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HomeMy WebLinkAbout20251074 52 York Ave Subdivision Presentation 06.18.202652 York Ave Two Lot Subdivision 6/18/2026 PLANNING BOARD MEETING Executive Summary •Area is 10,901 ft2 vs 6,600 ft2 UR-3 minimum Existing single lot is far larger than needed •Subdivision exactly in half yields two lots of 5,450 ft2 (50 ft x 109 ft) •Street access to both subdivided lots (York Ave and Middle Ave, respectively) •Resulting lots would easily connect to existing sidewalks and utilities •Consistent with the character of the neighborhood Subdivision yields two great lots •"To conserve, maintain, and encourage the development of moderately dense single-family and two-family neighborhoods" •Creates additional housing in Saratoga's wonderful east side neighborhood Supports stated purpose of UR-3 residential district 252 YORK AVE -TWO LOT SUBDIVISION Survey with Subdivision 52 YORK AVE -TWO LOT SUBDIVISION 3 Survey with Illustrative 3 Bedroom House 52 YORK AVE -TWO LOT SUBDIVISION 4 Subdivision Progress 52 YORK AVE -TWO LOT SUBDIVISION 5 Area Variances Approved by ZBA 7 –0 •October 27, 2025 •Minimum lot size and minimum lot width in UR-3 Favorable Advisory Opinion issued by Saratoga County Planning Board •September 18, 2025 •“No Significant County-wide or Intercommunity Impact” Negative SEQRA Declaration issued by Planning Board •October 16, 2025 Proposed subdivision aligns with the purpose and objectives stated in Article 14 of the UDO 652 YORK AVE -TWO LOT SUBDIVISION The Core neighborhoods reflect Saratoga’s quintessential residential character and charm through unique architecture, historic elements, front porches, sidewalks, and tree-lined streets. •Comprehensive Plan, Core Residential Neighborhood-1 …promotion of infill development in existing neighborhoods… •UDO, §240-14.1 Purpose and objectives Protect and conserve the value of land and the value of buildings and improvements upon the land… •UDO, §240-14.1 Purpose and objectives No Undesirable Change To Neighborhood Character Nonconformance by minimum width AND area Nonconformance by minimum area only Nonconformance by minimum width only Smaller than proposed subdivision by area Less than or equal to proposed subdivision by width Studied 145 neighborhood properties to determine the “character of the neighborhood” Neighborhood is overwhelmingly nonconforming with today’s zoning code. Subdivided lots would be in the middle of the pack by minimum width & area. 752 YORK AVE -TWO LOT SUBDIVISION No Undesirable Change To Neighborhood Character …proposed subdivision increases neighborhood uniformity Only one other residential neighborhood property which has not been similarly cut in half between York Ave & Middle Ave… 852 YORK AVE -TWO LOT SUBDIVISION Appendix 952 YORK AVE -TWO LOT SUBDIVISION Neighborhood Study 1052 YORK AVE -TWO LOT SUBDIVISION Possible 52 York Ave Property Layout 52 YORK AVE -TWO LOT SUBDIVISION 11 Variance Substantiality & Recent Precedent Proposed Lot UR-3 Min Area (ft2) Proposed Area (ft2) Relief Min Area (ft2, %) UR-3 Min Lot Width (ft) Proposed Min Lot Width (ft) Relief Min Lot Width (ft, %) 52 York Ave (2025)6,600 5,450 1,150, 17%60 50 10, 17% 124 York Ave (2016)6,600 5,279 1,321, 20%60 48 12, 20% 10 Avery St (2015)6,600 6,400 200, 3%60 50 10, 17% Relief requested is not substantial and is consistent with precedent established by recently granted variances. Reasoning for relief granted in recent variances is consistent with 52 York Ave request: •Neighborhood which is 90% out of conformance with zoning requirements •Proposed lot sizes which are consistent with neighborhood character •Both subdivided lots have access to streets and available municipal water and sewer •Inability to purchase land from adjoining neighbors 1252 YORK AVE -TWO LOT SUBDIVISION