HomeMy WebLinkAbout20190539 Zoning Amendment Change Response to UDO Tech Report 6-5-19 JON E S 68 West Avenue, P.O. Box 4400
STEVE S Saratoga Springs, New York 12866
Phone (518) 587-0080
www.saratogalaw.com
ATTORNEYS AT LAW
June 5, 2019
Camiros, LTD
do Saratoga Springs Planning Department
15 Vanderbilt Avenue
Saratoga Springs, New York 12866
Re: Institutional Horse Track Related Districts (1NST-HTR)
Dear Sirs:
Our office represents Chad C. Brown, Inc. in connection with a parcel on Caroline Street
identified as SBL 166.14-4-15 on the Assessment Map of the City of Saratoga Springs. The
parcel is depicted on the attached Assessment Map and labeled Brown arcel.
As of this writing, we have reviewed the Camiros map of March 2019 (presented to the
City Council on March 11, 2019) as well as the Technical Review +Approaches Report of April
2019 (presented to the City Council on May 21, 2019) regarding the UDO zoning amendments.
At page 19 of the TR+A Report, Camiros notes that the INST-HTR districts appear to he working
successfully...We agree, but we point to the following:
1. SBL 166.14-4-14— a 5.79 acre parcel fronting on both Caroline Street and Fifth
Avenue, owned by the State of New York and used by NYRA for the stabling of
thoroughbreds.
2. SBL 166.14-4-15 — a 2.18 acre parcel fronting on Caroline Street, owned by Chad C.
Brown, Inc, and similarly used for stabling thoroughbreds.
Both of these parcels are currently zoned Urban Residential-1. We do not represent the
State of New York or NYRA, and we take no position regarding the zoning for 166,14-4-14.
Regarding the Brown parcel owned by our client, we ask Camiros to review same for inclusion
in the INST-HTR given its use which is consistent with the purposes of that zoning district.
Specifically, the INST-HTR is designed to "accommodate uses that supplement and compliment
V:\MA1N 1 ILL.S\Btown,Chad\ZONING‘Correspondence\Sent\Camiros Iti rc zoning 06.05 19 docm
Page 2 of 2
June 5, 2019
horse track operations" (Table 1: Zoning Districts and District Intents, Section 2.1 of the Zoning
Code.
Thank you for your attention to this matter.
Sincerely,
,,,c .1 ' fir
i
Matthew J. Jones
M.Uiluic
VAMAIN FILESABrown,Chad\ZONING\Correspondence\Sent\Camiros lir re zoning 06.05,19.doem
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JONES 68 West Avenue, P.O. Box 4400
STEVE S Saratoga Springs, New York 12866
Phone (518) 587-0080
wwwasaratogalaw.com
ATTORNEYS Ar LAW
June 5, 2019
Camiros, LTD
do Saratoga Springs Planning Department
15 Vanderbilt Avenue
Saratoga Springs,New York 12866
Re: UDO Technical Report
Dear Sirs:
I am writing in connection with the Technical Report provided by your firm to the City
Council on May 21, 2019. Our office represents Maack, LLC, the owners of the former
Murphy's Driving Range located on South Broadway just north of Crescent Avenue. To
supplement these comments, we have provided the following exhibits;
1. Photos of the property and adjacent parcels;
2. Aerial photographs;
3. Current Zoning Map;
4. Current Use Schedule;
5. Section 3.2 et. seq. of Zoning Ordinance entitled "Gateway Design District 1";
6. 2015 Comprehensive Plan— Land Use Map for South Broadway;
7. Comprehensive Plan narrative description of Specialty Mixed Use— Park (SP);
8. Zoning Code Section 7.1 et. seq. entitled "Special Use Permits".
Parcels within this study area: The parcels fronting on South Broadway within this
study area ("Studied Parcels") include the following:
%/AMAIN FILES\McJack,LLC\Correspondence\Camiros itr re comments 06.04.19 doem
Page 2 of 4
June 5, 2019
• The Honda dealership—The dealership consists of several parcels along South
Broadway and Crescent Avenue. The dealership commenced operations in the
early 1980s following issuance of a use variance by the Zoning Board of Appeals.
Within the last five years, the owners of the dealership secured an extension of the
use variance that allowed the dealership to expand to the south.
• Murphy's Driving Range —This 10-acre parcel was used as a golf driving range
dating from the 1950's through 2013 when it ceased operations. The parcel
improved with a single-story structure that served as the business operation for the
driving range as well as a residence (in the rear of the building) for the Murphy
family. The owners have secured estimates for the demolition of the building,
but they have not yet retained contractors.
• Homewood Suites—This 5-acre parcel is the former site of the County Gentlemen
Restaurant in the 1950's through 1970's followed by the Weathervane Restaurant
for the ensuing 20+ years. The parcel was rezoned to TRBD in 2013 on petition
of the current owners of the Homewood Suites. The rezoning was designed to
accommodate the current use of the parcel as a hotel.
• Vacant lands to the south of Homewood Suites —There are 58 acres of privately
owned vacant land immediately to the south of the Homewood Suites. There are
no current plans for development of these lands.
Designation of Studied Parcels in 2015 Comprehensive Plan: The Studied Parcels
were designated in the 2015 Comprehensive Plan as Specialty Mixed Use—Park (SP). That
designation is described at page 59 of the Comprehensive Plan as follows:
For a nfixoconecialanr d residential uses that are complementary to the
Downtown Core and Complementary Core and that do not negatively impact the
rural character of the adjacent area to the Saratoga Spa Stale Park — a national
historic landmark. Future growth in this area should be designated and sited as a
campus like setting to create a distinctive gateway that compliments the beauty of the
adjacent of the Spa State Park. Bicycle and pedestrian connections to the park and
adjacent uses should be provided.
This designation may lend itself to support research and development, creative
economy work places, "green and clean technology businesses, and other low to
V\MAIN FILES\Niciack,LLOCorrespondence\Carntros ltr re comments 06.04 19&cm
Page 3 of 4
June 5, 2019
piodeateisiusest that do not negatively impact this critical gateway to the City.
Camiros Technical Review + Approaches Report: At page 17 of its Report, Camiros
discusses the need for additional analysis of the TRB and HGB districts with the possible
consolidation of these two into a single "Gateway Commercial" District incorporating strategic
design standards to establish an aesthetically appealing character and accommodating a variety
of commercial uses along key corridors into Saratoga Springs as identified in the City's
Comprehensive Plan. At page 19 Camiros discusses the need to remove the subjective "should"
terminology to the more objective "must" standards in these districts while maintaining the
overall objective of a rural "country" standard.
Analysis: In the overall, we believe the approach adopted by Camiros is headed in the
right direction. The creation of a Gateway Commercial District ("GCD") along Route 9 makes
sense to us. Consistent with the Comprehensive Plan, the GCD should make provision for a mix
of uses that include both commercial and residential so as to encourage the development of
parcels with mixed use or, at a minimum, development of the district with a mix of commercial
and residential uses.
We also encourage clarity in the to-be-developed standards to be incorporated in the
overlay districts that will govern development here. During the approval process we lead for the
Homewood Suites, our team struggled with the components of the "rural character"that
compliments the beauty of the adjacent State Park. Ultimately, the design and layout received the
unanimous support of both the Planning Board and the Design Review Commission, but we
found the process to be unnecessarily subjective.
Further, we encourage only minimal standards in order that we avoid shackling the
creative instincts of designers and architects charged with designing projects that are both
interesting and appealing. The products to be constructed on this important Gateway need to be
the result of inspired design.
We are also encouraged by and we support the recommendations that (i) created as of
right (permitted) uses rather than uses subject to the heightened requirements for special use
permits as set forth in section 7.1.3 of the Zoning Code, and (ii) relax setback rules (removal of
total side-yard setback requirements, for example).
Conclusion: In our view, the recommendations by Camiros provide a solid
underpinning for further study that will result in UDO recommendations to the City Council for
V:\MAIN FILEVviclack,LIECorrespondenceTamiros itr rc comments 06.04.19.doem
Page 4 of 4
June 5, 2019
the development of the Studied Area. We encourage this study to assess a wide range of
commercial' and residential uses that would co-exist in mixed-use developments along the South
Broadway gateway.
Thank you for your attention to this matter.
Sincerely,
WV
Ma thew J. Jones
Enclosures
During the 2014 rezoning of the Homewood Suites parcel,the City Council identified(and subsequentially
removed)certain uses for South Broadway that were previously permitted by the TRBD. Among those uses were car
rental agencies,convenience sales, parking facilities, movie theaters, outdoor storage/display, bus depo,drive/in
facility,car wash, vehicle fueling station, motor vehicle repair establishments. We concur with the City Council that
the foregoing uses are inconsistent with the to-be-created GCD.
VAMAIN F1LES\tvIcJack,LLC\Correspondence\Camiros kr re comments 06 04 19 doon
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CITY OF SARATOGA SPRINGS ZIJNINO ORDINANCE
3.2 GATEWAY DESIGN DISTRICT 1: RoUTE 50, RoUTE 9
3. 2.1 INTENT
The intent of the Gateway Design District -1 is to establish a series of site and
construction standards and guidelines to encourage appropriate development while
preserving and maintaining a rural "Country" character in this gateway area—to
complement the natural conditions of the neighboring Saratoga Spa State Park. These
site and construction provisions shall guide the location and character of site
development, buildings, roads, parking, signage, and vegetation.
3.2.2 DISTRICT LOCATION
The Gateway Design District -1 includes designated parcels along southern Ballston
Avenue (NYS Route 50), and along South Broadway (NYS Route 9), a map of which
can be found at: www.saratoga-springs.org. This Gateway Design District -1 is
comprised of two sub -zones as follows:
A. ZEA
Zone A recognizes the prevalent commercial nature of this area and is intended to
encourage similar uses in a more intensive, clustered manner.
B. ZONE B
Zone B also encompasses commercial areas but is intended to encourage low-density
development with an emphasis on rural character.
These standards and guidelines are to be used during the subdivision, site plan,
building permit and architectural review approval process.
3.2.3 APPLICABILITY
A. These Gateway Design District -1 provisions include recommended design
guidelines that may be waived if circumstances warrant and provided the intent of this
Section is achieved, as well as mandatory standards as noted in this Section.
B. Graphics, where provided, are for illustrative purposes and do not represent the
only way to meet the intent of the standards and guidelines in this Section.
3.2.4 LANDFORM
All Development within Gateway Design District -1 should be sympathetic to and reflect
the site's natural land form using complementary design characteristics.
A. Building location, type, and mass shall reinforce the site's natural landform. Uses
with large footprints are appropriate to sites with flat or gently sloping landform; uses
with smaller footprints can better fit rolling landforms.
B. The location of building and site elements should minimize reshaping of natural
contours. Large-scale cut and fill of terrain should be avoided to minimize clearing and
disturbance to the existing landform.
V1 -L-1 3.0: OVERLAY IC If DISTRICTS - PAGE 9
CITY OF SARATE10A SPRINBS ZONING CIREDINANCE
existing slope
do
1nappropri@te slope disturbance
Figure A. Graphics illustrating inappropriate and appropriate site design in regards to existing slopes.1
1 In Zone A, a more traditionally commercial land use pattern is permitted,
Changes in grade with structured, straight edge cut and fill slopes and/or
retaining walls may be allowed to facilitate the clustering of uses and structures.
2. In Zone B, land use patterns should reflect a more rural character and the
creation of geometric landforms should be avoided. In Zone B. cut and fill slopes
should be graded to mimic existing slopes and blend smoothly into the
surrounding landform. Rural cut/fill slopes should be a maximum of 1:5 and
gradually blend into surrounding slopes.
3.2.5 VEHICLE/PEDESTRIAN CIRCULATION AND PARKING
& Alignment
f1. Within one A, more rigid, angular circulation systems are recommended to
increase density, land use efficiency, and enhance the contrast between the
character of the commercial node and its surrounding land.
2. Rural circulation systems are inherently curvilinear and historically follow the line
of least topographic resistance such as valleys and stream corridors. Therefore,
in one B, circulation systems should be curvilinear to reflect the natural
landform.
B. Location
No more than 20% of parking shall be located as convenience parking in front of the
front line of buildings and this standard may not be waived. The balance shall be
located to the side or rear of the building. The area between the street and the parking
at the side and front of a building should be landscaped tc) buffer the visual impacts.
v1 D 3.0: OVERLAY ZONINE3 DiSTRICTS - RASE 1 0
CITY OF SARATDSA SPRINGS ZONINO ORDIPJANCE
D. Shared Driveways
Shared driveways are strongly recommended in both zones of Gateway Design District -
1. Minimum recommended spacing between adjacent driveways on the same side of
the street is 500 feet. Access connections on opposite sides of the street should be
aligned or off -set so as to eliminate left -turn conflicts. The Planning Board, as part of
site plan review, should evaluate the effect of proposed driveway locations on
development of abutting properties. Proposals for shared driveways may require cross
access easements.
V1 .0 3.0: OVERLAY ZCININE3 DISTRICTS - PAGE 1 2
CITY OF SARATDC3A SPRINGS CJ-HIc3ORDINANCE
Mat'll Road ISO -
0
Plan illustrating the negative impacts of multiple curb cuts -removal of vegetation, wasted
pavement for parking, and hazardOLIS VehiCle entries and exits.
500' min. (curb cut location for now develop niont)
10%� 1_X -
...... ..... . . . . .
existing
developm
Plan illustrating limited 'and shared access. MJ'ni_n_-flze new driveways for infill Commercial
development
3.2.6 STRUCTURES
The height, mass, roof forms and materials of structures in the Gateway Design District -
1 should reflect rural design characteristics.
A. LoCATION
Buildings should be sited in clusters with varying setbacks in order to maximize open
space and help preserve scenic views of the surrounding rural landscape.
V1 F
j 3.0: OVERLAY Z13NIN13 DISTRICTS - PA13E 1 3
CITY OF SARATOGA SPRINGS ZCININET ORDINANCE
%
9M
Plan illustrating how linear type of development limits vievvs of rural resource characteris-
tics (i.e. voctation, waterbodies, topography, etc.).
B. COMMERCIAL BUILDING FAQADES
1 In Zone A, the building fagade should be located between 30' and 50' from the
right-of-way.
2. No front building wall should be more than 80 feet in width unless interrupted by
a recess or other vertical modulation at least 4 feet in depth and 20 feet in width.
V
1 . 1-3 3.El' E)VERLAY 70NIN13 DISTRtCTS - PAGE 1 4
CITY OF SARATODA SPRINGS ZONINC3 (DRIDINANCE
C. BUILDING HEIGHT
1 Unless otherwise regulated, buildings should have a maximum height of 40 feet
and include 2 usable stories. Buildings with footprints greater than 20,000 square
feet should have a minimum of 30% of each structure as 2 stories. A typical rural
roof form should also be applied to this additional story.
2. Preferred rural roof forms include, but are not limited to, symmetrically pitched or
hip roofs with or without gables and horse barn type roof ends.
L Rural roof form types.
V
I. 13 3.0: OVERLAY ZONING DISTRICTS - PAGE 1 5
CITY OF SARATE]EA SPRINGS ZONING DRDINANCE
D. MATERIALS
Building exteriors and signs should be constructed primarily of natural materials, such
as wood and stone. Multiple Uses sharing a single curb Ult or off-street parking should
use complementary building, signage and lighting forms and riaterials.
3.2.7 VEGETATION
Existing vegetation and topography should be retained to buffer and screen new
buildings if possible. New landscaping, especially plantings for screening and buffering,
should consist primarily of native plant species.
A. Within Zone A, vegetation should occur in traditional, structured patterns while
the type, form, mass, and configuration of vegetation in Zone B should reflect rural
design characteristics.
B. Within Zone A, street tree plantings should be a consistent species planted
geometrically. Landscaping in Zone B should consist of a mix of species and be planted
in clusters.
AP
lypioal 5,treetscapa
plantings (plan view
and elevations)■
Planting concepts inside commercial nodes (Zone A). Structurad alignment with regular
b ptsuu iy ut iu bi ngle-species h OrtiCU ItU ral co mmuni i are used ire co m m ercial nodes and Urban ( id nliall
areas (Zones A ).
3.2.8 GATEWAY DESIGN DiSTRICT-1 CONCEPTUAL DEVELOHMENT PLANS
The following concept plans illustrate a long-range build -out scenario incorporating
existing and new development. The graphics include existing structures and site
elements that do not meet the objectives of this Section. As these properties are
redeveloped, the goal is to increase compliance with these objectives to the maximum
extent possible.
V1 .0 3.0' OVERR nY ZONING DISTRICTS — PAGE: 1 6
lypioal 5,treetscapa
plantings (plan view
and elevations)■
Planting concepts inside commercial nodes (Zone A). Structurad alignment with regular
b ptsuu iy ut iu bi ngle-species h OrtiCU ItU ral co mmuni i are used ire co m m ercial nodes and Urban ( id nliall
areas (Zones A ).
3.2.8 GATEWAY DESIGN DiSTRICT-1 CONCEPTUAL DEVELOHMENT PLANS
The following concept plans illustrate a long-range build -out scenario incorporating
existing and new development. The graphics include existing structures and site
elements that do not meet the objectives of this Section. As these properties are
redeveloped, the goal is to increase compliance with these objectives to the maximum
extent possible.
V1 .0 3.0' OVERR nY ZONING DISTRICTS — PAGE: 1 6
CITY OF SARATEIGA SPRINGS ZCJNINE� DRDlr,lAr,,JCE
vi .o 3-0: EJVERL.AY ZONING DISTRICTS - PAGE 1 7
CITY OF SARATOGA SPRINGS ZO1CI ORDI Atl f7E
V1 .0 3.0. OVERLAY ZONING DISTRicTS — PA13E 1 8
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V1 .0 3.0. OVERLAY ZONING DISTRicTS — PA13E 1 8
Future Land Use
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C DD. Con-serfat io n Development DFstrmlcA
PR: P arKs and Recreation
DIST. In stmitutiona I
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CDD Note: The maximum density inthe CDDisanaverage ofU.5Units/Acre of
unconstrained land. Unconstrained lands are areas of the site that do not
contain severe constraints to development, such as wetlands, very steep slopes,
stream corridors,, and Moodp|ains' as well as lands with 1ega1 impediments to
development. Following a "'conservation analysis^ by the City, constrained
lands, along with at least 50 percent of the site's developable open space, shall
bcset aside aspermanent open space through oconservation easement.
Parks and Recreation (P/)
The Parks and Recreation designation consists of recreational areas and
parkland owned by the public (State, City and School District), This designation
includes a mix of recreational and cultural uses that support recreational
opportunities for residents and visitors. This designation is characterized by e
Parks and combination of buildings and uses supportive of active and passive recreation,
Recreation (PR) recreational tourism' and open space. These areas should incorporate bicycle
and pedestrian connections tothe surrounding community.
/nstitutiomo/OmST)
The Institutional designation includes areas that provide services such as
religious, educational, health, cultural and tourism.
Institutional
(INST) Equine and Related Facilities (EQ)
The Equine and Related Facilities designation includes areas utilized by the
AF
equine industry and supporting facilities. Such areas include, but are not limited
to, the thoroughbred race track, harness track, stables, racing museum, sales
barnsf parking and feed stores. This designation represents a significant
contribution tothe City's tourism economy.
Equine and This designation is also envisioned to allow for supporting facilities such as
Related Facilities employee housing and businesses that are essential to the equine industry's
(E[3) sustainability and future success in the City. Uses and design within this
designation must bcsensitive tothe surrounding neighborhoods.
Specialty Mixed Use ' Park (Sp)
The Specialty Mixed Use Park designation allows fora mix of commercial and
residential uses that are complementary to the Downtown Cone and
Complementary [ore and that do not negatively impact the rural character of
Specialty Mixed the area adjacent to the Saratoga Spa State Park — a National Historic Landmark.
0 City of Sa ratoga Sp ri ngs 12015 Co rn pre h e n s ive P I a in
Future growth in this area should be designed and sited as a campus -like setting
to create a distinctive gateway that complements the beauty of the adjacent
Spa State Park. Bicycle and pedestrian connections to the Park and adjacent
uses should beprovided,
This designation may lend itself tosupport research and development, creative
economy workplaces, "green and dean^ technology businesses, and other low
to moderate intensity uses that do not negatively impact this critical gateway to
the City.
Specialty Mixed Use - Gateway (SG)
The Specialty Mixed Use Gateway designation allows fora variety oflow to
moderate intensity uses that focus on maintaining distinctive entrance tothe
City. The goal for the commercial gateways is not to foster more intense or
dense land use development, but rather to improve the physical appearance
Specialty Mixed and attractiveness of the commercial uses. These uses are primarily commercial
Use Gateway in nature and are complementary tothe Downtown Core and Complementary
/SG; Core. This designation is characterized largely by automobile access yet with
aesthetically pleasing buildings and landscaping along the street with parking in
the rear.
Industrial (IND)
The Industrial designation includes areas of light to heavy industrial uses to
support economic growth and provide astrong tax base for the City. Adjacent
residential neighborhoods should be adequately buffered from the Industrial
uses. Additional buffering and screening may be required to enhance public
riQhts+of-wayand ensure land use compatibility.
Industrial (IND)
Looking forward, this designation will allow for research and development,
"grcen and dean" technologies, and semiconductor, computer hardware,
software and related technological, administrative, sales, and engineering
facilities. These areas will support a variety ofquality jobs, generate revcnue,
and provide services that strengthen the local and regional economies.
Country Overlay Map
The balance between the "cbv^and the ^country" isfundamental tothe genera |
health' welfare and economic viability of the community. This has been
reiterated by the community time and time again. Therefore, this plan sets out
to reinforce the "country" within the City's jurisdiction through e Country
Overlay Map. Since the development ofthe towns surrounding Saratoga Springs
is indeed beyond the (]tv"s control, the City must take proactive measures to
preserve the greenbelt surrounding the urban core.
e60
City of Saratoga Springs 12015 Comprehensive Plan