HomeMy WebLinkAbout20210053 Meehan residence Application SDATELIER
ARCHITECTURE L.L.c.
511 BROADWAY,2ND FLOOR SARATOGA SPRINGS,N.Y.12866
P.H.518 587 3385/FAX 518 306 6048 SDATELIER.COM
LETTER OF TRANSMITTAL
To : City of Saratoga Springs Date: 1/27/2021
Attn: Zoning —
Amanda Tucker and Jen Merriman
Re: Renovations and Addition for:
Ed and MaryJane Meehan
15 Benton Drive
We are sending to you:
Prints: Specifications: Samples: Change Order:
Plans: X Copy of Letter: Shop Drawings: Other:
Quantity Date: Number Description
1 1/14/21 DD-S Site Plan
1 1/14/21 DD-1 — DD-5 Elevations and Plans
1 Application Fee $200—application fee check
The enclosed is transmitted:
For Approval: x For Review and Comment: For Revisions/Resubmittal:
For Your Use: Approved as Submitted: For Quotation:
As Requested Approved as Noted: For Bids Due
Remarks:
I am submitting this application to be placed on the next available zoning meeting.
I have already submitted an electronic copy.
Thank you.
Respectfully Submitted;
Susan L. Davis, LEED—Green Associate RA (NY and Ct)
Donald Davis Jr. Green Building - Residential Examiner(G1) RA (NY and NJ)
SD Atelier—Architecture, L.L.C.
www.sdatelier.com
(x CITY OF SARATOGA SPRINGS
rl ZONING BOARD OF APPEALS
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INSTRUCTIONS
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICATION REQUIREMENTS
1. ELIGIBILITY:To apply for relief from the City's Zoning Ordinance, an applicant must be the property
owner(s) or lessee, or have an option to lease or purchase the property in question. The Zoning Board of
Appeals (ZBA) shall not accept any application for appeal that includes a parcel which has a written violation
from the Zoning and Building Inspector that is not the subject of the application.
2. COMPLETE SUBMISSIONS:Applicants are encouraged to work with City staff to ensure a complete application.The
ZBA will only consider properly completed applications that contain I original and I digital version of the following:
❑ Completed application pages I and 8, the pages relating to the requested relief(p. 2 for interpretation
or extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting
materials/documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED**
❑ Completed SEQR Environmental Assessment Form — short or long form as required by action.
http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf
❑ Detailed "to scale" drawings of the proposed project—folded and no larger than 24"x 36". Identify all
existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to
the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g.,
drains, ponds, easements, etc.).
❑ Photographs showing the site and subject of your appeal, and its relationship to adjacent properties.
3. APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance". Fees are
cumulative and required for each request below.
❑ Interpretation $500
❑ Use variance $1,000
❑ Area variance
- Residential use/property $200
- Non-residential use/property$600
❑ Extensions $150
Check City's website (www.saratoga-springs.org) for application meeting dates.
Revised 01/2019
ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE
PUBLIC HEARING ADVERTISEMENT
The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety(90)
days from when it is determined to be properly complete by City staff.
City staff will prepare a legal notice for the public hearing and arrange to have the public hearing announcement
printed in The Saratogian legal notices at least 5 days before the hearing.
Applicants must pay The Saratogian for the legal ad and present proof of payment to the ZBA prior to the public
hearing. If proof of payment is not presented prior to the hearing, the hearing will be cancelled.
PROPERTY OWNER NOTIFICATION
Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following
distances from the boundaries of the land in question:
Type of variance Distance for property owner notification
Use variance 250 feet
Area variance & Interpretation 100 feet
This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing.
City staff will email a copy of the"property owner notification letter"to the applicant.The applicant must then send
the notification letter to the nearby property owners.Applicants may not include any other materials in this mailing.
The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post
Office "certificates of mailing" to the ZBA. If"certificates of mailing" are not presented prior to the hearing, the
hearing will be cancelled.
Revised 01/2019
\ .\'•'( [FOR OFFICE USE1
CITY OF SARATOGA SPRINGS
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Fnp.ar�c
APPLICATION FOR:
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICANT(S)* OWNER(S) (/f not applicant) ATTORNEY/AGENT
SD Atelier Architecture, LLC
Name Fdward P Meehan/Mary Jane K Meehan
511 Broadway, 2nd floor
Address 40417 Aldie SDrinas Drive
Aldie, Virginia 20105 Saratoga Springs, NY 12866
Phone (703)627-0152 cell / / (518) 587-3385
epm@epmeehan.com sue@sdatelier.com
Email
*An applicant must be the property owner, lessee,or one with an option to lease or purchase the property in question.
Applicant's interest in the premises: m Owner 0 Lessee 0 Under option to lease or purchase
PROPERTY INFORMATION
15 Benton Drive 166 14 2 58
I. Property Address/Location: Tax Parcel No.: - -
(for example: 165.52-4-37)
2014 UR-1
2. Date acquired by current owner: 3.Zoning District when purchased:
Single Family Residence UR-1
4. Present use of property: 5. Current Zoning District:
6. Has a previous ZBA application/appeal been filed for this property?
0 Yes (when? For what?
0 No
7. Is property located within (check all that apply)?: 0 Historic District 0 Architectural Review District
0 500'of a State Park,city boundary,or county/state highway?
8. Brief description of proposed action:
Applicant proposes to expand out the rear yard and on part of the second floor to expand the house. The project also includes
a new front porch to provide a covered entry.
9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes IZ No
10. Has the work, use or occupancy to which this appeal relates already begun? El Yes No
I I. Identify the type of appeal you are requesting (check all that apply)
0 INTERPRETATION (p. 2) 0 VARIANCE EXTENSION (p. 2) 0 USE VARIANCE (pp. 3-6) IZ AREA VARIANCE (pp. 6-7)
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE
FEES:Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below.
❑ Interpretation $ 500
❑ Use variance $1,000
m Area variance
-Residential use/property: $ 200
-Non-residential use/property: $ 600
❑ Extensions: $ 150
INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
1. Identify the section(s)of the Zoning Ordinance for which you are seeking an interpretation:
Section(s)
2. How do you request that this section be interpreted?
3. If interpretation is denied,do you wish to request alternative zoning relief? dyes ❑No
4. If the answer to#3 is "yes,"what alternative relief do you request?❑ Use Variance 0 Area Variance
EXTENSION OF A VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
1. Date original variance was granted: 2. Type of variance granted? 0 Use 0 Area
3. Date original variance expired:
5. Explain why the extension is necessary.Why wasn't the original timeframe sufficient?
When requesting an extension of time for an existing variance,the applicant must prove that the circumstances upon which the original
variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the
neighborhood,or within the circumstances upon which the original variance was granted:
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE
USE VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
A use variance is requested to permit the following:
For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary
hardship in relation to that property. In seeking a use variance,New York State law requires an applicant to prove all four of the following
"tests".
I. That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property.
"Dollars¢s" proof must be submitted as evidence.The property in question cannot yield a reasonable return for the following
reasons:
A. Submit the following financial evidence relating to this property(attach additional evidence as needed):
I) Date of purchase: Purchase amount: $
2) Indicate dates and costs of any improvements made to property after purchase:
Date Improvement Cost
3)Annual maintenance expenses:$ 4)Annual taxes:$
5)Annual income generated from property: $
6)City assessed value: $ Equalization rate: Estimated Market Value:$
7)Appraised Value:$ Appraiser: Date:
Appraisal Assumptions:
Revised 01/2019
ZONING BOARD OFAPPEALSAPPL/CAT/ON FORM PAGE{
B. Has property been listed for sale with EYes If"yes",for how long?
the Multiple Listing Service(MLS)? [ONo
I) Original listing date(s): Original listing price:$
If listing price was reduced,describe when and to what extent:
2) Has the property been advertised in the newspapers or other publications? ❑Yes ❑No
If yes,describe frequency and name of publications:
3) Has the property had a"For Sale"sign posted on it? ❑Yes ❑No
If yes, list dates when sign was posted:
4) How many times has the property been shown and with what results?
2. That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood.
Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement. This
previously identified financial hardship is unique for the following reasons:
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGES
3. That the variance, if granted,will not alter the essential character of the neighborhood. Changes that will alter the character of a
neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the
character of the neighborhood for the following reasons:
4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the property
owner)cannot claim "unnecessary hardship" if that hardship was created by the applicant,or if the applicant acquired the property
knowing(or was in a position to know)the conditions for which the applicant is seeking relief.The hardship has not been self-created
for the following reasons:
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE
AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
The applicant requests relief from the following Zoning Ordinance article(s) Section 2- Dimensional Rea.
Dimensional Requirements From To
Total Side Yard Setback 30' required 22.8"-proposed
(24'-existing)
Front Yard Setback 30' required 17'-4" proposed
(25'-11" existing)
Percentage of Lot Coverage 20% 25%
Other:
To grant an area variance,the ZBA must balance the benefits to the applicant and the health,safety,and welfare of the neighborhood and
community,taking into consideration the following:
I. Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have
been explored (alternative designs,attempts to purchase land,etc.)and why they are not feasible.
The applicant has explored various design options- however the existing house is already over the front yard and total sideyard
setback. Thus. any modification will automatically require a variance.
The percentage of lot coverage is challenging in this district and many of the existing homes are over the 20% lot coverage.
There is no opportunity to purchase land.
The hardship is due to the fact that the lot is already substandard by 4,317 sf.
A UR-1 district requires a 12,500 sf lot and the lot only has 8,183 sf. This impacts required compliance significantly because the
lot is already 30% smaller than what is required by current zoning. (The lot is grandfathered)
2. Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby
properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood
character for the following reasons:
The proposed design will extend out in the rear yard and is not visible from the street.The proposed front porch will not extend out
significantly from the adjacent homes.
The exterior design will be done tastefully and in keeping with the overall scale and mass of the neighborhood.
Revised 01/2019
ZONING BOARD OFAPPEALSAPPLICATION FORM PAGE
3. Whether the variance is substantial. The requested variance is not substantial for the following reasons:
The variance is not significant because the existing home is already over the front yard setback by 5'and the total sideyard
setback.
The proposed additions will not extend out any further than the existing house on the side.
The front yard setback will allow for a new front porch and only extend out 8 feet from the existing house.
The percentage of lot coverage will be in keeping with the adjacent homes.The percentage of the homes on either side
are at 23.5%and 24.6% lot coverage. The proposed 25% lot coverage will not look large for the neighborhood.
4. Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not
have an adverse physical or environmental effect on the neighborhood or district for the following reasons:
The intent is to improve the aesthetics of the house and provide more livable space.The current house is very small. (literally
only 864 sf with a 1 car garage.)and has only 2 Bedrooms.
The requested variance will allow for expansion out in the rear of the house where there is space and allow for additional
bedrooms on the proposed second floor.
The overall design will improve the property values and not have any negative environmental effects.
5. Whether the alleged difficulty was self-created(although this does not necessarily preclude the granting of an area variance).Explain
whether the alleged difficulty was or was not self-created:
The alleged difficulty is because the home pre-dates the Zoning ordinance and is already non-compliant. The lot
is pre-existing and sub-standard. The 20 percentage lot coverage is restrictive for this neighborhood and the total sideyard
setback is not practical when the required minimum width is 100'and the current lot has only a width of 72'.
Therefore any addition or modification triggers a variance.
For this reason,the alleged difficulty is not self-created but due to the technical infeasibility of trying to conform to a zoning
requirement that was created after the homes in this neighborhood were built.
Revised 01/2019
ZONING BOARD OFAPPEALSAPPL/CAT/ON FORM PAGER
DISCLOSURE
Does any City officer,employee,or family member thereof have a financial interest(as defined by General Municipal Law Section 809)in
this application? m No 0 Yes If"yes",a statement disclosing the name,residence and nature and extent of this interest must be filed
with this application.
APPLICANT CERTIFICATION
I/we,the property owner(s),or purchaser(s)/lessee(s) under contract,of the land in question, hereby request an appearance before
the Zoning Board of Appeals.
By the signature(s)attached hereto, I/we certify that the information provided within this application and accompanying
documentation is,to the best of my/our knowledge,true and accurate. I/we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property
associated with this application for purposes of conducting any necessary site inspections relating to this appeal.
Digitally signed by Edward P.Meehan
Edward P. Meehan DN cn=EdwardP Meehan, 1/25/2021
emaileepm@epmeehan.com,c=US
Date:2021.01.25 17:45:22-05'00' Date:
(applicant signature)
Digitally signed by Mary Jane K.Meehan 1/25/2021
Mary Jane K. Meehan D"mn=Mameeh"an.maJaneryjane@ Meehan
gmaiio on
ail=" l.com.cUS
Date.2021.01.25 17.49.58-05'00' Date:
(applicant signature)
If applicant is not the currently the owner of the property,the current owner must also sign.
Owner Signature: Date:
Owner Signature: Date:
Revised 01/2019
ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
APPLICANT: TAX PARCEL NO.: - -
PROPERTY ADDRESS: ZONING DISTRICT:
This applicant has applied to use the identified property within the City of Saratoga Springs for the following:
This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s)
.As such,the following relief would be required to proceed:
❑ Extension of existing variance 0 Interpretation
❑ Use Variance to permit the following:
❑Area Variance seeking the following relief:
Dimensional Requirements From To
Other:
Note:
❑Advisory Opinion required from Saratoga County Planning Board
ZONING AND BUILDING INSPECTOR DATE
Revised 01/2019
BENTON DR,Saratoga Springs
%Min Patio
SBL# Lot Size SQFT. Bedrooms/ Width Depth Lot SF size Acre House Garage Porch Total SF Coverage
Baths/
Fireplaces
3 166.14-2-72 70 x 112.58 1,105 2/1/2000 70.00 112.58 7,881 63% 14.02% 1,105 273 160 1,538 19.52%
4 166.14-2-73 70 x 112.58 800 2/1/2000 70.00 112.58 7,881 63% 10.15% 800 350 132 1,282 16.27%
5 166.14-2-67 140 x 112.7 3,040 3/2.5/3 140.00 112.70 15,778 126% 19.27% 3,040 780 1,245 5,065 32.10%
6 166.14-2-71 70 x 112.64 1,092 3/1/2000 70.00 112.64 7,885 63% 13.85% 1,092 336 0 1,428 18.11%
8 166.14-2-68 70 x 112.7 1,524 3/1.5/0 70.00 112.70 7,889 63% 19.32% 1,524 336 165 2,025 25.67%
9 166.14-2-66 70 x 112.76 1,140 3/1/2000 70.00 112.76 7,893 63% 14.44% 1,140 420 0 1,560 19.76%
10 166.14-2-65 70 x 112.76 1,140 3/1/2000 70.00 112.76 7,893 63% 14.44% 1,140 480 140 1,760 22.30%
11 166.14-2-61 78 x 112.82 1,364 3/2/2001 78.00 112.82 8,800 70% 15.50% 1,364 360 0 1,724 19.59%
12 166.14-2-62 70 x 112.82 1,200 3/1.5/0 70.00 112.82 7,897 63% 15.19% 1,200 378 0 1,578 19.98%
13 166.14-2-54 100 x 112.93 1,952 3/2/2001 100.00 112.93 11,293 90% 17.29% 1,952 480 224 2,656 23.52%
14 166.14-2-59 80 x 112.88 1,504 3/1.5/0 80.00 112.88 9,030 72% 16.65% 1,504 352 20 1,876 20.77%
15 166.14-2-53 72.61 x 0 864 2/1/2000 72.67 112.99 8,211 66% 10.52% 864 336 120 1,320 16.08%
16 166.14-2-55 122.44 x 112.99 1,388 3/2/2001 122.44 112.99 13,834 111% 10.03% 1,388 576 940 2,904 20.99%
18 166.14-2-51 72.44 x 113.05 1,312 3/1.5/0 72.44 113.05 8,189 66% 16.02% 1,312 294 368 1,974 24.10%
19 166.14-2-52 72.27 x 113.05 1,514 3/1/2001 72.27 113.05 8,170 65% 18.53% 1,514 364 112 1,990 24.36%
21 166.14-2-46 108.67 x 113.14 2,208 4/1.5/2 108.67 113.14 12,295 98% 17.96% 2,208 504 469 3,181 25.87%
22 166.14-2-47 108.66 x 113.14 1,440 3/1/2001 108.66 113.14 12,294 98% 11.71% 1,440 352 160 1,952 15.88%
23 166.14-2-45 108.67 x 113.23 1,350 3/2/2001 108.67 113.23 12,305 98% 10.97% 1,350 384 95 1,829 14.86%
24 166.14-2-44 108.66 x 113.23 1,979 3/3/2002 108.66 113.23 12,304 98% 16.08% 1,979 616 240 2,835 23.04%
25 166.14-2-39 88.75 x 113.29 2,234 4/3/2001 88.75 113.29 10,054 80% 22.22% 2,234 600 30 2,864 28.48%
20 Number of properties 197,777 Overall Coverage 43,341 21.91%
Over 20%Coverage 11
Average Lot Size 9,889 55.00%
Min Lot Size UR-1 12,500 Average 24.66%
Avg Lot%Mininum 79.11%
1 7,881 63%
2 7,881 63%
3 7,885 63%
4 7,889 63%
5 7,893 63%
6 7,893 63%
7 7,897 63%
8 8,170 65%
9 8,189 66%
10 8,211 66%
11 8,800 70%
12 9,030 72%
13 10,054 80%
14 11,293 90%
15 12,294 98%
16 12,295 98%
17 12,304 98%
18 12,305 98%
Average 9,342 75%
Shed
O 19.52%
O 16.27%
O 32.10%
O 18.11%
O 25.67%
O 19.76%
O 22.30%
O 19.59%
O 19.98%
O 23.52%
O 20.77%
O 16.08%Think Garage is wrong,porch
140 22.00%Have a pool 1,200 sf Patio vs porch?
O 24.10%
O 24.36%
154 27.13%
O 15.88%
268 17.04% Not also have a pool(1920sf) 4017 32.65%
O 23.04%
O 28.48% 2016 expansion-corner lot
UR-I REQUIREMENTS,
- M.LOT SDE,885007
- MN LOT W01N.I0o FT.
r _ _ _ N82°29'10"E 112.93' - �''204 ALLOWABLE OR 1637 SF
_ _ _ _ _
— — 7 - AN FRONT TARO 2lBACK TU FT
— — — — - AN.REASCE YARD ETACK.I2F.
51
At/SCE YARD SETBACK,88 FT.
- TOTAL SCE YARD SETBACK,90 FT.
'0,1EXISTING CONDITIONS.
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GLOTS ,BB3N-
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I .I I - EMT8 BLDG NEA,19787¢/-O M
- MWfTARO SETBACK,no.N-
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TOTAL SDE TNA SETBACK,24'4 47°F
CO o7'I RMT.._...s8aAa PROPOSED ADDITIONS,
FRIT YA®SMACK - EXISTS LOT SZE,BM SF*I-
'z71• II - PROP0.®TOTAL BLD0NEA,20697*/-MD
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- Ml854 0480 SETBACK 40'9°F
O Z ' - MISCE TAROSETBACK.8fE-
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° RELIEF REQUESTED,
� % I s L�rtAGE aF LOT COVE AGE 2ss
ligFRONT YARD SETBACK,R'-B'RH/7
/�' - MI SCE 1440801840<9'i/./-RELIE
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SD ATELIER JANUARY14,2021
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