HomeMy WebLinkAbout20260271 109 Ludlow St Area Variance Public Comment (4)Outlook
Online Form Submittal: Land Use Board Agenda Public Comment
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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
Comments Part B of our submission
Attach Photo (optional)PART B 109 Ludlow Zoning Variance Concerns.pdf
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109 Ludlow Street Zoning Board Variance Application
PART B
Questions and Concerns: 111 Ludlow Street
Therese Keenan
Jack Hyndman
July 5, 2026
a. Lack of drainage plan – no professional engineering
topographical/grading site plans for:
i. Permeability loss between 109 and 111 Ludlow
ii. Increased roof surface area and runoff
iii. Grade changes
• 2-story addition
• new garage
iv. Must avoid runoff to our foundation and yard
v. Recommended north side narrow stone drainage border
seems insufficient for current and new drainage needs
b. Decreased and insufficient snow removal space
i. radiant heat driveway?
ii. drainage system under new driveway?
Decreased and insufficient snow removal space
Decreased and insufficient snow removal space
Decreased and insufficient snow removal space
c. Asbestos abatement for garage demolition
i. Likelihood of asbestos in roofing shingle installed pre-1986
• When was garage roof shingle installed?
• Shingle should be tested for asbestos
2. Need construction site management provisions due to previous
unsatisfactory experience with 109 Ludlow construction to remediate:
a. construction debris in our yard
b. construction damage to our house
c. timely construction debris removal
d. contractor bathroom needs
i. rental porta-potty vs backyard urination
3. Decreases market value of 111 Ludlow:
a. “Fish Bowl Effect”
i. Privacy loss along entire south property line
b. Loss of green space sight lines
c. Southern exposure sunlight loss
i. Affects existing plants/shrubs
4. Maintenance concerns:
a. Cost-free maintenance access and lift access for cleaning
construction dust off of newly (2025) refurbished and painted south
side of 111 Ludlow upon completion of 109 Ludlow construction
b. 109 Ludlow fences inhibit maintenance access for neighbors to
maintain common property lines
10.The current proposed design does not reflect stated aging-in-place need
a. Steps at every house entrance
i. including breezeway
b. Is lift being currently built or scheduled for a later installation date?
i. What are implications if lift is retro-fitted at a later time?
c. No accessible indoor ramp at this time
i. Jayne states: “asking for walkway between the [new] garage
and the house to age in place. With Phil’s recent heart attack he
is a high risk cardiac patient. We want to come into the garage
in the winter with groceries and everything without going out
into the elements. Hot and cold is not too good for someone in
his condition,”
ii. Architect states: “Eventually there will be the need for a ramp
but we don’t indicate that right now because right now that’s
not absolutely critical.”
d. Will the breezeway and garage be heated/air-conditioned?
e. Not clear how breezeway/garage access ramp would work
i. Three 7” risers = 21” elevation = 12” of ramp for every 1” of
elevation = 21’ of ramp
f. Downstairs bathroom does not appear to be ADA compliant 60” x 56”
minimum clear floor space
g. Will there be new basement under the 2-story addition or will the
addition be on a slab?
11.Alternate proposal helps mitigate concerns for:
h. Drainage and loss of permeability between 109 and 111 Ludlow
i. Snow removal
j. Loss of green space sight lines
k. Age-in-place safety feature of turnaround to drive rather than back
out of driveway
NEW DRIVEWAY LOCATION
NEW DRIVEWAY LOCATION
NEW DRIVEWAY LOCATION
SIDE-BY-SIDE DRIVEWAYS IN NEIGHBORHOOD
10’ WIDE DRIVEWAY REQUIREMENT
TURN INTO GARAGE IN NEIGHBORHOOD
TURN INTO GARAGE IN NEIGHBORHOOD