HomeMy WebLinkAbout20200764 Shepanzyk New Single Family Revised Plans stu io
Landscape Architecture, D.P.C.
August 16, 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 10th 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 - Initial
Minimum Lot Size Square Feet (SF) 6,600 SF (1 Unit) 1,727.98 SF (1 Unit)
Average Lot Width (FT) 60 FT 22 FT
Minimum Side Yard Setbacl< (FT) 4' one side, 12' total 5' one side, 5'total
Minimum Front Yard Setback (FT) 10 FT 3 FT
Minimum RearYard Setback (FT) 25 FT 8.4 FT
Minimum 15Y Floor Area (SF) 1,200 SF 384 SF
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 is provided on drawing L-1.70.
The alternative scenario proposes a property line adjustment with the adjacent parcel, 8 Clinton
Street or Tax ID No. 165.43-2-24.1.The adjacent parcel is also owned by Matthew and Meghan
Shepanzyk. A property line adjustment allows for the proposed single-family residence on 11 Pine
Alley to conform to front setbacl< requirement and nearly conforms to the side yard setbacl<
requirements for the UR-3 district without the need for variances as previously proposed.A rear
yard setback variance would still be required—25' setbacl< is required while a 15' setbacl< is
proposed. It is important to note, the adjacent lot is already substandard—it already does not
meet the minimum lot size requirement for the UR-3 Zone District. Reducing the size of the
480 Broadway,Suite 324 � P.O.Box 272 � Saratoga Springs,NY 12866 � 518.832.4005
adjacent property would make the lot even more substandard, however, it will not affect the
required rear yard setback.
As such, the following variances are requested for the revised site plan proposal for 11 Pine Alley:
UR-3 Required Proposed - Revised
Minimum Lot Size Square Feet (SF) 6,600 SF (1 Unit) 2,752 SF (1 Unit)
Average Lot Width (FT) 60 FT 46 FT
Minimum Side Yard Setback (FT) 4' one side, 12' total 4' one side, 11' total
Minimum Rear Yard Setback (FT) 25 FT 15 FT
Minimum 15T Floor Area (SF) 1,200 SF 384 SF
This scenario applies zoning requirements to the greatest extent possible. Although the proposal
still requires variances, 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 108 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,
�
For
Studio A � Landscape Architecture + Engineering, D.P.C.
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