Loading...
HomeMy WebLinkAbout18.005 (PB) Shelters of Saratoga Special Use Permit NOD `3, / i''4' CITY OF SARATOGA SPRINGS MARKTORPEY,Chair ,4 1 1 • , • './•';, JAMIN TOTINO,Vice Chair `' yt { I U. PLANNING BOARD fl ROBERT F.BRISTOL y � tQ s CLIFFORD VAN WAGNER =^ %�'' �� �� �� � JANET CASEY r , 4 City Hall -474 Broadway APR 2 0 2018 RUTH HORTON �`"" Jl Saratoga Springs, New York 12866' . a,, 9,, TODD FABOZZI -RPoRATeo \ .. ' Tel: 5 18-587-3550 fax: 5 18-58 f I 'MTS C3,IwPq{ZT ENT AMY RYAN,Alternate www.saratoga-springs.org ABIGAIL WOLFSON,Alternate NOTICE OF DECISION In the matter of permanent Special Use Permit PB#18.005 of: Code Blue Shelter 14 Walworth Street Saratoga Springs, NY 12866 WHEREAS Shelters of Saratoga seeks final Special Use Permit approval for the Code Blue Shelter (Neighborhood Rooming House) within the Urban Residential-4 (UR-4) in the City of Saratoga Springs; WHEREAS the proposed project has been subject to careful consideration over the course of project review that has included but is not limited to review of: A. Area Variance approval from the ZBA for minimum side yard setback and total side yard setback requirements constituting all variances that are needed to allow operation of the Code Blue Shelter on this site; B. Special Use Permit application submissions (last revised April 2, 2018) and discussions at numerous Planning Board meetings; C. SEQRA Negative Declaration finding of no significant adverse environmental impacts; D. Site visits by Planning Board members to view physical property characteristics; Notice of Decision Page 2 18.005 Code Blue Shelter Special use permit E. Correspondence and input from adjacent property owners and the publicincluding at duly noticed Public Hearing on April 5, 2018, April 13, 2017, April 27, 2017 and May 25, 2017. F. Correspondence from Police Chief Veitch, April 4, 2018. Legal History This application was originally reviewed and approved by the Planning Board in 2017, at which time extensive public hearings were held and numerous comments were made and submitted. This approval was nullified by Supreme Court Decision as a result of neighbors' challenge in a related ZBA proceeding, although the Court did not find fault with the Planning Board's review. In the course of new review of the current application by the Planning Board, the applicant, through its attorney Elizabeth Coreno; a group of neighbors, through their attorney Claudia Braymer and others; have requested that rather than having to resubmit the same written comments and restate the same verbal statements, all of the previous comments, letters and statements be incorporated by reference and included in the record for review and consideration by the Planning Board. The Planning Board agreed to do so and, as a result, the current application also includes all of the previous comments, letters and submissions, all of which have been included in the record for the current application and available for review and consideration by the Planning Board and the public. NOW, THEREFORE BE IT RESOLVED that the Planning Board hereby makes the following six (6) findings, determinations and certifications: Notice of Decision Page 3 1'8.005 Code Blue Shelter Special use permit 1. The proposal is in harmony with and promotes the general purposes and intents of the Comprehensive Plan and the Zoning Ordinance. The Comprehensive Plan specifically notes: 3.4-50 "Encourage a range of residential opportunities that will be available to all residents to promote the social and economic diversity vital to a balanced community", as well as 3.4-55 "Assist at risk persons with housing needs, and provide adequate temporary shelters for the homeless and at risk population", and 3.2-59 "Identify emergency shelter locations within the City that provide safe, clean facilities for the public to seek shelter during an amergency, such as long - term power outages". All variances necessary for the project were secured. 2. The proposal is compatible with the density and intensity of the neighborhood and community character. This portion of the west side neighborhood reflects a mix of uses and types. Currently, Allerdice Building Supply, which includes a storefront, several storage barns, a wood shop and a welding shop, Shelters of Saratoga (SOS), Franklin Community Center, and the Masie Center are nearby and the area is clustered with single, duplex, and multi-family housing types. City Square, on the site of the old Ellsworth ice cream property, is also under development with a mix of residential and commercial uses, and the Habitat for Humanity home has recently been completed. This area has historically included rooming houses, most notably Tom's Lodge which once sat less than a block away between Washington Street and Grand Avenue. 3. The proposal provides safe and efficient pedestrian and vehicular access, circulation and parking. The primary public access for vehicular and pedestrian access will be from Walworth Street. Several project modifications have been made to allow very limited access through Marvin Alley including limited delivery access, garbage pickup, and a stockade Notice of Decision Page 4 18.005 Code Blue Shelter Special use permit fence. These steps will help ensure appropriate and safe access to and throughout the site. 4. The proposal sufficiently controls existing and future demand on infrastructure, public facilities, and services. The Code Blue Shelter will efficiently utilize an existing site already with access to public street frontage, existing water, sanitary, and electricity services. Undue future demands on infrastructure beyond project projections are not anticipated. The structure will be utilized only from November-end of April each year. 5. The proposal does not create an impact on environmental and natural resources of the site and neighboring lands, including potential for erosion, flooding, excessive light, noise, vibration, and the like. Proposed SOS and Code Blue programming and security measures will limit on-site outdoor activity, lighting and noise. 6. The proposal will not impact the long term economic viability of the site, neighboring properties, and districts. The neighborhood continues to experience strong redevelopment and new construction activity, which is anticipated to continue in light of current market trends. Since the Code Blue shelter was proposed at 14 Walworth Street, a three family residence at 109 Washington Street, directly adjacent to the Shelters of Saratoga site, is undergoing complete renovation and upgrade of the site. A proposed 9 unit residential project is under City review on Cherry Street and Marvin Alley. While some data has been presented that indicates a potential 12% reduction in market value of neighboring properties, this information pertains to permanent homeless shelters. In addition, noted conditions will be required that include a strictly limited use of the 6,400 square foot space during only Notice of Decision Page 5 38.005 Code Blue Shelter Special use permit Code Blue required operations, and a maximum of 50 guests permitted on any given night. THE PLANNING BOARD HEREBY GRANTS APPROVAL OF THE APPLICANT'S SPECIAL USE PERMIT PER THE REQUIREMENTS SET FORTH IN THE CITY OF SARATOGA SPRINGS ZONING ORDINANCE AND SUBJECT TO THE FOLLOWING CONDITIONS: 1. The Code Blue Shelter will only operate during the times a State- mandated Code Blue alert is in effect. Unless appropriate approvals are obtained from the City by means of a full application to the Planning Board, the facility will not be used for any purpose that is not related to Code Blue operation and preparation. 2. All outdoor nighttime activity shall cease at 10pm nightly. 3. Gate providing access to Marvin Alley shall be closed and locked at all times, opening only for deliveries or specific access needs to the site. 4. A maximum of 50 guests shall not be exceeded on any single night the Code Blue Shelter is in operation. 5. As outlined by applicant, guests shall be released on a staggered basis from site in morning or when temperatures increase above 32 degrees. 6. During periods of time that a Code Blue alert is in effect, Shelters of Saratoga or its successor will dedicate staffing and finances to monitor the grounds and immediate surrounding neighborhood. 7. The Code Blue facility shall operate in general conformance with the Code Blue Operational Blueprint. Notice of Decision Page 6 18.005 Code Blue Shelter Special use permit 8. As noted in the Code Blue Operational Blueprint, a Code Blue representative shall be available to respond to any neighbor comments, issues at any point, direct contact information to be provided on the Code Blue website. 9. The Code Blue Shelter shall abide by provisions as set forward in Neighborhood Advisory Council Policy- Shelters of Saratoga- Code Blue, last received April 5, 2018 or as subsequently revised. In the event of any discrepancy between the submitted policy and any provisions of this Decision, the Decision provisions shall apply. 10.As outlined by the applicant's description, the Shelter will institute a permanent Neighborhood Advisory Council (NAC) that will include at least 4 neighborhood residents residing within 2,500 feet of the property. 11.The Director of the Code Blue Shelter, in conjunction with the Neighborhood Advisory Council, shall provide an annual report consisting of an overview of Code Blue shelter operations including programming statistics as well as any issues or neighborhood complaints, provided in April of each year. The report shall be provided to the City Planning Department and will be distributed to the Planning Board and be made publicly available. Upon basis of police reports, notable neighborhood input or complaints regarding Code Blue shelter activity, the Planning Board may require the applicant to provide additional information or appear before the Planning Board to discuss provisions of the Code Blue shelter's operation. 12.The Annual Report may also include recommendations for revision of the NAC Policy which shall be subject to approval by the NAC. Notice of Decision Page 7 , ,, -48.005 Code Blue Shelter Special use permit Dated: April 19, 2018 Vote: Passed 7-0 (In favor: Torpey, Totino, Van Wagner, Casey, Bristol, Fabozzi, Horton). April 20, 2018 Date Chair cc: Tim Wales, City Engineer; Building Inspector; Public Safety; Accounts Dept.; Mike Finocchi, Shelters of Saratoga; Libby Coreno, Applicant Attorney; File.