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FLYNN DESIGN
STUDIO
February 13, 2023
Zoning Administrator
Saratoga Springs NY
112 51"Ave: Zoning Board of Appeals Application
To Whom it May Concern,
Our client is requesting the proposed updates to the area variances for the residence located on 112 Stn
Ave Saratoga Springs, NY 12866. We recently presented during the February 6t", 2023 Zoning Board of
Appeals meeting. After that meeting it was discovered that the client's current vehicles do not fit in the
depth of the garage. We are proposing to update our application as follows:
Zoning Term Allowed Previously Proposed Proposed
Min. Front Yard Setback 30 29.1 (No Change) 27.5
Max. Building Coverage (%) 28 29.6% 29.9%
Max. Building Coverage (SF) 2,800sf 2,960sf 2,991sf
Side Yard Setback 12 4.5 4.5 (No Change)
Total Side Yard Setback 30 29.7 29.7 (No Change)
Please see the narratives below responding to the application inquires for those sought variances: (Updates
to the Narratives are indicated in Blue)
1.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.
No, all possible locations for a proposed garage addition require an area variance as the existing structure is
non-conforming. We sought the most unobtrusive location and are asking for the least amount of variance.
Other potential locations were explored; was locating the garage on the West side of the house, however a
side yard and total side yard setback variances would be required that would be more substantial.As well a
total reconfiguration of the floor plan and relocation of the driveway would be required,causing the client
more expenses.
Based on the current depth of vehicles today we believe the additional relief requested is warranted to build
a usable/functional garage.Typical garages are+/-23ft deep we are asking for 20ft.The existing depth of the
garage was 18'-0" after proper clearances from the garage door.
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:
No,the granting of the variance will not create an undesirable change in the character of the neighborhood
or a detriment to nearby properties. We feel that the proposed addition reacts in a positive way to the
current aesthetic of the existing residence and nearby properties by using existing architectural elements and
1IPage
FLYNN DESIGN
STUDIO
materials currently used.The proposed addition will not negatively impact views from adjacent properties.
We aimed to position the addition to be screened by existing vegetation.
The updated proposal does not change the previously proposed exterior and massing.Again our hope is to
update an existing structure and not tear down and build new.
3.Whether the variance is substantial.The requested variance is not substantial for the following reasons:
The requested variance is not substantial.The proposed addition wishes to minimize impact on the existing
site and character of the surrounding area by only requesting enough square footage for use of a two-car
garage.The additional building coverage is minimal asking for 1.6%relief and would not require a variance if
the lot was conforming. Similarly the total interior side setback is minimal due to the size of the existing non-
conforming lot and only asking for.3 ft relief
We believe we are asking for the minimal depth required for a garage based off a typical/average vehicle
depth.
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:
No,the proposed variance will not have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district. Due to this minimal change to the building footprint we believe
there will not be any adverse physical or environmental impact on the site or adjacent sites.The client aims
to replant new native vegetation enhancing the existing landscaping.
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 was self-created.The owner recently purchased residence and is looking to retire on the
premises.The house is one story, and they are looking to the future of how they may be able to age in place.
For this to occur,they are looking into means to make the entire residence accessible while upgrading the
structure to modernize and create a code compliant and occupiable interior and exterior spaces and covered
parking for their vehicles.The existing structure does not currently have any covered exterior spaces,to
experience the outdoors. We believe the proposed renovations and additions are in an effort to mitigate the
existing non-conforming structure while upgrading the exterior aesthetic.
Thank you for your consideration in this matter.
Sincerely,
Trevor Flynn RA
Flynn Design Studio
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