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Home My WebLink About20220686 28 North Lane additional information ENGINEERING AMERICA CO . 76 WASHINGTON S T . SARATOGA SPRINGS , NY 1 2 8 6 6 5 1 8 / 5 8 7 - 1 3 4 0 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: Berne—28 North Ln ZBA Application—Revision&Options ❑ URGENT Q FOR REVIEW ❑ PLEASE 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. - 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 2 d dwelling unit with the construction of a new 3 car garage and 2 d 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 2"dwelling unit,all wlvle 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 die 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 die 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 2°d dwelling unit on a lot that is less than the 80'v idth. The 2°d dwelling unit is already existing with legal ZBA approval. There-,,ill be no additional impact on the neighborhood or environment by reason of the 2 d 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 2"d 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. 2 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 FA St,ng 2 Unit Olk tH ALLEY wh-g.d A FF- I11 I 11 1Z.Z d 1'.11,1.1..—S for not allow far Nrn'ng er me - New I Haraga location at 6'setback(5'min required). ear structure 1—tin,i,fi,,g,, New garage under tl canopy location restricts — tll,ll yard 1plll U BY N.SCO;IE'!D W110A01 A 1111 01 LOT 29 01 A'S BY—1-A. S..,OF=11 'AL.L.11111 NO,_FN , B. LAST REvzNED ON imumy 4,By PAuL F. SOW9ELL 1995 SMVEY OF LANDS OF JMES B ANANOM BYNNE .D111D Y BNHELL I ASSOCIATES C I I I 34 L-1—,LLI,0 I-ES VIE AID IHARII lYll DAYED OLBSEA S, DO, -,�Ovv Duse ENGINEERING Z.—,Plot Pl— Op—A AMERICA CO. —y.Y---,P E. "ve s Ste B— 't S__S.i Ston Sharon Byrne 28 N— #96 U.i..Aga. Svii--veyor-s (51B)5S8P773g4 111 1— New Y— 12— Lity f F--g.F,inS.(M),S—g.—ty, =- remains unchanged ® w L L E Y FF 24-b,Lk up&tum and area (s 0 n requ,d) M1•I II 5� N—3 g—p va location C 11 11 Proposed Ifli,91, 4 —Ofi- reduces Pr—y W P,,P,d,at N/e.st .—D BY N.SCO;IE'!D W110A01 A 1111 01 LOT 29 01 A.S BY—1-A. S..,OF=11 'AL.L.11111 NO,_FN , B. LAST REvzNED ON imumy 4,By PAuL F. SOW9ELL 1995 SONVEY OF LANDS OF JMES B ANANOM BYNNE .D111D Y BNHELL I ASSOCIATES C I I I 34 L-1—,LLI,0 I-ES VIE AID IHARII lYll DAYED OL,.EA S, DO, -,�Ovv Duse ENGINEERING Z.—,Plot Plan: op—B AMERICA CO. —y. P E. "ve s Ste B 't S__S.i Ston Sharon Byrne L 28 N— #96 U.i..Aga. Svii--veyor-s (51B)5S8P773g4 111 1— New Y— 12— Lity f F--g.F,inS.(M),S—g.—ty, =- rem'ns unchanged ® LLEY FF seO I C-' pl-p—to garage — ��-- New3car garage with habitable 21d story(1.'_11h,—t)D. not - requ re any var antes for or location Thi,option allows 2,d I...t, I—'awn into Western This optional ne ghbOl,Y.ld&pod.—location avoids drastically reducing privacy Onstruction under all tree canOp es C� —IGAGI A 1111 01 LOT 29 01 A.S N 6, .Y—1-A.F1 I IT S—OF=11 'AL.L.11111 NO,_FN , B. LAST REvzNED ON jANumY 4,1995 rlr I'rl T TT I By PAuL F. 70_ S—Y OF LANDS OF—ES B S AN_BYNNE .D111D Y'ONNELL I ASSOCIATES 34 L-1—,LLI'0 I-ES'Y'lE AID SHARON lYll DAIED OL'.EA N DO, 51 -,�Ovv Duse ENGINEERING _1�1 ZPl.t P— Opt—C AMERICA CO. —y.Y---,PE. -ve s Ste 'D— ,S__S.i Ston Sharon Byrne L 28 N— #96 U—.A— ]Larne S vii--veyo ors (51B)5S8P773g4 Is, -- 1— New Y— 12— Lity f F--g.Fp inS.(ID),S—g.L—y, =- P-B.11mB Setback .,d,f,,d t,10-,locateb.idiOg f.Ch.,from Site Nep z, ALLEY FF `d- rlsk to cedar roots 1.IS removed -1 vl PlIp-,d p.......... NO ,-local- .."C.Li-,, treV111i 20-If e canopy on tree canopy / Lane alloys for ma um yard privacy Of b.h Eastern W.- O,ghbI,S U 2- EASY 7 .AlED BY N.SCO;IE'!D W110A01 A 1111 01 LOT 29 01 -UT 11 A'S BY ENLLI-A.Y1 2, 1, U SOREE,OF=11 'AL.L.11111 NO,_FN , R. CASH REvzNED ON imumy 4,1 By FARE F. _70 LL 995 UIC I U SMMY OF LANDS OF JAUES B ANANOM BYRNE UC- .DlIlB Y BNNELL I ASSOCIATES 34 L-1—,III ,0 I-ES BYRNE AID 11AR11 BYRNE RATED OL,.EA S, DO, C I C I�11 CIA C),51 -,�Ovv Duse ENGINEERING AMERICA CO. ZONING FOOT PENT:Option D Steve B -H IS- I. --S-ip Sharon Byrne �8 Larid Svii--veyor-s N,,,-M�- �-.-T1-=� #25 NORTH #96 UNION AVE. 111 11,11, 1111 1111,1111,Pill Yllk ===47"' City f S.-t.g.S,ing.ND),S-t.g.C...ty,N-Y-k -8474 Yk-Y-k-N.. 50125 IC C- —11TICC Zo AM 10 . N O ♦ O O p [`•.� .l ry E �• _4 � o 0 o m • ,! - /! 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