HomeMy WebLinkAbout20260270 38 Beekman St Area Variance ZO Denial 06.09.2026ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
APPLICANT: ERIC PANKONIN & NEIL RINEHIMER TAx PARCEL No.: 165.74-2-28
PROPERTY ADDRESS: 38 BEEKMAN STREET
ZONING DISTRICT: (AC) ARTS AND CULTURE DISTRICT
This applicant has applied to use the identified property within the City of Saratoga Springs for the
following:
The dimensions are based on a proposed lot line adjustment intended for the
development of two parcels, which will facilitate the construction of a new mixed -use
building alongside the renovation of an existing two-family home.
This application is hereby denied upon the grounds that such use of the property would violate the
Unified Development Ordinance article(s):
Article: 4 Section 4.1.3 (AC) Arts and Culture District and Table 3-A Residential Mixed -Used Districts
Dimensional Standards.
As such, the following relief would be required to proceed:
❑ Extension of existing variance ❑ Interpretation
❑ Advisory Opinion required from Saratoga County Planning Board
❑ Use Variance to permit the following:
.Area Variance
Dimensional Requirements: From: To: Relief Requested:
Max. Combined Coverage%: 40% 73.5% 33.5%
Rear Setback (Covered Entry): 25ft 4.14ft 20.86ft which is 83.4%
Interior Side Setback (Covered Entry):
5ft
4.63ft
0.37ft which is 7.4%
*Rear — Escape Well:
25ft
3.9ft
21.1ft
Total Side Setback:
12ft
5.9ft
6.1ft which is 50.8%
NOTE: *Rear escape well does not qualify as a permitted encroachment in accordance
to Table 9-B.
ZONING AND BUILDING INSPECTOR
617d
DATE
Property
38 Beekman Street
Address:
File #
2228
SBL: 165.74-2-28
Zone:
NCU or AC
Occupancy:
R
Min Lot Size:
Project Type:
2F
Min Avg Width:
Dwelling Units:
2
Max Combined Coverage %:
Stories:
2
Yard Setback- Front:
Const. Type:
VB
Rear:
Side 1:
Water Service:
Side 2:
ZBA:
Yes
Total Side:
DRB:
*Yes
Corner Side:
Max Height:
ROOMS:
Accessory to Front:
BR:
Accessory to Side:
BATH:
Accessory to Rear:
FIREPLACE:
Max First Floor Elev:
Max Impervious %:
Area For Fee:
0
Fee per SQ FT
$ 0.35
Lot Width
SF Fee
$ -
Total Coverage
Base Fee
$ 175.00
Zone 1 Length
Total Fee
$ 175.00
Zone 2 Length
Zone 3 Length
Amount Paid
$ -
Zone 4 Length
Balance Due
$ 175.00
Zone 5 Length
Area Calculation
Questions:
Existing 2F APP #: 2026-0269
Zone Req
Existing
Proposed
Variance
Numeric
Variance
Percent
6600
2175
2300
4300
65%
60
43.5
46
14
23%
40%
71.1
73.5%
771
34%
5
0
0
5
100.0%
25
3.36
4.14
20.86
83.4%
5
4.21
4.63
0.37
7.4%
5
1.27
1.27
3.73
74.6%
12
5.48
5.9
6.1
50.8%
8
N/A
0
8
100.0%
40
0
OK
OK
10
N/A
0
10
100.0%
5
N/A
0
5
100.0%
5
N/A
0
5
100.0%
4
0
OK
OK
75%
73.4
74.3%
OK
OK
46 Lot Length
1691
37 Zone 1 Width
6 Zone 2 Width
4 Zone 3 Width
10 Zone 4 Width
6 Zone 5 Width
Basement
First Floor
Front Porch
Rear Porch
Garage
Second Floor
Total
Driveway width (10.4.D)? N/A
Existing sidewalk? Yes Is new sidewalk required (Section 18.5)? No
Front Door faces street (Section 8.4.KK.2.a)? Yes
front loaded garage width (Section 8.4.KK.2.d)? N/A
front facade has at least 10% transparency (Section 8.4.KK.c)? Yes
*Architectural Review Overlav Districts.
50
35 Principal
34 Covered Front Porch
12 Rear bump out
12 Escape Wells x2
4 New Covered Entry
Existing
**New Cvd Entry
**New Cvd Entry
Existing
**New Cvd Entry
N/A
N/A
N/A
N/A
N/A
**An area variance(s) has been identified concerning the interior setback for the new covered entry, alongside the total
side setback and maximum combined percentage.
***The applicants are seeking separate area varaince(s) allow for lot line adjust between two properties they purchased in a single transaction,
as the existing zoning regulations classify adjacent undersized, non -conforming lots held in common ownership as a single zoning lot in
accordance to 19.4.B.4.a., combined with the existing structure at 38 Beekman, restricts the ability to build a second principal structure on
the Ash Street parcel. The proposed action aims to create two separate lots to facilitate development.
A final survey is required to determine zoning compliance.
Rear - Escape Well does not qualify as a permitted encroachment in accordance to Table 9-B.