HomeMy WebLinkAbout20191195 Ferguson Residence Narrative (2) ENVIRONMENTAL DESIGN
eCID PARTNERSHIP, LLP. 900 Route 146 Clifton Park,NY 12065
(P)518.371.7621 edpllp.com
ShaNilly the Nnysical envi.u.iment
NEIGHBORHOOD COMPARISON
SINGLE FAMILY DWELLING
AT
280 WEST CIRCULAR STREET
January 2020
Project Summary
The proposed project is a proposed single-family dwelling with attached garage on an existing
non-conforming lot that is currently vacant. The existing lot is on the order of 0.17 acres with 50
feet of frontage. The required frontage in the zoning district, UR-2, is 60 feet.
The proposed single-family dwelling will be a single-story home with approximately 1,800 sf of
living space, the attached garage will be approximately 800 sf and will allow for 2 cars.
Neighborhood Comparison
For the purposes of this analysis the neighborhood was determined to be the single-family
dwellings located between West Ave and Glenmore Ave on West Circular Street, Grand Ave and a
portion of Fredrick Ave (see attached Figure 1). The data for these 33 lots was collected using
available online data, aerial imagery and tax map information.
Lot width and area
When looking at the existing single-family lots, excluding the project lot, in the area of the
proposed project the lot areas fall between 0.21 acres and 0.52 acres with and average of 0.28
acres. The existing project lot is only 0.17 acres which is by far the smallest in the neighborhood at
approximately 0.04 acres (1,750 sf) smaller than the next smallest lot.
The project lot also has the smallest road frontage of the lots analyzed at 50 feet, the next three
smallest lots are 55 ft, 60 ft and 62 ft wide while the remaining 30 lots are between 70 and 170 feet
wide.
Total Building Area
The proposed project is requesting an increase in the principle building area to 40% of the total lot
area. This is in line with the total building area allowed in the UR-2 zone of 40% (30% principle and
10% accessory). This results in a total proposed building area on the order of 3,000 sf. Of the 33
lots analyzed 5 of them had total building areas between 2,500 sf and 3,500 sf with two of the lots
280 West Circular Street ENVIRONMENTAL DESIGN PARTNERSHIP, LLP.
January 2020
having total building areas greater than the proposed dwelling.
While none of the lots had total building coverage greater than 35% this is largely due to fact that
all these lots are much greater in size than the project lot. If the proposed house was constructed
on the average size lot (0.28 acres) in this neighborhood it would result in a total building coverage
on the order of 24.5% which would be in line with the rest of the neighborhood which falls between
8% and 32% total building coverage.
One of the main driving factors for the proposed dwelling having a lot coverage of 3,000 sf is that it
will be a single-story dwelling. While a two-story dwelling is feasible on this site and would lower
the total building coverage it would also not fit as well into the neighborhood as well since of the 33
properties analyzed 21 were single story. It was also mentioned by a neighboring property owner
at the January 6, 2020 ZBA meeting that a two-story dwelling on this property may be overbearing
on the neighboring properties and could block viewsheds and sunlight.
Side Yard Setback
The UR-2 zone allows for a minimum side yard setback of 8 ft and a total of 20 ft. Due to the non-
conforming width of the project lot the proposed side yard setbacks will be 8 ft min on each side for
a total of 16 ft. Of the 33 lots analyzed 10 appear to have minimum side yard setbacks on the
order of 8 feet or less with 2 lots having total side yard setbacks under 20ft.
The total width of the proposed dwelling is on the order of 34 ft. If the proposed dwelling was
constructed on any of the other lots analyzed the total side yard setback would be greater than the
20 ft minimum required as the next smallest lot appears to be 5 feet wider than the project lot.
Garage
While the zoning ordinance of the City of Saratoga Springs does not prohibit two-car garages in
the UR-2 zone it is understood that the proposed two car attached garage is one of the reasons for
the requested relief from the principal building coverage. Of the 33 lots analyzed 5 have two car
garages, therefore the addition of a two-car garage would not be out of character with the
neighborhood. The large majority of the homes in the neighborhood were constructed between
1950 and 1975 when single car garages and families were more popular.
The proposed two car garage eliminates the need for additional accessory structure(s) on the
property to store lawn maintenance equipment, sporting equipment, etc. The two-car garage also
allows for both vehicles to be stored inside the garage which is more visually appealing than a
vehicle in the driveway. Vehicles left outside are also more suspectable to the environment
including freezing temperatures, hail, road salt, etc. which can lead to vehicle damage and
diminished longevity.
Summary
The proposed single-family dwelling will be a single-story home with an attached two car garage
and a total building coverage on the order of 3,000 sf. Analysis of 33 lots in the neighborhood has
determined that there are other dwellings within the neighborhood that are single story, have two
car garages and have similar building coverages. While the existing lot size and width results in
900 Route 146 Clifton Park,NY 12065
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(P)518.371.7621 ed pl l p.com
280 West Circular Street ENVIRONMENTAL DESIGN PARTNERSHIP, LLP.
January 2020
constraints that require relief from the zoning regulations on Principal Building Lot Coverage, Lot
Width and Total side yard setback the overall dwelling will be in general character with the
surrounding neighborhood.
900 Route 146 Clifton Park,NY 12065
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(P)518.371.7621 edpllp.com
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