Zoning Board of Appeals

ZONING BOARD OF APPEALS MINUTES (FINAL) MONDAY, JULY 9, 2018 7:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Bill Moore, Chairman, called the meeting to order at 7:03 P.M. SALUTE TO THE FLAG: PRESENT: Bill Moore, Chairman; Keith Kaplan, Vice Chairman; Adam McNeill, Secretary Susan Steer; Cheryl Grey; James Helicke; Brad Gallagher; STAFF: Susan Barden, Senior Planner, City of Saratoga Springs Tony Izzo, Assistant City Attorney; City of Saratoga Springs ANNOUNCEMENT OF RECORDING OF PROCEEDING: The proceedings of this meeting are being recorded for the benefit of the secretary. Because the minutes are not a verbatim record of the proceedings, the minutes are not a word-for-word transcript of the recording. ANNOUNCEMENT OF ADJOURNED APPLICATIONS: #3039 BLACKLER RESIDENCE, 62 Van Dam, area variance to construct an addition to an existing single-family residence; seeking relief from the minimum side yard (each side), minimum total side yard setback and maximum principal building coverage requirements in the Urban Residential-3 District. #3001 ZIMMERMAN SUBDIVISION, 139 Grand Avenue, area variance with a two-lot residential subdivision; seeking relief from the minimum average lot width and minimum lot size (lot 1) and minimum lot area (lot 2) and minimum side yard setback or existing residence on proposed lot1 in the Urban Residential-3 District. #3038 BONACIO CONDOMINIUMS, 77 Van Dam, modification of previously approved use and area variance for an existing mixed use (office and residential) building to all residential (25 total units) in the Urban Residential-3 District. #3040 BAIRD RESIDENCE, 79 Lake Avenue, area variance to construct an addition to an existing three-family residence; seeking relief from the minimum side yard (each side), minimum total side yard setback and maximum principal building coverage requirements for the addition; and minimum side (each side), minimum total side yard and minimum rear yard setback to parking in the Urban Residential-4 District. #3024 FAHY RESIDENCE, 166 Lincoln Avenue, area variance to construct a new single-family residence; seeking relief from the minimum average lot width and minimum lot size requirement for a second single-family residence, to permit more than one principal building on a lot in the Urban Residential-3 District. #3022 DEVALL SUBDIVISION, 59 Franklin Street, area variance associated with a two-lot subdivision; Seeking relief from the minimum average lot width for the proposed lot and minimum side yard setback to parking in the Urban Residential-4 District. #2953 STATION PARK MIXED USE DEVELOPMENT, Washington Street and Station Lane, area variance for a proposed multi-use development containing a 110 room hotel, 88 senior housing units, 41 assisted living units, 90 townhouses, and 28,060 square feet of retail; seeking relief from the frontage build to and build out, minimum two story and maximum building height requirements in the Transect-5 District.  #2931 LAKE LOCAL, 550 Union Avenue, area variance for construction of eating and drinking establishment, marina and docks and tourist accommodations; seeking relief from the minimum front yard setback for expanded board shop, minimum front yard setback for two inn buildings, maximum principal building coverage for the inn buildings combined, and minimum site to remain permeable in the Water Related Business and Rural Residential Districts. #3033 ADIRONDACK TRUST SIGNAGE, 315 Church Street, area variance for proposed signage; seeking relief from the maximum size for a freestanding sign, maximum number of wall signs, maximum height, size and logo placement on two directional signs, and to permit three logos on the kiosk in the Transect-5 District. NEW BUSINESS: 1. #3042 PIESNIKOWSKI RESIDENCE, 43 Ash Street, area variance to expand a parking area for an existing Multi-family; seeking relief from the minimum rear yard setback to parking in the Urban Residential -3 District. SEQRA: Action appears to be a Type II action and therefore exempt from further SEQRA review. PARCEL HISTORY: -Use variance to permit a three-family residence, approved May 15, 2008. -Area variance for minimum rear yard setback to parking approved May 15, 2008 – this approval expired and is being Re-requested with this application . -City Council approved the easement agreement on August 19, 2008. AREA VARIANCE CONSIDERATIONS: REQUIRED PROPOSED TOTAL RELIEF REQUESTED Minimum rear yard setback: To parking 25 ft. 15 ft. 10 ft. (40%) Applicant: Mike Piesnikowski, owner Mr. Piesnikowski stated he is before the Board this evening to obtain a variance to expand his parking area. A visual of the site was provided to the Board. This variance was approved for the previous owners in 2008. We are proposing to extend the parking area an additional 10 ft to provide two additional parking spaces and help relieve the parking issue on the site. PUBLIC HEARING: Bill Moore, Chairman opened the public hearing at 7:10 P.M. Bill Moore, Chairman asked if anyone in the audience wished to comment on this application. None heard. Bill Moore, Chairman stated the public hearing will remain open. A resolution will be prepared and presented at the next scheduled ZBA meeting scheduled for July 9, 2018. 2. #3044 DGD HOLDINGS, LLC RESIDENCE, Lot 7 Shaw Drive area variance to construct a new single family residence; seeking relief from the maximum principal building coverage in the Urban Residential-2 District. City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 2 of 12 SEQRA: Action appears to be a Type II action, and therefore exempt from further SEQRA review. AREA VARIANCE CONSIDERATIONS: REQUIRED PROPOSED TOTAL RELIEF REQUESTED Maximum principal building coverage: 30% 39.7% 9.7% (32%) Agent: Bob Flansburg, Dreamscapes Unlimited Mr. Flansburg stated the applicant is proposing a new single family residence at 7 Shaw Drive. This lot is on the corner of Joshua and Shaw Drive. It is an unusual lot with two fronts and some land preservation restrictions in the rear. A visual of the site was provided to the Board. We have met all the setbacks including roof overhangs. We are here due to the attached garage. The maximum total building coverage in the district for the principal structure is 30% and accessory is 10%. Susan Steer requested the applicant provide lot coverages for two or three lots in this area. Keith Kaplan, Vice Chairman stated in this situation the Board places a conditions the resolution noting no further accessory structures. DISCLOSURES: James Helicke disclosed he lives a short distance away from this proposed project. Brad Helicke disclosed he also lives a short distance away from this proposed project. James Helicke voiced concern regarding the percentage of lot coverage. PUBLIC HEARING: Bill Moore, Chairman opened the public hearing at 7:20 P.M. Bill Moore, Chairman asked if anyone in the audience wished to comment on this application. Ann Fairbanks, 21 Joshua – voiced concern regarding the driveway configuration. Bill Moore, Chairman stated the public hearing will remain open and we will prepare and present a resolution at the next ZBA meeting scheduled for July 23, 2018. 3. #2940.1 STEIMLE TWO-FAMILY, 63 Ash Street, area variance for constructed changes to a previously approved area variance for construction of a garage with dwelling unit, seeking additional relief from the minimum total side yard setback and maximum principal building coverage (two structures combined) requirements in the Urban Residential -3 District. SEQRA: Action appears to be a Type II action and therefore exempt from further SEQRA review. PARCEL HISTORY: City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 3 of 12 Area variance to permit the construction of an addition to create a garage attached to the principal residence by a vestibule, and the building of addition living space, for an existing two-family residence, approved January 23, 2017. AREA VARIANCE CONSIDERATIONS: REQUIRED PREVIOUSLY PROPOSED TOTAL RELIEF APPROVED MODIFICATION REQUESTED Maximum principal building Additional 2.2% (4.4%) coverage 30% 50.1% 52.32% 22.3% total (74.3%) Minimum total side yard setback: 12 ft. 8 ft. 7.05 ft. Additional .95 ft. (11.9%) 4.95 ft. total (41.2%) Agent: Jesse Boucher, Kodiak Construction Mr. Boucher stated he had remodeled the house, built the garage and breezeway. The reason they are before the Board this evening is due to a communication error from my notes to the draftsperson and the engineer. The drawings were off. DISCLOSURE: Bill Moore, Chairman disclosed he lives around the corner from 43 Ash and 63 Ash. Susan Steer disclosed she knows the Steimle’s. She has no financial interest in the project and can be impartial in reviewing and voting on the application. Cherie Grey stated she was opposed to this project initially. She felt it was too much on the property. She will also oppose this application. James Helicke stated he originally was opposed to this project. This is a substantial project. More impactful now. PUBLIC HEARING: Bill Moore, Chairman opened the public hearing at 7:28 P.M. Bill Moore, Chairman asked if anyone in the audience wished to comment on this application. None heard. NEIGHBOR INPUT: Letter from Brian Arnold, 65 Ash Street dated June 4, 2018. Bill Moore, Chairman stated the public hearing will remain open. A resolution will be prepared and presented at the next ZBA Meeting scheduled for July 23, 2018. OLD BUSINESS: 1. #3046 DIEM RESIDENCE, 4 Nelson Avenue, area variance to construct additions to an existing single-family Residence and a detached garage; seeking relief from the minimum front yard and minimum total side yard Setbacks for the master suite addition, minimum front yard setback for the front porch, minimum rear yard setback for the mudroom addition and minimum rear and side yard setbacks for the detached garage in the Rural City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 4 of 12  Residential District. DISCLOSURE: James Helicke stated was not able to hear the entire webcast from the previous meeting and does not feel informed enough to vote, so he will abstain from voting. This application was heard at the June 23, 2018 meeting and adjourned to July 9, 2018. The public hearing was opened and remains open. PUBLIC HEARING: Bill Moore, Chairman stated the public hearing was opened and remains open. Bill Moore, Chairman asked if anyone in the audience wished to comment on this application. None heard. Bill Moore, Chairman closed the public hearing at 7:30 P.M. Adam McNeil, Secretary presented the following resolution. #3046 IN THE MATTER OF THE APPEAL OF Eric Diem 4 Nelson Avenue Saratoga Springs, NY 12866 from the determination of the Building Inspector involving the premises at 4 Nelson Avenue in the City of Saratoga Springs, New York being tax parcel number 179.00-2-19 in the Inside District, on the Assessment Map of said City. The appellant having applied for an area variance under the Zoning Ordinance of said City to permit a renovation to an existing building in an RR district and public notice having been duly given of a hearing on said application held on June 25th and July 9th, 2018. In consideration of the balance between benefit to the applicant with detriment to the health, safety and welfare of the community, I move that the following area variances for the following amount of relief: REQUIRED PROPOSED TOTAL RELIEF REQUESTED Minimum front yard setback: Master suite addition 60 ft. 34.1 ft. 25.9 ft. (43.2%) Min. total side yard setback: Master suite addition 100 ft. 63.3 ft. 36.7 ft. (36.7%) Min. front yard setback: Front porch addition 60 ft. 31.5 ft. 28.5 ft. (47.5%) Min. rear yard setback: Mudroom addition 100 ft. 69.8 ft. 30.2 ft. (30.2%) Min. side yard setback: Garage 30 ft. 15.1 ft. 14.9 ft. (49.7%) Min. rear yard setback: Garage 50 ft. 15.4 ft. 34.6 ft. (69.2%) Min. site to remain permeable: 80% 74% 6% (7.5%) As per the submitted plans or lesser dimensions, be approved for the following reasons: 1. The applicant has demonstrated this benefit cannot be achieved by other means feasible to the applicant. The applicant explored locating the proposed master suite addition to the east, within the rear yard area of the existing City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 5 of 12  house. These explorations were not feasible due to site conditions, the driveway and the proposed detached garage. The applicant also explored a second story addition for the proposed master suite and determined it would be economically cost prohibitive, as well as out of character with the existing neighborhood. The applicant considered locating the proposed detached garage in the current garage footprint, however this plan was dismissed as a structure in this location would interrupt the rear yard, resulting in a smaller green space and play area, and ultimately, moving the proposed detached garage towards the northern part of the property would allow the applicant to remove the southern driveway. 2. The board finds that granting this variance will not create an undesirable change in neighborhood character or detriment to nearby properties. The proposed addition and detached garage aesthetics are in keeping with the character of the existing neighborhood. The variance would not affect existing street views as the proposed front yard setbacks will be consistent with the existing neighboring single story homes along this section of Nelson Avenue. 3. The board finds notes that all areas of relief could be considered substantial, although this substantiality is mitigated by the fact that this is a pre-existing lot with a lot size of 19,500 sf in a district with a minimum lot size requirement of 87,120 sf. In addition, the existing house is preexisting nonconforming to all of the setback requirements in the district. Any addition to the home would require an area variance. 4. The board concludes this variance will not have significant adverse physical or environmental effect on the neighborhood or district as the applicant has made efforts in the design to keep the percentage of lot permeability at the current 74%. This was achieved through the removal of vast amounts of impervious surfaces. 5. The alleged difficulty could be considered self-created, but this is not necessarily fatal to the application. Conditions: Removal of existing garage and second driveway is required Susan Steer seconded the motion. Bill Moore, Chairman asked if there was any further discussion. None heard. VOTE: Bill Moore, Chairman, in favor; Keith Kaplan, Vice Chairman, in favor; Susan Steer, in favor; Adam McNeill, Secretary, in favor; Brad Gallagher, in favor; Cherie Grey, in favor; James Helicke, abstained MOTION PASSES: 6-0-1 2. #3045 PARK GARAGE, 34 Stafford Bridge Road, area variance to construct additions to an existing single family residence and a detached garage; seeking relief from the minimum rear yard setback for the e4xisting deck and master suite addition and minimum front yard setback for the garage in the Urban Residential-3 District. This application was heard at the June 11 meeting and adjourned to June 25, 2018. The public hearing was opened on June 11, 2018 and remains open. The Board requested additional information from the applicant including the proposed height of the garage, consideration for moving the garage further from the front property line and closer to the existing house and any comparable front yard setbacks for like structures in the neighborhood. Additional information was provided by the applicant on June 19, 2018. Revised plans were provided to the Board on July 3, 2018. Applicant: Debra and Jim Park Agent: Tonya Yasenchak, Engineering America City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 6 of 12 Ms. Yasenchak stated they appeared at the last ZBA meeting with the Parks detached garage. The Board was split with the extent of the variance request for the front setback for the detached garage. We discussed making the garage smaller and reducing the pitch of the garage so it would not seem so massive so close to the road. Reworking the plans to accommodate the reduction in height did not offer the storage space the Parks needed. We are now proposing to attach the garage and placing that in front of the master suite addition. The garage will be pulled forward and the master suite stepped back due to the front porch. This is a good compromise. We are suggesting the kitchen be stepped back as well to limit the amount of renovations in the interior of the home. The rear deck will be removed. We are asking for one rear setback variance. This will not be seen from the road. Members of the Board thanked the Parks for reworking their plans. PUBLIC HEARING: Bill Moore, Chairman stated the public hearing is open and remains open. Bill Moore, Chairman asked if anyone in the audience wished to comment on this application. None heard. Bill Moore, Chairman closed the public hearing at 7:42 P.M. Cherie Grey presented the following resolution. #3045 IN THE MATTER OF THE APPEAL OF Debra and Chun Park 34 Stafford Bridge Road Saratoga Springs NY 12866 from the Building Inspector’s determination involving the premises at 34 Stafford Bridge Road, in the City of Saratoga Springs, New York, being Tax Parcel 167-2-22 on the assessment map of said City. The appellant having applied for an area variance under the Zoning Ordinance of said City to permit the addition of a two story garage, master suite addition and maintenance on an existing deck to rear of the existing house – the request was modified by revised narrative and plot plan received July 3 to an attached garage, master suite and kitchen additions in a RR District and public notice having been duly given of a hearing on said application held on June 11, 25 and July 9, 2018. In consideration of the balance between benefit to the applicant with detriment to the health, safety and welfare of the community, I move the following area variance for the following amount of relief: TOTAL RELIEF REQUIRED PROPOSED AREA OF RELIEF REQUESTED Minimum rear yard setback to master addition 100 feet 74 feet 26 feet (26%) Minimum rear yard setback to kitchen addition 100 feet 74 feet 26 feet (26%) As per the submitted plans dated July 3, 2018, be approved as per this Board’s consideration of the following factors: City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 7 of 12 1. The applicant has demonstrated the benefit sought in the proposal cannot be achieved by other means feasible. The applicant has modified their plan in response to concerns expressed by the Board regarding the relief associated with the proposed detached garage and has instead attached the garage to the existing house. The applicants desire to have a master bedroom and bath on the first floor is in keeping with the style of the home and will maintain the single story on that side of the home. 2. The applicant has demonstrated that granting this variance will not create an undesirable change in neighborhood character or detriment to nearby properties. The rear additions will not be in view from the front of the house. The elimination of the relief associated with the detached garage results in a plan that is more in keeping with the character of the neighborhood. 3. Although the Board finds the amount of relief of variance substantial for the rear yard setback (26%) the existing house is nonconforming at 82’ from the rear property line. The additions at 74’ each from the rear property line only encroach an additional 8’ into the setback. 4. The Board does not find these variances will have significant adverse physical or environmental effect on the neighborhood or district. The site to remain permeable at 89.9% would exceed the minimum 80% in the district. 5. The alleged difficulty is self-created. While self-creation by itself is not fatal to an area variance application, it is a consideration to be weighed with the others above. Susan Steer seconded the motion. Bill Moore, Chairman asked if there is any further discussion. None heard. VOTE: Bill Moore, Chairman, in favor; Keith Kaplan, Vice Chairman, in favor; Susan Steer, in favor; Adam McNeill, Secretary, in favor; Brad Gallagher, in favor; Cherie Grey, in favor; James Helicke, in favor MOTION PASSES: 7-0 RECUSAL: Bill Moore, Chairman recused from the last two applications and exited the meeting. Keith Kaplan, Vice Chairman assumed the duties of the Chair. 3. #3032 ADIRONDACK TRUST SIGNAGE, 112 South Broadway, area variance for proposed signage; seeking relief from the maximum size for a freestanding sign, maximum height of logo for two logos on the freestanding sign, maximum height, size and logo placement on two directional signs in the Transect-5 District. This application was heard at the May 7 meeting and adjourned to a future meeting date. The Board passed a motion requesting an Advisory Opinion from the DRC. The public hearing was opened and remains open. The DRC considered the request at the June 6, 2018 meeting. Applicant: Adirondack Trust Company Agent: Tom Wheeler, AJ Sign Company; Adam Wakulenko, Adirondack Sign Company Mr. Wheeler stated this application is the South Broadway monument sign. The old logo, the large bronze medallions on the pillars will be eliminated altogether and the pillars will be plain white. We have adjusted the layout of the main signage. It will cover the existing letters on the current sign. It will be internally illuminated. City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 8 of 12 Keith Kaplan, Vice Chairman questioned if the applicant provided a photo simulation of the sign if it were conforming. Mr. Wheeler stated they have not provided that information. Discussion ensued among the Board concerning the lack of photo simulation information and the ability of the Board to vote on this project tonight minus this information. Mr. Wheeler stated this size of this sign is within inches of the sign which is currently on the site. There is significant damage expected with the removal of the old sign. The new sign is sized the same to hide the damage. Keith Kaplan, Vice Chairman, requested the applicant to provide photo simulations of the Adirondack Signage for 315 Church Street for the Board prior to the application being reviewed by the Board. Discussion ensued among the Board regarding the height of the proposed sign at this location and the directional signage. Mr. Wheeler provided a visual of the directional signage and noted they have been brought into conformance with the exception of the height. The height is requested for visibility during the winter with snow. PUBLIC HEARING: Keith Kaplan, Vice Chairman stated the public hearing was opened and remains open. Keith Kaplan, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Keith Kaplan, Vice Chairman closed the public hearing at 8:08 P.M. Cherie Grey presented the following resolution. #3032 IN THE MATTER OF THE APPEAL OF Adirondack Trust Co. 473 Broadway SARATOGA SPRINGS, NY 12866 From the determination of the Building Inspector involving the premises at 112 South Broadway in the City of Saratoga Springs, NY, being tax parcel number 178.35-1-7 on the Assessment Map of said City. The Applicant having applied for an area variance to permit replacement signage and seeking relief in the T-5 District and public notice having been duly given of a hearing on said application May 7 and July 9, 2018. In consideration of the balance between the benefit to the Applicants with detriment to the health, safety and welfare of the community, I move that the following variance for the following amount of relief: City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 9 of 12  TYPE OF REQUIREMENT DISTRICT DIMENSIONAL PROPOSED RELIEF REQUESTED REQUIREMENT Maximum size Freestanding: 12 sq. ft. 31.6 sq. ft. 19.6 sq. ft. (62%) Maximum height Directional Sign #1: 4 ft. 5 ft. 1 ft. (20%) Maximum height Directional Sign #2: 4 ft. 5 ft. 1 ft. (20%) Maximum height Directional Sign #3: 4 ft. 5 ft. 1 ft. (20%) As per the submitted plans or lesser dimensions, BE APPROVED for the following reasons: 1. The applicant has demonstrated this benefit cannot be achieved by other means feasible to the applicant. The freestanding sign is in existence and the Board notes significant distance to the road, necessitating the larger sign. The Directional signs will be one foot higher than the existing signage to allow for snow banks and visibility. 2. The applicant has demonstrated that granting this variance will not produce an undesirable change in neighborhood character or detriment to the nearby properties. Current signage size, which will be maintained, has not been shown to be detrimental to nearby properties or impactful to neighborhood character. 3. The Board does not find the variance for the freestanding sign size to be substantial, however the substantiality of this area of relief is mitigated by the fact that the substantial distance to the road necessitates a sign of this size, as noted above. 4. The Applicant has demonstrated that granting this variance will not have an adverse physical or environmental effect on the neighborhood. 5. The request for relief may be considered a self-created hardship. However, self-creation is not necessarily fatal to the application. James Helicke seconded the motion. Keith Kaplan, Vice Chairman asked if there was any further discussion. None heard. VOTE: Keith Kaplan, Vice Chairman, in favor; Susan Steer, in favor; Adam McNeill, Secretary, in favor; Brad Gallagher, in favor; Cherie Grey, in favor; James Helicke, in favor MOTION PASSES: 6-0 4. #3034 ADIRONDACK TRUST SIGNAGE, 33 Marion Avenue, area variance for proposed signage; seeking relief from the maximum number of freestanding signs, maximum size for freestanding signs in the Tourist Related Business District. City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 10 of 12 This application was heard at the May 7 meeting and adjourned to a future meeting date. The Board passed a Motion requesting an Advisory Opinion from the DRC. The public hearing was opened and remains open. The DRC considered the request at their June 6th meeting. Applicant: Adirondack Trust Company Agent: Tom Wheeler, AJ Sign Company; Adam Wakulenko, Adirondack Sign Company Keith Kaplan, Vice Chairman stated this application also went before the DRC. The DRC had no issues with the proposed signage. Keith Kaplan, Vice Chairman asked if there were any further questions from the Board. None heard. PUBLIC HEARING: Keith Kaplan, Vice Chairman stated the public hearing was opened and remains open. Keith Kaplan, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Keith Kaplan, Vice Chairman closed the public hearing at 8:17 P.M. Keith Kaplan, Vice Chairman presented the following resolution. #3034 IN THE MATTER OF THE APPEAL OF Adirondack Trust 473 Broadway Saratoga Springs, NY 12866 from the determination of the Building Inspector involving the premises at 33 Marion Ave, in the City of Saratoga Springs, New York being tax parcel 166.5-4-1.2 on the Assessment Map of said City. The appellant having applied for an area variance under the Zoning Ordinance of said City, to replace wall and freestanding signs, and directional signs for a bank in a TRB District and public notice having been duly given of a hearing on said application held on May 7, 2018 and held open through July 9, 2018. In consideration of the balance between benefit to the applicant with detriment to the health, safety and welfare of the community, I move that the requested area variance for the following relief: TYPE OF RELIEF REQUIRED PREPOSED TOTAL RELIEF REQUESTED Wall sign on side with no street frontage Not permitted Permit a wall sign 100% Maximum size, freestanding sign (s) 24 SF 37.3 SF 13.3 SF (55.4%) Number of free standing signs 1 2 100% As per the submitted plans or lesser dimensions, be approved for the following reasons: 1. No other feasible means exist to achieve the desired benefit. The Board notes that the nature of this request is to replace the existing signage due to a logo change, and to add a freestanding sign to improve consumer navigation. The applicant notes that the signage size, and number of signs, are needed to notify patrons as to where to go considering the proximity of the fuel station, repair shop and car wash. City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 11 of 12  2. This request will not produce an undesirable change in the neighborhood character or nearby properties. No detriment to nearby properties has been demonstrated or evidenced to this Board of the presently existing signage. The Board does not find the additional sign, or the logo change on existing signs, to be impactful on neighborhood character. 3. The variances are substantial relative to what is allowed. However, the Board notes the lack of impact on the neighborhood and district, and further notes the utility of signage for the consumers of the bank as well as the adjacent businesses to help direct those consumers and reduce their confusion. These factors mitigate the substantiality of the variances. 4. The Board finds that the proposed signs to have a negligible physical and environmental impact. Neither height nor lighting appear to be obtrusive in this proposal. 5. The applicant’s desire for signage is self-created, however this alone is not necessarily fatal to the application. Notes:  County Planning Board decision, June 21, 2018, “No significant Countywide or Intercommunity impact.”  Design Review Commission Architectural Review required. Cherie Grey seconded the motion. Keith Kaplan, Vice Chairman asked if there was any further discussion. None heard. VOTE: Keith Kaplan, Vice Chairman, in favor; Susan Steer, in favor; Adam McNeill, Secretary, in favor; Brad Gallagher, in favor; Cherie Grey, in favor; James Helicke, in favor MOTION PASSES: 6-0 APPROVAL OF MEETING MINUTES The approval of meeting minutes was deferred to the July 23, 2018 meeting. MOTION TO ADJOURN: There being no further business to discuss Keith Kaplan, Vice Chairman adjourned the meeting at 8:22 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 9-10-18 City of Saratoga Springs - Zoning Board of Appeals – July 9, 2018 - Page 12 of 12