HomeMy WebLinkAbout20200574 Excelsior Park Correspondance (2) a
3.9 Socio-Economic Setti�g
3.9.1 Employment, Ho�seholds, Po�ulati�n, and Community
Characteristics
3.9.1.1 Existi�Conditions
Tl�e socio-econoinic profile ahamined population, household coznposition, ho�sing,
household income. tabor farce and e�nplc�yment characteristics for se�c�eral geagrap�lic
areas tl�at may �e impacted by t��e praposed project. Th�se geo�raphic areas includc the
Metropo�itan Statistieal Area (MSA) (Albany, Rensselaer, Schenectady, Sarato�a,
Schol�arie and I��ont�onier}� Counties), the Ca��ital Regic�r� (Albany, I2ensselaer, Saratoga,
aild Sche�nectady Counties�), Saratoga Counry, Saratoga Springs, the "rnarke� area" u�hich
includes Sarato�a Springs and the neitllboring towns c�f���ilton and Green�eld, and
Census `f ract 61 1, the tract where the project is locatec�. The fc��lowing is a sunzr7la�y c�f
existing conditions.
A. I'opulatian
�he Alban��-Schenectady-Troy Metrapolitan Statistical Area (MSA) �1ad a Year 2Q00
pap�alation of 875,583 pers�ns. The faur caunt}� Capital Region l�ad a 2000 populatian af
794,293, whic�i represe3lts ab�ut 91%of the MSA total.
Sarato�a County had a 2d00 population of 200,635 and the City of Saratoga Springs had
a� ��opulation c�f 26,186, ar l 3% af thc Coun��}r total. Coinbined ��i�h ihe popu�ation of the
E_xcelsio�� Park DEIS Page 3 - 62
adjace�t towns of'Grecniield and Wilton, tile popt�lation increases t� 4b,0�9, or 23% of
the County total.
Census Tract 61 l. �hhere i��e pri�jeri is located, had a 2000 populatian of 577�. `l�his
re�resents 22% of�tl�e City's tatal population. The Census �I�ract ���it�aessed a 5.5%
dectine in pc�pulatic7n bet���ec:n I990 anc� ?0(�0 while tl�e City of Sa��ato�a Spz-ings, as a
���hole, witnessed a 4.7°10 i�7crease. �
�3. Households
't'l�c i�car��ber of"households in tl�� MSA i�l 2000 totaled��Q.2�=�. a�i incY•ease of 6% since
�99�. "I�hc Capital Re�ior� l�ad �18,255 �iouseholds or 91% of i��e MSA total. There ��rere
1().7b4 �c�tsseholds in tt�e City of Saratoga Spri��s in 2000_ 1 S,Oy� in the market aa�ea and
2.�10 in Census Tract 6l 1.
l�Jhile the ��c7pulatior� in Ceilsiis Tract 6l 1 declined f�y �.5% between 2990 and 20�0. the
total nt�t�lber of tiot�seholds increased ��� 2.7% dtiz•in� tlle sa�t�e pericad. In Sar�.tc��a
Sprin��.s. tk�ere r��as an 11.3% increase in tllc �ttmher of�otiseho(ds. more tlia�l cfouble th�
rate af population growt�� d�iz�iz�� the same}�erio�d.
B. I-���t�ing Llnits
"I�l�e fc�ltoti��i��� ta�le identi�ies the Occ�pancy status of the oecupied housiil� ui�its in the
Y�ar 20OO.
Tablc 3-7 Ho�sin� [?nit�
Tota� Housing Percent Tc�tal I'crcent
<4reu Units Vacant Occu iec� ()wner
M�A � i86,262 � l�.�% 350,?84 64.b%
Ca it�l Re�ion 347,825 9.�% 31�,255 6=�.0%
�� Sarafo�a Caun � 86,701 I0.9% 7$,165 7?.0%
5arato�.a S rinRs 11,5$4 7.4% 10,7$4 55.8°/,
�VIarkc� Area 19,591 8.3°/a 18.Q95 � (7._'%
Census Tract 61 I � 2,691 T 7.2% 2.510 � 6C�.4%
VJith a ��acar�cy rate o�(�?.2%, the ovci-aIf housin�= market is ti�llter- in Gensus �I'r�ct G11
than for ar�y af the other areas anal�zed. Sarata�a Sprin�.s also l�as a la��� vaca«cy rate
(7.4%) comp�red te, Sar3ta�a Caunt�• (]0.9%), th� Capit�� Re;�i�n (�}.3%) ar�d the MSA
(10.3°/a).
Lxccl.sior� Park I�F1S Page 3 - 63
C. Housei�old Income
Year 2000 eensus iigures for housch«]d income have not been released. In l 990, th�
median ]lc�usellold ineotl�c fo�• tlZe ��'[SA was $32,416_ for Saratoga County $36,6�5; for
Sarato�-a Spz-it��s $30,938: and i�or Census Tract 61 l �34,207.
l,�ble 3-8 provides inforiziatiot� aboi�t the Effec#ive Buying Income (EBI) based o�1 the
20Q1 Sur��ey of Buy�in� Power. �l�llc l�.ffecti�e Bur�i��g tncome was de��eloped exclusively
by Salc�s n�Td ll�lcx��k�fiirg Matta�emer�tt and is defi��ed �s� inoney inco���e �css personaf ta�
and n�z�€a�. pa�-ments. It is also referred to as "disposabL�: incon�c"or `'a�lter-tax" i�lcome.
'I`lae inf�rmauon is available for only limited areas including the M�A, Sarato�.a C"ounty,
�tld the Cit�� c�f S�u-ata�;a S��riltgs.
Table 3-S Effective Suying Incamc
Median Percent of Households 13� EBl Grau
Are� Hcrusehold EBI Less than �50,000 Owrer �SQ,000
VISA � fi39,489 I G?.G°o ! �7.4%
—____,_ ____�._ , _____
Sarato�a Count�� 5��,186 �5.7°i� 44.�%
Saratc�aa S r'rn s ' $42.1 1 b �S.�% 41.9% --
'The n�edi�n l�I3C ior 5aratoga Springs is appr�oxi3l�atelv 7°fo n�ore thaza thc ��ISI� bt�� 7°io
less i€�an ���r the Count�y as a �Wholc. lt appears t11at t11e general wealtl� of cit�� resicients has
irnpro��ed ii3 relatic�n to the '.�ISA si��ce 1990 �ascd ozl the most rece»t Me�iian E-Ic�usehold
F.B[ data f�-oe�l Salc�.r R !Llrrrkeling Mariage���e�at.
D. rmploymei�t & L�bor l��rcc
Ta�le 3-9 identifies 1999 �verage cn�ployment c�istrihution by place of wo��k f��r the
MSA, the Capital Rebiot� �nd �arato�a C�ui1t}� l�asGd on data avail�ble i�roz�l fl�c �lew
York State Deparirne�lt o1�Labor. �
Tabte 3-9 E�n��o5�mer�t B}� Sector
Scetor MSA Ca rta� Re ion Sarato a Counfiv
1"Qtal �:m la�rrarent ' �28,6�6 I =�01,088 � E��,�SG
V[an�afacturrn� '� 9.�% 8.�% � 11.5%
Construetior� �.9% 3.9% 4.8%
Trans. �41. �;tilities 3.7 % 3.8% 2.4%
Wholesale & l�ctail , 21.4% 21.3% 27.7°l0
F.I.R.E. 5.$% �.9% G.�%
Set-vices �1.0% �l .�% 28.�%
Goverttme[�t 24.3°/n 2�.8% 17.6%
� �t�l�C � �.�°fo �.�% � .2°/n
Fxcelsior Pcrt-k I�EIS Pa�e 3 - 6-�
The largest percentage of jobs in all three areas is in the Service sector. [n Sarata�a
Coui�ty the seconcf largest percenta��e of jobs a�railable is in the w'holesal� at�d Retail
sectc�r- �vhile for tlle Re�ic�n and ?VISA, tl�e second lar�vest concentration of jobs is in the
Go��eri�i�er�t sector. T17is is prin�arily due to the presence of`fl�e S�tate Capital a��d
assoei�ted state government jobs, most c�i��l�tlich are Ioeated in Albany Caunly.
l�z tcr�l�s of unen��lor�ment, in 2Q0�, bascd on data con�pilcd by the \er�° Yark State
I�eparti�le«t of Labor, tE�e perce�ltage c�i residents in the labc3r force wl�o are unemployed
is �r�atest in t11e City of Saratoga Sprin�s at 3.6% versus 3.0% cot�ntv-wide ��nd 3.2% for
the MSA.
�9.L2 PotentialIm�acts
Alternative 1 consists of 270 resident�i�l u�lits aild 150,Q00 squarc feet of n��►zresidential
l�nd uses ��th a total market value ot 538.I�0,000. 1'he mix af aparttx�e�lts and
toti�r��hot�ses �iielud�s 20 1-bedro��r�7 u�zits, 2l 9 2-��edraom u��its, aa�ci 20 3-bedroor�7 u��its.
I�i ac€diti�n there arc ei��lt c�uplexes and tllree sin€�[e faziaity hc�ines. Alternative 2 consists
of 2�7 resbdenti�l unit� a�1d I6�.�0(� squa�-e feet of nonresidential uses with a tota� market
va�uc ot�5 i 5.�00,000. The onlv di flcrct�ce frc�tlt Alternatir�e � is tl�tat there are 1� less 2
�edroom ui�its in the resicieniia[ mil ��nd 14,000 square feet c�f additional nanresidential
Iand uses.
The pz-o,j�cted number oi��erso�ls expected fror� each �lter3Yative w�as derivcd frozra 7he
,-1'c�r+� Prc�c�litione��'.s Guide tr� Fr.s�c•�r11�2��uc1 Ar�ah�.sis upc�ated to the Ye���r?000 by
�ap��Iyi�1�,? a ratio u�ilizii�� Year 2�00 Ce�sus information t��r persons p�r hottsehold for the
Unit�d States �«d Saratoga �Sprin;s_ 1•'0�� �7lternative 1, tl�e��e is a projected i7��rease of
S12 pers�z�s anc� fo�� Alteri�ativc ?. 4�7 persons.
Simiiar tc� ihe schc�e�l district fisc�l impact. an analysis was conciuctee� to determine the
fiscal irnpaets t�1at the proposed �;xce[sic�r Park mixed-use c�evelopment wotild lz�ve on
the Citr of�Saratoga Sprir���s. 1L�1 e��ll�atic�►� ���as preparcd for each of six alternatives.
Thc full report is included in Appenditi �. "I�l�c followir�� represenis thz resu�ts of the
at�aly�sis f�r Alternatives 1 and 2 which repre5ent tl�E ran�c; of residential at�d non-
residential uses bein� proposed for Ercelsior Park.
The projected ir�unicipal ex}�er�ciitures for Alternatir�e 1 is �437,960. antE for Alter�lativ�
Z, 5422.631. Sir�ce typic�lly� tl�e �o�t to provide services for resgdential l�s�d uscs is
propot-tionately r���re th��n f'or con»nercial lanc{ �ises, i»ot'e resi�et�ts get�cr�llv �ranslates
ic�to l�i�h.er costs to the City tc7 �rovide the necessary scrvices.
However, r�venue projec�tions from t�1e �roposcd project i�ldicate that, re;rardless of the
chosen alternative, the city �4•ill recognize a net positive `�ain. For �lternative 1,
rntFnicipal revenu�s are projected to increase by $642,83� for �€ net �ain of$204,875.
Under Alternative 2, municipal revenues are projected to i��crease by �623,569 for�€t�et
gain of$200,937.
Excelslor-Park DEIS Pcrge 3 - �S
Taker� to�etller witla tl�e school district itnpacts_ the overall nei� gain to both the sc�«ol
district and cit}� for Alternative 1 is $514,554 and for Alternative 2, $529,707.
;.9.1.3 Miti_ation Measures
�I�lle project is ex�ccted to be built durin=-7 a fi��e to ten y°ear period. `l�herefare i� ��ill be a
n2u�lber �f��ears before the f�ull irnpact to the City will be realized. When tuli buildout is
acl�ievcd, thc inlpact on pc�pu�ation �vit11i�1 the City will be ]ess than 2°fo. Each e�f t�le
service laroviders stated t�at existing sez-t•ice levels can be nlaintained «�iti�out� a
subsiantia� increase in costs for nc��� �qtfipm�E�t or personnel.
"I�he reventtes gene�•ated from �he project are p�ojectcd to offset anv additio�lal service
c��livery cost� ta the city.
N� adverse impacts �ave bccn identif�ied, therefore, no miti�ative measures �lre�Zecessary.
3.9.2 Mt�nicipal Taa Etc��enucs
3.9.2.I Existii7� Gc�ndiiioz�s
The City of Sarato�a S�prings ha� r�ve»ues in e�cess of 52�.5 million dollars for the 2000
fiscal year. This revenue was r�cei��ed fron� � va�-ict�� oi�so�trces as illustrated in "I�abEe �-
10 bcln�v. TI1is infon7�ation was collecied fi•om tf�e City's Year 200�0 B�d,et.
rI"able 3-10 f�e��enue for the CitS� of Sarataria S�ri�i�s 2000
Rew•e�ue Source A�naunt ($ °/� of Total
Prc�perh� Taxes 8,093.3p5 � ?�.i°/a
\�an ro ert�r "l�a�es .A� 9,217.62� �I 32.2%0
De� artmenial Income 5,871,74? � 20.6%
Inter overn��aental char 7es 174;9C 1 �.6�%
Use af rnone � �and re� ert 727.553 2.5�%
Lice�lses and errnits 212,711 0.7�%
I�ia�es and forfeits 446,172 1.�6%
Sale of� ro ert 297,211 I.04%
�1�sc�llancous local sourees 242,313 0.85%
I�lierfiu�d revenues 3,846 �.O 1%
St�te Aid 2,627,302 9.3%
l+ec�ez-al Aid 634.�5b 2.3%
T�tal Rcvcrzues: 2$,��9,I9, 1U�%
Dep�rtmental Income revenues are from �t cc�i�7bination of sources ii�cludinb fees for tax
searche:s. cc�pyira�. oi�bills, and Plan subrnission to t�le Plannin`� �3oard. �lso ineluded are
watet- a��c� sc�-��cr ta� in aE�d t�isa��.e iees.
E.xcel.�ior Pa�•k DEI�S Pc��e 3 - 6f�
The nc�n-property tax, which ine�udes sales tax receipts, ��as the lai•��est reven�e source
for 2000 with 32% of the tota[ revenue. The second fargest revenue source i�l t:he Cit�
was the prc�p�rty tax witl� 28% ofthe tot�al revenue.
3.9.2.2 Pote�ltiall�npaets
I3ascc� on the t�estilts of the Iiscal in�pact analys�s, the City is projected to r�ceive tot�zl
reve�Zues ot��642, 835 frort-� Alternative 1 and �62�,�Ci9 fi-c�m Altcrr�ati��: 2 as notcd on
Tabic �-1 i beEo�v.
Tabie 3-11 Projecfed Cify Revenue
Nou-
Yroperty Tax Praperty Tax State/Federal Ot�er Total
Alternative Revenue Re�crenue Reveeaue Revenue �evenue
On� �213,�47 �I S18Q,195 � $63.764 j $185,729 �' ��i�2,$3�
.1_�;o ' �'�'214.6�6 ' _517 t,455 �, 560.67] ��7C.786 � �G?�.�69
�.9.?.� Miti;�ation Measut,cs
Each of il�e Alte��naii�•e5 a�-e ��ro_�ected to res�l� in a net gain in revenues to the ciry. No
signif�cant in�pacts ha��e been idcnTified, and t�ier�fore, no ���iti�atiosl measures are
���ce�sar•��.
�.�.3 Camrnunitcr RetaiI Characteristics
3.9.3.1 Existin� Co�lditions
Tl�ree data s�urces werc used t�� evaluate comi�iunity a��d retail spendin�� cilarac�eristics
in Saratos�a S�rit�gs and surrounding are�s: The U.S. Ceirsets of Rc�trril Trade, the Srrlc�s
�rrrd a'�larketr��rg 11�1ar�r�geme�7t A�rrrucil�rrrvc�,j� �f Bul�i�rg Power, and the Cify�f Scrratabri
Sp�i�tbs Sales rrnrl Usc� Trrx Strrrlt'.
"I'able �-12 ideaxti�ies retail trade sales by speci�c �roupings far 1997 f�or bc�th Sarai�o�a
Count}� and Sarato�a Sprin�rs derived f�ronl tl�c 1997 Eco1r��:ic C'e��asus of��'tetrril Tracle.
The I997 Ecoi�omic Census is th� first to utilize the North American Incfusny
Classitication Svsten� (NAICS).
E:xcelsior f'a1�k L�ELS Pagc� 3 - 67
�I�able 3-12 Retail Trade Sales ir� 1997 By iVATCS (S1,U00)
1997 Sales City, % a�'
Cxteg+�rv Sarato a Co�nt�� S�rato a S rin s Co�nh7 Sales
F3u�ldin� matrl & garden � �lUI,497 19%
su . �19.038 �
t�ood & bevera�e stores $255,727 I $64,046 � 25%
�lotor Vellicle & parts �494,401 I 27%
dealers $133,I 07
Clasoline serr�ice stations �1 b9,205 $35.161 21%
Clathi��g ancE acccsson� �73,777 48%
siores �15,$63
l=urniture and home $26,634 W 27%
1���c-nishin Ys $7,I 0�
Health & personal care $7S,2F0 33%
stc�res � $25,140 �!
�lectr�nics & appli�ance $14,853 ', $1,94� i � l3%
S�OCeS
��Ol'ilna ��OdS, l�Obh}', SJg,J 1� $5,�1 g R l S%
boaks
Other (incl. General mcreh., � �2��),892 �67.875 26%
t�lisc. & ncrnstore retail)
TOTAL -________.___ 51,�(}9,7G3 �I �374,996 � - 2;�%U
In l 997. Sarata�.�,a Springs accoaulted for 25% of the C�unty's total retail trade sales.
Sarato��a Springs ���as responsible for 25% c�r�r�are oi�the Count}�'s retail irade salcs in
food artc� bevera�c stores (�5%), motor vehicle arrd ��ar�s dealers (27%), clothing atad
accessory stores (�$%), 1�urz�iEurc atld home furnishii���s (27%), healtl� and p�rso��a[ care
stores (33%}, and the other cai�egc��-�F which i�lcItii�es �ez�eral �x�ez-c�iandise, m.iscellalleous
relEiil stores and non-s�c�r-e reC�il (26%).
Another source of data t11at provides inforrnation about retail sales activity i�l the City and
surrc�u��di�l`� a��ea is atiailablc fr�zrn tl�e Sales arrd Marketi�l;Maflagc.=nre�rtA�a�rirrrl
Survey� af Bu1'lflb Pr�wer. T�ble �-1� repr�esea�ts Retail Sales �� stare group for 2�01 as
reported i�� il�e Surve��
Excelsior Pc�r-k DF.'IS Page .3 - �SS
Tak�le 3-13 Retaii Sales Bv Str�re Group �0�1 (5000}
°/fl c�f °10 of Saratoga `%Q af Saratoga °fo of
2001 MSA Total Re 'ron Total �C'ount-S� Tatai S rin s Tota[
���od � �����. � � � �
St�or�� ].�3�.i47 �� 12% 1,215,23� 12% ' ?5�,641 � 1 l% 44,93� 10%
� .. _. _ ---
Fooci & � ,' � I
Drir��; �stab. � 402.;91� 8°��_ I 846,451 S°!o 171,40� I 8% 70,992 1�%
�
Gencr�i � � � �
M�rc�._ � l.110,l 79 I l 0% � 982,0�2 . 9% 128,6�6 � 6% 18,7�2 4°i'o
Fur-niture / ' e
�
A liances 66$,518 6°% 652,524 6% 61,205 3% i0,422 2%
l�Io�or Veh.
Sales 3,691,207 � 3�% �,398.366 ��% 9��,505 42% 19b,647 42%
Other' �,565.994 I �I% 3,�01.230 ��� 32% 697,412 30% � 124,584 27%
Tatal Retail , 2,265,81 � '
Sales � J.273,64 t �� 1O�°,/o � 10,395.83 7 100% '� � 100% 466,410 � 1{70%
'I,l�e Re�ion incluc�es t��e Cr�unties of Albany, Ret�sselaer, Saratoga and Schcnectady. For
each bco�raphic are��, the iz�c�tor��ehicle sa�es and parts dealers �rou� had the �reatest
retail sales i��r ?001. Vlotor vel�iel� and�arts dcalers captui-ed 4�°/o of retail sales fc�r
Saratc��,a County a��d the Gity of Saratoga Sprin�s. linlike the s��les ta� data, t�iese
figures represent ��oint E�f sale and are nat adjusted to refleci tl�c place of�residence oi t17e
puz-c�aGiser.
Food and dri�lki��� establishrrier�ts represent 15% o�f tlle total sales in tlle C�ty wl�ich is
nearly dauble the }�erce:ntage of retail safes frorn food a�1d driliking establishments for ihe
other fr�eo�raphic areas and is c�nsisteut witlt �he tourism trade ii� the C``ity.
In A}�ril 2001, KPMG Peat Mar�vick LLp prcpared �n analysis of the City's sales Tax
colleetion. The �zurposc of thc analvsis was to prcn-iae the Cit_y wfth sufficient
informatic�n ta c�etern�ine whether car not they wanted to nnaintain the current arrange�nent
with Saratoga County rc�ardii�g t�lc distrib�tio�� of Sales Tax collectians. As part of tlle
anal�rsis, KPMG undertook a detaileci investigation of taxabfe sales in tl�e City by
Sta��d�rd Ii-�c�t�strial Class�fieation (5]C) Code. B�sed on the aa�alysis €n 2000, it was
estii��ated that ihe Cily had ���able salc s totalin� $48f1,0(�Q.(700, which represented
approxia��atel�° 2l.4% of`I-otal Count�� wide tas�able sale�s.
`I�he city's ta�able sales of�28.00[}.0�0 for I1c�tels accounted foz- 72% af the County's
totai. by fat• thc lai�<�est ��ercc��ta�e sharc of aal�r categoty�. City taxable sales far
m�nuf�tcturing. 537.800,U00 �ccoi��lted for c��-cr �#0% of tl�e Cou��Ty's total, the second
lar�esi, follo��-ed b}- f�od, �atin� ar�ci drinkir�� estabEishm�nts at I Q3,500, or a 30% share.
��celsior� Pas�k DEIS Pagc 3 - f9
r a
a
3.9.3.2 Potential Impacts '
As noted in the fiscal iinpact an�.l�fsis, "non-property tax re��e��ue", which includes sales
tax receipts, will i�crease by $1$1�.195 for Aliernative 1 and �171,455 for Alternative 2.
In light of the City's recent decision to opt out of the County sales tax distribution
forn�ula and retain one-ha�f of the three perc�nt County sales tax for sales that take place
���ithin its border, t17e inclusian of ancillar}� retail and ather serviccs pravides additional
benefits ta the city. By daing so, residents and e�nployees of FxceEsior Park have
immediate and ready access to con�e�nience goods and services rathe��than ha�ring to go
to a neighbaring town to make such purchases.
The retail con�ponent of the project will be ancillary and is not �xpected to draw
custozner-s beyond t}�e i���rziediate area of�tl�e proposed prc�ject site. I�owever, the
increased populafiar� and etl��loymerlt that ��-i11 occur enflances the potential customcr
base of existing businesses in tl�e area, including do�r-°ntown. Ne���residents and
employees will increase overall spenddng. The Spring R�n Trai] conr�ection t� E�cel�ior
Park wi][ �r�vide ��otential custo��ners «�it}i an atir-acti��e c�ireet link to tl�e do��ntown area,
in particular c�urin� the sulnmer mai�ths.
3.9.3.3 Mit��a�ion Nleasures
No potential impacts have been ider�tifed, and therefore, na �nitigation i��easures are
required.
Excelsia� Pay�k D�IS Pa�e 3 - ?0