HomeMy WebLinkAbout20250165 131 Middle Ave Subdivision Revised Plans and Cover Letter 06272025
PO Box 657 info@KodiakofSaratoga.com
Saratoga Springs, NY 12866 (518) 587-4847
June 24, 2025
City of Saratoga Springs
Planning Board
474 Broadway
Saratoga Springs, NY 12866
Re: 131 Middle Avenue – Updated application materials
Based on the feedback we received from the Planning Board meeting on Thursday June 12, 2025, we have
revised the proposed floor plan, elevation design, and plot plan for the single-family residence at 131 Middle
Avenue to address the following:
1. Front Porch Depth – The Board has requested a deeper front porch that allows for outdoor entertaining
as well as brings the front porch to the 10’ front setback.
- The front porch depth has been increased to 9’ deep and the front steps of the porch are 10.3’ from the
front property line. (The steps are located where the Building Department measures the front setback.)
2. Push The Garage Back – The Board is requesting that the garage be pushed back so that the front
porch and house are pronounced at the street.
- The garage has been pushed back two additional feet from the front porch, exposing 7’ of the front
porch to the street-front to provide a neighborhood-centric front porch.
3. Off-street Parking – The Board is requesting that the garage be located 20’ from the sidewalk so that
there is off-street parking on the driveway.
- Balancing the effect of the garage push-back and the front setback, the garage is located 19.5’ from the
sidewalk, sufficient space to park vehicles between the garage and sidewalk. The vehicles indicated on
the plot plan for reference are the dimensions of a Honda Pilot SUV: 200” x 78.5” each.
Driveway Width – The house is proposed to have a two-car garage with two-car driveway, 18’ wide, to allow for
two off-street parking spaces, represented by the dimensions of Honda Pilot SUV’s on the plot plan.
The UDO states:
10.4 Residential Off-street Parking Spaces
D. A residential driveway is limited to 25% of the lot width to 25’, whichever is less.
We request permission to construct the driveway 18’ wide, in -character with the driveways on Middle Avenue.
Enclosed in this submission packet is a map with location, lot width, and driveway width information for Middle
Avenue, indicating an average lot width of 52.2’ and average driveway curb width of 18.1’ when excluding the
Warren Street and East Avenue corner lots. (Including the three corner lots decreases the average driveway curb
width to 18.0’). An example photo of a narrowed driveway entrance at 117 Middle Avenue is included for
reference too. The disturbance to the landscape appears to be more of a detriment to the cleanliness of the street
and property maintenance than the additional asphalt would have been.
If the above narration and enclosed modifications meet the approval requirements for the Planning Board, we
would request permission to proceed with an application to the Zoning Board of Appeals to request area
variances for Rear Setback (20.8’), Building Coverage (49.0%), and driveway width (37.5%).
Please email Jesse@KodiakofSaratoga.com with questions or modifications that may be required in advance of
the Planning Board meeting.
Thank you,
Jesse Boucher
Kodiak Construction, Inc
Agent for Applicants
ITEM UDO PROPOSED
MIN. LOT SIZE 6,600sf 5,279sf
MIN. LOT WIDTH 60' 48'
SETBACKS
FRONT 10' 10.3'
SIDE (one)5' 5.0'
SIDE (total)12' 10.2'
REAR 25' 20.8'
BLDG. COVERAGE 40%49.0%
MAX. IMPERVIOUS 70% 55.8%
MAX. DRIVEWAY WIDTH 25% 37.5%
MAX. GARAGE WIDTH 24' 21.5'
ZONING CHART UR3 TAX ID: 166.46-3-5.2
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SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
SF
SF
S
F
S
F
SF
SF
SF
18.5814
113.4488
15.7847
24.0827
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X
X
X
X
X
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222.9244
552.3260
168.0212
88.2578
39.9878
NORTH
DATE:
3/32" = 1'-0" SCALE:
LOCATION MAP
NORTH ON PLANS
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REFERENCES HEREIN TO DESIGN CAPABILITIES PROVIDED BY KODIAK CONSTRUCTION, INC SHALL MEAN RECOMMENDATIONS
FOR DESIGN TO BE MADE TO AN INDEPENDENT, LICENSED PROFESSIONAL ENGINEER, SURVEYOR, OR ARCHITECT FOR
HIS/HER CONSIDERATION IN FINAL DESIGN. KODIAK CONSTRUCTION, INC IS NOT A PROFESSIONALLY LICENSED
CORPORATION AUTHORIZED TO PROVIDE ENGINEERING, SURVEYING, OR ARCHITECTURAL SERVICES UNDER THE LICENSING
PROVISIONS OF ARTICLE 145 OF THE NEW YORK STATE EDUCATION LAW. ALL RIGHTS ARE RESERVED FOR THE
CONCEPTUAL DESIGN WORK.
MAY 29, 2025
JUNE 24, 2025
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LAKE AVE
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MIDDLE AVE
YORK AVE
10.3'
19.5'
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20.8'
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KITCHEN
10'-6" x 17'-1"
LINEN
WALK-IN
CLOSET
10'-2" x 8'-0"
PRIMARY BEDROOM
14'-8" x 14'-0"
PANTRY
4'-11" x 5'-10"
PRIMARY
BATH
10'-2" x 9'-6"
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FAMILY ROOM
17'-5" x 18'-0"
DINING
13'-1" x 15'-1"
COVERED PORCH
18'-4" x 11'-6"
TWO-CAR GARAGE
21'-0" x 23'-0"
POWDER
FOYER
5'-4" x 18'-0"
PORCH
12'-6" x 9'-0"
DOWN
UP
NORTH
DATE:
3/16" = 1'-0" SCALE:
LOCATION MAP
NORTH ON PLANS
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REFERENCES HEREIN TO DESIGN CAPABILITIES PROVIDED BY KODIAK CONSTRUCTION, INC SHALL MEAN RECOMMENDATIONS
FOR DESIGN TO BE MADE TO AN INDEPENDENT, LICENSED PROFESSIONAL ENGINEER, SURVEYOR, OR ARCHITECT FOR
HIS/HER CONSIDERATION IN FINAL DESIGN. KODIAK CONSTRUCTION, INC IS NOT A PROFESSIONALLY LICENSED
CORPORATION AUTHORIZED TO PROVIDE ENGINEERING, SURVEYING, OR ARCHITECTURAL SERVICES UNDER THE LICENSING
PROVISIONS OF ARTICLE 145 OF THE NEW YORK STATE EDUCATION LAW. ALL RIGHTS ARE RESERVED FOR THE
CONCEPTUAL DESIGN WORK.
OCTOBER 10, 2024
MAY 15, 2025
MAY 16, 2025
MAY 19, 2025
MAY 23, 2025
JUNE 24, 2025
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LAKE AVE
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MIDDLE AVE
YORK AVE
UNFINISHED
BONUS ROOM
21'-0" x 16'-0"
BEDROOM #3
13'-9" x 14'-7"
BEDROOM #2
13'-9" x 14'-7"
SUN
TUNNEL
TRANSOMTRANSOM
FUTURE
DOOR
LINEN
8'-7" x 6'-9"BENCH
SECOND FLOOR PLAN
LIVING AREA: 1,101sf
(Unfinished Bonus: 350sf)
FIRST FLOOR PLAN
LIVING AREA: 1,546sf
DOWN
DE
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K
LOFT
10'-2" x 11'-2"
EAST SIDE ELEVATIONWEST SIDE ELEVATION
FRONT ELEVATION
REAR ELEVATION
2556
MIDDLE AVENUE LOT WIDTH & DRIVEWAY WIDTH INFORMATION
Narrowing the curb-cut at 117 Middle Avenue forced
the residents to drive over the landscape, proving less
effecƟve than allowing the wider asphalt, prevenƟng a
clean street. I expect it challenges winter clean-up too.