �Oa,o[O]
0
E z
za^
w
i\L\r
Pe,'
I� o I UX', _ O v
O a a
J z
,J OX
------------------
E-'h J
60CLOSET LA !
LLC
Z ,, D0
V N M =
c L1J N a
--- I11L c N 0 N N
HAM..09 1 L L °7i r -J
1_1