HomeMy WebLinkAbout20260271 109 Ludlow St. Area Variance NODPage 1 of 2
CITY OF SARATOGA
SPRINGS
ZONING BOARD OF APPEALS
CITY HALL - 474 BROADWAY
SARATOGA SPRINGS, NEW YORK 12866
518-587-3550
WWW.SARATOGA-SPRINGS.ORG
Gage Simpson, Chair
Brendan Dailey, Vice Chair
Amanda Demma
Jonah Cohen
Otis Maxwell
Chris LaPointe
Steve Harrigan
#20260271
IN THE MATTER OF THE APPEAL OF
Jayne and Philip LeRoux
109 Ludlow St
Saratoga Springs NY 12866
From the determination of the Building Inspector involving the premises at 109 Ludlow St in the City of Saratoga
Springs, New York being tax parcel number 166.53-2-73 in the UR-1 district on the Assessment Map of said City.
The applicant having applied for an area variance under the UDO of said City to permit the removal of an existing
garage and replacement with a new attached garage. Notice of a public hearing having been duly given on June
22 and July 13, 2026.
In consideration of the balance between benefit to the applicants with detriment to the health, safety and welfare
of the community, I move that the following area variances for the following amounts of relief:
TYPE OF REQUIREMENT DISTRICT
DIMENSIONAL
REQUIREMENT
PROPOSED RELIEF REQUESTED
INTERIOR SIDE SETBACK 5FT 2FT 3FT OR 60%
As per the submitted plans as revised 7/6/26 or lesser dimensions, be approved for the following reasons:
1. Achievability by Other Means: The applicant wishes to replace a dilapidated garage with a new
structure on a nonconforming lot. Design alternatives are limited due to the width of the lot and the
existing driveway. The existing garage predates current zoning laws. The Board notes that there is no
additional land available for purchase
2. Undesirable Change: While within the interior side setback, the new structure will be further from the
property line than the existing structure. The replacement of a dilapidated structure will be a benefit to
the neighborhood. The Board finds the project does not create undesirable change in the character of the
neighborhood or a detriment to surrounding properties.
3. Substantiality: The Board finds that the requested variance is substantial, but mitigated by the factors
noted above and by the lack of achievable alternatives.
4. Adverse Effect or Impact: The Board finds that this variance will not have significant adverse physical
or environmental effects on the neighborhood or district. Permeability requirements will be met. A gutter
system will be provided which empties stormwater away from the property line, improving drainage.
5. Self-Created Difficulty: The alleged difficulty is self-created insofar as the applicant wishes to replace
an existing nonconforming structure, but this is not necessarily fatal to the application.
Condition: Implementation of drainage plan as provided by applicant.
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Dated: July 13, 2026
Passes by the following vote:
AYES: 6 (G. Simpson, B. Dailey, O. Maxwell, A. Demma, C. LaPointe, S. Harrigan)
NAYS: 0
This variance shall expire 18 months following the filing date of such decision unless the necessary
building permit has been issued and actual construction begun as per the Unified Development
Ordinance.
I hereby certify the above to be a full, true and correct copy of a resolution duly adopted by the Zoning
Board of Appeals of the City of Saratoga Springs on the date above mentioned, six members of the Board
being present.
SIGNATURE:
CHAIR