HomeMy WebLinkAbout20190071 Stellato Residence Revised Narrative Stellato Residence—148 Woodlawn Avenue
Area Variance Supplement—Revised Project Narrative
January 5, 2020
This area variance application supplement provides a revised project narrative to reflect project
modifications proposed by the applicants to reduce the scale of the project. This submission represents
the culmination of several iterations of plan revisions and discussions with the City of Saratoga Springs
Zoning Board of Appeals (ZBA) and Planning, Zoning and Building and Codes staff. It summarizes the
project objectives, considers alternatives and proposes revisions to reduce the relief requested to the
minimum necessary to mitigate the practical difficulties faced by the applicants in achieving the project
objectives.
The subject site is a two-family, lawful nonconforming two-principal structure property located at 148
Woodlawn Avenue in a UR-3 zone. The property consists of a two-story, single family house and a two-
story garage with apartment on Long Alley behind the house. The applicants and owners are Jerilyn and
Tony Stellato,who purchased the property in 2016. The project involves a 259 SF (net) addition to house
and a 245 SF (net) addition to the garage. The project objectives are summarized below:
House
1. Replace the existing unsafe rear egress stairway and add a shower to the first-floor bath by
constructing a new,two-story stairway and bath addition on the rear of the house.
2. Replace the existing deck that will be displaced by the addition with a new, smaller deck.
3. Utilize the space above the first floor addition to create a second floor master bath.
Gara e
1. Replace a previously demolished one-story bump-out addition on the rear of the garage to allow
more efficient automobile storage space.
2. Replace an existing covered deck and stairway on the south side of the garage that is in poor
condition and aesthetically unappealing, and repair garage foundation beneath the existing deck.
3. Create covered parking for one vehicle under the new deck.
The following supporting materials are attached to this narrative:
1. Bulk&Area Summary.
2. Condensed B&A Summary showing the progression of the application, revisions made and
reduction in relief sought over the course of this application.
3. Graphic Area Under Eave Calculations—House and Garage.
4. Site Plan.
5. Addition Plans—House and Garage.
The project requires two area variances from the ZBA. The revised bulk & area schedule demonstrates
that in addition to the existing lawful non-conformities that were present at the time of the adoption of
the zoning ordinance,the project will require the following relief:
1. An increase in principal structure lot coverage from 44.4% (existing) to 52.2% (proposed). The
zoning ordinance allows principal structure lot coverage of 30% and accessory structure lot
coverage of 10%, or 40%total.
2. An increase in total side setback for the garage from 23.5 feet (existing)to 11.5 feet (proposed).
The zoning ordinance requires a minimum total side yard setback of 12 feet.
Stellato Residence January 5, 2020
Area Variance Supplement Page 1
To grant an area variance,the ZBA must balance the benefits to the applicant and the health, safety and
welfare of the neighborhood and community,taking into consideration the following:
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.
House:
The applicants face the following practical difficulties in achieving the project objectives:
1. The existing grade varies from front to rear of the house such that finished grade at the rear is at
basement level. The existing basement stair serves as the primary means of ingress and egress to
the residence, and during inclement weather, it is the only passable path from the garage to the
house. It is unsafe due to its steepness and narrowness,and there is not even sufficient width for
the installation of a handrail. There have been multiple falls by family members on these existing
stairs. Rebuilding this stair would require significant structural modifications to the house, and
would require a new framed opening in the floor of the kitchen that would consume the existing
half bath and a significant area of the kitchen, making this infeasible. Replacement of the existing
basement stair is an immediate and critical need for the health and safety of the applicants.
2. There is no bathing/showering facility on the first floor of the house,and there is insufficient space
to add a tub/shower to the existing half bath. Access to a tub/shower on the first floor is necessary
to allow for use by a mobility impaired person.
3. An existing 232 SF deck at the rear of the house provides outdoor dining space. The deck floor is
one story above grade, and connects to the kitchen on the main level (first floor) of the house.
Elimination of the deck in favor of an at-grade patio would require food and dishes to be carried
up and down stairs between the kitchen and the table,and the applicants feel this is not practical
for their elderly family members, nor will it be for them as they get older.
The applicants have considered several alternatives to mitigate the practical difficulties, and have
progressively reduced the scale and function of the proposed principal structure addition over the course
of this application. The applicants have determined that there is no feasible alternative to building an
addition to mitigate the practical difficulties described in#1 and#2 above. The current plans propose the
minimum addition necessary. With regard to the practical difficulty described in#3 above,the proposed
deck area is 187 SF, a reduction of 19.4 percent from the existing deck area. The applicants have also
considered reducing the size of the deck even further. Using tape to mock up the size of the proposed
deck on top of the existing deck, they have determined the new deck as currently proposed is the
minimum size that will function properly.
Gara e:
The applicants face the following practical difficulties in achieving the project objectives:
1. The applicant's existing driveway on Long Alley cannot be used for six months out of the year due
to black walnut trees that line the driveway. There are five black walnut trees contributing to this
difficulty, and only one is partially on the applicants' property and controlled by the applicants.
The walnuts approximate the size and weight of a golf ball. They fall in quantities of hundreds per
day during the peak season. Falling walnuts pose a serious a human safety hazard,and they have
caused significant property damage to the applicants'vehicles.
2. 148 Woodlawn Avenue has no driveway or off-street parking on Woodlawn Avenue. The off-
street parking for this home is accessed from Long Alley. It includes two spaces in the driveway
described above,and two garage spaces,also accessed from the alley,for a total of four off-street
Stellato Residence January 5, 2020
Area Variance Supplement Page 2
parking spaces. However, as described above, only two spaces are useable for six months out of
the year. Applicant has five registered vehicles,two of which are classic cars that require storage
in the heated garage. This leaves three vehicles on the street during black walnut season.
3. Because of the alternate side parking regulations on Woodlawn Avenue, residents must have
access to long-term off-street parking if they ever plan to be away from their home overnight
without taking all of their vehicles with them. For any family with more than one vehicle, leaving
town as a family for as little as an overnight is an impossibility without available off-street parking.
Having use of the driveway is an absolute necessity to the applicants.
4. The existing garage is two cars wide (24') by almost two cars deep (32'). It would require only a
minor bump-out in the rear to allow it to accommodate four vehicles instead of two, but it will
not accommodate more than two in its present configuration. As it relates to vehicle storage,
more than one-third of the existing garage floor area is wasted space.
5. There is an existing covered deck and stair on the south side of the accessory structure, providing
the only access to the second floor. The posts supporting the deck are located 8'from the existing
garage. This is too narrow to use the existing under-deck area as covered (protected) parking.
6. The existing deck and stair are unattractive and poorly constructed. They are not original to the
building, and they significantly detract from the aesthetics of the existing carriage house,which is
one of the older buildings on Long Alley, dating back to around 1880, or possibly earlier. Built at
least 15 years prior to the main house on this property, it is rich in architectural character and
history, originally serving as the shop of Saratoga Springs stair maker Bronson Vaughn, and later
serving as the city's District One polling place from around 1900 until 1958. The applicants desire
to restore the exterior of this special building, but must first mitigate the poor aesthetics and
construction quality of the existing deck and stair.
7. There are existing issues with the garage foundation on the south and west sides, causing runoff
to enter the garage along these walls during rain events. The foundation walls need to be
extended vertically, and the exterior needs to be graded to drain away from the walls. The
applicants wish to address this issue during renovations, and this work will be much easier to
complete when the addition is being constructed along those walls.
8. The existing garage was a lawful, non-compliant second principal structure at the time the local
zoning law was adopted. Specifically,the setbacks and lot coverage do not meet the requirements
of the zoning ordinance. The building does not appear out of context in its surroundings, since
the lot area and width are double that of many of the neighboring properties.
The applicants have considered several alternatives to mitigate the practical difficulties, and have
progressively reduced the scale and function of the proposed garage addition over the course of this
application. The current application proposes the minimum practical addition, as follows:
1. Previous applications have proposed an 8' deep bump out on the rear of the garage for the full
24'width of the building to provide an overall exterior dimension of 40' and an interior depth of
38'. The applicants have determined that the rear bump out can instead follow the footprint of
an existing concrete foundation attached to the rear of the garage that physical evidence and
Sanborn maps indicate was part of a previously demolished one-story bump out. The existing
wall configuration provides for a bump out that would be 5' deep by 23'wide. This will increase
the interior depth of the garage to 35'. The longer of the two classic cars, a 1957 Ford Fairlane,
has an overall length of 17.3'. Allowing 1' of clearance at the front and rear of the garage for wall
clearance and 18 inches between the Fairlane and a second car parked in front of it, 14.2'of space
remains. This is the minimum amount of space that will accommodate a compact car. (The
smallest of the applicants' other three cars is a Mini Cooper, which is 14.1' long.)
Stellato Residence January 5, 2020
Area Variance Supplement Page 3
2. The applicants have worked to further reduce the footprint of the proposed carport and stair
addition. The applicants' current plan pulls the top of the stair into the footprint of the deck to
leave the minimum code required space for a landing at the second floor. The depth of the
proposed deck has also been further decreased to less than the existing deck footprint. The deck
support columns have been pushed out 4' further from the existing column locations without
increasing the deck width. The carport roof (but not the deck) extends to these outer support
columns. This allows sufficient width to park one car under the deck, and it produces a compact
and attractive design.
The resulting plan proposes a principal building lot coverage of 52.2% for both buildings, an increase of
7.8%over the existing lot coverage. This is the minimum relief that can be sought to reasonably mitigate
the practical difficulties described above. It will provide off-street parking for the applicants' five
registered vehicles without subjecting the applicants to potential physical danger when parking or
subjecting their vehicles to property damage. It also represents a significant aesthetic improvement to
the property and the neighborhood.
Revised floor plans and building elevations are attached. Detailed construction plans will be prepared by
Dreamscapes Unlimited if the requested relief is granted. The photos below illustrate Applicant's before
and after vision, and the inspiration that was provided to the architect for the design of the carport:
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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:
House:
The applicants' property is twice as wide as many of the lots in the neighborhood with similar building
coverage. The house was built in 1898 by John and Carrie Welch on a lot that was created along with 154
and 158 Woodlawn Avenue (then known as Matilda Street)from the 1893 subdivision of property owned
by the descendants of Joseph Baucus into three parcels that were generally 50 feet wide by 130 feet deep.
Many of the original lots were further subdivided to make two 25-foot wide lots, and new homes were
built between existing houses. The house at 146 Woodlawn Avenue (next door to Applicant) is a Sears
catalog home built on one of those 25-foot wide lots. Its northern wall sits within one foot of the
Stellato Residence January 5, 2020
Area Variance Supplement Page 4
applicants' side lot line, and its northern roof eave sits on the property line. The southern eave overlaps
with the house to the south of it at 144 Woodlawn Avenue, as shown in the photo on the right below.
144 Woodlawn Avenue was wedged in between 146 and 142 Woodlawn,with almost no setback on either
side. In contrast to the three neighboring houses to the south,Applicant's house is sited more than fifteen
feet from the houses on either side (see photo on left). This illustrates an interesting variation in
density/lot coverage that can be seen today along this block of Woodlawn Avenue, and is part of the
history and character of the neighborhood.
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Applicant's proposed house addition will not extend further into either side yard than the existing
structure. It will not be visible from either Woodlawn Avenue or Long Alley,and it will have no detrimental
effect on nearby properties or neighborhood character, no matter if evaluated from the perspective of
the contemporary zoning code or the historical context of the neighborhood.
Applicant previously submitted a Land Coverage Analysis which evaluated principal and accessory building
coverage on 16 other properties in the neighborhood. The analysis included all properties within the UR-
3 zone to the north and south of Applicant's property, and on both sides of the street. Data was pulled
from the Saratoga County Image Mate online resource, and field verified visually from the right-of-way.
The Land Coverage Analysis shows that of the 16 properties evaluated, four(4), or 25%exceed the total
building coverage proposed by Applicant, and eight (8), or 50%exceed the zoning threshold of 40% (30%
principal + 10%accessory).
At the March 4, 2019 meeting, ZBA Chairman Bill Moore requested that the analysis be checked for
accuracy, because he felt it may have overestimated lot coverage, particularly on 134 Woodlawn Avenue,
which shows 98.5% principal building coverage. Applicant subsequently re-checked the analysis, and
found it to be substantially accurate, understanding the Image Mate data it was based upon is not always
100 percent accurate. The building areas provided by Image Mate are not surveyed,and they come from
varying and undocumented sources. Some margin of error is to be expected. However, Applicant did
field edit all the data. While physically measuring all buildings was not practical during the field edit,visual
observations made from the right-of-way confirmed that the data used in the analysis was reasonably
accurate. 134 Woodlawn Avenue was checked again specifically, and it was determined that 98.5%
principal building coverage appears to be accurate for that lot. Applicant is a licensed professional civil
engineer, is competent and within his area of practice to make this professional judgement.
Stellato Residence January 5, 2020
Area Variance Supplement Page 5
Gara e:
The garage on Long Alley pre-dates the house by at least fifteen years based on review of Sanborn maps.
When the Welches purchased the property in 1893, Bronson Vaughn,a stair builder,operated his business
there. It appears Vaughn moved out when the Welches arrived, and John Welch then moved his livery
business into the building. For the next six decades the Welch barn served the City of Saratoga Springs as
the District One polling place. As reported in the Saratogian on August 28, 1959,then-owner Alfred Cole
advised that a new polling place would need to be found, as he had other plans for the building. Cole
renovated the second floor apartment over the garage into, and rented it out in 1960. The building has
since been configured this way. There is evidence of an interior renovation in the 1980's, another in the
1990's, and structural repairs to the building made in 2004.
This block of Long Alley has evolved from the days of the workshops and livery barns that once lined it.
Today those buildings are garages for the homes on Woodlawn Avenue and North Broadway. One of the
old barns still functions as a workshop for local builder Witt Construction. The alley provides access to
parking lots that serve the multi-unit apartments that are the temporary homes to many Skidmore
students. In recent years, several of the old barns have been converted to and reconstructed as
residences, and some beautiful new carriage home style residences have been built on the alley.
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Today, the alley carries on with its own unique personality. It is a popular walking path to and from
downtown for locals, where one can encounter wonderfully well-kept carriage houses contrasted with
overstuffed dumpsters, and neither appears out of place. It is a neighborhood in and of itself, where
retired residents can be seen having casual conversations with college students. The applicants seek to
make an investment in their garage that will improve both its utility and its appearance. It will be an
enhancement to the character and the "experience" of the alley.
Stellato Residence January 5, 2020
Area Variance Supplement Page 6
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The improved structure will not extend further into the rear yard than the nearest adjacent buildings. This
is demonstrated by the following photographs, taken from the applicant's rear yard looking north and
south along the existing west wall of the garage. They show that the neighboring accessory buildings
establish a western building line that extends further into the rear yards than the applicant's proposed 5'
deep addition will.
Stellato Residence January 5, 2020
Area Variance Supplement Page 7
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Finally, Applicant's proposal increases permeable green area to 39.1%, or 14.1% above the zoning
threshold in a neighborhood where nearly one-third of the properties do not meet even the minimum
requirement. This is evidence that the lot coverage variance requested will not create an overcrowded
lot, and it will only be an improvement to neighborhood character.
3.Whether the variance is substantial.The requested variance is not substantial for the following reasons:
The variances requested are not substantial because the applicants' proposal will maintain bulk and area
standards that are in harmony and balanced with the current character and historical context of the
neighborhood. Applicant has demonstrated, after significantly reducing the scale of the project,that the
relief sought is the minimum necessary to provide the desired benefit.
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:
The applicants' proposal will have no adverse physical or environmental effects on the neighborhood or
district. The relief requested is well within the limits established by other properties in the neighborhood.
Also, the project will remove the makeshift deck and stair addition from the garage and replace it with
one that is more in keeping with the character of the building and the neighborhood.
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:
While the difficulty in conforming with the zoning ordinance was partially self-created by the applicants'
needs,the existing safety concerns and the difficulty caused by the falling black walnuts were not. Much
of the difficulty in conforming to the bulk and area standards is rooted in the fact that the property as it
currently sits lawfully existed before the City adopted a zoning ordinance. When zoning was first adopted
in 1961, more focus was placed on new construction than on preservation of existing properties. This
created inherent difficulties for many property owners seeking to expand older buildings. The area
variance process therefore plays a critical role in allowing owners to invest in these important properties
so they can evolve and be adapted to the changing needs the community.
Stellato Residence January 5, 2020
Area Variance Supplement Page 8
Stellato Residence Addition Bulk and Area Summary PAGE 1 OF 2
Revised 01/05/2020
AREA CALCULATIONS
Description Length(FT) Width(FT) Area(SF)
Lot Area 130 SO 6,500.0
Existin�Buildin�Footprint
House (see attached plan for calc) 1,747.9
Garage (see attached plan for calc) 1,140.0
Proposed Buildin�Footprint
House (see attached plan for calc) 2,006.9
Garage (see attached plan for calc) 1,385.0
Existin�Impervious Footprint
House 1,747.9
Garage 1,140.0
Patio 12 20 240.0
Sidewalk 90 3 270.0
Driveway 35 21 735.0
Total Ex. Impervious Area 4,132.9
Existing Permeable Area 2,367.1
Existing Percent Permeable 36.4
Proposed Impervious Footprint
House 2,006.9
Garage 1,385.0
Sidewalk 90 3 270.0
Driveway 8 20 160.0
Driveway 15 9 135.0
Proposed Impervious Area 3,956.9
Proposed Permeable Area 2,543.1
Proposed Percent Permeable 39.1
BULK&AREA SUMMARY PAGE 2 OF 2
Description Required Existing Proposed Variance
Min. Lot Size/2-Units(SF) 8,000.0 6,500.0 * No Change
Min.Avg. Lot Width(FT) 80.0 50.0 * No Change
Max. Principal Building Coverage(%) 30.0 44.4 * 52.2 7.8 **
Max.Accessory Building Coverage(%) 10.0 N/A
Principal Buildin�Setbacks-House(measured from roof overhan�)
Min. Principal Bldg. Front Setback(FT) 10.0 1.5 * No Change
Min. Principal Bldg. Rear Setback(FT) 25.0 77.0 50.0
Min. Prin. Bldg. Left Side Setback(FT) 4.0 0.5 * No Change
Min. Prin. Bldg. Right Side Setback(FT) 4.0 14.5 No Change
Min. Prin. Bldg.Total Side Setback(FT) 12.0 15.0 No Change
Min. Prin. Bldg. 1st Floor Area/2-sty(SF) 800.0 1,747.9 2,006.9
Max. Principal Building Height(FT) 60.0 37.0 No Change
Principal Buildin�Setbacks-Gara�e(measured from roof overhan�)
Min. Principal Bldg. Front Setback(FT) 10.0 97.0 92.0
Min. Principal Bldg. Rear Setback(FT) 25.0 0.0 * No Change
Min. Prin. Bldg. Left Side Setback(FT) 4.0 3.5 * No Change
Min. Prin. Bldg. Right Side Setback(FT) 4.0 20.0 8.0
Min. Prin. Bldg.Total Side Setback(FT) 12.0 23.5 11.5 0.5
Min. Prin. Bldg. 1st Floor Area/2-sty(SF) 800.0 1,140.0 1,385.0
Max. Principal Building Height(FT) 60.0 30.0 No Change
Minimum Percent Permeable(%) 25.0 36.4 39.1
*Indicates existing lawful non-conformity
**Variance from existing baseline
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