HomeMy WebLinkAbout20260271 109 Ludlow St Area Variance Public Comment (3)Outlook
Online Form Submittal: Land Use Board Agenda Public Comment
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Date Mon 7/6/2026 3:01 PM
To Mark Graham <Mark.Graham@saratogaspringsny.gov>
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Land Use Board Agenda Public Comment
SUBMIT COMMENTS REGARDING CITY PROJECTS
Thank you for submitting your comments. Your feedback will be forwarded to the
City's Planning Department and Land Use Board members. NOTE: Comments
submitted later than 12:00 noon on the day before the Land Use Board meeting
may not be reviewed prior to their meeting. All comments will be added to the
project file in the Planning Department.
Land Use Board Zoning Board of Appeals
Name Therese Keenan
Email Address Terry_Keenan@yahoo.com
Business Name Field not completed.
Address PO Box 417
City Saratoga Springs
State NY
Zip Code 12866
Phone Number 917-603-5222
Project Name 109 Ludlow St Area Variance
Project Number 20260271
Project Address 109 Ludlow Street Saratoga Springs NY 12866
Comments Please find enclosed 2 documents describing our concerns and
additional questions regarding the 109 Ludlow Street project.
We would like to present these documents during the 7/13/26
7/6/26, 3:01 PM Mail - Mark Graham - Outlook
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zoning board meeting public comment section and have the
board and/or the applicants address these questions and
concerns.
For example: We noticed in the correspondence between Sue
Davis and our neighbor Mike Leaonard that she mentions a
swale to address drainage issues. Is there an engineering or
landscape architect site map plan that shows grading and
elevation changes to accommodate drainage available for
review?
Attach Photo (optional)PART A 109 Ludlow Zoning Variance Concerns.pdf
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109 Ludlow Street Zoning Board Variance Application
Questions and Concerns: 111 Ludlow Street
Therese Keenan
Jack Hyndman
July 5, 2026
1. Board member Otis Maxwell recusal
2. Our history in Saratoga and at 111 Ludlow Street
a. 25-plus years – owned our home since 2000
b. Jack’s family in Saratoga since 1977
i. Family ran art gallery on Broadway for 20 years
3. Observations of 109 Ludlow since 2000
a. Phil and Jayne haven’t lived full-time at 109 Ludlow
b. Josephine Howe lived seasonally from 2000 to early 2004
c. Vacant/Construction for several years
d. Sarah full-time
e. Garage – not used for cars
f. Deteriorating garage roof – plastic covering remediation for 3-4 years
g. No greenhouses since 2000
4. 3-foot variance request is not just to enlarge existing garage:
a. Changes zoning status of garage from accessory building to enlarged primary
residence square footage
b. Future second story above garage?
c. Just doesn’t affect the Leonard’s property boundary where garages are located
5. Changes neighborhood backyard characteristic:
a. multi-directional airspace
b. multi-directional green space sight lines
SOUTHERN SIGHT LINES
CURRENT:
AFTER:
SOUTHERN SIGHT LINES
CURRENT:
AFTER:
SOUTHERN SIGHT LINES
CURRENT:
AFTER:
WESTERN SIGHT LINES
CURRENT:
NORTHERN SIGHT LINES
CURRENT:
NEIGHBORHOOD SIGHT LINES
CURRENT:
6. Safety concerns for 111 Ludlow
a. 111 Ludlow foundation 1’ off the 109 property line
111 Ludlow foundation 1’ off the 109 property line
b. Potential for foundation structural damage
i. Demolition Phase
• Delapidated driveway
• Current garage
• Current 1-story addition
ii. Excavation/Construction New Foundation Phase
c. Insufficient time for 111 Ludlow Street to obtain structural
engineering report:
i. Difficult to obtain on short notice
ii. Seismic monitoring is advisable
d. Will delapidated driveway safely support weight of:
i. heavy construction vehicles
ii. full concrete truck
iii. dumpsters of heavy construction debris