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HomeMy WebLinkAbout20180700 16.046 SamesMixedUseBuilding_SEQRAImpactAssessmentA. SEQRA Impact Assessment: 20 Bowman Street 1. Will the proposed action create a material conflict with an adopted Land Use Plan or Zoning Regulation? a. The proposed use is consistent and permitted within the Tourist Related Business District in which this property is located and is also consistent with the Specialty Mixed Use — Gateway (SG) designation for a commercial area of the City as set out on the 2015 Comprehensive Plan. 2. Will the proposed action result in a change in the use or intensity of use of the land? a. The property historically has been used as a retail store and an office but for the last several years it has been empty with minimal maintenance. The proposed use of the property, while a change, will result in a total upgrade of the buildings and a reconfiguration of parking so that the vehicles are not backing onto Bowman Street. The Plan will introduce full landscaping to this property which is presently made up of building and blacktop, while introducing a combined use that is permitted under the City of Saratoga Zoning Code. 3. Will the proposed action impair the character or quality of the existing community? a. Whenever a project that is proper for the zone in which it is proposed, is a boundary parcel of land adjacent to another zoning classification, there is potential for a change in the character of the existing greater "community". That does not mean that, as in this case, uses granted by variance or uses that are not consistent with the Zone in which they are situated, have a right to proclaim that an allowed use should not be approved. If that was true, in this case than a horse barn should automatically be permitted on this site or a 6 -unit apartment complex should automatically be approved. However, that is not how the system is intended to work. The proposed use is consistent with the character of this area of the City. This is not a sleepy little neighborhood for much of the year. One block away is the Saratoga Flat Track attracting more than one million visitors over the summer racing season. Immediately to the north is a 200 -car parking lot that based on its proximity to the flat track is usually filled with patrons that go to the races with many of them going to the Horseshoe Inn, the loudest most active bar in Saratoga Springs outside of Caroline Street, thereafter. If you review the Facebook postings for Horseshoe Inn, you read "In the summer during the track season, this is the place to be" - GREAT BANDS ON THE PATIO (emphasis added) and "The best party in town after the track" (Charlie Usas). Across the street from the Horseshoe is a motel that is being renovated with the Mexican Connection restaurant being immediately south of that location. The immediate uses in proximity to this site either exist as a Use permitted by a Use Variance (Horse Barn) or are pre-existing possible legal and permitted uses. None are in compliance with the existing Zoning permited uses in the Zone in which they exist. To the rear of the property we have approximately 5 to 7 residential units, in two principal buildings on one lot, within a zone, that does not permit residential uses on the first floor. To the north, the 200 -car parking lot that in part empties onto Bowman Street. As the parking of cars on this lot extends to its Bowman Street boundary it is significantly closer than the 14 - car parking lot on the general south side of the use that is being proposed, with this active commercial use being within 45 feet of the Barn directly across the street. This should be looked at in contrast to the fact that the horse stable, diagonally on the opposite side of Bowman Street, that is allowed in this area of the City by means of a Use Variance exists 95 feet away from the patio on the proposed site that is before the board. Now understanding the character of the community, the Project that is being proposed is a principal permitted use as an Eating and Drinking Establishment, with a Specially Permitted residential use on the second floor. It is significantly smaller in scale than its neighboring restaurant and will have no outdoor live or amplified music in sharp contrast to the live, amplified music performanced at the Horseshoe Inn. To buffer the 5 to 7 unit land use to the rear of this site, a landscape strip will replace the uncontrolled and overgrown hedges with a fence to be constructed across the boundary line. Please note that the outside patio bar area of the Horseshoe Inn with its live and amplified music is approximately 12 feet from the south boundary line of this property, while the rear of the of the proposed Project building, without seating or amplified music, is 15 feet from this multi -family residential site. As a result an analysis of the actual character of the existing community and the proposed use of the real property involved in this Application, it is the Applicant's position that this proposal should not impair the quality of the existing community. 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area. a. There is no Critical Environmental Area involved within this site or area thus the Project cannot be having an impact. 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walking? a. The proposed 14 -car controlled access parking lot will have no effect on the level of traffic in the area especially during the Racing Season when the 200 -car parking lot to the north and the Horseshoe Inn are both in full operation. 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? a. The proposed duel use of the property will result in a minimal energy use and with the renovation of the structure significantly greater methods for insulation will be incorporated into the design. 7. Will the proposed action impact existing: a. public/private water supplies b. public/private wastewater treatment utilities. This project will be on Public water and sanitary sewer systems with the minimal impact on both. 8. Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? a. Although the Historic Flat Track is in the vicinity of this location, the introduction of a restaurant and single residential use within this Zone of the City will have no impact on the historic, archaeological, architectural or esthetic nature of that resources in this area. 9. Will the proposed action result in an adverse change to natural resources (e.g. wetlands, waterbodies, groundwater, air quality, flora and fauna)? a. This site presently is fully developed with building and blacktop. The proposed use will decrease the percentage of the lot currently covered with impervious surfaces. There will be no adverse change to the existing natural resources as a result of the Project. 10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? a. A storm drain management system is being introduced onto the site so as to fully control any erosion, flooding and drainage problems. 11. Will the proposed action create a hazard to environmental resources or human health? a. This small project will not create any hazard to environmental resources or human health.