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HomeMy WebLinkAbout20250059 193 Lake Ave Area Variance Narrative and Table of Contents 08.14.2026 Table of Contents Exhibit A Application Narrative Exhibit B Application for Area Variance Approval Exhibit C Short Environmental Assessment Form Exhibit D Aerial “As Built” of Project Location APPLICATION NARRATIVE FOR AREA VARIANCE AT 193 LAKE AVENUE TO PERMIT RESIDENTIAL USE OF HISTORIC CARRIAGE HOUSE/BARN Property and Project Information 193 Lake Avenue, LLC (the “Applicant”) owner 193 Lake Avenue, Saratoga Springs with Tax Map Number 166.46-3-21 (the “Property”) in the Urban Residential – 3 zoning district, is managed by Scott Peterson, Esq., who operates his law practice out of the converted residential primary structure on the Property. The first story of this structure is comprised of the law office with the upstairs containing a 2-bedroom unit. In the rear of the property is a historic barn built approximately 90 years ago for storing farm equipment and products. This barn has unfortunately been substantially unutilized for decades. Project Description The Applicant submits to the City of Saratoga Springs Zoning Board of Appeals the Variance Application attached hereto as Exhibit B. The Applicant desires to renovate the historic barn and convert it to residential use. Such second dwelling unit use is permitted in the UR-3 zoning district of the UDO subject to the standards set forth in UDO Article 8 Section GG. (2), as set forth below: a) Conversion of a historic carriage house or barn into a dwelling is only allowed on a lot with one single family dwelling. b) Only historic carriage houses or barns listed or eligible for listing as historic properties on the local, state, or national historic register or are listed or eligible for listing as contributing properties to the historic district are eligible to be used as a second dwelling on the same lot as principal dwelling. c) A building permit is required to convert a historic carriage house or barn into a dwelling. d) Once a historic carriage house or barn has been approved for use as a second dwelling on the same lot as principal dwelling, any initial or future alterations to the structure require historic review approval by the Design Review Board, whether or not located in an Architectural or Historic Review Overlay District. Any alterations must meet building code and no alterations may increase the size of the historic carriage house. Once a historic carriage house or barn has been approved for use as a second dwelling, it cannot be expanded, which includes an increase to the building footprint or the gross floor area. e) One of the dwelling units must be occupied by the owner of the property. f) Use of a historic carriage house or barn as a dwelling on the same lot as principal dwelling requires the provision of one additional off-street parking space. While the applicant meets the standards of (b), (c), (d), and (f) above, since the Property is used as the Applicant’s law office rather than primary residence, a variance would be needed from sections (a) and (e). The approval requested at this time is a variance from the requirement that the lot have one single family dwelling with one of the dwelling units occupied by the owner of the Property to enable the primary structure to remain occupied as a law practice by the Applicant. In addition, while the existing structures would all be utilized in their current form, variances are needed due to the location of carriage house as follows: • minimum lot size where 7,096 exists and 8,000 is required; • Second Dwelling Side Setback from 5' to 1.2'; • Second Dwelling Rear Setback from 25' to 6.1'; • Minimum Lot Width from 80' to 50'; • variance from height limitation of 22' or 65% of main building to the existing height. Variance Analysis Applicant believes this variance should be approved for the following reasons: 1. The benefit sought cannot be achieved by some method feasible to pursue other than an area variance because Applicant desires to secure functional use of the barn constructed in 1935 to the rear of the principal building. While Lake Avenue in 1935 would have supported the use of a barn to house farming related products and equipment, Lake Avenue in 2025 has few storage related necessities. The barn feature is therefore rendered impractical without renovation or demolition. The Applicant desires not to demolish the barn structure but instead repurpose it consistent with the goals of the UDO and Comprehensive Plan of the City of Saratoga Springs. Due only to the unique circumstance that a law practice has operated on the Property rather than a single-family residence, a variance is needed to achieve these intended objectives. 2. An undesirable change will not be produced in the character of the neighborhood and a detriment to nearby properties will not be created by the granting of the area variances because the proposed barn renovation and use will not alter the current aesthetics of the Property. The barn and primary structure currently exist on the site and no dimensional changes will be made; the barn will simply be given a “face lift” renovation. A de minimis traffic impact will result. The intensity of use of the Property would be consistent with other properties directly adjacent and along the Lake Avenue corridor. The property directly adjacent to the west is a busy orthodontic office mixed with residential use. Across the street at 188 Lake Avenue is another chiropractic office mixed with residential and detached garage appearing to have habitable space. Similarly, 186 Lake Avenue is a multi-family building with detached garage. At 184 Lake Avenue exists a 3-unit primary structure and a large 3- unit carriage home. Consistently, 182 Lake Avenue is also comprised of three units. In summation, both the characteristics of converted residential for office use and multifamily use are in the immediate vicinity of the Project and Lake Avenue generally. 3. The requested area variances are not substantial as they constitute allowing a permitted carriage house with a marginal variation of the principal use. Put simply, the proposed carriage house would be compliant with the UDO if the Applicant resided in the space his office is located. Approval of the current variances would also be entirely consistent with the UDO aspirations for utilization of historic carriage houses and barns and consistent with the intensity of uses in proximity to the Property. 4. The requested area variances will not have an adverse effect or impact on the physical or environmental conditions in the neighborhood district because the variance sought will not result in an increase in impervious square footage. The use would be contained within the existing structure and the parking currently available would be used for the occupants. 5. The alleged difficulty may be considered self-created, however, as this Board is aware, a finding of self-created difficulty shall not necessarily preclude granting of the area variances. Summary The Applicant proposes the approval of the enclosed Variance Application to permit residential utilization of the historic barn on the Property. Dated: August 7, 2026 Respectfully Submitted, _____________________ Justin M. Grassi, Esq. Attorney for Applicant Jones Steves Grassi LLP