HomeMy WebLinkAbout20200764 Shepanzyk Residence Revised Plans .
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Landscape Architecture, D.P.C.
July 13, 2021
City of Saratoga Springs
Zoning Board of Appeals
City Hall—474 Broadway
Saratoga Springs, 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:
On May 10t"the development of 11 Pine Alley was presented at the Zoning Board of Appeals
meeting. The proposed site plan requested several area variances including:
UR-3 Required Proposed
Minimum Side Yard Setbacl< (FT) 4' one side, 12' total 4' one side, 9' total
Minimum Front Yard Setbacl< (FT) 10 FT 4 FT
Minimum Rear Yard Setback(FT) 25 FT 2 FT
Minimum 15t Floor Area (SF) 1,200 SF 384 SF
The number of variances requested are due to the small, non-conforming parcel. It is already
non-conforming in that it does not meet minimum lot size requirements and average lot width
requirements for the UR-3 district. See the table below for details:
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.)
480 Broadway,Suite 324 � P.O. Box 272 � Saratoga Springs,NY 12866 � 518.832.4005
Due to the small, irregular, triangle-shaped lot, a fully conforming structure is not possible.
However, Studio A has produced an alternative scenario at the Zoning Board's request. The
following scenario is described below, and plan drawings are provided on L-1.70.
The alternative scenario retains the proposed location of the residence and alters the building
size.The proposed 16' X 24' two-story single-family residence changes to a 16' X 20' three story
residence. Reducing the footprint of the residence allows for a setback of four feet from the rear
property line to the proposed roof line as well as the proposed entrance landing, thereby,
eliminating the request for a rear yard setback. However, this scenario will further reduce the
minimum required 15t floor area from 1,200 square feet to 320 square feet.
This scenario applies zoning requirements to the greatest extent possible. Although the proposal
remains non-conforming, it will result in a positive visual effect and improve the character of the
neighborhood. The project will remove an unsightly vacant wood frame barn on the 1o8 Clinton
Street lot. It will replace this barn with a new architecturally designed single-family residence on
the 11 Pine Alley lot. The lot will be landscaped, buffer plantings will be installed, and stormwater
management practices will be implemented.
Thank you for consideration of this request.
Yours truly,
./� `/ ��
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S.Jeffrey Anthony, RLA, ASLA
For
Studio A � Landscape Architecture + Engineering, D.P.C.
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