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HomeMy WebLinkAbout20220686 28 North Lane-96 Union Demo and Construction Updated Proposal3/1/23, 8:39 AM Zimbra https://m.saratoga-springs.org/h/printmessage?id=9588&tz=America/New_York 1/3 From :Tonya Yasenchak <tonyay@nycap.rr.com> Subject :Byrne - 28 North - Plot Plan options & revision To :'Julia Destino' <julia.destino@saratoga-springs.org> Cc :'aneisha samuels' <aneisha.samuels@saratoga- springs.org> Zimbra julia.destino@saratoga-springs.org Byrne - 28 North - Plot Plan options & revision Tue, Feb 28, 2023 03:51 PM 1 attachment CAUTION: This email originated outside of the City network. Please contact IT Support if you need assistance determining if it's a threat before opening attachments or clicking any links. 3/1/23, 8:39 AM Zimbra https://m.saratoga-springs.org/h/printmessage?id=9588&tz=America/New_York 2/3 Hi Julia & Aneisha – Attached is a letter, optional plot plans for garage feasibility without a variance (keeping existing building) and a revised proposed plot plan for the new garage with new 2nd dwelling unit above. Our correspondence outlines how constructing an allowable 3 car garage on the site (without variances) has more of an impact than what has been proposed, suggesting that a denial of the project ultimately may result in more impact and may be then viewed as arbitrary. The revised proposed plot plan for the combination of a new garage with the 2nd dwelling above, depicts the proposed building moved an additional 2’ towards the alley (10’ setback vs. 12’ proposed at last submittal) to limit potential impact on the discussed Eastern tree canopy and cedars while staying within allowable setbacks. Our hope is that the additional information, along with the 2’ building shift will answer the ZBA questions, allowing for a better informed determination in light of the proposed option having less of an impact than that of a totally separate garage building. Paper copies of the submitted materials will be hand delivered to the ZBA office on Wednesday, March 1. Please let me know if you have any questions or are in need of additional materials. Thank you for your time. ~ Tonya Y ENGINEERING AMERICA CO. “Quality Design with Integrity” Tonya Yasenchak, PE 76 Washington St., Saratoga Springs, NY 12866 518 / 587 – 1340 tonyay@nycap.rr.com 3/1/23, 8:39 AM Zimbra https://m.saratoga-springs.org/h/printmessage?id=9588&tz=America/New_York 3/3 Byrne - 28 North Ln - ZBA - Rev 2-28-23.pdf 4 MB ENGINEERING AMERICA CO. 76 WASHINGTON ST. SARATOGA SPRINGS, NY 12866 518 / 587-1340 TRANSMITTAL SHEET TO: FROM: Zoning Board of Appeals Tonya Yasenchak COMPANY: DATE: City of Saratoga Springs FEBRUARY 28, 2023 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 3 + 7 attachments PHONE NUMBER: SENDER’S REFERENCE NUMBER: RE: YOUR REFERENCE NUMBER: Byrne – 28 North Ln ZBA Application – Revision & Options  URGENT  FOR REVIEW  P LEASE COMMENT  PLEASE REPLY  AS REQUESTED To the City of Saratoga Springs Zoning Board of Appeals: Engineering America Co. herein respectfully submits additional information and revised plans for discussion related to the proposed area variance for lot width relating to a 2nd dwelling unit. It is important to note that the project originated with the goal of constructing covered and enclosed garage space for the property. The property exists as having 2 legal dwelling units. However, there is no storage for vehicles, yard equipment, bicycles, etc. The Owner approached EACo. to design a 2 or 3 car garage which would be consistent with the size & value of the Union Ave. home and architecturally correct with neighborhood. Several options were reviewed that included a 900 sq.ft. detached accessory structure with conditioned space above for a gym or home office. Three such options are attached for review of “feasibility.” Each of the options reviewed allowed for the existing structure to remain, and for construction without any variances required. These options (which are still feasible, just not desired) include a total building area of 4,240 sq.ft. (36.4% < 40% max allowed). - Opt. A: Places the new garage at 8’ from the existing carriage house but has limited back out & turn around space. This placement requires no variances or approval from the ZBA. However, further investigation (after ZBA discussion) also shows that this location places the structure under critical tree canopy of the Eastern neighbor making the option not desirable. 2 - Opt. B: Places the new garage at 24’ from the existing carriage house to allow for back up area. This placement does not require any variances nor approval from the ZBA. However, after further investigation (per ZBA), this location was found to further infringe under the tree canopy of the Eastern neighbor making the option not desirable. - Opt. C: Places the new garage at 5-6’ from both side property lines (5’ min. req) and moves the building towards the center of the yard away from all tree canopies. This placement does not require any variances nor approval from the ZBA. However, this option was not preferred by the Owner as it reduced useable yard as well as reducing privacy overlooking the Western neighbors’ pool. In order to limit the constructed building footprint and to increase usable yard area (so as not to crowd the subject properties and neighbors), the project evolved to propose the removal of the existing 2nd dwelling unit with the construction of a new 3 car garage and 2nd dwelling unit above. This option, discussed at length with the ZBA, provides the goal of the 3 car garage without losing the benefit of the existing 2nd dwelling unit, all while reducing footprint. The building footprint allowed for a combined garage & dwelling unit structure is limited to 1,000 sq.ft. (well below the 1,560 sq.ft. proposed if a new 900 sq.ft. garage is built with the existing 660 sq.ft. building remaining). EACo. has modified the proposed plot plan for additional review & discussion by the ZBA (see attached Plot Plan D). This option includes the same concept and building size as previously submitted, however, we are currently proposing that the new structure be moved an additional 2’ towards the alley, resulting in a 10’ setback instead of the proposed 12’. This modified setback allows for the proposed building to be 2’ further away from the critical tree canopy of the Eastern neighbor than last proposed. Furthermore, the total sq.ft. area of building (2,682 sq.ft. main house and 1,000 sq.ft. new carriage house) with this option is 3,682 sq.ft. (31.6% building coverage < 40% max.). EACo. is hopeful that the ZBA will be open to granting approval to this project with the proposed modified building placement as being more consistent with the neighborhood, having less potential for damage to the existing trees while providing maximum privacy of the existing yard and that of neighbors. What is being proposed, the removal of the existing building with new construction will have less of an impact than if a totally new garage is built elsewhere on the property (not requiring a variance). As discussed, the variance requested is only to allow a 2nd dwelling unit on a lot that is less than the 80’ width. The 2nd dwelling unit is already existing with legal ZBA approval. There will be no additional impact on the neighborhood or environment by reason of the 2nd dwelling unit as the use and density of the property is not changing. EACo. fails to understand under what reason the ZBA would have to deny the 2nd dwelling unit which already exists, rebuilt or not. We are confident that we have answered and fulfilled any questions the ZBA may ahve about this variance request. 3 EACo. is confident that we have answered and fulfilled any questions the ZBA may have about this variance requested. Having proven by reason of calculation & depiction of optional plot plans that the proposed project & variance allows for the maximum benefit of the neighborhood and environment, EACo. believes that denying this proposal would incur potential for more of an impact and therefore be arbitrary. We thank you for your time, review & further discussion. Please feel free to contact the EACo. office with any questions. ~ Tonya Yasenchak, PE Enc. 3' PicketFence6x6 MarbleMonumentwith "X"Found IronRodFound IronPipeRIGHT OF WAY = 100'CURB TO CURB = 70'±RIGHT OF WAY = 16'WIDTH OF PAVEMENT = 11'±FoundCappedIron RodPower PoleNM 7VZ 7Power PoleNM 8NYT 6PowerPolePowerPole212 Story HouseNo. 96Union Ave.Covered WoodPorchCoveredCarportConcrete WalkSteps1 StoryBlock HouseConc. PadHouseHouseRoofOverhangRoofOverhangLands Now or Formerly of88 Union Ave LLCBook 2017 of Deeds, Page 28911Tax Map 166.69-4-3Lands Now or Formerly ofRichard L. HigginsBook 1508 of Deeds, Page 345Tax Map 166.69-4-5Lands ofJames Byrne and SharonByrneBook 1627 of Deeds, Page 379Tax Map 166.69-4-4Area = 11,651± Sq. Ft.22.7'±1.8'±10.0'±108.7'± 5.3'±1.9'±Electric MeterChimneyNo. 7North Alley6' High Stockade FenceS60°35'00"E 49.90'S30°11'38"W 241.42'N29°25'00"E 241.42'N60°36'38"W 46.63'CarPortSiteBasementEntranceLanding &StepsPorch& StepsOptionalDetached3 Car Garage23' x 34' with12" roofoverhangsTreeCanopyTreeCanopyTreeCanopyTHIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE SURVEYED PARCEL IS SUBJECT TO WHATEVER RIGHTS, TITLE ORINTEREST THE CITY OF SARATOGA SPRINGS AND THE PEOPLE OF THE STATEOF NEW YORK MAY HAVE TO MAINTAIN THE ROADS, AND TO WHATEVERRIGHTS, TITLE OR INTEREST THE TRAVELING PUBLIC MAY HAVE TO THE BEDOF THE ROADS.NO PROPERTY CORNERS WERE SET AS PART OF THIS SURVEY.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LANDSURVEYORS. UNAUTHORIZED ALTERATION OR ADDITION TO THISDOCUMENT IS VIOLATION OF SECTION 7209, SUBDIVISION 2, OF NEWYORK STATE EDUCATION LAW.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.MAP REFERENCESMAP OF A LOTS OWNED BY - A.S. MAXWELLDATED MAY 1, 1884BY H. SCOFIELDMORTGAGE SURVEY OF LOT 29 OFA.S. MAXWELL LOTSDATED AUGUST 4, 1986BY WILLIAM A. WILEYSURVEY OF LANDS OF WALLACE W. ALLERDICE, JR.DATED NOVEMBER 17, 1993LAST REVISED ON JANUARY 4, 1995BY PAUL F. TOMMELLSURVEY OF LANDS OF JAMES BYRNE& SHARON BYRNEDATED JANUARY 5, 2006BY TOMMELL & ASSOCIATESDEED REFERENCE24 LINCOLN AVENUE, LLCTOJAMES BYRNE AND SHARON BYRNEDATED OCTOBER 9, 2002 3' PicketFence6x6 MarbleMonumentwith "X"Found IronRodFound IronPipeRIGHT OF WAY = 100'CURB TO CURB = 70'±RIGHT OF WAY = 16'WIDTH OF PAVEMENT = 11'±FoundCappedIron RodPower PoleNM 7VZ 7Power PoleNM 8NYT 6PowerPolePowerPole212 Story HouseNo. 96Union Ave.Covered WoodPorchCoveredCarportConcrete WalkSteps1 StoryBlock HouseConc. PadHouseHouseRoofOverhangRoofOverhangLands Now or Formerly of88 Union Ave LLCBook 2017 of Deeds, Page 28911Tax Map 166.69-4-3Lands Now or Formerly ofRichard L. HigginsBook 1508 of Deeds, Page 345Tax Map 166.69-4-5Lands ofJames Byrne and SharonByrneBook 1627 of Deeds, Page 379Tax Map 166.69-4-4Area = 11,651± Sq. Ft.22.7'±1.8'±10.0'±5.3'±1.9'±Electric MeterChimneyNo. 7North Alley6' High Stockade FenceS60°35'00"E 49.90'S30°11'38"W 241.42'N29°25'00"E 241.42'N60°36'38"W 46.63'CarPortSiteBasementEntranceLanding &StepsPorch& StepsOptionalDetached3 Car Garage23' x 34' with12" roof overhangsTreeCanopyTreeCanopyTreeCanopyTHIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE SURVEYED PARCEL IS SUBJECT TO WHATEVER RIGHTS, TITLE ORINTEREST THE CITY OF SARATOGA SPRINGS AND THE PEOPLE OF THE STATEOF NEW YORK MAY HAVE TO MAINTAIN THE ROADS, AND TO WHATEVERRIGHTS, TITLE OR INTEREST THE TRAVELING PUBLIC MAY HAVE TO THE BEDOF THE ROADS.NO PROPERTY CORNERS WERE SET AS PART OF THIS SURVEY.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LANDSURVEYORS. UNAUTHORIZED ALTERATION OR ADDITION TO THISDOCUMENT IS VIOLATION OF SECTION 7209, SUBDIVISION 2, OF NEWYORK STATE EDUCATION LAW.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.MAP REFERENCESMAP OF A LOTS OWNED BY - A.S. MAXWELLDATED MAY 1, 1884BY H. SCOFIELDMORTGAGE SURVEY OF LOT 29 OFA.S. MAXWELL LOTSDATED AUGUST 4, 1986BY WILLIAM A. WILEYSURVEY OF LANDS OF WALLACE W. ALLERDICE, JR.DATED NOVEMBER 17, 1993LAST REVISED ON JANUARY 4, 1995BY PAUL F. TOMMELLSURVEY OF LANDS OF JAMES BYRNE& SHARON BYRNEDATED JANUARY 5, 2006BY TOMMELL & ASSOCIATESDEED REFERENCE24 LINCOLN AVENUE, LLCTOJAMES BYRNE AND SHARON BYRNEDATED OCTOBER 9, 2002 3' PicketFence6x6 MarbleMonumentwith "X"Found IronRodFound IronPipeRIGHT OF WAY = 100'CURB TO CURB = 70'±RIGHT OF WAY = 16'WIDTH OF PAVEMENT = 11'±FoundCappedIron RodPower PoleNM 7VZ 7Power PoleNM 8NYT 6PowerPolePowerPole212 Story HouseNo. 96Union Ave.Covered WoodPorchCoveredCarportConcrete WalkSteps1 StoryBlock HouseConc. PadHouseHouseRoofOverhangRoofOverhangLands Now or Formerly of88 Union Ave LLCBook 2017 of Deeds, Page 28911Tax Map 166.69-4-3Lands Now or Formerly ofRichard L. HigginsBook 1508 of Deeds, Page 345Tax Map 166.69-4-5Lands ofJames Byrne and SharonByrneBook 1627 of Deeds, Page 379Tax Map 166.69-4-4Area = 11,651± Sq. Ft.22.7'±1.8'±10.0'±5.3'±1.9'±Electric MeterChimneyNo. 7North Alley6' High Stockade FenceS60°35'00"E 49.90'S30°11'38"W 241.42'N29°25'00"E 241.42'N60°36'38"W 46.63'CarPortSiteBasementEntranceLanding &StepsPorch& StepsOptionalDetached3 Car Garage23' x 34' with12" roof overhangsTreeCanopyTreeCanopyTreeCanopyTreeCanopyTHIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE SURVEYED PARCEL IS SUBJECT TO WHATEVER RIGHTS, TITLE ORINTEREST THE CITY OF SARATOGA SPRINGS AND THE PEOPLE OF THE STATEOF NEW YORK MAY HAVE TO MAINTAIN THE ROADS, AND TO WHATEVERRIGHTS, TITLE OR INTEREST THE TRAVELING PUBLIC MAY HAVE TO THE BEDOF THE ROADS.NO PROPERTY CORNERS WERE SET AS PART OF THIS SURVEY.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LANDSURVEYORS. UNAUTHORIZED ALTERATION OR ADDITION TO THISDOCUMENT IS VIOLATION OF SECTION 7209, SUBDIVISION 2, OF NEWYORK STATE EDUCATION LAW.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.MAP REFERENCESMAP OF A LOTS OWNED BY - A.S. MAXWELLDATED MAY 1, 1884BY H. SCOFIELDMORTGAGE SURVEY OF LOT 29 OFA.S. MAXWELL LOTSDATED AUGUST 4, 1986BY WILLIAM A. WILEYSURVEY OF LANDS OF WALLACE W. ALLERDICE, JR.DATED NOVEMBER 17, 1993LAST REVISED ON JANUARY 4, 1995BY PAUL F. TOMMELLSURVEY OF LANDS OF JAMES BYRNE& SHARON BYRNEDATED JANUARY 5, 2006BY TOMMELL & ASSOCIATESDEED REFERENCE24 LINCOLN AVENUE, LLCTOJAMES BYRNE AND SHARON BYRNEDATED OCTOBER 9, 2002 3' PicketFence6x6 MarbleMonumentwith "X"Found IronRodFound IronPipeRIGHT OF WAY = 100'CURB TO CURB = 70'±RIGHT OF WAY = 16'WIDTH OF PAVEMENT = 11'±FoundCappedIron RodPower PoleNM 7VZ 7Power PoleNM 8NYT 6PowerPolePowerPole212 Story HouseNo. 96Union Ave.Covered WoodPorchStepsProposed2 StoryCarriage House(1000 sq.ft.Coverage)HouseHouseRoofOverhangLands Now or Formerly of88 Union Ave LLCBook 2017 of Deeds, Page 28911Tax Map 166.69-4-3Lands Now or Formerly ofRichard L. HigginsBook 1508 of Deeds, Page 345Tax Map 166.69-4-5Lands ofJames Byrne and SharonByrneBook 1627 of Deeds, Page 379Tax Map 166.69-4-4Area = 11,651± Sq. Ft.22.7'±1.8'±10.0'±5.3'±No. 7North Lane6' High Stockade FenceS60°35'00"E 49.90'S30°11'38"W 241.42'N29°25'00"E 241.42'N60°36'38"W 46.63'CarPortSiteBasementEntranceLanding &StepsPorch& StepsPavedDrivewayTreeCanopyTreeCanopyEx. Tree CanopyRev. TreeCanopy(large branchto be removed)THIS MAP WAS PREPARED WITHOUT THE BENEFIT OF AN ABSTRACT OFTITLE OR AN UP TO DATE TITLE REPORT AND IS THEREFORE SUBJECT TOANY STATEMENT OF FACTS SHOWN THEREON.THE FIELD SURVEY WAS CONDUCTED DURING WINTER WEATHERCONDITIONS WITH SIGNIFICANT SNOW AND ICE COVER.PARCEL IS SUBJECT TO ANY EASEMENTS OF RECORD.THE SURVEYED PARCEL IS SUBJECT TO WHATEVER RIGHTS, TITLE ORINTEREST THE CITY OF SARATOGA SPRINGS AND THE PEOPLE OF THE STATEOF NEW YORK MAY HAVE TO MAINTAIN THE ROADS, AND TO WHATEVERRIGHTS, TITLE OR INTEREST THE TRAVELING PUBLIC MAY HAVE TO THE BEDOF THE ROADS.NO PROPERTY CORNERS WERE SET AS PART OF THIS SURVEY.THIS MAP IS COPYRIGHT © 2021 VAN DUSEN & STEVES LANDSURVEYORS. UNAUTHORIZED ALTERATION OR ADDITION TO THISDOCUMENT IS VIOLATION OF SECTION 7209, SUBDIVISION 2, OF NEWYORK STATE EDUCATION LAW.THIS MAP WAS PREPARED FROM AN ACTUAL FIELD SURVEY MADE INACCORDANCE WITH THE EXISTING CODE OF PRACTICE ADOPTED BY THENEW YORK STATE ASSOCIATION OF PROFESSIONAL LAND SURVEYORS.MAP REFERENCESMAP OF A LOTS OWNED BY - A.S. MAXWELLDATED MAY 1, 1884BY H. SCOFIELDMORTGAGE SURVEY OF LOT 29 OFA.S. MAXWELL LOTSDATED AUGUST 4, 1986BY WILLIAM A. WILEYSURVEY OF LANDS OF WALLACE W. ALLERDICE, JR.DATED NOVEMBER 17, 1993LAST REVISED ON JANUARY 4, 1995BY PAUL F. TOMMELLSURVEY OF LANDS OF JAMES BYRNE& SHARON BYRNEDATED JANUARY 5, 2006BY TOMMELL & ASSOCIATESDEED REFERENCE24 LINCOLN AVENUE, LLCTOJAMES BYRNE AND SHARON BYRNEDATED OCTOBER 9, 2002 Byrne: 28 North Ln NYS ITS GIS Program Office Counties Cities 2022 2022 Labels October 7, 2022 0 0.01 0.030.01 mi 0 0.03 0.060.01 km 1:1,128 28 North Ln: Multi-Family Neighborhood NYS ITS GIS Program Office Counties Cities 2022 2022 Labels February 28, 2023 0 0.01 0.030.01 mi 0 0.03 0.060.01 km 1:1,128 28 North: Neighborhood NYS ITS GIS Program Office Counties Cities 2022 2022 Labels February 28, 2023 0 0.01 0.020.01 mi 0 0.02 0.040.01 km 1:1,128