HomeMy WebLinkAbout20260663 35 Jackson St Area Variance ApplicationPROPERTY ADDRESS: 35 Jackson ZONE:UR-2
ZONING REQUIREMENTS EXSITING PROPOSED WITH NEW ADDITIONS
MINIMUM LOT SIZE 6600 11797 11797
MINIMUM AVERAGE WIDTH 60 100 100
BUILDING FOOTPRINT COVERAGE 40% 1672 2781 23.57%
FRONT YARD SETBACK 10 12.7 3.46 REQUESTING VARIANCE
REAR YARD SETBACK 25 70 50
SIDE YARD 1 SETBACK 8 13 8 to new garage
SIDE YARD 2 SETBACK 8 20 20
TOTAL SIDE 20 33 28
CORNER SIDE 10 NA NA
MAX HEIGHT 40 24 24
MAX IMPERVIOUS COVERAGE 70% 4076 4827 40.92%
Article 3. Residential Districts
City of Saratoga Springs UDO March 2022 3-1
Article 3. Residential Districts
3.1 PURPOSE STATEMENTS
3.2 USES
3.3 RESIDENTIAL DISTRICTS DIMENSIONAL STANDARDS
3.4 R-MHP DISTRICT STANDARDS
3.5 GENERAL STANDARDS OF APPLICABILITY
3.1 PURPOSE STATEMENTS
A. RR Rural Residential District
The RR Rural Residential District is intended to accommodate low density residential development and agricultural uses
in a manner that helps to preserve open space and Saratoga Springs’ rural character areas. Low densities within the RR
District are also designed to accommodate specific features of the rural areas of the community, such as prime soils,
limiting topography/steep slopes, and a lack of public infrastructure.
B. SR Suburban Residential District
The SR Suburban Residential District is intended to provide for a neighborhood environment characterized by low density
single-family residential uses.
C. UR-1 Urban Residential 1 District
The UR-1 Urban Residential District is intended to accommodate neighborhoods that are characterized by medium
density single-family residential uses.
D. UR-2 Urban Residential 2 District
The UR-2 Urban Residential District is intended to accommodate neighborhoods that are characterized by medium
density single-family residential uses of a higher density than that of UR-1 District.
E. UR-3 Urban Residential 3 District
The UR-3 Urban Residential District is intended to conserve, maintain, and encourage the development of
moderately dense single-family and two-family neighborhoods. Limited nonresidential uses that are compatible with
the district or neighborhood of the district may also be permitted with additional approvals.
F. UR-4 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.
G. R-MHP Residential Manufactured Home Park District
The R-MHP Residential Manufactured Home Park District is intended to accommodate manufactured home parks.
3.2 USES
Article 8 lists permitted, special, and temporary uses for the residential districts.
3.3 RESIDENTIAL DISTRICTS DIMENSIONAL STANDARDS
A. Dimensional Standards
1. Table 3-A: Residential Districts Dimensional Standards establishes the dimensional standards for the
residential districts. These regulations apply to all uses within each district unless a different standard is listed for
a specific use.
2. In the SR District, a minimum of 40,000 square feet of lot area is required if the lot is without central water
supply and sanitary sewer (both of these conditions).
Article 3. Residential Districts
City of Saratoga Springs UDO March 2022 3-2
B. Front Setback Reduction Urban Residential Districts
In the UR-1, UR-2, UR-3, and UR-4 Districts, 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.
2. For new subdivisions in the UR-1, UR-2, UR-3, and UR-4 Districts, in order to utilize a reduced front setback
dimension, the modified front setback must be established prior to final subdivision approval and noted on the
final plat. The Zoning Officer must approve and establish in writing the modified front setback for the lot prior to
subdivision. The Planning Board will determine whether the established reduced front setback dimension is
carried through to some or all of the lots created by the subdivision along the same blockface. The Planning
Board has the authority to increase, decrease, or deny a reduced front setback for the lots created by subdivision
in order to maintain or enhance the desired streetscape.
C. Multiple Principal Dwellings
Multiple principal dwellings are allowed upon the following:
1. The RR District may have a second principal dwelling so long as both single-family dwellings meet the
standards of the district, including lot area and lot width.
2. A historic carriage house may be used as a dwelling when permitted by Article 8.
3. A secondary dwelling unit may be used as a dwelling when permitted by Article 8.
D. Nonresidential Uses in the RR District
Nonresidential uses in RR District must follow the design standards for the GC-R District found in Table 4-I in Article
4.
Table 3-A: Residential Districts Dimensional Standards
RR SR
Bulk
Minimum Lot Area 2 acres 20,000sf
Minimum Lot Width 200’ 100’
Maximum Building Coverage 20% 28%
Maximum Impervious Surface Coverage 25% 40%
Maximum Building Height 35’ 35’
Setbacks
Minimum Front Setback 60’ 30’
Minimum Interior Side Setback 30’ 15’
Minimum Total Interior Side Setback - SF, 2F Only 100’ 30’
Minimum Corner Side Setback 60’ 25’
Minimum Rear Setback 100’ 30’
Article 3. Residential Districts
City of Saratoga Springs UDO March 2022 3-3
Table 3-A: Residential Districts Dimensional Standards
UR-1 UR-2 UR-3 UR-4
Bulk
Minimum Lot Area 12,500sf
6,600sf
Nonresidential:
10,000sf
SF, SF-A: 6,600sf
2F: 8,000sf
Nonresidential:
10,000sf
Residential:
3,000sf/du
Nonresidential
10,000sf
Minimum Lot Width 100’ 60’ SF, SF-A: 60’
2F: 80’
SF, SF-A: 60’
2F, TH: 80’
MF: 80’
Maximum Building Coverage 28% 40% 40% 40%
Maximum Impervious Surface Coverage 50% 70% 70% 75%
Maximum Building Height 40’ 40’ 40’ 40’
Maximum First Floor Elevation When
Principal Building Within 20’ of Side Lot
Lines
4’ 4’ 4’ 4’
Setbacks
Minimum Front Setback
30’ or per Section
3.3.B
10’ or per Section
3.3.B
10’ or per Section
3.3.B
10’ or per Section
3.3.B
Minimum Interior Side Setback 12’ 8’ 5’ 5’
Minimum Total Interior Side Setback - SF,
2F Only
30’ 20’ 12’ 12’
Minimum Corner Side Setback 25’ 10’ 8’ 8’
Minimum Rear Setback 30’ 25’ 25’ 25’
3.4 R-MHP DISTRICT STANDARDS
Development in the R-MHP District is limited to manufactured home parks, which are subject to the following standards.
A. Dimensional Standards
Table 3-B: R-MHP District Dimensional Standards establishes the dimensional standards for manufactured home
parks in the R-MHP District. Standards are provided for the manufactured home park development overall and for
individual manufactured home sites within the park.
Table 3-B: R-MHP District Dimensional Standards
Manufactured Home Park Manufactured Home Site
BULK
Minimum Lot/Site Area 5 acres 4,500sf
Minimum Lot/Site Width 250’ 45’
Maximum Building Height -- 20’
Minimum Separation Between Sites -- 20’ as measured from the walls of
manufactured homes
SETBACKS
Minimum Front Setback 50’ Dedicated internal street: 20’
Private access drive: 10’
Minimum Interior Side Setback 50’ 10’
Minimum Corner Side Setback 50’ 10’
Minimum Rear Setback 50’ 10’
B. Design and Operation Standards
1. Manufactured home parks must meet the following design standards:
a. All manufactured home parks require site plan review.
b. The perimeter yard of a manufactured home park requires a buffer area of 15 feet at the furthest point in
the required setback from the abutting lot line, and must contain the following:
Article 3. Residential Districts
City of Saratoga Springs UDO March 2022 3-4
(1) A mix of shade and evergreen trees planted at an average of one tree for every 50 linear feet of yard
width. These shade and evergreen trees may be clustered to allow for access points or to maximize the
screening effect, conditioned on approval of the landscape plan.
(A) Two ornamental trees may be substituted for one shade tree for up to 25% of required trees.
(2) Shrubs must be planted and spaced sufficiently to form a continuous linear hedgerow at plant
maturity.
(3) The remainder of the buffer area must be planted with low groundcover, seed, or sod.
2. Manufactured home sites within parks must meet the following design standards:
a. There must be at least 20 feet between the sides of manufactured homes. Bay windows, porches,
canopies or other projections are considered sides or ends of a mobile home when determining these
requirements. Such projections, such as porches and canopies, must be constructed of fireproof material that
meets the requirements of the Building Code.
b. Each manufactured home site must have a concrete slab or runway for the manufactured home to be set
upon, and be of a size large enough to accommodate a manufactured home in such a fashion that the concrete
will extend at least one inch around the walls of the manufactured home on all sides.
c. There must be a parking space a minimum of 9 feet by 18 feet to be used as a parking space for the
occupants of the manufactured home. If a canopy is to be used over the area designated as car storage, it
must be of fire-resistant material and is allowed only at the rear end of each carport area.
d. All manufactured homes must be designed with skirting that is constructed of noncombustible or fire-
resistant material that meet the requirements of the Building Code.
e. The front entry of a manufactured home should be a dominant feature of a manufactured home, using
features such as porches, raised steps and stoops with roof overhangs, or decorative railings.
C. Nonconforming Manufactured Homes
Existing nonconforming manufactured homes may be replaced with a new manufactured home. The replacement
manufactured home cannot exceed the square footage of the prior manufactured home. The concrete slab or runway
may be repaired and/or replaced but cannot exceed the footprint of the prior slab or runway unless required for NYS
Uniform Code compliance.
3.5 GENERAL STANDARDS OF APPLICABILITY
A. Site Development Standards
See Article 9 for additional on-site development standards and requirements, such as exterior lighting, accessory
structures and uses, and permitted encroachments.
B. Off-Street Parking and Loading
See Article 10 for off-street parking and loading standards and requirements.
C. Landscape
See Article 11 for landscape, buffering, and screening standards and requirements.
D. Signs
See Article 12 for standards governing signs.
25 July 2026
Subject: 35 Jackson Street Permit Review
(Itemized Review w/ Architect Responses)
Prepared For: Saratoga Springs Building Department
474 Broadway Suite 32
Saratoga Springs, NY 12866
Dear Saratoga Springs Building Department:
Thomas Brizzell of Custom Craft Builders has forwarded your itemized review comments
for the 35 Jackson Street project as numbered below. Please see our responses below in
blue and attached updated Construction Documents with clouded changes for your
review.
1. Setback: The print needs clearer dimensions from the roof overhang of the front
porch.
○ Setback dimensions and notes have been updated for clarity. See A03 Site
Plan. We understand that the front porch extension will require a variance.
The General Contractor and Owner will begin the process for pursuing a
variance regarding the front porch extension.
2. Snow Load & Wind Speed: Design criteria need to be added to the plans.
○ Snow load and wind speed information has been added to sheet A01 Code
Notes
3. Energy Code Information: window and door U-factors need to be included on the
plans.
○ Energy code info has been added to sheet A01 Code Notes and A16 Window
Types.
4. Insulation Values: Insulation values shown need to comply with the 2025 Residential
Building Code of New York State
○ 2025 RBCNYS insulation R-value requirements will be added to sheet A01
Code Notes.
5. Garage Doors: Plans need to indicate insulated garage doors.
○ Notes stating garage doors are to be insulated have been added on sheets
A07 Partial 1st Flr. B-Plan and A15 Door Types + Details.
6. Vapor Barrier : vapor barrier beneath the new garage slab needs to be called out.
○ Vapor barrier note has been added to sheet A14 Section + Detail.
7. Sill Sealer : Sill sealer around the garage perimeter needs to be noted.
○ Sill sealer note has been added to sheet A14 Section + Detail.
214 5th Avenue Troy, NY 12180
518 . 961 . 2099
35 Jackson Street Permit Review
Architect Response(s)
23 July 2026
Page 2 of 2
8. Building Code Reference: Please indicate which building code edition the plans
were prepared under.
○ 2025 Residential Building Code of New York State reference will be indicated
on sheet A01 Code Notes
Please feel free to contact me if you have any questions or need further detail or
clarification.
Very truly yours,
Aaron Barker, AIA
Architect
214 5th Avenue Troy, NY 12180
518 . 961 . 2099