HomeMy WebLinkAbout20190604 The Cluett House Bed and Breakfast Application SNYDER, KI LEY, TOOHEY, CORBETT & COX, LLP
HARRY D.SNYDER ATTORNEYS AT LAW LOREN N.BROWN*
MICHAEL J. TOOHEY PLEASE REPLY TO: 1994-2016
KATHLEEN A.CORBETT P.O. BOX 4367 *RETIRED JUSTICE
JAMES G.SNYDER SARATOGA SPRINGS, N.Y. 12866 NEW YORK STATE
JAMES S.COX STREET ADDRESS:160 WEST AVENUE SUPREME COURT
TELEPHONE(518)584-1500
FACSIMILE(518)584-1503
June 18, 2019
HND DELIVER TO Susan.barden�cisaratoga-springs.org,(and thumb drive)
Ms. Susan Barden
Senior Planner
Planning Department
City of Saratoga Springs
474 Broadway, City Hall
Saratoga Springs,New York. 12866
Re: Robin Lauder LLC: 2 Clement Avenue, Saratoga Springs,New York 12866
Dear Susan:
This office represents Robin Lauder LLC, a New York Limited Liability Company, who has
purchased the Property at 2 Clement Avenue, Saratoga Springs,New York. It is my client's
intention to develop a Neighborhood Bed and Breakfast at the Property under the name of"The
Cluett House Bed and Breakfast".
In that regard, I enclose to you two (2) hard copies of the Application for a Special Use Permit and
associated exhibits and a thumb drive that contains all of the attached material.
Finally, I enclose my client's check in the amount of$900.00 made payable to the Commissioner of
Finance.
I would appreciate it if you would notify me as to when this is going to appear on the Board's
Agenda. As always, thank you for your cooperation in these types of matters.
Very truly yours,
\lv,)
\____
Michael J. Toohey
MJT:tlp
Enclosures
cc: Jennifer Merriman (jennifer.merrimansaratoga-springs.org) (without attachments)
Scott Strazik and Jennifer Schannault arschannault@gmail.com) (without attachments)
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HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED!!
JFOR OFFICE USE)
\I ��l l CITY OF SARATOGA SPRINGS
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,� "/1 I/ .i. PLANNING BOARD (Application#)
=- ; �° •'r, 0...,,,, City Hall-474 Broadway (Date received)
-„ :=•,.,4",,d, ,~- Saratoga Springs, New York 12866-2296
'! ., • Tel:518-587-3550 fax:518-580-9480
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oR�,rEvhttp://www.saratoga-springs.org
APPLICATION FOR: SPECIAL USE PERMIT
(Rev: 03/2018)
Project Name:
ROBIN LAUDER LLC d/b/a The Cluett House Bed and Breakfast
Property Address/Location:
2 Clement Avenue, Saratoga Springs, New York 12866
165.35-2-17 UR-1
Tax Parcel #: Zoning District:
'for example: 16552-4-37)
Proposed Use:
Neighborhood Bed and Breakfast
Type of Special Use Permit: Permanent Temporary Renewable Modification
APPL1CANT(S) OWNERS) (If not applicant) ATTORNEY/AGENT
Name
Robin Lauder LLC Michael J. Toohey, Esq.
Address
11 Beacon Hill Drive POB 4367, 160 West Ave.
Saratoga Springs, NY 12866 Saratoga Springs, NY 12866
Phone
(513) 377-1562 (518) 584-1500
Email
j r.scha nn auIt a@gmail.corn mtoohey sktcclaw.corn
Identify primary contact person: applicant Owner 6/Agent
*An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question.
Please check the following to affirm information is included with submission.
V ketch Plan Attached:
pplicant is encouraged to submit sketch plans showing features of the site and for neighborhood and illustrate proposed
use.
V Environmental Assessment Form:
applications must include a completed SEQR Short or Long Form. SEQR Forms can be completed at
http://www.dec.ny.govipermits/619 1.htm1.
Water Service Connection Agreement- For all projects including new water connections to the City system,a copy of
a signed water service connection fee agreement with the City Department of Public Works is required and MUST be
submitted with this application.
V kpplication Fee: $900.00 $300-modifications (check box)
A check for the total amount made payable to: "Commissioner of Finance" MUST accompany this application.
City of Saratoga Springsp. 1 of 2
Application for Special Use Permit
V 2 hard copies(*I signed original) and one electronic copy(PDF) of complete application and ALL attachments.
Submission Deadline-Check City's website(www.saratoga-springs.org)for application deadlines and meeting dates.
Does any City officer, employee or f ' mem r thereof have a financial interest(as defined by General Municipal Law
Section 809) in this application?YES NO V_. If YES, a statement disclosing the name, residence, nature and
extent of this interest must be filed with this application.
I, the undersigned owner, leasee or purchaser under contract for the property, hereby request Special Use Permit
approval by the Planning Board for the identified property above. I agree to meet all requirements under Section 240-7.
of the Zoning Code of the City of Saratoga Springs.
Furthermore, I hereby authorize members of the Planning Board and designated City staff to enter the property
associated with this application f pu 'oses of conducting any necessary site inspections relating to this application.
i //:441 ,
Applicant Signature: � ' . / Date:
PP g � 1 1 .�� 61 /2019
If applicant is not current owner, owner must also sign.
Owner Signature: Date:
city of Saratoga Springs p.2 of 2
Application for Special Use Permit
SPECIAL USE PERMIT
2 CLEMENT AVENUE
SARATOGA SPRINGS, NEW YORK 12866
A. OWNER/APPLICANT: ROBIN LADDER, LLC
B. PROPERTY: 2 CLEMENT AVENUE
SARATOGA SPRINGS, NEW YORK
C. TAX PARCEL: 165.35-2-17
D. ZONE: URBAN RESIDENTIAL 1 (UR-1)
E. ZONING CODE USE
SCHEDULE: URBAN RESIDENTIAL 1
USE PERMITTED WITH SPECIAL USE
PERMIT AND SITE PLAN APPROVAL:
"NEIGHBORHOOD BED AND
BREAKFAST"
F. ZONING CODE
DEFINITION: NEIGHBORHOOD BED AND BREAKFAST,
"A supplemental use in a single or two-family
residential structure having a resident host
which one to five rooms are offered for rent and
one or more meals are furnished to guests.
Regularly scheduled commercial indoor and
outdoor activities such as
wedding/receptions/showers, business
meetings, catered events and the like are not
permitted."
1
NARRATIVE
The single family residential property, according to the City records was built
in 1885 and consists of a 7800 square feet residential structure which
presently contains 5 bedrooms. The property was purchased by Robin
Lauder, LLC in June of 2019 with the intent to use the residence as a
Neighborhood Bed and Breakfast.
The Property is located within an Urban Residential 1 Zone. Within that
Zone, the Zoning Code permits the proposed Bed and Breakfast upon the
issuance of a Special Use Permit and Site Plan Approval. The only exterior
alterations to the Property is the addition of four (4) parking spaces, which
shall be established with the proper zoning setbacks.
CRITERIA FOR SPECIAL USE PERMIT
1) The extent to which the use is in harmony with and promotes the
general purposes and intent of the Comprehensive Plan and this
Chapter.
a) In approximately October of 2012, the permitted use within a one or
two family residence of a Neighborhood Bed and Breakfast in this
Zone was created and allowed. As a result, we have to assume that
the introduction of this use to a single family residence in this Zoning
District is consistent with the Comprehensive Plan.
2) The density, intensity and compatibility of the use with the
neighborhood and character.
a) The Zoning Code and the City Council would not have introduced this
use into this neighborhood if it did not believe it was consistent with
and compatible with the character of this area of the Community.
b) Across Clement Avenue from this Property is the largest temporary
living business in the City of Saratoga Springs — Skidmore College.
c) Diagonally across State Street and 60 feet from the southeast corner of
the Property is the nine (9) unit 45 Greenfield Avenue Condominium
property. The Applicants real property consists of.729 acres (31,736
2
square feet) and would "have" a single family structure located on the
property which would contain a bedroom for the resident host and a
maximum of five (5) bedrooms for quests. The Project at 45
Greenfield Avenue is constructed on approximately .83 acres
(Approximately 36,400 square feet) The density of this parcel with
nine (9) residential units is significantly greater than the Project site.
d) Approximately 340 yards west from the Property is the approximate
16-Unit Annandale Mansion Apartment Building.
The use of these examples reflect that a Bed and Breakfast on this site
will be consistent with uses directly to the northwest and southeast of this
site and would be consistent with other uses in the neighborhood.
3) Safe and efficient pedestrian, vehicular access and circulation and
parking.
a) All required parking for the proposed use exists or will be constructed on
the site in compliance with the Zoning Code, thus there will be no need
to use on-street parking.
b) Within the driveway system vehicles will be able to turn so that vehicular
movement onto the public street will not require vehicles to back into
traffic. There is a sidewalk on the east side of the Property that allows
safe pedestrian access to the neighborhoods to the south of the Property
and to the downtown area.
4) Existing and future demand on infrastructure, public facilities and
service.
a) The single family residence is already fully connected to all required
utilities and City services as a result, there will be no significant
additional demands on infrastructure.
3
5) The environmental and natural resources of the site and neighboring
lands, including any potential erosion, flooding or excessive light, noise
or vibration or the like.
a) The site is large enough to be self-contained so their will be no effect
with regard to erosion, flooding or excess light, noise or vibration. The
utilization of this Property for the limited five (5) room Bed and
Breakfast will introduce no greater effect in the neighborhood than if a
home of this size was occupied as a private residence.
6) The long term economic viability of the site, neighboring property and
district.
a) There is no doubt that the subject property is a beautiful structure and
there are examples of beautiful structures that once were single family
homes that are presently being utilized as Bed and Breakfast
establishments or Inns; Union Gables on Union Avenue, Brunswick
House on Union Avenue, Springwater Bed and Breakfast on George
Street, Batcheller Mansion Inn on West Circular Street. These uses
are and have been consistent with the residential neighborhoods in
which they exist and have help to maintain large residential structures
from potential deterioration.
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Short Environmental Assessment Form
Part 1 --Project Information
Instructions for Completing
Part I—Project Information. The applicant or project sponsor is responsible for the completion of Part L Responses become part of the
application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as
thoroughly as possible based on current information.
Complete all items in.Part I.You may also provide any additional information which you believe will be needed by or useful to the
lead agency;attach additional pages as necessary to supplement any item.
Part 1--Project and Sponsor Information
ROBIN LAUDER LLC dlbla THE CLUETT HOUSE
Name of Action or Project:
THE CLUETT HOUSE BED AND BREAKFAST
Project Location(describe,and attach a location map):
2 CLEMENT AVENUE,SARATOGA SPRINGS,NEW YORK 12866
Brief Description of Proposed Action:
TO USE THE EXISTING STRUCTURE AT 2 CLEMENT AVENUE,SARATOGA SPRINGS,NY AS A NEIGHBORHOOD BED AND BREAKFAST AS
DEFINED IN THE ZONING CODE OF THE CITY OF SARATOGA SPRINGS,NEW YORK.
Name of Applicant or Sponsor:pP p Telephone: (51 3)377-1562
ROBIN LAUDER LLC
E-Mail: JR.SCHANNAULT@GMAIL.COM
Address:
11 BEACON HILL DRIVE
City/PO: State: Zip Code:
SARATOGA SPRINGS NEW YORK 12866
1. Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES
administrative rule,or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that ✓
1
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
❑
2. Does the proposed action require a permit,approval or funding from any other government Agency? NO YES
If Yes, list agency(s)name and permit or approval:
3. a.Total acreage of the site of the proposed action? 0.729 acres
b.Total acreage to be physically disturbed? 0.50 acres
c,Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? 0.729 acres
4. Check all land uses that occur on,are adjoining or near the proposed action:
5. ❑Urban ❑ Rural(non-agriculture) El Industrial ❑ Commercial Residential(suburban)
❑Forest 0 Agriculture ❑ Aquatic 0 Other(Specify):
❑Parkland
Page 1 of 3 SEAF 2019
5. Is the proposed action, NO YES N/A
a. A permitted use under the zoning regulations? El El
b. Consistent with the adopted comprehensive plan?
1- 1 ❑
NO YES
6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? -
El
7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES
If Yes, identify: EI
NO YES
8. a. Will the proposed action result in a substantial increase in traffic above present levels?
b. Are public transportation services available at or near the site of the proposed action?
c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed ri El
action?
9. Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
El
LI
10. Will the proposed action connect to an existing public/private water supply? NO YES
If No,describe method for providing potable water:
11. Will the proposed action connect to existing wastewater utilities? NO YES
If No, describe method for providing wastewater treatment:
12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES
which is listed on the National or State Register of Historic Places,or that has been determined by the
Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listingon the ri
g
State Register of Historic Places?
El El
b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency? ✓
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? E]
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
Pa tie 2 of 3