HomeMy WebLinkAbout20181055 18.057 96 Ballston Ave_CtyReferral_12-27-18December 27, 2018
SARATOGA COUNTY PLANNING BOARD
TOM L. LEWIS JASON KEMPER
CHAIRMAN DIRECTOR
Bradley Birge, Director
Community and Economic Development
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
RE: SCPB Referral Review #18-148A & B -Special Use Permit and Site Plan
Review -Ballston Ave Partners, LLC
Proposed development of 18 townhouse units on a 1.37 -acre parcel created
from merger of 3 existing building lots. Proposal includes construction of
private access road, driveways and sidewalks. Project area is within the service
district for the City water and sewer.
Location: 96 Ballston Avenue (NYS Route 50) and
Received from the City of Saratoga Springs Planning Board on November 27, 2018.
Reviewed by the Saratoga County Planning Board on December 20, 2018.
Decision: Approve
Comment:
The Saratoga County Planning Board previously reviewed a referral submitted in
May/June 2016 for area variances associated with what was then being planned for
twenty-two (22) townhome units under UR -2 Zoning District regulations and
standards. While our formal response was that there was no significant county or
intermunicipal impacts from what was being proposed, the SCPB recommended that
the appellant petition the city council for a zone change. The applicant, however, was
not interested due to the timing involved with the city's review and adoption of its
comprehensive plan. This agency again reviewed and approved in January 2017 a
zone change and map amendment proposed for the same property, going from UR -2 to
T-5, as earlier recommended.
We recognize the area of the proposed residential development to be abutted by a large
commercial plaza on the west within busy commercial traffic corridors servicing
commercial/retail uses on the way to and from the core of downtown Saratoga Springs
by way of Ballston Ave, Lincoln Avenue, and South Broadway. The immediate area
has been and is now under further redevelopment in areas of older -stock housing on
Spa Drive and Lincoln Ave. as well as upgraded commercial uses linking Broadway
50 WEST HIGH STREET (518) 884-4705 PHONE
BALLSTON SPA, NY 12020 (518) 884-4780 FAX
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and Route 50. With access to Broadway and public transportation and CDTA
shelter/stops on both sides of Ballston Avenue and along with the points addressed
above, we have reviewed the proposed use under the standards for a special use
permit and its site plan and provide a recommendation of approval (see standards for
review noted just below).
REVIEW STANDARDS FOR SUP:
1. To what extent is the use in harmony with, promotes the general
purposes and intent of the Comp Plan, zoning. ord., and health,
welfare and safety of city/residents.
2. Neighborhood compatibility, impacts on community character
(adjoining properties), density.
3. Impacts of use on vehicular congestion and parking.
4. Impacts on infrastructure and services.
5. Impacts on long-term economic stability and community character.
In regard to the site plan, we commend the (common sense of) use of a right -out
only egress from the project site north onto Ballston Avenue utilizing a main
entrance off Finley Street. The prospect of using sidewalks along the alley at
rear/east side of property for sidewalk access was looked upon favorably with the
only question being whether that use is in any sort of public easement/ROW and
if that use prohibits or impedes any other connection between Lincoln Avenue
and Finley Street. The proposed density of the project supported by public
infrastructure in a changing environment and the creation of a new pedestrian -
friendly development that may meet the needs of different market are welcome
provisions.
Michael Valentine, Senior Planner
Authorized Agent for Saratoga County
DISCLAIMER: Recommendations made by the Saratoga County Planning Board on referrals
and subdivisions are based upon the receipt and review of a "full statement of such proposed
action" provided directly to SCPB by the municipal referring agency as stated under General
Municipal Law section 239. A determination of action is rendered by the SCPB based upon the
completeness and accuracy of information presented by its staff. The SCPB cannot be
accountable for a decision rendered through incomplete or inaccurate information received as
part of the complete statement.
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