HomeMy WebLinkAbout20230063 172 Caroline Area Variance Neighborhood Lot Sizes
ENGINEERING AMERICA CO.
76 WASHINGTON ST. SARATOGA SPRINGS, NY 12866
518 / 587-1340 TONYAY@NYCAP.RR.COM
TRANSMITTAL SHEET
TO: FROM: Zoning Board of Appeals Tonya Yasenchak
COMPANY: DATE: City of Saratoga Springs APRIL 3, 2023
FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 1
PHONE NUMBER: SENDER’S REFERENCE NUMBER:
RE: YOUR REFERENCE NUMBER:
Stockwell – Neighborhood Lot Sizes
172 Caroline St., Saratoga Springs, NY
URGENT FOR REVIEW PLEASE COMMENT PLEASE REPLY AS REQUESTED
Respected Zoning Board of Appeals:
Engineering America Co. has been retained by Jim Stockwell to represent his proposed
subdivision project before the City of Saratoga Springs Planning Board and Zoning Board of
Appeals for a lot width area variance related to a proposed new subdivided lot at 172
Caroline St. The proposed lot width along Caroline St. and for 73% of the depth of the lot
is 63.0’. However, due to the U.D.O calculation requirement to average lot width at the
front, middle and rear lot lines, the average results to 55.5’ instead of the 60’ min. width
required by the UDO (the width at the rear alley of 37.99’ skews the average)
Attached you will find additional information requested by the ZBA related to lot widths and
areas in the surrounding neighborhood of the 172 Caroline St. project site.
The attached map depicts properties directly to the East, South & West of the project site:
- 33 lots reviewed (not including the existing lot & new proposed lot)
- 21 lots had a width of less than the 60’ required = 63.6% non-conformance
It is the opinion of EACo. that as the proposed new lot #2 will have a 63’ lot frontage along
Caroline St. and does not need a variance for lot area, that the proposed new lot is consistent
in character with the neighborhood. The variance requested will not be able to be visualized
from any street as the lot is 63’ in width for the majority of the lot depth, with the exception
of the narrow lot portion along the alley (which is pre-existing & non-conforming with no
visual change).
2
EACo. has also reviewed the option of proposing to move the new lot line further East so
that a variance would not be required. In order to achieve an average lot width of 60’, the
new front line along Caroline St. would need to be approx. 71’ in width. This option is not
acceptable nor optimum as it reduces the side yard of the existing house to only 20’, reduces
the area of the existing home lot and brings the building envelope of the new house closer to
the neighbor (which may cause more impact).
We respectfully request that this application be placed on the next available ZBA agenda.
We understand that the project has received a favorable advisory opinion from the Planning
Board and a negative SEQRA determination. We also understand that any new building to
be built on the proposed lot requires review by the DRB, which further safeguards the
historical neighborhood for consistency.
Please feel free to contact me with any questions or additional information you may need.
Thank you for your time and consideration.
~ Tonya Yasenchak, PE
Enc.
172 Caroline St
NYS ITS GIS Program Office
Counties
Cities
2022
2022 Labels
April 3, 2023
0 0.01 0.020 mi
0 0.01 0.030.01 km
1:564
172 Caroline
NYS ITS GIS Program Office
Counties
Cities
2022
2022 Labels
April 3, 2023
0 0.01 0.030.01 mi
0 0.03 0.060.01 km
1:1,128