HomeMy WebLinkAbout109 Ludlow - Additional Information - combined
July 6, 2026
City of Saratoga Springs, NY
Attn: Zoning Board
Re: 109 Ludlow Street
Dear members of the Zoning Board,
We are representing Jayne and Phil Le Roux, owners of 109 Ludlow Street, regarding their application for
a rear addition and attached garage.
Following the discussion at the June 22, 2026, Zoning Board meeting, we would like to address the
questions and concerns raised by the Board and neighboring property owners.
Ramp - While brought up initially in the June 22nd meeting to explain possible future
considerations - the installation of a ramp (interior or exterior) is not intended for the project at this
time.
Fire Safety - The proposed new garage has been designed to be one foot farther away from the
side property line (than the existing garage). This will increase the separation from the
neighboring structure by an additional foot. In addition, the exterior walls will be finished with
noncombustible fiber-cement siding in accordance with the applicable provisions of the New York
State Building Code.
Snow Removal and Drainage – The proposed design includes a continuous gutter system that
will collect roof runoff and direct it to a drainage swale along the property line. As discussed
during the meeting, the existing driveway will also be reconstructed with gravel infiltration strips
and subsurface drainage to improve stormwater management and reduce runoff onto adjoining
properties. The proposed garage roof will be finished with fiberglass asphalt shingles rather than
a metal roof to minimize snow shedding onto neighboring properties.
Proposed Materials - To assist the Board in evaluating the project, we have included updated
three-dimensional renderings showing the proposed addition and garage within the context of the
surrounding neighborhood. These illustrations demonstrate how the project relates to adjacent
homes and illustrate that the scale and appearance remain consistent with the existing residential
character of the area.
The exterior siding is proposed to be a fiber cement siding which is non-combustible. This will
meet building code requirements. The proposed roof material is fiberglass shingles on the garage
roof, which will help minimize snow impact on the neighboring property.
Parking - The location and parking arrangement of the existing driveway will remain unchanged.
The new garage is intended to provide functional enclosed parking for the owner’s vehicle and
lawn equipment.
Alternative options - During the meeting, an alternative garage orientation facing north was
discussed. After further evaluation, we determined that this configuration would not provide
adequate turning radius or maneuvering space for vehicles entering and exiting the driveway. It
would also significantly reduce usable rear yard space and require removal of existing mature
trees. The proposed location represents the most practical solution while minimizing impacts to
both the property and adjoining neighbors.
Project Revisions - As a demonstration of the owners' willingness to address suggestions from
the initial meeting, the garage has been re-designed so that it has a reduced length of 24 feet
along the side property line. The footprint of the structure will then jog back 5 feet farther from the
property line to the proposed potting shed. (See renderings and new plans for more information.)
This modification decreases the overall visual mass adjacent to the neighboring property while
maintaining the functionality of the garage. Additionally, the open area between the two garages
will remain unobstructed, as no fence is proposed between the structures.
We hope these revisions, together with the updated drawings, diagrams, and three-dimensional
renderings, provide additional clarification and demonstrate that the proposed design has been carefully
developed to minimize impacts while meeting the needs of the homeowners. Not only
will this project, when completed, serve their interest in being able to effectively age in place, but
it will also visually improve the property in the neighborhood.
We look forward to gaining your approval.
Respectfully submitted,
Susan L. Davis, R.A.
SD Atelier – Architecture, L.L.C. - www.sdatelier.com –
Alternate #1
Jayne and Philip Le Roux
109 Ludlow St, Saratoga Springs, NY 12866
•“Notched” garage option
– Garage length is
recessed on property
line side to reduce
its length.
•Addition of gutters &
downspouts can redirect
water away from
structures and to swales
to control
water collection.
109 Ludlow St
111 Ludlow St 166 Lake Ave
2
Jayne and Philip Le Roux
109 Ludlow St, Saratoga Springs, NY 12866
Alternate #2
•#2 – Alternate - Garage roof re-directs
water away from surrounding structures
but could prove to cause too much water
collection on owner’s driveway.
109 Ludlow St
111 Ludlow St 166 Lake Ave
3
Jayne and Philip Le Roux
109 Ludlow St, Saratoga Springs, NY 12866
Alternate #3
•#3 – Alternate garage location on the lot
•Trees would have to be removed
•There is not enough space for a car turning radius
•A larger driveway would be needed
•Owners would lose direct backyard access and could not connect the garage to their house
109 Ludlow St
111 Ludlow St 166 Lake Ave
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