HomeMy WebLinkAbout20220130 52 Kirby Road Correspondance .���,,��'�`����i a•� .��
��- ���� , �:��� CITY OF SARATOGA SPRI NGS MARK TORPEY,Chair
� � ��_ TODD FABOZZI
`� ��` ' �� PLANNING BOARD RUTH HORTON
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�` - ' - ` �� � KE RRY MAYO
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" �' ����� ����'���� �' .�' City Hal I -474 Broadway JASON DOTY
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• ���-�t�.::�::�,R-�������� CHARLES MARSHALL
��,� - �' Saratoga Springs, New York I 2866 MARK PINGEL
�`����'��,���� �`�'� Tel:518-587-3550 fax:518-580-9480
S HAWNA J E N KS,Alternate
www.saratoga-springs.org BILL MCTYGUE,Alternate
May 27, 2022
RE: Advisory Opinion to the ZBA
ZBA#20220 I 30—52 Kirby Rd.
Per your request for coordinated SEQRA review and an advisory opinion,the Planning Board
considered the following application at our May 5t"and 26t" meetings:
ZBAAPP##20220 I 30—52 KIRBY RD., 52 Kirby Rd., coordinated SEQRA review and advisory opinion to
the ZBA for area variances associated with a proposed two-lot subdivision in the Urban Residential— I
(UR-I) district.
Following evaluation and discussion, the Planning Board passed the following motions:
• Accepted lead agency status, evaluated parts I and 2 of the short EAF, and issued a Negative
SEQRA Declaration on May 5, 2022—passed—7-0 (Torpey, Horton, Fabozzi, Mayo, Doty,
Marshall, Pingel).
• Issued a favorable advisory opinion on the requested area variance from the minimum lot area
requirement in the UR-I district with the following considerations on May 26, 2022—passed
7-0 (Torpey, Horton, Fabozzi, Mayo, Doty, Marshall, Pingel):
Comprehensive Plan considerations: The maximum density in Residential Neighborhood-I
(RN-I) is 3.5 units/acre. The Comprehensive Plan, however, encourages infill development
and considers it, along with reuse, as "integral to the overall success of the City." (p. I 5)
The variance, if granted,would create two substandard lots that would exceed the RN-I
density by about I 5% (4 units/acre). The maximum density, however, is for the overall
neighborhood, not per parcel, and the overall increase in density in this case is not considered
substantial. The existing lot complies with all current zoning rules without any pre-existing
non-conforming conditions to consider.
The Comprehensive Plan also cites consistency with our"Community Character" as a key
guiding principle. Compatibility with community or neighborhood character cannot be
reduced to a simple calculation of lot density. Instead, we believe that the perception of
compatibility with the character of the neighborhood depends on a consistent pattern of
residences along the street. This would include lot density, but perhaps even give priority to,
lot widths, setbacks, landscaping, and building architecture. Using this broader set of
evaluation criteria,we believe the proposed sizes and layout of the lots are compatible with
the existing character of the neighborhood.
While we believe in general that the ZBA should exercise caution when granting area variances
that would create substandard lots, but because of the specific circumstances here the Board
would recommend approval.
Possible condition of approval: Suggest an increased side yard setback on the new lot (I 5'to
I 8') from the neighboring property to the east where the existing house is shown as 6 ft. from
the shared side property line. This would provide for a slightly larger buffer to the neighboring
property.
#20220130 52 KIRBY ROAD 2
PLANNING BOARD ADVISORY OPINION REVISED 06/03/22