HomeMy WebLinkAbout20230358 182 Excelsior Area Variance Public Comment (6)7/24/23, 12:14 PM Zimbra
https://m.saratoga-springs.org/h/printmessage?id=17258&tz=America/New_York 1/2
From :noreply@civicplus.com
Subject :Online Form Submittal: Land Use Board Agenda Public
Comment
To :julia destino <julia.destino@saratoga-springs.org>,
aneisha samuels <aneisha.samuels@saratoga-
springs.org>, susanna combs
<susanna.combs@saratoga-springs.org>
Zimbra julia.destino@saratoga-springs.org
Online Form Submittal: Land Use Board Agenda Public Comment
Mon, Jul 24, 2023 11:29 AM
CAUTION: This email originated outside of the City network. Please contact IT
Support if you need assistance determining if it's a threat before opening
attachments or clicking any links.
Land Use Board Agenda Public Comment
SUBMIT COMMENTS REGARDING CITY PROJECTS
Thank you for submitting your comments. Your feedback will be forwarded
to the City's Planning Department and Land Use Board members. NOTE:
Comments submitted later than 12:00 noon on the day before the Land Use
Board meeting may not be reviewed prior to their meeting. All comments will
be added to the project file in the Planning Department.
Land Use Board Zoning Board of Appeals
Name Laura Rappaport
Email Address LYRappaport@gmail.com
Business Name Field not completed.
Address 22 EXCELSIOR SPRING AVE
City SARATOGA SPRINGS
State NY
Zip Code 12866
Phone Number 5182481391
Project Name 182 Excelsior Avenue
Project Number Field not completed.
Project Address 182 EXCELSIOR AVE
7/24/23, 12:14 PM Zimbra
https://m.saratoga-springs.org/h/printmessage?id=17258&tz=America/New_York 2/2
Comments Request to DENY area variance signed by 21 households
attached
Attach Photo (optional)Neighborhood Letter regarding 182 Excelsior Ave
7.24.2023.docx
Email not displaying correctly? View it in your browser.
TO: Saratoga Springs ZBA
RE: 182 Excelsior Ave. Zoning Board of Appeals application for area variance
Submitted by: Concerned Excelsior and Spring Run Trail Neighborhood Residents
Date: July 24, 2023
We request that the ZBA deny the above-mentioned application for an area variance. We
encourage the developers to scale back the overall project so that it stays within the current
zoning regulations. We do not oppose the project entirely, just the extra density. Our main
concern is traffic and pedestrian safety, and this should be paramount when all the land use
boards review the project, especially in light of several new projects being planned for this
corridor.
The area variance and subsequent subdivision would create a parcel much smaller than
required for the number of units proposed. It would allow just 2228 square feet per dwelling
unit, which is 772 square feet or 26% smaller than the 3000 square foot minimum required in
the UR-4 District. This means the developer can fit 36 dwelling units in a space zoned for 26.
We implore you to keep the number of new units to the allowed 26. This will be in addition to
the 8 or 10 condo units in the existing apartment building for a total of up to 46 units, and up to
69 vehicles on the whole property. Without the variance, the entire property can have 36 units.
The City Zoning and Building Inspector denied the area variance application in June, citing UDO
articles 3, 4, 5, 8. (document dated June 29, 2023). We believe that increasing the al lowable
density by TEN units, nearly 30%, above the Comp Plan maximum for this zone, is too dense
and sets a poor standard and bad precedent.
1. Safety: The project location, at the T-intersection of Excelsior and Excelsior Spring
Aves., is a very tricky spot: a hill, a blind spot, a single stop sign. Excelsior Spring Avenue is a
notoriously dangerous road, travelled by many pedestrians and cyclists to access the Spring Run
Trail, as well as motor vehicles. With more developments already approved along Excelsior
Avenue, a total of up to 46 new units here will only exacerbate the confusion and safety risks.
School bus stops, possibly 8 per day, will also be an issue.
Over the years, we've all seen traffic increase in speed, volume, and recklessness. According to
traffic data, there have been 71 crashes on these two roads in the past 10 years.
2. Neighborhood Character: An increase in allowable density here
will substantially change the character of the neighborhood. The property abuts City open
space land – the Spring Run Trail, a popular destination for families from all parts of the city.
While this lot is in the UR-4 zone, which permits multi-family development, the surrounding
neighborhood is a combination of zones, including UR-1, single-family homes.
36 new residential units on this land right next to a valued community natural resource
will most definitely change the character of the neighborhood. (Actually, the whole project will
change the neighborhood character. But we are not opposed to a multi-family project here, as
allowed by regulation, and we’re encouraged that the units are anticipated to be rented at a bit
below market rate.)
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.” The ZBA is not supposed to
consider the economics of a project; members are not supposed to make the project
economically feasible for the developer.
We believe that granting the area variance skews the balance in favor of the developer and
away from the neighborhood and community.
However, if the variance is granted, and as site plan review progresses, approvals must be
made conditional on street/shoulder infrastructure improvements along Excelsior Spring Ave.,
to be made by the applicant and/or the city.
Thank you for your consideration,
Arthur Adamiak & Paris Maney, 20 Excelsior Spring Ave.
Jeff & Janet Altamari, 10 Victoria Lane
Judy Beck & Andy Brachfeld, 7 Longwood Dr.
Catherine Berheide, 19 Excelsior Spring Ave.
Daniel Berheide, 19 Excelsior Spring Ave.
Andrew Blaha, 22 Excelsior Spring Ave.
Amy Bloom, 10 Longwood Dr.
Emma Brachfeld, 7 Longwood Dr.
Samuel Brachfeld, 7 Longwood Dr.
Yvette Cortes & Eric Schneider, 14 Springwood Dr.
Terry & Carl DeBrule, 4 Victoria Lane
Sara DeBrule, 14 Foxhound Run
Christi Dinnini, 10 Excelsior Spring Ave.
Kate Dybala, 181 Lake Ave.
Ann Holgate, 8 Victoria Lane
Lisa Kolosek, 23 Roberts Lane
Susan Johnson, Middle Ave.
Julianne Lewis, 11 Oakwood Dr.
Laurie Murphy, 18 Victoria Lane
Laura Rappaport, 22 Excelsior Spring Ave.
Heather & TH Reynolds, 24 Ritchie Place
Auden Thomas, 34 Patricia Lane
Chase Twichell, 14 Victoria Lane
Deborah Wertheim, 17 Excelsior Spring Ave.
Sam Zucchini, 206A Lake Ave.
25 individuals or couples, representing 21 households