HomeMy WebLinkAbout20260270 38 Beekman St Area Variance ApplicationRevised 01/2021
APPLICATION FOR:
INTERPRETATION, USE VARIANCE,
AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICANT(S)* OWNER(S) (If not applicant) ATTORNEY/AGENT
Name
Address
Phone / / /
Email
*An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question.
Applicant’s interest in the premises: Owner Lessee Under option to lease or purchase
PROPERTY INFORMATION
1.Property Address/Location: Tax Parcel No.: ________.______ - ______ - ______
(for example: 165.52 – 4 – 37 )
2. Date acquired by current owner:3.Zoning District when purchased:
4. Present use of property:5.Current Zoning District:
6. Has a previous ZBA application/appeal been filed for this property?
Yes (when? For what? )
No
7. Is property located within (check all that apply)?: Historic District Architectural Review District
500’ of a State Park, city boundary, or county/state highway?
8. Brief description of proposed action:
Yes No
Yes No
9.Is there an active written violation for this parcel?
10.Has the work, use or occupancy to which this appeal relates already begun?
11.Identify the type of appeal you are requesting (check all that apply):
INTERPRETATION (p. 2) VARIANCE EXTENSION (p. 2) USE VARIANCE (pp. 3-6) AREA VARIANCE (pp. 6-7)
Applicant Owner Attorney/AgentPrimary Contact Person:
**HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** [FOR OFFICE USE]
_______________
(Application #)
____________
(Date received)
__________________________
(Project Title)
Check if PH Required
Staff Review _______________
CITY OF SARATOGA SPRINGS
ZONING BOARD OF APPEALS
CITY HALL - 474 BROADWAY
SARATOGA SPRINGS, NEW YORK 12866-2296
TEL: 518-587-3550 X2533
www.saratoga-springs.org
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
INTERPRETATION – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
1.Identify the section(s) of the Zoning Ordinance for which you are seeking an interpretation:
Section(s)
2.How do you request that this section be interpreted?
3.If interpretation is denied, do you wish to request alternative zoning relief? Yes No
4.If the answer to #3 is “yes,” what alternative relief do you request? Use Variance Area Variance
EXTENSION OF A VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
1.Date original variance was granted: ________________2. Type of variance granted? Use Area
3.Date original variance expired: ____________________
5.Explain why the extension is necessary. Why wasn’t the original timeframe sufficient?
When requesting an extension of time for an existing variance, the applicant must prove that the circumstances upon which the original
variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the
neighborhood, or within the circumstances upon which the original variance was granted:
Appraisal Assumptions:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 3
USE VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
A use variance is requested to permit the following:
For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary
hardship in relation to that property. In seeking a use variance, New York State law requires an applicant to prove all four of the following
“tests”.
1.That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property.
“Dollars & cents” proof must be submitted as evidence. The property in question cannot yield a reasonable return for the following
reasons:
A.Submit the following financial evidence relating to this property (attach additional evidence as needed):
1) Date of purchase:Purchase amount: $
2) Indicate dates and costs of any improvements made to property after purchase:
Date Improvement Cost
3) Annual maintenance expenses: $4) Annual taxes: $
5) Annual income generated from property: $
6) City assessed value: $ Equalization rate: Estimated Market Value: $
7) Appraised Value: $ Appraiser: Date:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 4
B.Has property been listed for sale with Yes If “yes”, for how long? _______________________________
the Multiple Listing Service (MLS)?No
1) Original listing date(s): Original listing price: $
If listing price was reduced, describe when and to what extent:
2) Has the property been advertised in the newspapers or other publications?Yes No
If yes, describe frequency and name of publications:
3) Has the property had a “For Sale” sign posted on it? Yes No
If yes, list dates when sign was posted:
4) How many times has the property been shown and with what results?
2.That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood.
Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement. This
previously identified financial hardship is unique for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 5
3.That the variance, if granted, will not alter the essential character of the neighborhood. Changes that will alter the character of a
neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the
character of the neighborhood for the following reasons:
4.That the alleged hardship has not been self-created. An applicant (whether the property owner or one acting on behalf of the property
owner) cannot claim “unnecessary hardship” if that hardship was created by the applicant, or if the applicant acquired the property
knowing (or was in a position to know) the conditions for which the applicant is seeking relief. The hardship has not been self-created
for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 6
AREA VARIANCE – PLEASE ANSWER THE FOLLOWING (add additional information as necessary):
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements District Requirement Requested
Other:
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, taking into consideration the following:
1.Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have
been explored (alternative designs, attempts to purchase land, etc.) and why they are not feasible.
2.Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby
properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood
character for the following reasons:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 7
3.Whether the variance is substantial. The requested variance is not substantial for the following reasons:
4.Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not
have an adverse physical or environmental effect on the neighborhood or district for the following reasons:
5.Whether the alleged difficulty was self-created (although this does not necessarily preclude the granting of an area variance). Explain
whether the alleged difficulty was or was not self-created:
Revised 01/2021
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 8
DISCLOSURE
Does any City officer, employee, or family member thereof have a financial interest (as defined by General Municipal Law Section 809) in
this application? No Yes If “yes”, a statement disclosing the name, residence and nature and extent of this interest must be filed
with this application.
APPLICANT CERTIFICATION
I/we, the property owner(s), or purchaser(s)/lessee(s) under contract, of the land in question, hereby request an appearance before
the Zoning Board of Appeals.
By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying
documentation is, to the best of my/our knowledge, true and accurate. I/we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore, I/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property
associated with this application for purposes of conducting any necessary site inspections relating to this appeal.
Date:
(applicant signature)
Date:
(applicant signature)
If applicant is not the currently the owner of the property, the current owner must also sign.
Owner Signature: Date:
Owner Signature: Date:
Revised 01/2021
INSTRUCTIONS
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICATION REQUIREMENTS
1.ELIGIBILITY: To apply for relief from the City’s Zoning Ordinance, an applicant must be the property owner(s)
or lessee, or have an option to lease or purchase the property in question. The Zoning Board of Appeals (ZBA)
shall not accept any application for appeal that includes a parcel which has a written violation from the Zoning
and Building Inspector that is not the subject of the application.
2.COMPLETE SUBMISSIONS: Applicants are encouraged to work with City staff to ensure a complete application.
The ZBA will only consider properly completed applications that contain 1 original and 1 digital version of the
following:
Completed application pages 1 and 8, the pages relating to the requested relief (p. 2 for interpretation or
extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting materials/
documentation. **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED**
Completed SEQR Environmental Assessment Form – short or long form as required by action.
http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf
Detailed “to scale” drawings of the proposed project – folded and no larger than 24”x 36”. Identify all
existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to
the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g.,
drains, ponds, easements, etc.).
Photographs showing the site and subject of your appeal, and its relationship to adjacent properties.
3.APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance”.
REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT.
Check City’s website (www.saratoga-springs.org) for meeting dates.
CITY OF SARATOGA SPRINGS
ZONING BOARD OF APPEALS
City Hall - 474 Broadway
Saratoga Springs, New York 12866
Tel: 518-587-3550 X2533www.saratoga-springs.org
Revised 01/2021
ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2
PUBLIC HEARING ADVERTISEMENT
The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety (90)
days from when it is determined to be properly complete by City staff.
City staff will prepare a legal notice for the public hearing and arrange to have the public hearing
announcement printed in the legal notice section of a local publication at least 5 days before the hearing.
PROPERTY OWNER NOTIFICATION
Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following
distances from the boundaries of the land in question:
Type of variance Distance for property owner notification
Use variance 250 feet
Area variance & Interpretation 100 feet
This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing.
City staff will email a copy of the “property owner notification letter” to the applicant. The applicant must then send
the notification letter to the nearby property owners. Applicants may not include any other materials in this mailing.
The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post
Office “certificates of mailing” to the ZBA. If “certificates of mailing” are not presented prior to the hearing, the
hearing will be cancelled.
City of Saratoga Springs
OFFICE OF PLANNING AND ECONOMIC DEVELOPMENT FEES - 2026
Application to City Council FEE
Comprehensive Plan Amendment
Zoning Ordinance Amendment
Planned Unit Development (PUD) Amendment
$1,800 + $300/acre
$800 + $300/acre
$800 + $300/acre
Application to Zoning Board of Appeals FEE
Use Variance $1,400 + $75/app
Area Variance - Residential (1 & 2 Family) $350/1st var + $75/app + $150/ea add variance
Area Variance - 3+ Family and Commercial $1,000/1st var + $75/app + $200/ea add variance
Interpretations $650 + $75/app
Post Work Application Fee Application Fee x2 + $75/app
Variance Extensions 50% of Application Fee + $75/app
Application to Design Review Board FEE
Demolition
Residential Structures - 1 or 2 Family Principal or Accessory Structure
Materials Change - roof, windows, siding
$500
$75
Façade Change - removal/addition of windows, doors, $150
Addition or new construction $300
Approval Extension 50% of application fee
3+/Multi-Family, Comm, Mixed-Use Principal or Accessory Structure
Materials Change - roof, windows, siding, paint color $150
Façade Change - removal/addition of windows, doors, $150
Addition or new construction $650
Approval Extension 50% of application fee
Post Work Application Fee Application Fee x2
Application to Planning Board
Special Use Permit $1,200 + $75/app
Temporary Use Permit $500
Special Use Permit - Extension $400
Special Use Permit - Modification $550 + $75/app
Site Plan Review - incl. PUD
Sketch Plan $400 per sketch
Site Plan Full
Residential $400 + $250/unit
Non-Residential / Mixed-use $800 + $150/1,000 sf (Non-Res) + 250 unit (Res)
Administrative SPR
Residential $400
Non-Residential / Mixed-use $800
Extension
Residential $250
Non-Residential / Mixed-use $350
Subdivision - incl. PUD
Sketch Plan $400 per sketch
Preliminary Approval
Residential: 1-5 Lots $700 + $75/app
Residential: 6-10 Lots $1,100 + $75/app
Residential: 11-20 Lots $1,450 + $75/app
Residential: 21+ Lots $1,800 + $75/app
Residential - Extension $350
Final Approval
Residential $1,550 + $200/lot + $75/app
Non-Residential $2,400/lot + $75/app
Final Approval Modification
Residential $400 + $75/app
Non-Residential $800 + $75/app
Final Approval Extension
Residential $250
Non-Residential $350
* Subdivisions and Site Plans are subject to Engineering Review- See DPW Fees
Demolition $500
Residential Structures – 1 or 2 Family Principal or Accessory Structure
Materials Change - roof, windows, siding $75
Façade Change - removal/addition of windows, doors, porch $150
Addition or new construction $300
Approval Extension 50% of Application Fee
3+/Multi-Family, Comm, Mixed-Use Principal or Accessory Structure
Equipment Install or Materials Change - roof, windows, siding, paint color $150
Signs, awnings $150
Façade Change - removal/addition of windows, doors, porch $300
Addition or new construction $650
Approval Extension or Modification 50% of Application Fee
Post Work Application Fee Application x2
Other
Lot Line Adjustment/Subdivision Administrative Action $400
Letter of Credit – Modification Extension $400
Letter of Credit - Collection up to 1% of LoC
Recreation Fee $2,000/lot or unit
Land Disturbance Activity Permit $750 + $35/acre
Watercourse/Wetland Permit $750
Watercourse/Wetland Permit Extension $350
SEQRA EIS Review (Draft & Final) TBD
Sidewalk Fee Lieu See DPW Fees
Tree Removal Avg. nursery cost in caliper of new species equivalent to
diameter at breat height (DBH of tree(s) Removed diameter at breat height (DBH of tree(s) Removed
38 Beekman Street Apartments
SARATOGA SPRINGS . NY
Eric Pankonin + Neil Rinehimer
54 Ash Street
29 Beekman Street
25 Beekman Street
26 Beekman Street
30 Beekman Street
46 Ash Street
23 Beekman Street
53 Ash Street
Project Sit e 38 Beekman St reet
20 Beekman Street
38 Beekman Street Apartments
09.23.25
Site Context
SARATOGA SPRINGS . NY
38 Beekman Street Apartments
09.23.25
Existing Building Photos
SARATOGA SPRINGS . NY
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Map References:
1. Map Entitled "Map of Village Lots" by J. Ellsworth, Esq. on
June 3, 1838, filed in the Saratoga County Clerk's Office on
June 24, 1840 as Z-68.
2. Map Entitled "Survey of Lands N/F Anthony Treffiletti,
Instrument #2008014732, To Be Conveyed to Meghan M.
Rekulcki, 46 Ash Street" by ABD Engineers, LLP dated
March 29, 2016.
Drive
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N/F
George H. GasserInst. No, 200704764,
STREET
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Location Map
1. Underground improvements, unless evident, are not shown.
2. Easements, if any, are not shown.
3. This survey is subject to the facts that an abstract of title may show.
4. Due to the high fencing and enclosure of the neighboring lands to the
east, above ground improvements east of the 6.5 stockade fence are
yors
d
not shown. However, map reference no. 2 shows various
encroachments, including two benches located east of the fence.
5. This map has been made from an accurate field survey by me that
meets the standards of the current Code of Practice of Land Surve
as adopted by the New York State Association of Professional Lan
Surveyors. — — -
6. Unauthorized alteration or addition to a survey map bearing a licensed
f the
d seal
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land surveyor's seal is a violation of Section 7209, Subdivision 2, o
New York State Education Law.
7. Only boundary survey maps with the land surveyor's signature an
are genuine true and correct copies of the land surveyor's origina
and opinion.
R
Subiect Lands:
Wilfred J. & Claudia A. Turcotte
Inst. No. 2012011255, Dtd. 3/21/2012
5,000.00 Sq. Ft.
Tax Map 165.74-2-27 = 48 Ash Street
Tax Map 165.74-2-28 = 38 Beekman Street
MAP Showing Survey of lands at:
ts38Beekman & 48 Ash Stree
Situate in the:
City of Saratoga Springs, I.D.
County of Saratoga - State of New York
Scale 1" = 10 Ft.
I HEREBY CERTIFY that the lands shown on this map were surveyed
by me during Sept. 4- 16, 2020 and that this map was completed on
September 17, 2020.
v+r-sv
Louis J. dnip, L.S. 49022
832 Rock City Road, Ballston Spa, NY 12020
Tel. No. (518) 885-4978
Ref: SAR-449; Fld. Bk. 43, Pg's. 68-71. 46-424
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NEW ESCAPEWELL WINDOW
NEW COVERED ENTRY
NEW ESCAPEWELL WINDOW
NEW SIDEWALK
38 BEEKMAN STREET
SARATOGA SPRINGS, NY 12866
ZONING: AC
MINIMUM LOT SIZE (SF):
MINIMUM LOT AVG WIDTH (FEET):
MAXIMUM BUILDING COVERAGE (%):
MAXIMUM IMPERVIOUS SURFACE COVERAGE (%):
MINIMUM SETBACKS (FEET):
FRONT:
REAR:
SIDE (N):
SIDE (S):
TOTAL SIDE:
BOLD TEXT REPRESENTS EXISTING NON-CONFORMING
ALLOWED
6,600
60
40
70
5
25
5
5
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EXISTING
2,1 75
43.5
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PROPOSED
2,300
46
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4.63
1.27
5.90
EXISTING COVERED
ENTRY TO BE REMOVED
EXISTING PROPERTY LINE
0'10'
48 Ash Street
03.18.26
Proposed Site Plan
SARATOGA SPRINGS . NY
38 Beekman Street
C O M M E R C I A L
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ONE-FAMILY
6,600 SF REQ'D
2,180 SF ACTUAL
ONE-FAMILY
6,600 SF REQ'D
5,000 SF ACTUAL
TWO-FAMILY
8,000 SF REQ'D
5,000 SF ACTUAL
ONE-FAMILY
6,600 SF REQ'D
5,000 SF ACTUAL
ONE-FAMILY
6,600 SF REQ'D
2,500 SF ACTUALONE-FAMILY
6,600 SF REQ'D
2,500 SF ACTUAL
TWO-FAMILY
8,000 SF REQ'D
5,880 SF ACTUAL
T W O -F A M I L Y
8 ,0 0 0 S F R E Q 'D
6 ,0 0 0 S F A C T U A L
T W O -F A M I L Y
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8 ,0 4 0 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
3 ,9 6 0 S F A C T U A L
TWO-FAMILY
8,000 SF REQ'D
6,534 SF ACTUAL
TWO-FAMILY
8,000 SF REQ'D
6,098 SF ACTUAL
TWO-FAMILY
8,000 SF REQ'D
5,662 SF ACTUAL
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E
T
AC
UR-3
UR-3
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
2 ,3 4 0 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
2 ,0 4 0 S F A C T U A L
O
N
E
-
F
A
M
I
L
Y
6
,
6
0
0
S
F
R
E
Q
'
D
4
,
5
0
0
S
F
A
C
T
U
A
L
O
N
E
-
F
A
M
I
L
Y
6
,
6
0
0
S
F
R
E
Q
'
D
4
,
7
9
0
S
F
A
C
T
U
A
L
T H R E E -F A M I L Y
8 ,0 0 0 S F R E Q 'D
6 ,6 0 0 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
4 ,4 0 0 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
5 ,5 0 0 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
8 ,6 9 4 S F A C T U A L
O N E -F A M I L Y
6 ,6 0 0 S F R E Q 'D
8 ,6 9 4 S F A C T U A L
48 Ash Street
03.18.26
Lot Size Comparison
SARATOGA SPRINGS . NY
38 Beekman Street + 48 Ash Street
A S H
S
T
R
E
E
TS
T
R
E
E
T
AC
UR-3
UR-3
C O M M E R C I A L
4 0 % M A X .
5 5 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
2 8 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
2 6 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
5 4 % A C T U A L
T H R E E -F A M I L Y
4 0 % M A X .
5 4 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 8 % A C T U A L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
5
4
%
A
C
T
U
A
L
T W O -F A M I L Y
4 0 % M A X .
4 0 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 8 % A C T U A L
T H R E E -F A M I L Y
4 0 % M A X .
2 8 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
5 8 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 3 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
5 2 % A C T U A L
M I X E D -U S E
4 0 % M A X .
4 6 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
5 0 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
5 5 % A C T U A L
T
W
O
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
5
4
%
A
C
T
U
A
L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
6
0
%
A
C
T
U
A
L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
3
2
%
A
C
T
U
A
L
T W O -F A M I L Y
4 0 % M A X .
3 0 % A C T U A L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
5
5
%
A
C
T
U
A
L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
3
1
%
A
C
T
U
A
L
T W O -F A M I L Y
4 0 % M A X .
8 8 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
2 1 % A C T U A LONE-F A M I L Y
4 0 % M A X .
2 8 % A C T U A L
ONE-FAMILY
40% MAX.
36% ACTUAL
ONE-FAMILY
40% MAX.
32% ACTUAL
TWO-FAMILY
40% MAX.
33% ACTUAL
ONE-FAMILY
40% MAX.
33% ACTUAL
ONE-FAMILY
40% MAX.
42% ACTUAL
ONE-FAMILY
40% MAX.
42% ACTUAL
TWO-FAMILY
40% MAX.
36% ACTUAL
T W O -F A M I L Y
4 0 % M A X .
4 8 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 2 % A C T U A L
TWO-FAMILY
40% MAX.
21% ACTUAL
TWO-FAMILY
40% MAX.
30% ACTUAL
TWO-FAMILY
40% MAX.
22% ACTUAL
O N E -F A M I L Y
4 0 % M A X .
5 4 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
5 1 % A C T U A L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
3
0
%
A
C
T
U
A
L
O
N
E
-
F
A
M
I
L
Y
4
0
%
M
A
X
.
4
8
%
A
C
T
U
A
L
T H R E E -F A M I L Y
4 0 % M A X .
4 1 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
3 8 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 6 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
2 6 % A C T U A L
T W O -F A M I L Y
4 0 % M A X .
1 5 % A C T U A LONE-F A M I L Y
4 0 % M A X .
1 4 % A C T U A L
O N E -F A M I L Y
4 0 % M A X .
2 7 % A C T U A L
48 Ash Street
03.18.26
Building Coverage Comparison
SARATOGA SPRINGS . NY
38 Beekman Street + 48 Ash Street
N
BR
BATH
FAMILY ROOM
ST ORA GE
W .I.C.
QUEEN
0'1' 2'4'
38 Beekman Street Apartments
10.06.25
Proposed Basement Plan
SARATOGA SPRINGS . NY
DN
DN
MASTER BR
W.I.C.
M. BAT H
W/D
P
KING
PWDR. RM.
LIVING
N
DINING
KITCHEN
0'1' 2'4'
38 Beekman Street Apartments
09.23.25
Proposed First Floo r Plan
SARATOGA SPRINGS . NY
DN
LIVING
BR 1
BATH
BR 2
W.I.C.
BENCH
W/D
REF
P
KING
QUEEN
DINING KITCHEN
N
0' 1' 2'4'
38 Beekman Street Apartments
09.23.25
Proposed Second Floor Plan
SARATOGA SPRINGS . NY
T/FIRST FLOOR SUBFLOOR
0"
T/SECOND FLOOR SUBFLOOR
9' -4 3/4"
T/ SECOND FLOOR PLATE
17' -4 3/4"
EXPOSED RAKE, PTD.
WD. BEAM, PTD., REFER TO
STRUCT. DWGS.
ASPHALT SHINGLES
EXPOSED RAFTER TAILS, PTD., TYP.
FIBER CEMENT LAP SIDING, TYP.
1 1/2" DIA. STL. PIPE AT 36" A.F.F.,
PTD., TYP.
31" TALL WD. RAILING, PTD., TYP.
PVC PORCH BOARDS, TYP.
WD. DOOR, PTD., TYP.
WD. TURNED POST, PTD., TYP.
1x WD. RISERS, PTD., TYP.
WD. NEWEL POST, PTD., TYP.
PVC PORCH BOARD TREADS, TYP.
ALUM. CLAD WD. WINDOWS, TYP.
5/4" x 4" FIBER CEMENT TRIM, TYP.
1" x 8" WD. FASCIA, PTD.
WD. LATTICE IN 2" x 2" FRAME,
PTD., TYP.
BRICK PIER, TYP.
1" x 8" WD. FASCIA, PTD.
0'1' 2'4'
38 Beekman Street Apartments
09.23.25
Proposed West Elevati on
SARATOGA SPRINGS . NY
T/FIRST FLOOR SUBFLOOR
0"
T/SECOND FLOOR SUBFLOOR
9' -4 3/4"
T/ SECOND FLOOR PLATE
17' -4 3/4"
PVC DRIP CAP, PTD., TYP.
ALUM. CLAD WD. WINDOWS, TYP.
5/4" x 4" FIBER CEMENT TRIM., TYP.
PVC SILL, PTD., TYP.
CONT. RIDGE VENT W/ WIND AND SNOW BAFFLE
ASPHALT SHINGLES
EXPOSED RAFTER TAILS,
PTD., TYP.
WD. BEAM, PTD., REFER
TO STRUCT. DWGS.
1 1/2" DIA. STL. PIPE AT
36" A.F.F., PTD., TYP.
31" TALL WD. RAILING,
PTD., TYP.
PVC PORCH BOARDS
1" x 8" WD. FASCIA, PTD.
FIBER CEMENT LAP SIDING, TYP.
WD. TURNED POST,
PTD., TYP.
PVC PORCH BOARDS
1" x 8" WD. FASCIA, PTD.
WD. NEWEL POST, PTD.,
TYP.
PVC PORCH BOARD
TREADS, TYP.
1x FINISHED SKIRT, PTD.
BRICK PIER
WD. LATTICE IN 2" x 2"
WD. FRAME, PTD., TYP.
1x WD. FASCIA, PTD.
5/4" x 6" FIBER CEMENT CORNER
BOARDS, TYP.
PVC SKIRT BOARD
EXISTING STONE FOUNDATION
0' 1' 2'4'
38 Beekman Street Apartments
09.23.25
Proposed Nor th Elevatio n
SARATOGA SPRINGS . NY
T/FIRST FLOOR SUBFLOOR
0"
T/SECOND FLOOR SUBFLOOR
9' -4 3/4"
T/ SECOND FLOOR PLATE
17' -4 3/4"
PVC DRIP CAP, PTD., TYP.
ALUM. CLAD WD. WINDOWS, TYP.
5/4" x 4" FIBER CEMENT TRIM, TYP.
PVC SILL, PTD., TYP.
FIBER CEMENT LAP SIDING
5/4" x 6" FIBER CEMENT CORNER BOARD,
TYP.
1 1/2" DIA. STL. PIPE AT 36" A.F.F., PTD., TYP.
31" TALL WD. RAILING, PTD., TYP.
WD. NEWEL POST, PTD., TYP.
PVC PORCH BOARD TREADS, TYP.
1x FINISHED SKIRT, PTD.
P.T. POST
1x8 WD. FASCIA, PTD.
EXISTING STONE FOUNDATION
EXPOSED RAKE, PTD.
NEW CMU FOUNDATION WALL
PVC SKIRT BOARD
0' 1' 2'4'
38 Beekman Street Apartments
09.23.25
Proposed East El evation
SARATOGA SPRINGS . NY
T/FIRST FLOOR SUBFLOOR
0"
T/SECOND FLOOR SUBFLOOR
9' -4 3/4"
T/ SECOND FLOOR PLATE
17' -4 3/4"
PVC DRIP CAP, TYP.
ALUM. CLAD WD. WINDOWS, TYP.
5/4" x 4" FIBER CEMENT TRIM, TYP.
PVC SILL, TYP.
ASPHALT SHINGLES
EXPOSED RAFTER TAILS, PTD., TYP.
WD. BEAM, PTD., REFER TO
STRUCT. DWGS.
1 1/2" DIA. STL. PIPE AT 36"
A.F.F., PTD., TYP.
31" TALL WD. RAILING, PTD.,
TYP.
PVC PORCH BOARDS
1" x 8" WD. FASCIA, PTD.
5/4" x 6" FIBER CEMENT
CORNER BOARDS, TYP.
FIBER CEMENT LAP SIDING, TYP.
WD. TURNED POST, PTD., TYP.
PVC PORCH BOARDS
1" x 8" WD. FASCIA, PTD.
WD. NEWEL POST,
PTD., TYP.
PVC PORCH BOARD
TREADS, TYP.
1x FINISHED SKIRT, PTD.
BRICK PIER
WD. LATTICE IN 2" x 2" WD.
FRAME, PTD., TYP.
CONT. RIDGE VENT W/ WIND
AND SNOW RAFFLE
1x WD. FASCIA, PTD.
EXISTING STONE FOUNDATION
PVC SKIRT BOARD
0'1' 2'4'
38 Beekman Street Apartments
09.23.25
Pr oposed South Elevation
SARATOGA SPRINGS . NY
38 Beekman Street Apartments
09.23.25
Perspective V iew looking Southeast
SARATOGA SPRINGS . NY
38 Beekman Street Apartments
09.23.25
Perspective V iew looking Northeast
SARATOGA SPRINGS . NY