HomeMy WebLinkAbout20260268 48 Beekman St Area Variance ZO Denial 07.17.2026ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
APPLICANT: ERIC PANKONIN AND NEIL RINEHIMER TAX PARCEL NO.: 165.74-2-27
PROPERTY ADDRESS: 48 ASH 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:
G Area Variance
Dimensional Requirements:
From:
Maximum Combined Coverage%:
40%
Maximum Impervious%:
75%
Front Setback:
5 ft
Rear Setback:
25 ft
Interior Side Setback:
5 ft
Interior Side Setback (HVAC Units):
5 ft
Corner Side Setback and
8 ft
Section 9.1.1) - Sight Visibility Triangle:
Table 10-C: Off -Street Vehicle & Bicycle
Parking Reqs
4 Spaces
To:
Relief Requested:
82%
42%
87.2%
12.2%
0.79 ft
4.21 ft - Which is 84.2%
3.96 ft
21.04ft - Which is 84.2%
3.69 ft
1.31 ft - Which is 26.2%
3.5 ft
1.5 ft — Which is 30%
0 ft
8 ft - Which is 100%
2 spaces per DU — Two -Family Dwelling
2 Spaces 2 Spaces — Which is 50%
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ZONING AND BUILDING INSPECTOR DATE
Property
48 Ash Street
Address:
File #
391
SBL: 165.74-2-27
Zone:
NCUorAC
Occupancy:
R
Min Lot Size:
Project Type:
2F
Min Avg Width:
Dwelling Units:
2
Max Combined Coverage %:
Stories:
3
Yard Setback - Front:
Const, Type:
I -New Const.
Rear:
Side 1:
Water Service:
Side 2:
ZBA:
Yes
Total Side:
DRB:
II - 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 SO FT
$ 0.35
Lot Width
5F 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:
Vac Res Lot APP #: 2026-0268
Zone Req
Approved
Variances
Proposed
Variance
Numeric
Variance
Percent
6600
2700
3900
59.1%
60
50
10
16.7%
40%
81.7%
1125
41.7%
5
0.79
4.21
84.2%
25
3.96
21.04
1 84.2%
5
3.69
1.31
26.2%
5
0
5
100.0%
12
3.69
8.31
69.3%
8
0
8
100.0%
40
37.4
OK
OK
10
0 1
30
100.0%
S
HVAC
3.5
1.5 1
30.0%
4
2
2
50.0%
4
0
OK
OK
75%
87.2%
329 1
12.2%
50 Lot Length
2205
44.9 ?one 1 Width
Zone 2 Width
Zone 3 Width
Zone 4 Width
Zone 5 Width
Basement
First Floor
Front Porch
Rear Porch
Garage
Second Floor
Total
Questions:
Driveway width (10.4.D)? IV - Refer to Table 4-B
Existing sidewalk? IV Is new sidewalk required (Section 18.5)? IV
Front Door faces street (Section 8.4.KK.2.a)? IV
front loaded garage width (Section 8.4.KK.2.d)? IV
front facade has at least 10% transparency (Section 8.4.KK.c)? IV
54
N/A
N/A
VI
N/A
V
N/A
49 Three-story, mixed -used Bldg.
(1) - 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.
(11) - Archetectural Review Overlay Districts.
A foundation location and final survey required to verify zoning complaince.
(III) - Pending separate submission for area variance(s) subdivision - lot line adjustement. Appl# 20260268
(IV) - Refer to Table 4-B
(V) - It is assumed that the condensing units will be approximately 14 inches deep and will require a minimum 4-inch clearance
behind the units, resulting in a total projection of approximately 18 inches from the building wall. The roof overhang projects approximately
16 inches, so the units would extend approximately 2 inches beyond the overhang, reducing the proposed side setback from 3.69 feet to
approximately 3.50 feet per the design professional.
(VI) -The column supporting the covered porch does not encroach into the 30-foot sight triangle in accordance to Section 9.1.1); however, the porch roof does.
The roof is approximately 22 feet above the street and should not impede a driver's view of the intersection, but we understand that this encroachment
may still require a variance i.e. corner side setback and roof over porch cannot encroach into the City ROW and will necessiate City Council and Real Estate
Committee Approvals.
The proposed development provides a total of two (2) off-street parking spaces, one for each dwelling unit, located within the shared garage. In addition,
three (3) on -street parking spaces are available for the commercial tenant -one (1) on Ash Street and two (2) on Beekman Street -in accordance with
Section 10.6.A.3 of the UDO.