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Home My WebLink About20220690 Crescent & Jefferson Petition for Zoning Amendment Presentation 221013Liberty Saratoga Apartments a Liberty Development Project Saratoga Springs Planning Board Advisory Opinion October 13, 2022 Employment crisis:1500 unfilled jobs impacting city’s economy Affordability crisis: people who drive the economy cannot afford to live, work and play here. COVID 19: Substantial home/rental increase Inflation: impact on cost of gas for commute Environmental/economic impacts of commuting “It’s time we build housing that everyone can afford. All of our city leaders have expressed support for this concept, and approving this project is one of the ways to make this pledge a reality.” Todd Shimkus, Chamber of Commerce Rents and Rental Units Studios, 1-& 2-bedroom units Worker oriented -$45,000-84,000 annual income Studios and 1 bedrooms –fulfill trend of young professionals working from home and without roommates Liberty/CRM Rental Management B. Extent amendment promotes public health, safety, and welfare of the city Liberty Apartments Saratoga Springs Rentals (average) Studio $900-1120 $1500 1 Bedroom $995-1200 $1820 2 Bedroom $1200-1650 $2245 C. Suitability of property for present zoning D. Extent amendment creates or eliminates nonconformities STANDARDS FOR MAP AMENDMENTS Evolution of RR-1 zoning for parcel C. Suitability of property for present zoning 2018 Concept Plan 2022 Concept Plan 2 “…transitional land use buffer from varied land uses within the area” 2 2022 Concept Plan B. Extent amendment promotes public health, safety, and welfare of the city +/-20 acres Wetlands Liberty Saratoga Apartments 2018 vs 2022 2018 Comprehensive Map Amendment Comprehensive Plan Text Amendment Zoning Map Amendment Zoning Ordinance Amendment Subdivision Design Optics: low income and many kids (48 3 bedroom units) 2022 Zoning Map Amendment Height Variance Reality: Cater to work force Eliminated 3-bedroom units Doubled 1 BR, added studios Decreased density by 92 bedrooms 1 2018 2022 Affordable Housing Significant misinformation: Incorrect assumption that existed lack of “guarantee” that once built, will remain affordable. Unfounded concern no income eligibility criteria existed Allegations and fear that later sale of units at or above market rate As in 2018, 3 independent methods of guarantee (see 8/26/22 submission for details) a. Ownership b. Regulatory Agreement c. PILOT Each of these independently assures minimum 30 years of affordability. HFA regulates and requires compliance annually Other affordable projects in the city 550 units anticipated to be built, concerned about oversaturation +/-200 units built. 300+ waiting list at existing projects. Demand currently significantly outpaces supply. Impact on schools 3 bedroom raised concern 3 bedroom eliminated 4 2018 vs 2022 Design Traffic Study Complete Streets Trails/ Pedestrian Connectors Bike Parking Bus Route Public Input on Proposal Communication with Clubhouse Estates Mailings to neighbors within 1000 feet of project Two public meetings in June, in advance of application Requested meeting with Sustainable Saratoga 2015 Comprehensive Plan Guiding Principles Economic Strength and Stability Environmental Health and Resiliency Transportation and Mobility * Community Character Actively promote affordable housing “key to Saratoga’s future” A.Consistency with Comp Plan and adopted land use policies A.Consistency with Comp Plan and adopted land use policies “Ambiguity construed in favor of the applicant” 2 COMP PLAN DENSITY “The Map sets the direction for future land uses within the City. It illustrates the City’s vision by identifying broad categories of land use. It is not a zoning map.” p. 55 A.Consistency with Comp Plan and adopted land use policies 2 Rezoning for specific uses beneficial to a community is not uncommon! Sunset provision Conditions of approval Restrictions tied to the rezone Restrictions of use within a zone Future rezone! C. Suitability of property for present zoning 2 “Guarantee” UR-4 vs RR-1Allowable Uses UR-4 SPECIALLY PERMITTED USES Adult care facility Community Center Hotel –20 room or less Neighborhood Commercial Establishment Residential Care Facility Rooming House UR-4 PERMITTED USES: DWELLING TYPE Townhouse, Multi-family, Two Family, Transitional, Secondary Dwelling Unit 2 C. Suitability of property for present zoning 2 Tax credit investor 2018 PB Concern: “proposal also lacks any discussion of how income eligibility would be determined.” CRM Management Company –certified in LIHTC program, compliance requirements and regulations Tenant Applications processed through CRM Incomes certified for each new tenant Independent 3rd party review by HCR and Equity Investor Annual income certifications required Yearly audits and compliance with program by HCR 2 2018 PB Advisory Opinion Preservation of open space and wetlands Build out more reflective of Broadway –60 ft, T-6 and “not currently found within the surrounding area” Integrated into the fabric of the city Provide essential street front qualities Pedestrian linkages Concern: “proposed expansion of uses” on all INST-HTR parcels Traffic study done 3 3 3 4 4 4 4 5 Green Buildings NYS funding : requires compliance with Green Building programs •EPA EnergySmart Multifamily New Construction Program •NYSERDA New Construction Housing Program •NYS HCR Mandatory Green Building & Energy Efficiency Practices •2020 Enterprise Green Communities Criteria B. Extent amendment promotes public health, safety, and welfare of the city Compact development: connection to transit, proximity to open space, services & community resources Building envelope -at least 15% more efficient than 2020 NYS Energy Code All electric, EnergyStar rated appliances & HVAC Water –Consumption and low flow (EPA WaterSense rated) Lighting –Efficient and dark sky compliant Low VOC materials for interior air quality measures B. Extent amendment promotes public health, safety, and welfare of the city Carbon Footprint Impact Single Occupant Vehicle: Largest source of carbon footprint = .096 lbs of CO2 Per Mile! If 10 miles closer to work: 20mi x 5 days/wk = 5000 fewer mi/yr per tenant Liberty Impact: 5000 mi x 198 apts 990,000 fewer mi/yr 470 TONS of emissions avoided each year Equivalent to work done by 500 acres of forest in 1 year! B. Extent amendment promotes public health, safety, and welfare of the city “Sustainable Development” Model for Development: Meeting present needs while maintaining environmental integrity and without compromising future needs to promote healthy and robust environments. ✓Community Connectivity -Walking paths and trail connections, playgrounds, sidewalks, mass transit/bus connectivity, bike parking/storage ✓Economic Health ✓Aesthetic Design/Architecture ✓Green:Pursuing “net zero” (carbon neutral) development to benefit residents, community and environment ✓Compact Development B. Extent amendment promotes public health, safety, and welfare of the city UDO PROCESS Map Amendment to City Council Referral to Planning Boards (city and county) Public Hearing by Planning Board (discretionary) and recommendation to City Council SEQR recommendations to Council City Council Public Hearing and Decision Missing Submission materials Amended application (sent to Council 8/26/22) Modified p.1 and affordability enforcement information PowerPoint Presentation to City Council 9/6/22 2019 Traffic Study (sent to Council 9/12/22) Trip generation: 66 AM, 86 PM LOS relative unchanged Sight distance meets standards, vegetation removal Comp Plan Density analysis 2019 Endangered Species screening Tonight’s Procedural Steps Initial review of project Request additional information & discuss need for public hearing Begin SEQR analysis Liberty Saratoga Apartments a Liberty Development Project