HomeMy WebLinkAbout20230358 182 Excelsior Avenue Area Variance NOD OG,4 CITY OF SARATOGA Gage Simpson,Chair
QUA Brad Gallagher,Vice Chair
Cheryl Grey
t SPRINGS Emily Bergmann
ZONING BOARD OF APPEALS Shafer Gaston
Brendan Dailey
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CITY HALL-474 BROADWAY
JohnDaley,Alternate
ccRPo�ASE� ��1h SARATOGA SPRINGs,NEW YORK 12866 Alice Smith,Alternate
518-587-3550
W W W.SARATOGA-SPRINGS.ORG
#20230358
IN THE MATTER OF THE APPEAL OF
Green Springs Capital Group, LLC
P.O. Box 3207
Saratoga Springs NY 12866
In the matter of the appeal from the Building Inspector's determination involving proposed construction
of a residential use building and adjacent condominium project at 182 Excelsior Avenue, in the City of
Saratoga Springs,New York, being Tax Parcel 9166-1-14 on the assessment map of said City.
The applicant having applied for an area variance under the UDO of said City to permit the construction
of a three-story residential use building and renovation of an existing multi family residence and carriage
house in a UR-4 District and public notice having been duly given of a hearing on said application held
on June 12, July 10 and 24 and August 28, 2023.
In consideration of the balance between benefit to the applicant with detriment to the health, safety and
welfare of the community, I move the following area variance for the following amount of relief:
Required Proposed Total relief
Area of Relief requested
Minimum Lot Size lot 1: 3,000 sqft. per unit 2,228 sqft. per unit 772 sqft. (25.7%)
As per the submitted plans be approved as per this Board's consideration of the following factors:
1. The applicant has demonstrated this benefit cannot be achieved by other means feasible to the
applicant. The applicant had submitted plans based upon relocation of the historic house and
carriage house on the property and using the entire lot for the multi-family project.
Recommendations from the Saratoga Springs Preservation Foundation to move and renovate the
house and carriage house constituted dividing the property into two lots,therefore reducing the
size of the lot for the construction of the new multi-family use buildings. Further input from the
Planning Board shifted the buildings and the parking to allow for more green space and making
the configuration to consist of four buildings with nine units in each.
The applicant provided financial information regarding the reduction of the number of units and
projected income vs. cost to build would not allow for the required debt service coverage ratio to
be met for the lender. Charts were provided to the board for 26, 31 and 36 units with only the
projected 36 units satisfying the required amount.
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2. The applicant has demonstrated that granting this variance will not create an undesirable change
in the neighborhood character or detriment to nearby properties. The historic house and carriage
house will be moved to the intersection of Excelsior Avenue and Excelsior Springs and will be
renovated to meet historic structure practices.
3. The relief requested is considered substantial at 25.7%,however the substantiality is mitigated
by the consistency with the neighboring properties.
4. The applicant has demonstrated this variance will not have an adverse physical or environmental
effect on the neighborhood. The building will conform to many of the new buildings on
Excelsior Avenue and further,the most visible part of the property (corner of Excelsior and
Excelsior Springs)will have a renovated historic home. District permeability requirements will
be met.
5. The difficulty may be considered self-created. However, this is not necessarily fatal to the
applicant.
Notes: This variance is based on a proposed two-lot subdivision and relocation of two historically
significant structures.
Saratoga Springs Planning Board issued a favorable advisory dated April 13, 2023
Design Review Board issued a favorable advisory dated August 2, 2023
It is so moved, August 28, 2023.
Adopted by the following votes:
AYES: 6 (G. Simpson, C, Grey, E. Bergmann, S. Gaston, B. Dailey)
NAYES: 0
This variance shall expire 18 months following the filing date of such decision unless the
necessary building permit has been issued and actual construction begun as per the Unified
Development Ordinance.
I hereby certify the above to be a full, true and correct copy of a resolution duly adopted by the
Zoning Board of Appeals of the City of Saratoga Springs on the date above mentioned, six
members of the Board being present.
SIGNATURE: 08/30/2023
CHAIR DATE RECEIVED BY
ACCOUNTS
DEPT.
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