HomeMy WebLinkAbout20260998 83 Nelson Ave Area Variance ApplicationRevised 01/2021
APPLICATION FOR:
INTERPRETATION, USE VARIANCE,
AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICANT(S)* OWNER(S) (If not applicant) ATTORNEY/AGENT
Name
Address
Phone / / /
Email
*An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question.
Applicant’s interest in the premises: Owner Lessee Under option to lease or purchase
PROPERTY INFORMATION
1.Property Address/Location: Tax Parcel No.: ________.______ - ______ - ______
(for example: 165.52 – 4 – 37 )
2. Date acquired by current owner:3.Zoning District when purchased:
4. Present use of property:5.Current Zoning District:
6. Has a previous ZBA application/appeal been filed for this property?
Yes (when? For what? )
No
7. Is property located within (check all that apply)?: Historic District Architectural Review District
500’ of a State Park, city boundary, or county/state highway?
8. Brief description of proposed action:
Yes No
Yes No
9.Is there an active written violation for this parcel?
10.Has the work, use or occupancy to which this appeal relates already begun?
11.Identify the type of appeal you are requesting (check all that apply):
INTERPRETATION (p. 2) VARIANCE EXTENSION (p. 2) USE VARIANCE (pp. 3-6) AREA VARIANCE (pp. 6-7)
Applicant Owner Attorney/AgentPrimary Contact Person:
**HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** [FOR OFFICE USE]
_______________
(Application #)
____________
(Date received)
__________________________
(Project Title)
Check if PH Required
Staff Review _______________
CITY OF SARATOGA SPRINGS
ZONING BOARD OF APPEALS
CITY HALL - 474 BROADWAY
SARATOGA SPRINGS, NEW YORK 12866-2296
TEL: 518-587-3550 X2533
www.saratoga-springs.org
83 Nelson Avenue
Saratoga Springs, NY 12866
Larry Connolly SD Atelier Architecture, LLC
511 Broadway, 2nd Floor
Saratoga Springs, NY 12866
jlconnolly9092@gmail.com sue@sdatelier.com
4
83 Nelson Avenue
179 21 2 20
2022 UR-2
Single Family Dwelling UR-2
March 20234
4
Sideyard Variance -
porch
Client would like to construct a new 2nd family dwelling. The dwelling will have a garage on the first floor and a living space on
the second floor
4
(404) 307-6926
4
4
(518) 587-3385
4
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
INTERPRETATION – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
1.Identify the section(s) of the Zoning Ordinance for which you are seeking an interpretation:
Section(s)
2.How do you request that this section be interpreted?
3.If interpretation is denied, do you wish to request alternative zoning relief? Yes No
4.If the answer to #3 is “yes,” what alternative relief do you request? Use Variance Area Variance
EXTENSION OF A VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
1.Date original variance was granted: ________________2. Type of variance granted? Use Area
3.Date original variance expired: ____________________
5.Explain why the extension is necessary. Why wasn’t the original timeframe sufficient?
When requesting an extension of time for an existing variance, the applicant must prove that the circumstances upon which the original
variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the
neighborhood, or within the circumstances upon which the original variance was granted:
Appraisal Assumptions:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 3
USE VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
A use variance is requested to permit the following:
For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary
hardship in relation to that property. In seeking a use variance, New York State law requires an applicant to prove all four of the following
“tests”.
1.That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property.
“Dollars & cents” proof must be submitted as evidence. The property in question cannot yield a reasonable return for the following
reasons:
A.Submit the following financial evidence relating to this property (attach additional evidence as needed):
1) Date of purchase:Purchase amount: $
2) Indicate dates and costs of any improvements made to property after purchase:
Date Improvement Cost
3) Annual maintenance expenses: $4) Annual taxes: $
5) Annual income generated from property: $
6) City assessed value: $ Equalization rate: Estimated Market Value: $
7) Appraised Value: $ Appraiser: Date:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 4
B.Has property been listed for sale with Yes If “yes”, for how long? _______________________________
the Multiple Listing Service (MLS)?No
1) Original listing date(s): Original listing price: $
If listing price was reduced, describe when and to what extent:
2) Has the property been advertised in the newspapers or other publications?Yes No
If yes, describe frequency and name of publications:
3) Has the property had a “For Sale” sign posted on it? Yes No
If yes, list dates when sign was posted:
4) How many times has the property been shown and with what results?
2.That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood.
Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement. This
previously identified financial hardship is unique for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 5
3.That the variance, if granted, will not alter the essential character of the neighborhood. Changes that will alter the character of a
neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the
character of the neighborhood for the following reasons:
4.That the alleged hardship has not been self-created. An applicant (whether the property owner or one acting on behalf of the property
owner) cannot claim “unnecessary hardship” if that hardship was created by the applicant, or if the applicant acquired the property
knowing (or was in a position to know) the conditions for which the applicant is seeking relief. The hardship has not been self-created
for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6
AREA VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements District Requirement Requested
Other:
To grant an area variance, the ZBA must balance the benefits to the applicant and the health, safety, and welfare of the neighborhood and
community, taking into consideration the following:
1.Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have
been explored (alternative designs, attempts to purchase land, etc.) and why they are not feasible.
2.Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby
properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood
character for the following reasons:
Lot Width 60'8'
Variance to allow a 2nd family dwelling in a UR-2 District that will be detached.
There is no other land to purchase. The lot is already quite substantial (.39 acres or 16,968 sf) and very deep.
This is much larger than what is required for a second family dwelling. (8,000 sf is the requirement for a UR-3 district)
If a 2nd dwelling unit was attached to the existing house, it would require a use variance for a 2 family which is not advisable.
No, the new dwelling unit is designed to be architecturally compatible and blend into the neighborhood. The size of the building
is designed to meet all the required setbacks and size requirements. There are other structures in the neighborhood as well, so
this will not be out of character. It is also proposed to be located back on the lot and will not be highly visible.
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7
3.Whether the variance is substantial. The requested variance is not substantial for the following reasons:
4.Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not
have an adverse physical or environmental effect on the neighborhood or district for the following reasons:
5.Whether the alleged difficulty was self-created (although this does not necessarily preclude the granting of an area variance). Explain
whether the alleged difficulty was or was not self-created:
No, It is not considered substantial in that it is a use that is permitted. The structure will be compliant with the zoning requirements.
The only issue is that a UR-2 district does not permit (2) single family dwelling units. - so therefore an area variance is required.
The fact that the lot is quite large and exceeds the minimum requirement mean that that this is not substantial.
No, there are other examples of accessory structures in the neighborhood and very large homes as well.
The size and design of this dwelling unit will not be out of character or impact the neighborhood in a negative way.
Parking will be provided in the garage.
The dwelling unit will be used primarily during track season and thus have minimal impact.
The difficulty is self-created in that the applicant would like to have a dwelling unit to allow him to entertain and have
family visit during the track season.
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 8
DISCLOSURE
Does any City officer, employee, or family member thereof have a financial interest (as defined by General Municipal Law Section 809) in
this application? No Yes If “yes”, a statement disclosing the name, residence and nature and extent of this interest must be filed
with this application.
APPLICANT CERTIFICATION
I/we, the property owner(s), or purchaser(s)/lessee(s) under contract, of the land in question, hereby request an appearance before
the Zoning Board of Appeals.
By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying
documentation is, to the best of my/our knowledge, true and accurate. I/we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property
associated with this application for purposes of conducting any necessary site inspections relating to this appeal.
Date:
(applicant signature)
Date:
(applicant signature)
If applicant is not the currently the owner of the property, the current owner must also sign.
Owner Signature: Date:
Owner Signature: Date:
Revised 01/2021
INSTRUCTIONS
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICATION REQUIREMENTS
1.ELIGIBILITY: To apply for relief from the City’s Zoning Ordinance, an applicant must be the property owner(s)
or lessee, or have an option to lease or purchase the property in question. The Zoning Board of Appeals (ZBA)
shall not accept any application for appeal that includes a parcel which has a written violation from the Zoning
and Building Inspector that is not the subject of the application.
2.COMPLETE SUBMISSIONS: Applicants are encouraged to work with City staff to ensure a complete application.
The ZBA will only consider properly completed applications that contain 1 original and 1 digital version of the
following:
Completed application pages 1 and 8, the pages relating to the requested relief (p. 2 for interpretation or
extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting materials/
documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED**
Completed SEQR Environmental Assessment Form – short or long form as required by action.
http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf
Detailed “to scale” drawings of the proposed project – folded and no larger than 24”x 36”. Identify all
existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to
the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g.,
drains, ponds, easements, etc.).
Photographs showing the site and subject of your appeal, and its relationship to adjacent properties.
3.APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance”.
REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT.
Check City’s website (www.saratoga-springs.org) for meeting dates.
CITY OF SARATOGA SPRINGS
ZONING BOARD OF APPEALS
City Hall - 474 Broadway
Saratoga Springs, New York 12866
Tel: 518-587-3550 X2533www.saratoga-springs.org
Revised 01/2021
ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2
PUBLIC HEARING ADVERTISEMENT
The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety (90)
days from when it is determined to be properly complete by City staff.
City staff will prepare a legal notice for the public hearing and arrange to have the public hearing
announcement printed in the legal notice section of a local publication at least 5 days before the hearing.
PROPERTY OWNER NOTIFICATION
Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following
distances from the boundaries of the land in question:
Type of variance Distance for property owner notification
Use variance 250 feet
Area variance & Interpretation 100 feet
This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing.
City staff will email a copy of the “property owner notification letter” to the applicant. The applicant must then send
the notification letter to the nearby property owners. Applicants may not include any other materials in this mailing.
The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post
Office “certificates of mailing” to the ZBA. If “certificates of mailing” are not presented prior to the hearing, the
hearing will be cancelled.
City of Saratoga Springs
OFFICE OF PLANNING AND ECONOMIC DEVELOPMENT FEES - 2026
Application to City Council FEE
Comprehensive Plan Amendment
Zoning Ordinance Amendment
Planned Unit Development (PUD) Amendment
$1,800 + $300/acre
$800 + $300/acre
$800 + $300/acre
Application to Zoning Board of Appeals FEE
Use Variance $1,400 + $75/app
Area Variance - Residential (1 & 2 Family) $350/1st var + $75/app + $150/ea add variance
Area Variance - 3+ Family and Commercial $1,000/1st var + $75/app + $200/ea add variance
Interpretations $650 + $75/app
Post Work Application Fee Application Fee x2 + $75/app
Variance Extensions 50% of Application Fee + $75/app
Application to Design Review Board FEE
Demolition
Residential Structures - 1 or 2 Family Principal or Accessory Structure
Materials Change - roof, windows, siding
$500
$75
Façade Change - removal/addition of windows, doors, $150
Addition or new construction $300
Approval Extension 50% of application fee
3+/Multi-Family, Comm, Mixed-Use Principal or Accessory Structure
Materials Change - roof, windows, siding, paint color $150
Façade Change - removal/addition of windows, doors, $150
Addition or new construction $650
Approval Extension 50% of application fee
Post Work Application Fee Application Fee x2
Application to Planning Board
Special Use Permit $1,200 + $75/app
Temporary Use Permit $500
Special Use Permit - Extension $400
Special Use Permit - Modification $550 + $75/app
Site Plan Review - incl. PUD
Sketch Plan $400 per sketch
Site Plan Full
Residential $400 + $250/unit
Non-Residential / Mixed-use $800 + $150/1,000 sf (Non-Res) + 250 unit (Res)
Administrative SPR
Residential $400
Non-Residential / Mixed-use $800
Extension
Residential $250
Non-Residential / Mixed-use $350
Subdivision - incl. PUD
Sketch Plan $400 per sketch
Preliminary Approval
Residential: 1-5 Lots $700 + $75/app
Residential: 6-10 Lots $1,100 + $75/app
Residential: 11-20 Lots $1,450 + $75/app
Residential: 21+ Lots $1,800 + $75/app
Residential - Extension $350
Final Approval
Residential $1,550 + $200/lot + $75/app
Non-Residential $2,400/lot + $75/app
Final Approval Modification
Residential $400 + $75/app
Non-Residential $800 + $75/app
Final Approval Extension
Residential $250
Non-Residential $350
* Subdivisions and Site Plans are subject to Engineering Review- See DPW Fees
Demolition $500
Residential Structures – 1 or 2 Family Principal or Accessory Structure
Materials Change - roof, windows, siding $75
Façade Change - removal/addition of windows, doors, porch $150
Addition or new construction $300
Approval Extension 50% of Application Fee
3+/Multi-Family, Comm, Mixed-Use Principal or Accessory Structure
Equipment Install or Materials Change - roof, windows, siding, paint color $150
Signs, awnings $150
Façade Change - removal/addition of windows, doors, porch $300
Addition or new construction $650
Approval Extension or Modification 50% of Application Fee
Post Work Application Fee Application x2
Other
Lot Line Adjustment/Subdivision Administrative Action $400
Letter of Credit – Modification Extension $400
Letter of Credit - Collection up to 1% of LoC
Recreation Fee $2,000/lot or unit
Land Disturbance Activity Permit $750 + $35/acre
Watercourse/Wetland Permit $750
Watercourse/Wetland Permit Extension $350
SEQRA EIS Review (Draft & Final) TBD
Sidewalk Fee Lieu See DPW Fees
Tree Removal Avg. nursery cost in caliper of new species equivalent to
diameter at breat height (DBH of tree(s) Removed diameter at breat height (DBH of tree(s) Removed
DOF dП 이L
vee
11/3
Project 2026-15
Connolly Residence
83 Nelson Avenue, Saratoga Springs, NY, 12866
Exterior Photos of Residence, Surrounding Area and Yard
83 Nelson Avenue – Front Porch added in 2023
Site Context indicating neighborhood with accessory structures and living units
South Neighbor North Neighbors
View across the street – Saratoga Racetrack
View of Rear Yard – location of proposed structure
Adjacent neighbor and structures.
Subject Property - Rear
Adjacent Neighbors – Rear View
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PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
DD-S1
N
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
ARCHITECTURAL SITE PLAN
o
o
o
o
o
o
o
o
o
o
o
o
o
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
DD-S2
N
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
ARCHITECTURAL SITE PLAN - PARTIAL
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
DD-1
N
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
FIRST SECOND FLOOR PLANS
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
DD-2
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
WEST AND SOUTH ELEVATIONS
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
DD-3
PROJECT NUMBER - 2026-15
DATE:
W A R N I N G
THE ALTERATION OF THIS MATERIAL IN ANYWAY, UNLESS
DONE UNDER THE DIRECTION OF A COMPARABLE NEW
YORK STATE CERTIFIED PROFESSIONAL IS A VIOLATION OF
THE NEW YORK STATE EDUCATION LAW AND/OR
REGULATIONS AND IS A CLASS A MISDEMEANOR
This document & the ideas incorporated herein as an instrument of service, is the property of SD ATELIER - ARCHITECTURE L.L.C. and cannot be used for any other purpose.
SCALE:
REVISIONS:
AS NOTED
OCTOBER 28, 2026
DESIGN DEVELOPMENT SET - NOT to Ee Xsed for constrXction
NEW STRUCTURE FOR:
LARRY CONNOLLY
83 NELSON AVE
SARATOGA SPRINGS, NEW YORK 12866
511 Broadway, Second Floor.
Saratoga Springs, NY. 12866
ph: 518.587.3385
www.sdatelier.com
info@sdatelier.com
EAST AND NORTH ELEVATIONS
68 West Ave, P.O. Box 4400, Saratoga Springs, New York 12866 (518) 587-0080 Fax: (518) 580-0857
MEMORANDUM
To: Connolly File
From: MJJ
Re: Meeting with Sue Davis and Patrick Cogan
Date: May 26, 2026
Meeting with Sue and Patrick at Building Inspector’s Office in City Hall.
The following represent a summary of the meeting with Patrick Cogan and Sue
Davis:
1. Reference was made to a 2023 area variance secured by the owner.
Specifically, a side yard variance was granted to construct the front porch.
Patrick said that he recalled that clarification was necessary to confirm the
house was defined as a single-family residence.
2. Reference was made to the UR-2 District which requires a total side yard
setback of 20 feet that is required and 8’-0” minimum side yard setback. The
minimum lot coverage required for a single-family dwelling is 6,600 sf. The
existing lot is quite large and is 16,968 sf.
Note: we need to confirm the foregoing as the accurate numbers from the
UDO.
3. Reference was made to a “detached single-family dwelling.” A detached
single family dwelling is defined as a structure with a kitchen and sleeping
spaces.
4. The UR-2 District does not permit two single family dwellings, thus if the
request is made for a detached second dwelling, it will require an area
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variance. (not a use variance). The fact that the lot is quite large will be an
advantage.
5. Reference was made to an area variance since the use is already allowed,
however the proposed structure would require a second area variance for
dimensional relief.
6. A single-family dwelling unit that is attached with a covered walkway would
render the structure as two family dwelling which is not legally permitted in
the UR-2 District. This would require a use variance. (hard to obtain!)
7. Part of the analysis requires that there is exclusive access at the main
entrance through the existing house to maintain the classification as a single-
family dwelling. Note: If there is separate access to living space above the
garage, then it will lose its classification as a single-family dwelling.
8. Patrick indicated that if an addition is relatively modest, we could consider a
second dwelling unit as an attached accessory structure. The attached
structure could accommodate a rec room but cannot have a kitchen or area
for cooking. Patrick made note that Section 9.4 of the UDO contemplates an
accessory structure for which a variance could be pursued for a second
single-family use. This part of the discussion was unclear as too large a
structure would trigger setback issues per Patrick’s reference. Patrick noted
he was not rendering determinations at this meeting.
9. Relief from lot width for second structure for UR-2 will need to be
requested. The UDO requires lot width of 60 feet for the UR-2 District. A
variance would be necessary for the existing width that is only 50 feet.
10. There have been examples of second family dwellings being approved.
Patrick was not sure of others in the UR-2 District however.
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11. Article 3-2 may provide authority for a kitchen and bathroom. The
precedent cited by Sue and Patrick was an area variance granted on
Catherine Street.
12. Patrick noted the benefit to be obtained by searching comparables and
existing conditions can be gleamed by way of the Sanborn maps; D over A.
13. Patrick stated that any structure will need to prove that it will not negatively
impact the character of the neighborhood.
14. Reference was made regarding the alteration of the structure with a focus on
ensuring that the original house can’t be considered a 2-family home, i.e.
they can’t have a separate kitchen.