The Saratoga Springs Zoning Board of Appeals on Oct. 27 approved four area variances and kept several other applications under review, voting 7-0 on three items and 5-2 on one contested house plan. The board also left multiple public hearings open and requested additional information or plan revisions for several applicants.

The approvals included an area variance for a porch at 122 North Street, a variance for placement of HVAC compressors at 19 Aurora Avenue, a two-lot subdivision at 52 York Avenue, and final approval of a single-family house plan at 131 Bridal Avenue. The board continued or otherwise kept open hearings on projects including 116 East Avenue, 112 Fifth Avenue, and a pool/utility-shed application at 253 Nelson, and set a target date of Nov. 17 for most applicants to return with supplemental materials.

Why this matters: The board's approvals allow property owners to alter setbacks, lot layouts and site coverage that depart from the Unified Development Ordinance (UDO) for the city. Those approvals and the continued hearings affect neighborhood form — setbacks, driveway widths and lot coverage — matters that can set precedents for other applications in the Oak Ridge/Wyndham neighborhoods and the city's established residential districts.

Approved items and key details

122 North Street (Docket 2025009): The board approved an area variance to permit a front-yard porch in the Urban Residential 3 (UR-3) district. The UDO requires a minimum front-yard setback of 10 feet; the proposal requires a setback of 3.5 feet, a requested relief of 6.5 feet (about 65%). The board found that the porch matches the existing structure's footprint, presented neighborhood comparables and concluded the project would not produce an undesirable change to neighborhood character. Vote: 7-0 in favor.

19 Aurora Avenue (Docket 2025076): The board approved an area variance to allow HVAC compressors in the SR-1 district at a reduced accessory side-yard setback. District requirement: 5 feet; proposed: 3.2 feet; requested relief: 1.8 feet (approx. 36%). The motion notes that alternatives were considered and that similar equipment exists on adjacent properties in the Oak Ridge development. Vote: 7-0 in favor.

52 York Avenue (Docket 20250736): The board granted variances to permit subdivision into two lots where each new lot would be smaller than zoning minimums. For both Lots 1 and 2 the district minimum lot size is 6,600 sq. ft.; the proposed lots are 5,450 sq. ft. (relief ≈17.4%) and the proposed minimum lot widths are 50 ft. (relief ≈16.7%). The motion noted a negative declaration from the Planning Board and no county-level intercommunity impacts. Vote: 7-0 in favor.

131 Bridal Avenue (Docket 20240987 / 20240987 amended): The board approved area variances for a new single-family house with combined site coverage and setback departures. The motion lists the maximum combined coverage at about 49% (requested relief ≈9%), a rear setback request of roughly 4.2 feet and a total side-yard relief of 1.8 feet. The driveway percentage requested was recorded as 37.5% (relief ~12.5%). The application drew the most discussion over lot coverage, driveway width and the placement of utilities (condenser/generator); the applicant agreed to move exterior equipment to the rear as part of follow-up. Vote: 5-2 (two members opposed).

Items continued or left open for further materials

116 East Avenue (Docket 2025896): The applicant presented plans for two additions to a 1930s-era house in the UR-2 district and sought relief on side and corner-side setbacks (examples: side setback requested ≈3.17 feet relief; corner-side ≈3.84 feet relief). Board members requested additional neighborhood comparables focused on lot footprints and lot sizes (the applicant's lot is substandard at about 5,000 sq. ft.). The public hearing remains open; the board asked the applicant to return with requested comparables and to submit materials a week before the Nov. 17 meeting.

112 Fifth Avenue (Docket 20250743): The board reviewed a revised proposal for a new single-family residence in UR-1 that reduced building footprint and changed the first-floor layout to move a master suite upstairs. Board members asked the applicant to provide definitive confirmation from the City (staffer “Patrick”) that proposed permeable pavers will be treated so they do not require an impervious-coverage variance, and to supply final impervious-coverage calculations. Public hearing remains open; the applicant was asked to return with final documentation.

253 Nelson (Docket 20250785): The board heard an application for a 7-by-13-foot in-ground pool and an equipment shed that would raise combined lot coverage from 40% to 43% (request ≈3%). Questions centered on whether the shed could be smaller and whether equipment (pool pumps, AC condensers) could be relocated to reduce coverage or noise impacts. Public hearing remains open; the board requested comparables and asked the applicant to show how the shed size was necessary to enclose mechanicals.

Other procedural notes

- For several continued matters the board asked applicants to provide comparables taken from the Saratoga County parcel viewer (parcel improvement and roof/porch/garage areas) and, where appropriate, measured overlays from aerial imagery showing similar pool or porch footprints.
- The board repeatedly set Nov. 17 as the target date for returning applicants to submit revised materials and for staff review to be completed a week in advance.

Votes at a glance (motions and tallies)

- Docket 2025009 (122 North St.) — Area variance (front-yard setback for porch) — Approved 7-0.
- Docket 2025076 (19 Aurora Ave.) — Area variance (accessory side-yard setback for HVAC compressors) — Approved 7-0.
- Docket 20250736 (52 York Ave.) — Area variances to permit two-lot subdivision (lot size & width) — Approved 7-0.
- Docket 20240987/20,240,987 (131 Bridal Ave.) — Area variances for single-family house (combined coverage, rear setback, side-yard total, driveway percentage) — Approved 5-2.
- Continued/no final action: Dockets 2025896 (116 East Ave.), 20250743 (112 Fifth Ave.), 20250785 (253 Nelson), 20250738 (2 North Circular — applicant not present).

What the board asked applicants to provide next

- Confirmed calculations and formal sign-off from city staff (referred to as Patrick) on permeable paver credit/impervious coverage where applicants propose pavers.
- Clear aerial or parcel-viewer comparables for lot coverage, pool footprint and driveway width on subject blocks.
- A clarified equipment plan for utilities (condenser/generator placement) where noise or setback concerns were raised; at least one applicant agreed to move equipment to the rear.

Speakers

Board members and city staff who participated in the discussion included: Christopher Lapointe (ZBA member), Jonah Cohen (ZBA member), Shaffer Gaston (ZBA member), Otis Maxwell (ZBA member), Amanda Dema (ZBA member), Bridal Daley (ZBA member), Paige (Gage) Simpson (ZBA member), Shaver (Chair), Susan (clerk), Jackie (staff). Applicants and presenters who spoke included Jason Duolio (applicant, 122 North St.), Keith Buff (architect), Robert Massey (applicant/owner, 116 East Ave.), James Hamilton (applicant, 19 Aurora Ave.), Colin Christovich and Minette Carley (applicants, 52 York Ave.), Kim and Mike Southern (applicants, 131 Bridal Ave.), Jesse Boucher (Kodiak Construction, presenter for 131 Bridal Ave.) and others (applicants for 253 Nelson and 112 Fifth Ave. identified in the record but not named in the transcript excerpt).

Ending note: The Zoning Board will take up continued matters at its next scheduled meeting on Nov. 17, 2025; applicants were asked to provide requested documentation a week before that date.