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Home My WebLink About20230391 177 S Broadway Stewart's Demo & Construction Stewart's Response Submission July 17, 2024 Tamie Ehinger, Chair Design Review Board City of Saratoga Springs 474 Broadway Saratoga Springs, NY 12866 Chairperson Ehinger and Members of the Design Review Board: Stewart’s Shops is applying for demolition of the building located at 28 Lincoln Ave that was determined to have historic and architectural significance by decision of the DRB on June 12, 2024. According to Article 13.9(J)(3), prior to demolition, applicants must demonstrate that structures deemed to have architectural or historic significance cannot be preserved. Stewart’s Response: The current use of the property is a multi-family dwelling unit, residential only structure. Under the current Uniform Development Ordinance (UDO), this use is only permitted through a Special Use Permit, which the property has never been granted. A prospective purchaser would necessarily discover this nonconformance during due diligence, resulting in any offer to purchase the property likely being contingent upon it became compliant - i.e. receiving a Special Use Permit. However, conformance would be prohibitively difficult under the UDO as the property fails to meet the parking requirements set forth in Section 10.2(A).1. Specifically, parking on the same parcel is a requirement for granting a Special Use Permit. Since the current structure encompasses the entire lot, the only means of meeting the parking requirements would be to demolish the building and start over. There are a few permitted uses that are technically possible on the parcel based upon the parking requirements in the Neighborhood Commercial district (see attached). Five of the 72 permitted uses actually have no parking requirement but all of those would require complete demolition of the structure to convert. These include: Community Garden, Day Care Center: Family Home Day Care*, Drive Through Facility, Food Truck Dining, Outdoor Dining, and Parking Structure. The inclusion of Day Care Center and Family Home Day Care is likely an error because Section 8(Z)(2)b cites “no visitor parking may be located in the front yard.” Therefore, all other permitted uses under the UDO would likely to require demolition. Thus, the only way to preserve the current building on the property is for the City to allow it to remain under its current use as nonconforming. As a result, the only use to be analyzed is the financial feasibility of rehabbing the current non-conforming structure. The current gross rent at 28 Lincoln Ave is $54,000. Attached is a letter from Tom Roohan, of Roohan Realty, explaining that income-producing properties within the City of Saratoga Springs have sold for an average of 10.5x the gross rent since 2023. With that being the case, the anticipated sale price for 28 Lincoln Ave would be $567,000, which is lower than the existing contract Stewart’s has with Mr. Roberts, the current owner of the Lincoln Ave property. If a buyer other than Stewart’s were to purchase this building at the ~$567,000, the existing use and condition would need to remain the same. To change this, it would require the new purchaser to obtain not only the previously discussed Special Use Permit, but considerable additional investment to become compliant. Attached are quotes from contractors that show the estimate of the renovations to be ~$350,000. After required renovations, the total investment would be ~$917,000, and a return on investment at 5.9%. This decreases the actual rate of return from the anticipated 10.5% to 5.9% or decrease of 4.6%, which is not a historically acceptable rate of return for the risk involved. Below are the equations for each the numbers explained above: 𝐴𝑙𝑙𝑟𝑎𝑙 𝐺𝑟𝑙𝑟𝑟 𝑟𝑐𝑙𝑟∗𝑅𝑟𝑎𝑙𝑟𝑎𝑐𝑟𝑖𝑙𝑙 𝑅𝑙𝑙𝑐=𝐿𝑖𝑟𝑟𝑖𝑙𝑐 𝑃𝑟𝑖𝑐𝑐 $54,000 ∗10.5 =$567,000 𝐿𝑖𝑟𝑟𝑖𝑙𝑐 𝑃𝑟𝑖𝑐𝑐+𝑅𝑐𝑙𝑙𝑙𝑟𝑎𝑟𝑖𝑙𝑙 𝐶𝑙𝑟𝑟=𝑅𝑙𝑟𝑎𝑙 𝑃𝑟𝑖𝑐𝑐 𝑎𝑐𝑟𝑐𝑟 𝑟𝑐𝑙𝑙𝑙𝑟𝑎𝑟𝑖𝑙𝑙 $567,000 +$350,000 =$917,000 Annual Gross Rent Total Price =𝑅𝑐𝑟𝑟𝑟𝑙 𝑙𝑙 𝐼𝑙𝑟𝑐𝑟𝑟𝑙𝑐𝑙𝑟 $54,000 $917,000 =.0588 or 5.9% The above numbers also do not take into consideration the prospective purchaser’s costs in obtaining the Special Use Permit, which could be significant, and whether a prospective purchaser under contract would be willing to go through the process with no guarantee of success. This analysis was run on a cash basis without debt service/capx or carrying costs, which would lessen the return. The above arguments demonstrate good cause as to why the structure cannot be preserved and should be approved for demolition. Essentially, any attempt at conformance with the UDO will require demolition. Stewart’s is offering the owner the opportunity to sell the property for a reasonable return and improve the overall neighborhood. By removing this existing house, Stewart's will also be improving the parking situation for the other current Lincoln Avenue residents because there will be four less tenants (from 28 Lincoln) who currently use street parking. Attached is the post-demolition plan for approval, as required under Section 13.9(J)(3). As the DRB is aware, the site plan in question has already been reviewed and received sketch plan approval from the Planning Board. Stewart’s has herein demonstrated good cause as to why the structure cannot be preserved and respectfully requests that the matter be set down for a public hearing on this application. Thank you for your consideration. Respectfully, Molly Russell Stewart’s Shops Corp. Facility Administrator 518-581-1201 Ext. 4440 Permitted Special use Parking Requirment Adult care Facility .5 per Unit Does not meet parking requirment Adult Use 1 per 300sf Does not meet parking requirment Amusment Facility Indoor 1 per 500sf Does not meet parking requirment Amusement Faciliy Outdoor 1 per 1,000sf Does not meet parking requirment Animal Care Facility - Small animal W/ Outdoor Areas 1 per 500sf Does not meet parking requirment Animal Care Facility - Small Animal W/ No Outdoor Areas 1 per 500sf Does not meet parking requirment Animal Grooming Establishment 1 per 500sf Does not meet parking requirment Art Gallery 1 per 500sf Does not meet parking requirment Art and Fitness Studio 1 per 300sf Does not meet parking requirment Body Modification establishment 1 per 500sf Does not meet parking requirment Broadcasting Facility TV/Radio-W/ Antena 1 per 1000sf of studio Does not meet parking requirment Car Wash 1 per bay + 4 stacking space per bay Does not meet parking requirment Commercial Kitchen 3 per kitchen space Does not meet parking requirment Community Center 1 per 300sf Does not meet parking requirment Community Garden Culteral Facility (museum) 1 per 300sf Does not meet parking requirment Day Care center: Child Day Care Center 1 per 500sf Does not meet parking requirment Day Care center: Small Day Care Center 1 per 500sf Does not meet parking requirment Day Care center: Family Day Care Home Day Care Home: Social Adult Day Care 1 per 500sf Does not meet parking requirment Drive Through facility Dwelling - Multi-Family: Above Ground Floor 2 per unit Does not meet parking requirment Dwelling - Multi-Family: Residential only Structure*2 per unit Does not meet parking requirment Dwelling Single-Family 2 per unit Does not meet parking requirment Dwelling - Single-Family Attached 2 per unit Does not meet parking requirment Dwelling - Townhouse 2 per unit Does not meet parking requirment Dwelling - Two-Family 2 per unit Does not meet parking requirment Eating & Drinking Establishment - More than 40 seats 1 per 100sf Does not meet parking requirment Eating & Drinking Establishment - 40 seats or less 1 per 100sf Does not meet parking requirment Educaional Facility - University or college 10 per classroom + 4 per office Does not meet parking requirment Educational Facility - Vocational 10 per classroom + 4 per office Does not meet parking requirment Family-Type Home for Adults 1 per 2 rooms Does not meet parking requirment Financial Institution 1 per 300sf Does not meet parking requirment Food pantry 1 per 500sf Does not meet parking requirment Food Truck Park Health Spa 1 per 500sf Does not meet parking requirment Hotel - 20 or Less Guestrooms 1.5 per room Does not meet parking requirment Hotel - More Than 20 Guestrooms 1.5 per room Does not meet parking requirment Industrial Design 1 per 500sf Does not meet parking requirment Industrial - Artisan - No Outdoor Storage or Activity 1 per 1,000sf Does not meet parking requirment Industrial - Artisan - With Outdoor Storage or Activity 1 per 1,000sf Does not meet parking requirment Inn 2 spaces + 1 per guestroom Does not meet parking requirment Live performance Venue 1 per 200sf Does not meet parking requirment Marijuana Dispensary 1 per 300sf Does not meet parking requirment Medical/Dental Office 1 per 300sf Does not meet parking requirment Micro-Production of Alcohol 1 per 500sf Does not meet parking requirment Office 1 per 300sf Does not meet parking requirment Outdoor Dining Park/Playground over 1 Acre: 1 per 2,500 sf of lot Does not meet parking requirment Parking Structure (Principal Use) Passenger Terminal 1 per 1,000sf Does not meet parking requirment Personal Service Establishment - 2,000sf or Less GFA 1 per 500sf Does not meet parking requirment Personal Service Establishment - More Than 2,000sf GFA 1 per 500sf Does not meet parking requirment Place of Worship 1 per 10 seats Does not meet parking requirment Private/Social Club 1 per 500sf Does not meet parking requirment Reception Facility 1 per 300sf Does not meet parking requirment Residential Care Facility 1.2 per patient room Does not meet parking requirment Retail Goods Establishment - 2,000sf or Less GFA 1 per 500sf Does not meet parking requirment Retail Goods Establishment- More Than 2,000sf GFA 1 per 500 sf Does not meet parking requirment Rooming House, Small - Owner Occupied 2 space + 1 per guestroom Does not meet parking requirment Rooming House, Small - Non-Owner 2 spaces + 1 per guestroom Does not meet parking requirment Rooming House, Medium - Owner Occupied 2 spaces + 1 per guestroom Does not meet parking requirment Rooming House, Medium - Non-Owner 2 spaces + 1 per guestroom Does not meet parking requirment Rooming House, Large - Owner Occupied 2 spaces + 1 per guestroom Does not meet parking requirment Rooming House, Large - Non-Owner 2 spaces + 1 per guestroom Does not meet parking requirment Self-Storage Facility: Enclosed 1 per 25 storage units Does not meet parking requirment Shelter, Domestic Violence 1 per 500 sf Does not meet parking requirment Shelter, Emergency 1 per 500sf Does not meet parking requirment Shelter, Homeless 1 per 300sf Does not meet parking requirment Social Service Center 1 per 500sf Does not meet parking requirment Specialty Food Service 1 per 500sf Does not meet parking requirment Transitional Living Facility 1 per unit Does not meet parking requirment Vehicle Dealership - Enclosed Only 1 per 500 sf of indoor sales + 4 per service bay Does not meet parking requirment Vehicle Rental - Enclosed Only 1 per 500 sf of indoor area Does not meet parking requirment Vehicle Repair/Service 4 per service bay Does not meet parking requirment 31 Licoln Ave Saratoga Springs, NY 12866 Zoned: T-5 Neighborhood Commercial PO Box 536 | Ballston Spa, NY 12020 | 518.424.5787| david@francoconstructionllc.com July 9, 2024 Mr. Chance Wilk Stewarts Shops PO Box 435 Saratoga Springs NY 12806 Re: 28 Lincoln Avenue, Saratoga Springs, NY 12866 Mr. Wilk, As requested below please find our cost breakdown for the project located at 28 Lincoln Ave in Saratoga Springs NY as per our on site meeting. Demolition: • 2,600 ft2 Asbestos Siding (Includes Disposal) $29,000 • 26 Windows $5,000 • Exterior Trim/Fascia $6,000 • Front and side porches and overhangs $3,000 • Front Entry Door $500 • Side Entry Door $500 • Rear Entry Door $500 • Exterior Cellar Doors (2) $500 • 12 Interior Doors and frames $3,000 • 3 Kitchens $3,000 • 3 Bathrooms $3,000 • Carpeting/Floor Coverings $4,000 • Wiring/receptacles/breakers as needed $1,000 Installation/Repairs Interior • New Kitchens Cabinets/Fixtures/Finishes $30,000 • 2 New Bathrooms Fixtures/Finishes $20,000 o New plumbing as needed • 7 New Closet/Storage Doors $2,000 • 10 New Solid Interior Doors $10,000 • Reinforce Floor Joists in Basement with Lally Columns $4,000 • Patch/Repair Plaster Throughout House $7,000 • Strip/Repaint/Finish Stairs $4,000 • Handicap Accessible Bathroom $13,000 • Prime/Paint Interior Walls $11,000 Pa PO Box 536 | Ballston Spa, NY 12020 | 518.424.5787| d • New receptacles/outlets/wiring as needed $6,000 • Refinish/Repair existing hardwood floors $15,000 • Repair any tile in need of repair $1,000 Exterior • Handicap Accessible Entry Ramp $3,000 • New Entry/Side/Rear Doors $7,000 • New Exterior Steel Cellar Doors $1,500 • New Fascia/Trim $10,000 • New Roof $20,000 • Install new Hardie Board Siding $40,000 • Paint House Exterior $10,000 • Build New Front and Side Porches/Overhangs $15,000 • Repair sidewalks as needed $1,000 • New landscaping/Fence $8,500 • 26 New Windows $25,000 Total for the above scope of work is $323,000.00 (THREE HUNDRED TWENTY THREE THOUSAND DOLLARS). Please feel free to call with any questions that you may have. As always, we appreciate the opportunity and hope we can work with you on this project. Sincerely, Franco Construction Services LLC David Franco David Franco President Page 1 of 3 Urvalek Builders LLC 8 Wiebicke Ct Sarato ga Springs NY 12866 CELL 802 338 6322 OFFICE 518-222-9630 E MAI L Urvalekbuilders@gmail.com Whole house renovation Date: Between the Owner(s): And the Contractor: For the Project(s): 7/16/2024 28 Lincoln Ave Saratoga Springs, NY 12866 Urvalek Builders Whole house Remodel Page 2 of 3 Project Information Relocation of personal items All household items will need to be removed and stored on or off site until the project is complete. Scope Of Work for Contract Price Includes: Building permit ● The contractor will apply for the necessary permit for the construction of the new home. Demo: • ~2,600 ft2 Asbestos Siding (Includes Disposal) • Existing windows (to be replaced with new) • All exterior trim and facia (to be replaced with new Azek trim) • Existing front porch (to be rebuilt) • Existing side porch (to be rebuilt) • Existing front entry door and frame (to be replaced with new) • Existing side entry door and frame (to be replaced with new) • Existing rear entry door and frame (to be replaced with new) • Existing exterior cellar doors (to be replaced with new units) • (12) Interior Doors and frames (to be replaced with new, functional, matching solid core doors) • (3) full kitchens. To include cabinets, fixtures, countertops, appliances, backsplash, flooring, and subfloor as needed • (3) Full bathrooms. To include plumbing, showers, toilets, vanities, floors, and subfloor as needed • All existing floor coverings (to be restored to original hardwood) • Any wiring and electrical that does not meet code or is deemed unsafe Framing, install, general conditions Interior: • (3) Full Kitchens. To include new countertops, cabinets, fixtures, appliances, backsplash, and flooring. (contractor to supply) • (3) Full Bathrooms. To include new plumbing, vanities, fixtures, fiberglass tubs/showers, floor, mirrors, vent fans. (contractor to supply) • New historically accurate trim and molding throughout house. Painted and installed • (7) new bi-fold or sliding wood closet doors • (10) New solid core doors and frames with new door hardware • Install adjustable steel lally columns in basement to support sagging floor joists • Remove and patch all cracked/failing plaster throughout house. Sand smooth. • Strip the finish and paint off of stairs and refinish to original condition • One bathroom to be handicap accessible for all ADA clearances and regulations • Prime and paint all interior walls, ceilings, and trim. (paint to be stripped and sanded before priming) • Electrician to install new lighting fixtures, switches, and outlets throughout house. All power sources to be properly grounded at source and panel • Repair all existing hardwood floors and install new (matching) hardwood anywhere it is missing from what would have been original condition • Sand and refinish all original hardwood to restore to original condition • Remove and replace any cracked, missing, or worn tile throughout house. Replace backer material as needed Page 3 of 3 Framing, install, general conditions Interior: • Build new handicap accessible ramp to front door per ADA specs • New front entry door (supply and install) • New side entry door (supply and install) • New rear entry door (supply and install) • New Exterior Steel Cellar Doors (primed and painted on site) • New 5/4 Azek trim installed in place of all existing trim • New Owens Corning asphalt shingle roof (installed by certified Owens Corning roofer) • Supply & Install new Hardie Board siding in color of property owner’s choosing (primed) • Paint hour exterior with Sherwin Williams exterior paint, color of property owner’s choosing • Construct new side porch per property owner’s specification and to building code standard • Construct new front porch per property owner’s specification and to building code standard • Jackhammer and repair sections of sidewalk showing signs of wear • New landscaping and gardens per property owner’s specification • (26) Triple pane insulated windows to match exterior trim Miscellaneous: • Asbestos Testing • PCB Testing • Lead Testing Table 2: Grand Total Contract amount with Allowances Contract and/or allowance approval, made as of 7/16/2024, between: Owners: 28 Lincoln Ave ______________________________________________________________________________ Contractor: Michael Urvalek _____________________________________________________________________________ Urvalek Builders LLC. Representative Total Labor and Materials $455,000