HomeMy WebLinkAbout20180428 3041 ArgentiRes_47WestHarrison_Project narrativeCardinal Direction
Landscape Architecture, PLLC
Sustainable Landscape Management
April 24, 2018
CARDINAL DIRECTION Landscape Architecture, PLLC (Cardinal Direction)
55 Catherine Street
Saratoga Springs, New York 12866
Bill Moore, Chair
City of Saratoga Springs Zoning Board of Appeals
474 Broadway
Saratoga Springs, NY 12866
RE: Egress Stair at 47 West Harrison
Dear Mr. Moore and all Zoning Board Members,
Thank you for reviewing this application for 47 West Harrison.
55 Catherine Street
Saratoga Springs, NY 12866
518.727.5030
BillS@CardinalDirection.Net
Background
On November 9, 2017 the Planning Board heard and approved a site plan approval for the property at 47
West Harrison. The proposed project constructed an emergency egress stairway and reconstruct and
existing deck and handicap ramp. To bring the property up to the standards of the neighborhood the
owner has added additional landscaping and removed a parking space.
The project does not propose a change of use nor does it propose significant structural changes to the
building.
The secondary egress stair rectifies a problem, initiated by the former owner of the property, who
removed an interior rear stair to enlarge the kitchen area. Currently, the permitted single-family
apartment use cannot be occupied without a secondary means of egress.
Therefore, the proposed site plan was prepared simply to bring the current uses and the building in line
with fire safety code.
The Planning Board approved the site plan on November 9, 2017 with the contingency that the final
signed site plan follow the City's street tree ordinance and street light ordinance. In order to meet the
lighting code up to three decorative street lights would need to be added at a cost of approximately $4,000
each plus installation.
Seeking relief from 3.1.2.B STREETSCAPE DESIGN
The owner of 47 West Harrison, Nicholas Argenti is seeking relief from Section 3.2.2.B Street Scape, of
the City's Zoning Code. Requiring the property owner to install three street lights at a cost of
approximately $18,000 for a project that does not significantly alter the structure of the building or
change its use, places an undue burden and cost on the owner.
This is not a self-created burden as the whole reason for the project is to meet the requirements stated by
code officials for secondary egress. Secondly, granting this variance will not change the appearance or
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character of the neighborhood. There are no other decorative lights further west on Church Street or on
W. Harrison, installing them will add street clutter and will appear out of place.
Previously the property was granted a use variance for a professional office and single family uses as well
as an area variance from the minimum parking requirement and the placement of parking within the
setback on Sept. 20, 1989.
Please feel free to contact me in regards to any of these items. I am looking forward to moving this
project toward completion with the City.
Sincerely,
William Sprengnether, RLA
Cardinal Direction Landscape Architecture, PLLC
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