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HomeMy WebLinkAbout20260367 624 N Broadway Demolition & Construction Zoning Analysis 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 624 North Broadway Zoning Analysis May 18, 2026 City of Saratoga Springs Unified Development Ordinance (UDO) Zoning District: Urban Residential 4 District The UR-4 Urban Residential District is intended to accommodate a neighborhood environment characterized by a moderate to high-density mixture of housing types including single-family, two-family and multi-family residential uses. Limited nonresidential uses that are compatible with the character of the district or neighborhood may also be permitted with additional approvals. 4.3.A. Residential Mixed-Use Districts Dimensional Standards Developments are subject to the required public civic space requirements of Section 9.3. In the NCU and AC Districts, nonresidential development is limited to the maximum gross floor area indicated in Table 4-A. This restriction does not apply to institutional uses, day care centers, or lodging facilities permitted within the district. Additional gross floor area may be permitted if, during site plan review, it is found that the development meets the following standards: a. The development maintains the privacy of adjacent residential lots and mitigates adverse impacts through techniques such as decreased building height and massing, additional landscape and screening measures, and setbacks greater than those required by the district dimensional standards. b. Building design elements incorporate pedestrian-scale features, such as awnings and storefront windows. c. Site illumination is designed and installed to minimize adverse impact on adjacent lots. d. The design of the site’s circulation system provides adequate and safe access for both motor vehicles and alternate modes of transportation, including walking and cycling. The design must minimize potentially dangerous traffic movements and points of conflict between vehicles and pedestrians or bicyclists. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 B. Front Setback Reduction Urban Residential Districts In the UR-4 District, a front setback reduction is permitted in accordance with this section: 1. If neither of the lawfully existing principal buildings on the immediately adjacent lots located to either side of the subject lot, and fronting on the same blockface as the subject lot, meet the required minimum front setback of the district, then the required minimum front setback may be reduced to the average of the two front setbacks. For corner lots, immediately adjacent lots include those lots across an intervening perpendicular street and exclude lots not fronting on the same side of the same street. A through lot may use front yard averaging for the front setback based upon the blockface they front, which may create different front setback dimensions. NOTE: 614 North Broadway appears to be on the property line with a 0’ setback. 628 North Broadway appears to have an 8’ front yard setback. The average of those two would be a 4’ front setback. Permitted uses per Table 8-A: Use Matrix:  Community Garden  Family Day Care Home  Dwelling – Multi-Family  Dwelling – Secondary Dwelling Unit  Dwelling – Single Family  Dwelling - Townhouse  Dwelling – Two-Family  Family-Type Home for Adults  Park/Playground  Shelter, Domestic Violence Table 3-A: Residential Mixed-Use Districts Dimensional Standards Bulk Required Actual Minimum Lot Area 3,000 SF 12,988 SF Minimum Lot Width MF: 80’ 100’ Maximum Building Coverage 40% 40% Maximum Impervious Surface Coverage 75% 67% Maximum Building Height 40’ 36.27’ Maximum First Floor Elevation when Principal Building within 20’ of Side Lot Lines 4’ 3.8’ Setbacks Minimum Front Setback 10’ or per Section 3.3.B 10.08’ Minimum Interior Side Setback 5’ 6.57’ Minimum Total Interior Side Setback (SF, 2F only) 12’ 15.74’ Minimum Corner Side Setback 8’ 9.16’ Minimum Rear Setback 25’ 29.42’ 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386  Transitional Living Facility Uses that require a Special Use Permit per Table 8-A: Use Matrix:  Adult Day Care  Bed and Breakfast  Children’s Home  Community Center  Group Family Day Care Home  Social Adult Day Care  Dwelling – Historic Carriage House/Barn  Educational Facility - Primary or Secondary  Hotel - 20 or Less Guestrooms  Inn  Lodging House  Neighborhood Commercial Establishment  Place of Worship  Private/Social Club  Rooming House, Medium - Owner Occupied  Rooming House, Medium - Non-Owner  Rooming House, Large - Owner Occupied  Rooming House, Large - Non-Owner 8.4 Principal Use Definitions and Standards T. Community Garden 1. Definition: A facility used as a place of meeting, recreation, or social activity, that is open to the public and is not operated for profit, and offers a variety of educational and community service activities. As an ancillary function, a community center may also serve as a local “food hub” where regionally grown food, including value added food, can be grown and/or brought for distribution and sale. Z. Family Child Day Care 1. Definition: A program caring for children for more than three hours per day per child in which child day care is provided in a family residence for three to six children. II. Dwelling – Multi-Family 1. Definition: A structure containing three or more dwelling units developed in a single building used for residential occupancy. A multi-family dwelling does not include a townhouse dwelling. 2. Standards a. Types of Multi-Family Dwellings: 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 Multi-family dwellings are regulated as two types: i. Multi-Family Dwelling - Above the Ground Floor: A multi-family dwelling where the ground floor is designed and used for nonresidential uses. Such a multi-family dwelling may contain an office for building management and a lobby area within the ground floor but such facilities cannot be located along any facade that abuts a public street. ii. Multi-Family Dwelling - Residential Structure Only: A multi-family dwelling where all floors are designed and used for dwelling units. b. Design Standards The following design standards apply to new multi-family construction and to any additions to an existing structure existing as of the effective date of this Ordinance that exceed 30% or more of the existing structure’s square footage, unless exempted by Planning Board or Design Review Board during site plan review or design review, as applicable. i. Facades must be designed with consistent materials and treatments that wrap around all facades. There must be a unifying architectural theme for the entire development, utilizing a common vocabulary of architectural forms, elements, materials, or colors in the entire structure. ii. Building facades abutting a street or abutting the City Trail System must be articulated through the use of architectural elements to break up blank walls, add visual interest, and present a residential character. Such articulation must occur at intervals a maximum of 40 linear feet. Two or more of the following forms of building articulation must be incorporated: (1) Modulation of the facade through the use of architectural features such as projections, indentations, overhangs, awnings, bays, canopies, and cornices. Building modulations must either project or be set back a minimum of two feet in depth and must be a minimum of four feet in width. (2) Provision of a balcony, bay window, patio, porch, terrace, or visually prominent ground-level entry within each interval. (3) Changes in color, texture, or material. Such changes should occur at inside corners to convey solidity and permanence and should not occur on a flat wall plane or an outside edge. (4) Provision of lighting fixtures or other building ornamentation such as artwork, trellises, or green walls within each interval. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 iii. A minimum transparency of 20% applies to any facade facing a street or abutting the City Trail System and is calculated on the basis of the entire area of the facade. iv. Development is subject to the public civic space requirements of Section 9.3. v. Where private open space for residents is maintained along the City Trail System, any fencing that delineates the private open space from public space must be open fencing of at least 60% open design and no more than six feet in height. Privacy fencing is prohibited. JJ. Dwelling – Secondary Dwelling Unit 1. Definition: An additional detached dwelling unit associated with and incidental to a principal single-family dwelling on the same lot. A secondary dwelling unit has separate cooking and sanitary facilities, with its own means of ingress and egress, and is a complete, separate dwelling unit. KK. Dwelling - Single-Family 1. Definition: A structure containing only one dwelling unit on a single lot. MM. Dwelling - Townhouse 1. Definition: A structure consisting of three or more attached single-family dwelling units. Each dwelling unit extends from the foundation to the roof and is open on at least two sides. Each unit has a separate exterior entrance and yard areas. A townhouse dwelling does not include a multi-family dwelling. NN. Dwelling - Two-Family 1. Definition: A structure containing two dwelling units on a single lot. TT. Family-Type Home for Adults 1. Definition: A private dwelling, licensed by the state, where the owner provides an atmosphere of household living for adults 18 years of age with physical or developmental disabilities, or because of advanced age, that do not require skilled medical and nursing services. A FTHA is limited to a maximum of four residents unrelated to the provider. BBBB. Park/Playground 1. Definition: A facility that serves the recreational needs of residents and visitors. Park/playground includes, but is not limited to, playgrounds, ballfields, athletic fields, basketball courts, tennis courts, dog parks, skateboard parks, and passive recreation areas. PPPP. Shelter, Domestic Violence 1. Definition: A licensed facility that provides temporary shelter, protection, and support for those escaping domestic violence and intimate partner violence, including victims of human trafficking. A domestic violence shelter also accommodates the minor children of such 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 individuals. The facility may also offer a variety services to help individuals and their children including counseling and legal guidance. HHHH. Transitional Living Facility 1. A facility in which more than four unrelated persons in need of personal services or assistance essential for activities of daily living, persons with disabilities, including those who have undergone treatment for alcohol or drug addiction (does not include medical detoxification), or those persons in transition, such as transitioning from homelessness, function as a single housekeeping unit and share responsibilities, meals, recreation, social activities, and other aspects of residential living. A transitional living facility does not include a residence that services persons as an alternative to incarceration or persons transitioning from incarceration, or housing for sex offenders. 9.1.B Applicability of Dimensional Requirements All structures must meet the dimensional requirements of the zoning district in which the structure is located. No existing structure may be enlarged, altered, reconstructed, or relocated in a manner that conflicts with the requirements of the district in which the structure is located unless a variance is approved. 9.1.D Sight Visibility The sight clearance triangle at the intersection of two streets is the triangular area of any lot located at an intersection measured back 30 feet from the projected point of intersection of the two curb lines along each street. The sight clearance triangle cannot be obstructed by any structure, sign, fence or wall, landscape, or other object which exceeds 30 inches in height as measured from grade at tree belt. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 9.3 Public Civic Space Requirements The public civic space requirement applies in the residential mixed-use and commercial mixed-use districts for developments of 20,000 cumulative square feet or more in gross floor area. 9.6 Permitted Encroachments An encroachment is the extension or placement of an architectural feature or accessory structure into a required setback. Permitted encroachments are indicated in Table 9-B: Permitted Encroachments into Required Setbacks. Table 9-B: Permitted Encroachments into Required Setbacks Front Setback Corner Side Setback Interior Side Setback Rear Setback Balcony N N N N Bay Window N N N N Canopy for Multi-Family Dwelling Max. of 2’ from building wall Max. 15’ width or no more than 3’ extension on either doorway side, whichever is less N N N N Chimney: Max. 18” into setback Y Y Y Y Eaves (Roof): Max. of 18” into setback Min. of 4’ from any lot line Y Y N Y Patio Y Y N N Porch – Unenclosed N N N N Sidewalk No min. setback from lot lines Y Y Y Y Sills, Belt course, cornices, and ornamental features Max. of 18” into setback Y Y Y Y Stoop Max. of 4’ into setback Min. 3’ from interior side lot line Y Y Y Y 10.2 Location of Required Off-Street Parking A. Residential Uses 1. All required parking spaces for residential uses must be located on the same lot as the residential use. Tandem parking is permitted, but both spaces must be allotted to the same dwelling unit and located on the same lot as the dwelling. 2. Required parking spaces for residential uses may be located on a driveway that provides access to a garage or other off-street parking space. Vehicles parked within a driveway or off-street parking space cannot project over the sidewalk or right-of-way. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 10.5 Required Off-Street Vehicle and Bicycle Parking Spaces A. Required Spaces: Table 10-C: Off-Street Parking Requirements states the minimum number of off-street parking spaces to be provided for the designated uses. All required off-street parking spaces must have vehicular access from a driveway that connects to a street or alley. B. Calculation of Required Spaces: The total number of required parking spaces is calculated by the principal use of the lot. When more than one use occupies the same lot, the number of required spaces is the sum of the separate requirements for each use, unless a shared parking arrangement is approved or the standards of items C and D below apply. The following standards for computation apply: 1. In determining the number of parking spaces, when the result contains a fraction, any fraction less than one-half is disregarded and any fraction of one-half or more is counted as one parking space. 2. In places of assembly in which patrons or spectators occupy benches, pews, or similar seating facilities, each 24 inches of such seating facility is counted as one seat for the purpose of determining the requirement for off-street parking facilities. Floor area of a prayer hall is counted as one seat per marked prayer mat space or one seat for every five square feet in the prayer hall if prayer mat spaces are not marked. E. Bicycle Parking Spaces: Certain uses listed within Table 10-C are required to provide bicycle parking spaces. This includes bicycle spaces for those uses which choose to provide vehicle parking in either a parking lot or a parking structure. Bicycle parking spaces are required only for new construction as of the effective date of this Ordinance. 1. Of those uses required to provide bicycle spaces, some are required to provide long- term spaces, where bicycles will be left for longer periods of time and require a safe and weatherproof storage area. The required number of long-termspaces is shown as a percentage of the required total bicycle spaces. All other required bicycle spaces must be designed as short-term spaces, which are areas where bicycles will be left for short stops, requiring a high degree of convenience. 2. In all cases where bicycle parking is required, a minimum of two bicycle spaces must be provided. After the first 25 required bicycle parking spaces are provided, any additional bicycle parking spaces are required at a 50% reduction. 3. Where bicycle parking space requirements indicate “Over 10,000sf GFA” or other number threshold, this means that bicycle spaces are required only for structures over a certain gross floor area. In such case, bicycle parking space requirements are calculated on the basis of the entire gross floor area. 4. When a use is exempt from providing vehicle parking, it is still required to provide the required bicycle parking spaces. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 TABLE 10-C: Off-Street Vehicle and Bicycle parking Requirements Use Minimum Required Vehicle Spaces Minimum Required Bicycle Spaces Required Total Bicycle Spaces % of Req’d Bicycle Spaces for Long Tem Spaces Dwelling – Multi-Family 1.5 per du in UR-4 1 per du 80% 21.4 Rules of Measurement C. Building Coverage: That portion of the lot that is covered by principal buildings and accessory structures. Building coverage is measured from all overhangs and above ground projections such as eaves, cornices, bay windows, and balconies, and all ground level projections such as window wells, escape wells, porches, and decks. D. Building Height: 1. Maximum building height is measured from grade (see item G below) at each side of the building as follows: a. The top of a flat roof, including structures designed with a decorative mansard roof concealing a flat roof. b. The midpoint between the ridge and the first hip or curb of a mansard or gambrel roof. c. The midpoint height between the eaves and the ridge in the case of a pitched roof. d. Any dormers on the roof that extend past the roofline cannot exceed the maximum building height permitted in the district, as measured from the adjacent average grade, or its equivalent, to the top of the dormer. 2. For the purposes of building height measurement, roof types are defined as follows: a. Flat Roof: A roof that is not pitched and where the surface of the roof is generally parallel to the ground. A mono-pitched roof with a pitch of 2:12 or less, also called a shed roof, is a single-sloping roof surface, and is also considered a flat roof. b. Mansard or Gambrel Roof: A two-sided roof with two slopes on each side. The upper slope is positioned at a shallow angle, while the lower slope is steep. A gambrel roof has vertical gable ends, while a mansard roof is hipped at the four corners of the building. c. Pitched Roof: A gable or hip roof having a slope or pitch of at least one foot rise for each four feet of horizontal distance in the direction of the slope or pitch of the roof. A hipped roof is sloped in two pairs of directions compared to the one pair of direction for a gable roof. 3. The following architectural features and mechanical equipment are exempt from maximum height limitations, unless otherwise limited by any height restriction imposed by any airport authority, or other similar federal, state, or local authority. Such architectural features or mechanical equipment cannot exceed 25% in aggregate coverage of the roof area and cannot be used for human occupancy. 15 Cider Mill Way . Saratoga Springs . NY . 12866 518 . 322 . 1386 a. Public utility poles, towers, and wires. Public utilities do not include wireless telecommunications, solar panels, and wind turbines unless operated by a government agency. b. Water tanks and standpipes. c. Building appurtenances such as chimneys, parapet walls up to 48 inches in height, skylights, steeples, flag poles, smokestacks, cooling towers, elevator bulkheads, monuments, stacks, ornamental towers and spires, unoccupied rooftop accessory structures, or penthouses to house mechanical equipment and the like.