HomeMy WebLinkAbout20260269 38 Beekman St & 48 Ash 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 & 27
PROPERTY ADDRESS: 38 BEEKMAN (LOT #1) & 48 ASH (LOT #2) STREET(S)
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 Owners acquired two properties in a single transaction. However, according to
Section 19.4.B.4.a of the UDO, when two adjacent undersized, non -conforming lots
are under common ownership, they are treated as a single zoning lot. The presence of
a significant structure at 38 Beekman restricts the Owners' ability to build a second
principal structure on the historically designated 48 Ash Street parcel. Therefore, they
are requesting approval to modify the lot line between the two parcels to establish
two separate non -conforming lots.
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:
ZArea Variance
'Dimensional Requirements:
From:
Min Lot Size — 38 Beekman (Lot #1):
6600sf
Min Avg Width — 38 Beekman (Lot #1):
60ft
Min Lot Size —48 Ash (Lot #2):
6600sf
Min Avg Width — 48 Ash (Lot #2):
60ft
NOTE:
To:
Relief Requested:
2300sf
4300sf which is 65%
46ft
14ft which is 23%
2700sf
3900sf which is 59%
50ft
loft
6/9/Z-a
ZONING AND BUILDING INSPECTOR DATE
Property 48 Ash & 35 Beekman Streets
Address:
File # 391 SBL: 165.74-2-27 & 28
Zone:
NCU or AC
Occupancy:
R
Min Lot Size:
Project Type:
2F
Min Avg Width:
Dwelling Units:
2
Max Combined Coverage %:
Stories:
3
Yard Setback - Front:
Const. Type:
*New Const.
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:
Vac Res Lot APP #: 2026-0268
Zone Req
Approved
Variances
Proposed
Variance
Numeric
Variance
Percent
6600
2700
3900
59%
60
50
10
17%
40%
0.0%
OK
OK
5
0
5
100.0%
25
0
25
100.0%
5
0
5
100.0%
5
0
5
100.0%
12
0
12
100.0%
8
0
8
100.0%
40
137.4
97.4
243.5%
10
0
10
100.0%
5
0
5
100.0%
5
0
5
100.0%
4
0
OK
OK
75%
0.0%
OK
OK
50 Lot Length
2205
44.9 Zone 1 Width
Zone 2 Width
Zone 3 Width
Zone 4 Width
Zone 5 Width
Basement
First Floor
Front Porch
Rear Porch
Garage
Second Floor
Tota 1 0
Driveway width (10.4.D)? 20'
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)? 18'
front facade has at least 10%transparency (Section 8.4.KK.c)? Yes
54
V/A
V/A
V/A
V/A
V/A
V/A
J/A
J/A
J/A
J/A
J/A
J/A
49 Three-story, mixed -used Bldg.
*Dimensions based on proposed lot line adjustment and development of a three-story mixed -used building, w/ units on
2nd & 3rd firs w/commercial space fronting Beekman Street Arts District. Tenants can access a two -car garge from Ash St., with
entry from a shared garden area between Ash & Beekman Streets to the south for residents.
**Archetectural Review Overlay Districts.
A foundation location and final survey required to verify zoning complaince.
Property 38 Beekman & 48 Ash Streets Existing 2F APP #: 2026-0269
Address:
File N 2228 SBL: 165.74-2-28 & 27
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
Zone Req
Existing
Proposed
Variance
Numeric
Variance
Percent
6600
2175
2300
4300
65%
60
43.5
46
14
23 %
40%
71.1
0%
OK
OK
5
0
0
5
100.0%
25
3.36
3.36
21.64
86.6%
5
4.21
0
5.00
100%
5
1.27
0
5
100.0%
12
5.48
0
12
100%
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%
N/A
0%
OK
OK
46 Lot Length 50
0
0 Zone 1 Width 0
0 Zone 2 Width 0
0 Zone 3 Width 0
0 Zone 4 Width 0
0 Zone 5 Width 0
Basement
First Floor
Front Porch
Rear Porch
Garage
Second Floor
Total 0
Questions:
Driveway width (30.4.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 Overlay Districts.
**The applicants are seeking to adjust the lot line 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.
V/A
V/A
V/A
V/A
V/A
V/A
4/A
4/A
4/A
4/A
4/A
4/A