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20190539 Zoning Amendment Change Advisory Opinion 6-24-19
A 1' '` MARK TORPEY, Chair ;11 ! ; ` CITY OF SARATIGA SPRING •- ,JAM I N TOTI NO, Vice-Chair _-��.� = PLANNING BOARD ROBERT F. BRISTOL . .lir..(dr ,:- JANET CASEY - . - . RUTH HORTON - �n_-GRATEie .cap-� City Hall - 474 Broadway " TODD FABOZZI Saratoga Springs, New York 12866 SARA BOIV1N Tel: 51 8-587-3550 fax: 51 8-5 80-9480 AMY RYAN, Alternate S HAWNA J EN KS, Alternate June 24, 2019 Meg Kelly, Mayor City Hall -474 Broadway Saratoga Springs, NY 12866 RE: Advisory Opinion to the City Council -- Draft Zoning Map Dear Mayor Kelly: Pursuant to City Council action on April 2, 2019 requesting an advisory opinion from the Planning Board, this board reviewed the Draft.Zoning Map, heard from the public, and deliberated at its May 2, May 16 and June 6 meetings. On May 16, the Planning Board requested a 30-day extension from the City Council to provide the advisory opinion. On May 21, the City Council honored the Planning Board's request, affording the Board until July 2 to provide their opinion. The proposed draft zoning map consists of 18 discrete zoning changes as identified on "City of Saratoga Springs Draft Zoning Map prepared by Camiros. LTD., dated March 2019". The Planning Board, as required by the City's Zoning Ordinance, reviewed whether the proposed revisions are (1) consistent with the Comprehensive Plan, and (2) not contrary to the general purposes and intent of the Zoning Ordinance. The Board determined that 17 of the 18 proposed changes are consistent with-t- -_Comprehensive Plan and not contrary to the general purposes and intent of the Zoning Ordinance. These a - identified on the Draft Zoning Map as nos. 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, i.8 (see alta 'hed analysis and T recommendation). -.,, i ,1, The parcels that comprise proposed change no. I are located at the end of Myrtle St. at the corner of Morgan St. and are identified on the Comprehensive Plan Future Land Use Map as including Institutional (INST) and Core Residential Neighborhood (CRN--2). The identified parcels are currently zoned Urban Residential -- 1 (UR-1) and the consultant's (Camiros LTD) recommendation is to change the zoning district to Office Medical Business -2 (OMB-2). While the Board concluded that the proposed change is consistent with the Comprehensive Plan and not contrary to the general purposes and intent of the Zoning Ordinance, it is recommended that the City Council consider changing these parcels to Office Medical Business District- 1 (OMB-1) stating, "a designation of OMB-1 allows less intensity and fewer - permitted uses to ensure retention of community character and limit adverse impacts to the surrounding neighborhood and institutions" (see attached analysis and recommendation). Further, the Board noted that, when future projects come before this body for development, adherence to the Comprehensive Revised 6/24/2019 5:18 PM Draft Zoning Map Planning Board Advisory Opinion Plan should be followed, with consideration of a significant natural perimeter providing elements such as connectivity trails or walk ways, golf course connectivity, dark sky lighting, and civic spaces, creating a defined and permanent landscape or green buffer to offset the rezoning and soften the boundaries between residential to non-residential, ensuring the needs for the health of a growing community while reducing impacts to the adjacent neighborhoods. The parcels that comprise proposed change no. 17 extend from W. Circular St. at the corner of Aletta St. to Congress Ave. and include a portion of Railroad Run -this area is identified on the Comprehensive Plan Future Land Use Map as Core Residential Neighborhood — 1. The identified parcels are currently zoned Warehouse (WD) and the recommendation is to change the zoning district to Transect—4 Urban Neighborhood (T-4) and Institutional — Parkland/Recreation (INST-PR). The Board concluded that the proposed change to INST-PR is consistent with the Comprehensive Plan and not contrary to the general purposes and intent of the Zoning Ordinance. However, the Board also concluded that the proposed change to T-4 is not consistent with the Comprehensive Plan and is contrary to the general purposes and intent of the Zoning Ordinance and recommends that the City Council consider changing these parcels to Urban Residential — 3 (UR-3) (see attached analysis and recommendation). The Board recognizes that the Unified Development Ordinance project is ongoing and that it would be valuable to establish a more consistent methodology to compare the impacts of residential (defined in terms of "density") versus non-residential intensity of land development and recommends that the consultant consider including such language in the first draft of the UDO. This advisory opinion was passed by the Board on June 20, 2019 by unanimous vote — 7-0 (In favor: Torpet, Totino. Bristol, Casey, Horton, Fabozzi, Boivin). For clarification purposes, the following are procedural steps that must occur prior to City Council action: • A public hearing by the City Council for the proposed Draft Zoning Map. ■ Review by the Saratoga County Planning Board (General Municipal Law §239-m). Referral response received April 30, 2019 "Approve" with comment. ■ Compliance with the State Environmental Quality Review Act (SEQRA) by the City Council including an evaluation of the SEQRA Long Form Part I and II. If you have any questions regarding the above comments, please do not hesitate to contact me. qoP"''''—'0 Sincerely, .....-xia,a. 7----7 Mark Torpey Chair cc: Commissioner Madigan, Commissioner Franck, Commissioner Martin, Commissioner Scirocco 2 Sara Boivin June 2019 RESIDENTIAL to NON-RESIDENTIAL for FUTURE LAND USE Planning Board Charge: -Is the proposed revision consistent with the Comprehensive Plan? -Is the proposed revision contrary to the general purposes of the Zoning Ordinance Chapter 2.0? Density: Under the new zoning recommendations,density for an area must be equal or less than what is described in the Comprehensive Plan. Areas to be RE-ZONED, the uses and densities MUST be compatible with the ranges presented in the land use category. Land Use Categories:The land use categories used in the 2015 Comprehensive Plan are NOT zoning districts. They are broad, purposefully non-precise, mean to be fluid, and serve as general guides to future zoning. INST is general descriptor category with several permitted uses that differ from Residential uses. Special Use Permit Changes: See Table Below Previous Comp Plan Current Zone Current Comp Plan Proposed Zone Change As of 2001 As of 2003 As of 2015 HDR-2 Uses 3 10-15 UR-1 Uses 3 3.5 u/a INST Uses 3 undefined u/a OMB-2 Uses 3 undefined u/a u/a -High Density -Urban Residential -Religious -Business Residential Medium density -Educational -Medical -Transition from Core -Single Family -Health -Professional offices Mixed Use -Public infrastructure -Cultural -Health related institutional -Single& Multiple -Tourism facilities Family -Moderate-scale commercial uses -Highly walkable/Transit Residential Residential Commercial Commercial CURRENT: Current Zoning: Urban Residential (UR-1) Intent: To provide medium density single family residential uses where public infrastructure is available. Principle Permitted Use:Single Family Residences Permitted with Site Plan Approval Only: None Special Use Permit&Site Plan Approval:Private schools, religious institutions, Neighborhood Bed& Breakfast, Neighborhood Rooming House,Senior Housing,Senior Assisted Care Facility District Area & Bulk Schedule: Minimum Lot Size Density Units per Acre:3.5 units Comprehensive Plan 2015 Land Use Designation Category: Institutional (INST) Intent: The institutional designation includes areas that provide services such as religious, educational, health, cultural and tourism. Density Units per Acre: Not provided for 1NST land use. PROPOSED: Proposed Zoning: Office Medical Business (OMB-2) Intent: To accommodate business, medical, and professional office uses as well as health related institutional facilities in OMB-2. Principle Permitted Use: None Permitted with Site Plan Approval Only: Office, Medical Office/Clinic, Parking Facilities Special Use Permit&Site Plan Approval:Senior Housing, Senior Assisted Care Facility, Hospitals and Nursing/Convalescent Homes Density Units/Acre: Not provided for Commercial.See Area & Bulk Schedule below. TABLE 3:AREA AND BULK SCHEDULE MAXIMUM 13UILO NIT MINIMUM DISTANCE 10 �'.Sl 1T.lul l LOT huSl?J:?r'tJt.1 COVERAGE MIN.YARD SETBACK(FEET) PRINCIPAL BUILDINGS ACCESSORY BUILDING(FEET) ZON.NG SITE AVERAGE PERCENTAGE GE �.C'.91iti li.l!l DISTRICT SQUARE WIDTH �a T{71dC.1�,Ifd MINIMUM Itil?.1�.�:1 MAX. FRONT SIDE REAR PERMEABLE FEET(SP) (FT.) PRINCIPAL r'�:CEss. C-ACH TOTAL 1-'FLOOR AREA HEIGHTPi2I,Cli':{L U� LOT LOT LOT BLDG. BLDG. rRONT REAR QLDING S D.E SZE (SF) (FEET) LINE L NE LINE UR-1 12.500(A) 100 20 8 30 30 12 30 1 Ston,=1.103 60 5 30 5 5 30 2 Stc:.y=800 0518-1(G) 40.000 100 30 10 80 2518) 20(D) 40 .__._ 40 25 80 10 ICI 10(C) 30 0%18-2(GI 10.000 100 30 10 40 25 r3) 15(81 30 40i 40 3(C) 3(C) 30 CONCLUSION: -Is the proposed revision consistent with the Comprehensive Plan? -There is not a direct equivalence in comparing Residential(UR-1)density to Commercial(OMB-2)density, therefore it is difficult to determine if the future land use would be equal to or less than the current zoning without an actual project for consideration. -However, when comparing the Area& Bulk use schedule, UR-1 and OMB-2, after minimum lot size,share many of the same elements in terms of height,setbacks,principle build coverage,etc. The two differ most with regards to accessory buildings and first floor square footage, which is not defined for OMB-2 for comparison. In addition, the required minimum lot size for OMB-2 is not much greater than UR-1, which may indicate a higher rate of density than its current zoning.A designation of OMB-1 allows less density and fewer permitted uses to ensure retention of community character and limit adverse impacts to the surrounding neighborhood and institutions. -What would differ most in this case;are the uses, aesthetic qualities, and community character of Residential (UR--1) versus those of Commercial(OMB-2)land uses. That issue would be determined by the Land Use Boards in Site Plan Review and through issuance of Special Use Permits once a project begins._ Is the proposed revision contrary to the general purposes of the Zoning Ordinance Chapter 2.0? -The proposed zoning of Office Medical Business(OMB-2)is NOT contrary to the general purposes of the Comprehensive Plan of 2015. The Plan clearly defines the majority of area#1 on the draft Future Land Use Map as Institutional(INST), with indications of Core Residential Neighborhood(CRN-2)appropriate for Single, Two, and Multi-Family residences with high density of 15.0 units per acre. The Plan also states that land use categories are not zoning districts;they are meant to be broad, purposefully non-precise,fluid, and serve as general guides to future zoning. -This intended land use category fluidity suggests that much of the property could be developed as OMB-2. However, when future projects come before the Planning Board for development adherence to the Comprehensive Plan should be followed, with consideration of a significant natural perimeter providing elements such as connectivity trails or walk ways, golf course connectivity, dark sky lighting, and civic spaces creating a defined and permanent landscape or green buffer to offset the rezoning and soften the boundaries between residential to non-residential, ensuring the needs for the health of a growing community while reducing impacts to the adjacent CRN-2 and RN-2 neighborhoods. In addition, great consideration should be given to the community character if projects are to be developed in an OMB-2 district. -The land use designation Institutional(INST)proves to be a vague descriptor of one sentence and does not provide useful density suggestions or formulas. It may perhaps be beneficial to create over-arching density suggestions for INST designations for future use by Land Use Boards as well as a standard methodology/formula for comparing residential and commercial densities. It may also be beneficial to create a specific Medical& Emergency Shelter Related designation (INST-ME) with density rubrics as well as a Religious designation (RE), including cemeteries which often fall under a residential designation on the Comprehensive Plan and new the draft Future Land Use map.A Medical& Emergency Shelter related land use designation could be set apart from "Business"to give further clarity that the district is for Medical& Emergency Shelter related use only. Furthermore, the current uses for INST or zoning for OMB-1/OMB-2 do not include Emergency Shelter language, which is a priority set for in the Comprehensive Plan 2015. Suggested INST designations: Institutional—ED Educational Institutional—MP Municipal & Business Institutional—PR Parkland & Recreation Institutional—HTR -› Horse Track Related Institutional—MD -› Medical & Emergency Shelter Related (Hospitals/Medical Offices/Treatment Centers/Shelters—See Comp. Plan 3/2-59) Institutional—RE -j Religious (Churches&Cemeteries—See Comp. Plan & FLU map)) Residential to Residential Zoning Amendment Proposals (evaluated by TF) 12. Brook Road/Westbury Drive .. , . i.. _,..... 11,11 . .„. „. - --___ _„__ ---- , . , ,7. • , , / - _ / .• , , . _ , ,.--, ... •.. , \\,\,, .., .., . . _.._ . , ...._,...._......._... ...._------ . t, • --7-,--,r, ----- 1--•..-,-;..---,* .--.4 -,;,,,.."IIPY.%r7:-"'"-'-,,--- iiT4C4S-.7.7....'7117 sTrtiler -'4,-,1,,. ,, ...i„--3' ' ...... . K.7.7-:-Tr---. . ..... -.,z,-.5- - „-I,.,11.-,-..-.:,,,:,:.-. O.L.,,,,, ,L,-ii-:,:-..:-,-.-10-.... -.-.„- 1 ii.' ''''1. -'*. 41 'I. , ,•,....1 ,14:1:-.0„; $k ...'• ' A• : -- #"'.' 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Commercial activities should be limited to those that support rural and recreational uses and which protect valuable open space, protect natural resources and maintain natural systems.This designation reflects a rural or agrarian character that works to preserve contiguous open spaces, protect natural resources and restore and maintain natural systems, which will all become increasingly important and valuable community resources. Development in this area shall require a "conservation analysis" and utilize land conservation methods to protect environmentally sensitive areas and features, minimize the development's edge effects and conserve significant open space. CDD Note:The maximum density in the CDD is an average of 0.5 Units/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 floodplains, as well as lands with legal 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 be set aside as permanent open space through a conservation easement. Current Zoning: Urban Residential-1 (UR-1) Intent: To conserve, maintain and encourage single family and two-family residential uses. Principal Permitted Uses: Single Family Residences Special Use Permit and Site Plan Uses: Private Schools, Religious Institutions, Neighborhood Bed & Breakfast, Neighborhood Rooming House 3.5 du/acre Proposed Zoning: Rural Residential (RR) Intent: To provide low density residential and agricultural uses in order to preserve open space and a rural character. Limiting topography, soil condition, slopes and lack of public infrastructure also warrant the low densities. Principal Permitted Uses: Agriculture, Single Family Residences Special Use Permit and Site Plan Uses: Animal Kennel, Farms, Riding Stable, Nurseries, Golf Course & Clubhouse, Private/Civic Clubs, Religious Institutions, Cemeteries, Heliport, Marinas & Docks, Neighborhood Bed & Breakfast, Neighborhood Rooming House .5 du/acre —,-- _ __ n__.-7.___-=w -_. Y _�-- T .-q_ v...,,,�AP i 41.116i- c, -_-_,--. -..:--_-_,_-_-_-_-_-_,-_-_-_, ,--_-_-_-_, .. .. ________. ._:.--i : dm' ' la ia!aro. —_ — ;-__—_—_—_—_—,..,2-- . . � ,. ■l +a s r►r _ .�+ � ^te -. FEIERGfC.ri ioN x 6 , ..._._ 7si -,---,---, inmilIPIEnimmom al./4/ — . ,, si:filWA-r)-2Ki-27,-"X(i.,-,F-± --::::::::::_i-:::- --,-_-_: ..'..r,*Pif}-,Y.,--,fr-55frfizkr,',..siirme, .---------------7---- — z-----. = :-W ii.a._ , Fri±lojilL±1 „..via\ ...-,iiii ifj-yrNirtrr,r7 ,El'',>r-r-':---:- 1.''':'I/ .:::--E-E----7'- 4 . 4, ligaill I i 1 i 1 i 1 i i 1,y 1 idDI HA . Dii H. ,,, .10 ibiRli , i ! 77, . , 1-7::lic)(4-: ;) z-1 1:,1_,_ - zr- i ff_srr.r 1 1 m h„,„,..,,,i), ..,,2_, ,,,E,,,„„,(.t 11 -fVii-,ri rri- / _ ' I — . ., - .., IP r , 4 :I", �� ..•, ,,, � Bar�H :__1131 � � � 1 � - — ,,,frfr /rr'rr,..5,-rjr / 1--T:ii IL:ri 1:4'1110 riok.it 1 .7., ":,-ar,, / J I I rr / 4: Z, wASH,G10� ST 17_7:1,....._-___, I-IASI A Li :::1...,.---. _-_-. _-_-_:- 4alligi Mr, vi 1 .: . . 117,:,40 iimi ,. ot /72-r___L___Z______jr-rjry,a 1\ k_,- __. I ,_.---Ili- 7--, 1 I P,EHURST DR. --- -./ '-'- 1 H +gym.�emc� <#---/------------------ -i I, *-:L.--;-:: ' '\\\ 4 /"T- �_ t q MT,-;..1---_---i -.7.-_---...--_-__, ... Analysis/Conclusion:The proposed rezoning to rural residential appears in accordance with the intent of the Conservation Development District of the Comprehensive Plan.The intent of both the RR zoning district and the CCD Plan area both call for primarily low-density residential uses at .5 du/acre. Moreover,the parcel is crossed by streams and therefore the lower density of the proposed RR zone and the required Conservation. Subdivision appear more appropriate for this area. It should be noted, however,that the proposed rezoning area does not appear to match the parcel boundary and should be adjusted accordingly. 13. Grand Ave/Sherwood Tri i r , i -j y`� 4 1-„,::,,..--:-....-:-. -•..�(�"-mss"-^Zf*...„•,..4.,----,,e.,-,Fc-,,r,..- -^"�-. ,: M r`.,e�Mr,,,c.:�:+.a*".-.J 7; .- n 1�i'��' �' "..-k ... -. " • r_ fry. +"' .i�{ 1/, 3. "• �` ,1• ir ►� • � A. %1- ..).1,..,,,"4-.`i.. �S sem, T- 1•+ �( 1 i Y*' '"' + .,'-•, }r..-�t.. t' �i• •� i � T• ,,.'i.//1•�,`�• '`•[�. r 4'� y`f�,�• "��"� i • ;� 'T e 4.� � M I. �1�► '4, 1 Wadi '1,...-- frAgnelitA • I..... ` � �+.•its .f." � e �� • !', 7�T+• } ttqtrY + • A•sry ..• •. 1 ' ..1 + ter--r-a 'L -� - ' .w +t-�. 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Y `�T�'‘Tr..„. .'�^-""`�"�3•'F r..yn•�.,.y�r-�J� .'�_Y►'}4.16 ._r'•'� ".�dT'y y� 4:�;��St, ��"#-/' '��', 'LL� � �T. ;7.14`.4.,� # , ,. f, *r i " .14.7. ?�;t•-. `• . .1ti. �:fr;�' ' .ti ..� 'i• s�Tv4r.1 trin• s`'' f . -41 gh+"'-! 3,�{,"----,...� �, ' t. ` '. r C +,r.rr f' 4 • T ,IR • A.-• ,•fir ft p ,-4,-,--'1 ok, -111k.,._44-i----.:;:.ti 1 22 -:,:!.'w., w •["• 't. :--^ 'fz t -4 YM.•w ba=t- 4 -, t c,....i......‘-- . f-A''ik r 1'a���c .'.A.�iil=,Mt►,, ;,1 r'-'-'''''.=.,'" "-:::2•2__. ,♦- ....«r... .._s'_�e,.M.....- *-77 _ ,...,1 ..-- « a.:. Comp Plan Map: Conservation Development District (CDD). ,,,,,,,-, ,. , I Li/ ; --III i.1;---_-_ AL, , I/ \ 1 _ _.. f ''` 1 4 - Alciap?IN -AOR Y-------1/ C M U ii_,./ ///1 ! -1 r------ - 117----il i Grp I �-�� RN •�� -C7 QIP _-7:----•i r- _ -----r---- -------T__----4-_---- ..- I i-1 3 Fir .._. 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H �,..—f,ice-'-s-! -^-� ,,! ,i `, I--i'Tl, �D'/' -----, L 1 t�mil S � �-a a.'9 '.`^�!}�� I' "_"`..,.r-I i 1 --4_, L_A-,.:.. t.`\ , \•.,ti'`,• + � ' ci._ y .�`r 1'� .- ,,,„.._-_,,,T---,,1 ,, i...._L i r`-r Y�E "_y+w-. t_."'-rr i lJ j �r ,,i ,i----)----c---i r--" r i - —•" -_— 1.�.` 1 -'�'j \::r:,717. may._ ,-soh-L--L .' / '-----r-i 1 '-'-jl----i CF -(� _ter i I '��.t.:1=-, _ ; �f _______ , ., - ---- i / si l----,___)1,'----1 . REI 2 .-.... N.,, i I/ ( /7 iil ... / / ,. ,,,. ...7. ,.,L. ...,r... ..L,.. i ,1 ,..../ ,\:::,! �. � -17 7G s 11 7G in t �_.....,._. i `��^.e ,. The Conservation Development District designation reflects the "Country" of the City in the Country.This designation allows for low density residential, outdoor recreation, agricultural, and other rural uses utilizing land conservation methods such as clustering. Areas typically include single-family lots and subdivisions, existing planned developments, farms, estates, and natural areas. Commercial activities should be limited to those that support rural and recreational uses and which protect valuable open space, protect natural resources and maintain natural systems.This designation reflects a rural or agrarian character that works to preserve contiguous open spaces, protect natural resources and restore and maintain natural systems, which will all become increasingly important and valuable community resources. Development in this area shall require a "conservation analysis" and utilize land conservation methods to protect environmentally sensitive areas and features, minimize the development's edge effects and conserve significant open space. CDD Note:The maximum density in the CDD is an average of 0.5 Units/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 floodplains, as well as lands with legal 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 be set aside as permanent open space through a conservation easement. Current Zoning:Suburban Residential-2 (SR-2) Intent: To provide low to medium density single family residential uses reflecting the availability of public infrastructure. Principal Permitted Uses: Single Family Residences Special Use Permit and Site Plan Uses: Private Schools, Religious Institutions, Neighborhood Bed & Breakfast, Neighborhood Rooming House 2 du/acre Proposed Zoning: Rural Residential (RR) Intent: To provide low density residential and agricultural uses in order to preserve open space and a rural character. Limiting topography, soil condition, slopes and lack of public infrastructure also warrant the low densities. Principal Permitted Uses: Agriculture, Single Family Residences Special Use Permit and Site Plan Uses: Animal Kennel, Farms, Riding Stable, Nurseries, Golf Course & Clubhouse, Private/Civic Clubs, Religious Institutions, Cemeteries, Heliport, Marinas & Docks, Neighborhood Bed & Breakfast, Neighborhood Rooming House .5 du/acre /-'�9-7_,Arr �- ro,. � � r�r:"-fav 1 "i: ��i!. ^7 .i.rP:___-,__ ,1-. :�•.[1'_�fr.iI.,:j.E.21,97..-,. :- .-:7:,,r0rirr, ti,.."_: r �'� 3 ,; \, 1 -----i-- r LE _7 -{ rra..ra...a.r - _ -ir-R •, +�•��-"--�..• , -.� J� I , ___1. -�---1• l_,r•warR.wry.ar.fa rrrarr rf //::,, I ..ifrlaf .far_.-i,-,,--_,,,,k, .`r�" r 4_..-. .i #;AY G ct �...-1 1 L 1 PL :` --- :::: a...aa.rwew.....w-r.+ '}-- r Ia Pt•G{ I- - rrawrrarrraswrrn.s1 1 -7..---..,---:-_--:V - 1. ,-`,' -- ! f_"'T.I?�?:+E G --p--I j :11::::=.--=:::::::: Fiurr r• �= r # �_�- _i _I. -^-^-r- C i I ' f 1 r..w..r+..[swwrwrw.rwa �r -fi--- i. -{- i -t n} I _I..i i t -�i �'arwaw".na.w.wwrr...ssa r+ I-t � 1 {f��. !: 'T�i� ����:1��-.�{i ..[. 7:7...:::::Fi.„7:73:r...:da1r4;1*-14'''rr71- ♦Jy � ' 1 -lr. - M � ■�a#ry's'^ �- S,�. 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Moreover,the parcel is crossed by streams and therefore the lower density of the proposed RR zone and the required Conservation Subdivision appear more appropriate for this area. 16. Lake Ave/Bank Alley ii-draT & 74' .. !11,0, . - 0 J,..„. Z1. ...,'"'''-''.'"'.'"'"'d -.....,......... A , . r:',Z' ;::,-,T 4,4-- -,-TRAFIIrlififi, ' or --, .. i.,4 ,_,.... ..,, , 11) ;,fri ,.. --1"Vir.,,,,,,44-4.::. ,;.* , s f€44171:WO*P'l r itt° ‘P.''. ' '.*4.1i' --- 414 .,,;.MI f AI$7,7 '41';=,'.,,,..1-1k.s.,',I . m ,-- -, ' J., 4i. . INik, ' . ....t.i i. 1 t K S /� /i f •,, '4 ▪ ,. r -.r,. `mss J '',l'il PA ., /wt.,' li • &,,22:4:\I _ww- ' 'mer;,_,"''`,S' ' ti �►" 1114 wi ..L'`'.'',y %/.` ''' 'fir• 11• 'A` ,frj "I •• -`.-i, , 's .. . 1 .1,,it ,j( , ,,, Pefq,.,_j _.......-..r„z c- _ ..,, .„,it, 1 :,.. , ,...., 4E-4 ' _.1.1....' .,;..02._',,.,,,.. 1ft-- -- . i .,, it foit,,,,k., s'V: ' ..... '''OS r' .. "�'"+x.41 1 r. 1?' `, 1 --. , — . F$......1 t al -•`'rte --b----. ft.hi-, . 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' ¢{ a "` "'4s-` }...1.,,r,-, Comp Plan Map: Between the Downtown Core (DC) and the Core Residential Neighborhood (CRN-3). j-.- -----4, . —zg--pc- --_ T - ligNew.irk ill.7.g. p R, ,-,..----,-,,,,_:-_-:....-../,-__.,___, ____i__i — . -____,:-A,--ispi..L...-L-34 .:_-__-_,T1 ;,/- p •, 3 y ` _" '�.. r, 0�t`�-� - ,- �`r aS;.e;� 7.:, ,.� -,/�'. 4� „,-,),?:7.-S' - _ r""= I ��w.—�. , µ�T N - - , t I 1 ' ti `_ '-,,z.:---- ---; .__=.___T-1-2________:__-,--_-=-: _ , - E1 I -1 1:..--,” f N-I .; '.� r XI• �`ti,s„� �- � , 2' ^ � Z a 1 ii i 1 _____, . + � � •�fir- �f + . {` 4• r , _ ___, ----,_____,,,, f F t 1 -1 • . - - - -r — -_ t lir.x �� ' Q:1... �•- .. # _•—�� �" , • _ � — _ _ ...P.,4�„�1 li'"'"'[. :MC--- -P,:t," r .,. __ r f DC` _, 77 . I f _ --I IL _ --_ �� ti � a ��r -. 1 I i���1 � �I {f � �-3 �-� ,- ,_-_-. 1 :-�,~ __ -,-, _ `; 't-- -,{ yf iNST -= CRN-I 11 ,- 4 c,1 7-777--, , - . --,, ..4, _ ti ___---.._ -_-___ ._,_ ..., W J .-_-:,-_-:, -,,,,,-,-,....._ r„..)._-, ——---1,——=;TT-- — ——:„7 .,-__77---t-1 ,„0,,,,, , --_ -------, , ://'-'_,, :-L;Pit- ..---/_---*,.. -- '.---.. -7-71':-_--?'---=--_-_—_.,-_ -_-: ' .7-- ff,',.-7__--2f_71:e • _ r~ .. 1, f _ 1'_.—411.- I Ir---_.-.2, 111.1—±.- ! I t! ti k'T fit- I 7 1 1.-_-__--4_4 L.,I ,.. N" "! - Pb,* _`'"'' - 'f,'/ _ { L-1 f I j 1 I /-7---i--741 --I ;— 1- '--',:- '' --. I M 1 .7 .r.-,‘" - 4:6- -----:----' ' - -.if-T-77-T,--_----'-'-j--1-t_ I il .1 'Itt)-r, r7. ,7.0tx. , - The Downtown Core designation represents the heart of the City of Saratoga Springs. It includes areas of the highest density commercial, office, civic, and residential uses that support a highly compact and walkable core, as well as multi-modal transportation options.While the Downtown Core serves local uses, it also attracts people regionally and globally as a vibrant commercial center, employment center, entertainment center, and historic and cultural center. The Downtown Core is characterized by mixed use buildings with architecturally-interesting facades, streetscape design with ample room for street trees, sidewalks, benches, and other amenities that make the streets pedestrian-friendly.The designation also provides for mid to high-rise residential projects and mixed use projects incorporating housing above nonresidential uses. Looking forward,the Downtown Core will continue to be highly urban in character, with a mix of commercial and residential uses, and a balance between dense infill through development and redevelopment and the creation of attractive public spaces such as plazas and pocket parks. The Core Residential Neighborhood-1,-2, and -3 designations provide a transition from the Downtown Core and Complementary Core to the predominantly residential neighborhood areas and represent the historic residential village.These areas are primarily residential in use, with single and two-family homes allowed in all three CRN designations,while multi-family uses are allowed only in the CRN-2 and CRN-3 areas.The Core neighborhoods reflect Saratoga's quintessential residential character and charm through unique architecture, historic elements,front porches, sidewalks, and tree-lined streets. Current Zoning: Neighborhood Complimentary Use-3 (NCU-3) Intent: To accommodate primarily single family and two family residential development with some select and limited non--residential uses where appropriate. Non-residential uses are intended to provide sales and services within walking distance of surrounding residential areas. Principal Permitted Uses: Single Family Residences, Two Family Residences Site Plan Uses: None Special Use and Site Plan Uses: Multifamily Residences, Senior Housing, Permitted if less than 1,200 gross sq. ft.: Art Gallery, Artist Studios. Permitted if less than 1,800 gross sq. ft.: Office 14.5 du/acre Proposed Zoning: Urban Residential-4 (UR-4) Intent: To accommodate a mix of single, two-family and multi-family residential uses. Principal Permitted Uses: Single Family Residences,Two Family Residences Site Plan Uses: Multi-Family Residences, Accessory uses and structures for Multi-Family Residences Special Permit and Site Plan uses: Private Schools, Religious Institutions, Neighborhood Bed & Breakfast, Neighborhood Rooming House, Senior Housing, Senior Assisted Care Facility, Convenience Sales (<2,000 gross sq. ft.). In addition, UR-4A permits, if less than 1,200 gross sq. ft.: Artist Studios, Office, Service Establishments 14.5 du/acre ■� r V�•�� .1117111:17 ► r` f[rl[s •sir ar •1741111111i Art"."111111,1111111 utril noir17 A fi1' b7 r; . ■■r*tsar • . =lag ell[ , • r. ■ � � sewn1 � � .■i ■��i aala■■' ■=airr,frr[rs/ ll -rye � � � �,�_ '*fr■ -fl ri■�aa i■: a[ar.•aLl\ . � I 1m ,, -'rsrr[[sl/rs[[[■r+ aylr■ -�lr.r._ l is' '11■sllfss• L F iti SI r ■.. ■rrarr=^ .+a■■ ■a •aa■rii■ !�■,. r ��� asssr. 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IRRsrIa■#I:_J r Jl•■■■. i'r - ■r■■ems+e■r.■e■ 1;tilt!1`11±.! r•rFi1lae.I■Rs■R■rrri1a■ralRarsr i■/lsssllfr■e_■rrr■[.wi■+•1sf■r■ra.'arlstilrlli■rs■■r'rr..:r�ar■lr�.i+1 ■aa-r•i�,�serrr■��lr■lr[a.i•■�ir■rr �4P� � At/ 44■N 4- '•#'r1l4-■�"r^af•f.4lly►`re1e•1l•+_ar•rlra.rr■-■ffrr■r\■l[r[■rr■i�-ra■4s■+r■ ' - ■, i•■tlr�rf ■ � . gin= IrrIRZrluelrii■. ;1r■r ►'' jr 0� � it . i -•�fr"r■+ t:1� ,,,Y# �. 4r, lap — MIMI= -eg ,■al■[arrsrrs[■ r'i�•..w-=1[rr rrt-l-�-:-['tr�l■r W_--ttw�om--.rrrte=.3-.... ■I.._i lrrrfr>1tI1'1•tai�l f r f■+i■rl.[er_,f^I''l■rer`r=•_sIr�.., � j/$j /jJ1 4/1 1111 11111s7 °Liz/wul1. • • ellr 11r • i • • ♦ • er 71 s:7.ssro., c Group 4: Split -Zoned Parcels Modification #14: T5/UR-2 to T4; 2015 Comprehensive Pian = CMU 4� L m Location: East side of West Ave. between Washington St. and Grand Ave. Current Zonin : Transect 5/Urban Residential 2 Proposed Zoning: Transect 4 Transect 4 Intent: To accommodate development of neo -traditional neighborhoods with primarily residential uses incorporating a mix of unit types and small-scale commercial uses where appropriate Future Land Use in 2015 Comp Plan: Community Mixed Use (CMU)/Residential Neighborhood 2 (RN -2) Community Mixed .Use includes areas of moderate density residential and community - supported commercial uses. These areas are characterized by mixed-use neighborhoods that are walkable and connected to adjacent residential neighborhoods. Each area includes a variety of neighborhood -scale businesses and services that meet the needs of the surrounding community. Residential Neighborhood 2 are characterized by single --family residential uses with moderate density two family. While a mix of housing types is present, these areas retain the basic character of single-family neighborhoods, such as front and rear yards, driveways, and garages. Small, neighborhood --scale commercial uses may currently exist to complement the residential uses. [Maximum density is 7 units/Acre] Ana[ sis: Both UR2 and T5 combine residential uses with non-residential ("public infrastructure") uses designed to enhance connectivity and walkability in an area of moderate density. Similarly, the 2015 Comprehensive Plan anticipates this site as an area of moderate density with a mixture of residential and community -supported uses within a neighborhood character. Recommendation: The change to T4 consolidates the zoning districts without essentially altering the character or density of the neighborhood and is in accordance with the intent of the 2015 Comprehensive Plan. Modification #15: T4/UR-2 to T4; 2015 Comprehensive Plan = CMU/INST r & .errw � S L T I gLU E S RF A F - Location: East side of Vilest Ave. between W. Circular St. and Blue Streak Boulevard Current Zoning: Transect 4/Urban Residential 2 Proposed Zoning: Transect 4 Transect 4 Intent: To accommodate development of -neo-traditional.ne_ighbvrhoods with primarily residential uses incorporating a mix of unit types and small-scale commercial uses where appropriate. Future Land Use in 2015 Comp Plan: Community Mixed Use (CMU)/Institutional (INST) Community Mixed Use includes areas of moderate density residential and community -- supported commercial uses. These areas are characterized by mixed --use neighborhoods that are walkable and connected to adjacent residential neighborhoods. Each area includes a variety of neighborhood -scale businesses and services that meet the needs of the surrounding community. The Institutional designation includes areas that provide services such as religious, educational, health, cultural, and tourism. Analysis: T4 incorporates the residential aspects of UR2 (""medium density single family residential uses where public infrastructure is available") while eliminating the split zone. It also assumes a gradation of development intensity, which accommodates Saratoga Springs High School. This is appropriate to the Comprehensive Plan's Institutional designation (which calls out educational institutions) as well as the Community Mixed Use designation. According to the Comp Plan, "CMU uses may vary" but "all areas are intended to be pedestrian -oriented with an attractive streetsca pe.... In some areas, identity is already well established." Recommendation: The change to T4 accommodates the current characteristics of the parcel, including the'high school, while accommodating further residential development and eliminating the split zone. It is in accordance with the 2015 Comprehensive Plan. GROUP 5 — CHANGES TO INST-PR Modification #2: UR-1/IVCU-1/T5 to RR/INST-PR Current zoning: Urban Residential 1/Neighborhood Complementary Use 1/Transect 5 Urban Neighborhood Location of subject area: Bordered by Forest Avenue to the west and Northway on the east. Incorporates entirety of Spring Run Trail and undeveloped city -owned land adjacent (south) of the trail. Area incorporates one existing subdivision. Parcel boundary follows Spring Run stream. Future Land Use in 2015 Comp Plan: Conservation Development District. This designation reflects the "Country" of the City in the Country. Allows for low-density residential, outdoor recreation, agricultural and other rural uses using land conservation methods such as clustering. Areas typically include single-family lots and subdivisions, existing planned developments, farms, estates and natural areas. Commercial activities limited to those that support rural and recreational uses and which protect valuable open space, protect natural resources and maintain natural systems. Parcels in this category require a conservation analysis to protect environmentally sensitive areas and features. Maximum density of .5 Units/Acre of unconstrained land. Proposed zoning: Rural Residential and INST-Parkland/Recreation Rural Residential intent: To provide low-density residential and agricultural uses in order to preserve open space and a rural character. Limiting topography, soil condition, slopes and lack of public infrastructure also warrant the low densities. Requires large minimum lot size and significant setbacks. INST-Parkland/Recreation intent: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: Area identified as Conservation Development District in 2015 Comp Plan. The 2001 Comp Plan also identified this area as CDD, but zoning to comport with that designation was not established in the intervening years. Area includes undeveloped City -owned land appropriate as Parkland Recreation given proximity to trail system and other open lands. Existing private lots appropriately identified as Rural Residential from a density perspective (.5 DU/Acre). Further development would be constrained since the area is in a flood plain. Recommendation: Proposed zoning change for this area to Rural Residential and INST- Parkland/Recreation is consistent with the intent of those zoning districts and comports with the FLU designation of Conservation Development District in the 2015 Comprehensive Plan. Modification ##5: RR to INST-PR Current zoning: Rural Residential Location of subiect area: End of Northline road, south of Ballston Avenue at the southern border of City. Future Land Use in 2015 Comp Plan: Parks and Recreation According to the 2015 Comp Plan, the intent of the Parks and Recreation Future Land Use designation is to protect open space resources that constitute a vital economic component and a valuable environmental, aesthetic, and recreational amenity. It is this unique open space character that creates the inherent value of the "City in the Country`. The designation encompasses recreational areas and parkland owned by the public. It includes a mix of recreational and cultural uses that support recreation opportunities for residents and visitors. It is characterized by a combination of buildings and uses supportive of active and passive recreation, recreational tourism, and open space. Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: The subject parcels were purchased by the State and are now part of the State Park (even though there is an existing parcel that separates the subject parcel from the SP). Re -designation as INST- Parks/Recreation brings parcels into compliance with intended use and preservation of open space. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #6: RR to INST-PR Current zoning: Rural Residential Location of subiect area: Abuts Milton wildlife reserve, off Rte. 50 Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: Property is owned by the City and was purchased with open Space bonds. Property purchased with those bonds must be preserved for parkland recreation purposes. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #7: UR -2 to INST-PR Current zoning: Urban Residential Location of subiect area: Abuts State Park and Geyser Crest subdivision, near Rte. 50. Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: City owned property. Re -designation as PR is more consistent with the surrounding property. Parcel is "land -locked" and there are no roads that lead to it. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #S: RR to INST-PR Current zoning: Rural Residential Location of subject areas: Comprised of two non-contiguous properties. One is the Kayak launch located at the end of Kaydeross Ave East; other one (aka the Ramsdill property) is on Kaydeross Ave East, adjacent to Crescent Avenue. Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: Parcels are city -owned and purchased with Open Space bonds. Property purchased with those bonds must be preserved for parkland/recreation purposes. Rimsdill property has a conservation easement attached so cannot be developed for residential purposes. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with the intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #9: [NST-MP/RR to INST-PR Current zoning: Rural Residential -- Municipal Purpose Location of subject area: Bordered by Weibel Avenue to the east, Lake Ave to the south, and Northway to west. Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-ParklandjRecreation zoning designation is to accommodate areas identified for passive and active recreation. Anal sis: City owns entire parcel which incorporates a portion purchased with open space bond funds, requiring those portions to be preserved as open space. other portions designated as future section of the Greenbelt trail. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #10: WRB to INST-PR Current zoning: water Related Business Location of subiect area: on {Crescent Avenue at the Saratoga waterfront Park. Future Land Use in 2015 Comp Plan: Parks and Recreation_(See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: Parcels are city -owned and purchased with Open Space bonds. Property purchased with those bonds must be preserved for parkland/recreation purposes. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #11: UR-1/UR-2 to RR to INST-PR Current zoning: Urban Residential 1/Urban Residential 2 Location of subject area: Surrounds Loughberry Lake Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Anal sis: City -owned property. Incorporates Public water and Wetland Protection district. Some portion purchased with open Space bonds requiring preservation. Area is also part of open Space Plan and considered a gateway into the City that should be preserved. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Modification #18: UR-1/UR-4/RR to INST-PR Current zoning: Spring Run (Urban Residential 1 and 4) and Bog Meadow (Rural Residential) trails Location of subiect area: Follows old rail bed that starts at Weibel, crosses Lake and includes Bog Meadow Trail, ending at Meadow Brook Road near Stafford Bridge Rd. Future Land Use in 2015 Comp Plan: Parks and Recreation (See above description) Proposed zoning: The intent of the INST-Parkland/Recreation zoning designation is to accommodate areas identified for passive and active recreation. Analysis: City -owned property. Incorporates existing trails and proposed trait segments for Greenbelt Tra i 1. Recommendation: Proposed zoning change for this area to INST-Parkland/Recreation is consistent with intent of that zoning district and comports with the FLU designation of Parks and Recreation in the 2015 Comprehensive Plan. Unified Development Ordinance recommendations Non-residential toresidential -3. Tourist Related Business (TRB) o Urban Residential 2 (UR -2) — Future Land Use Designation Residential Neighborhood 2 (RN -2) Maple Ave./Avenue A Current TRB Zone = to accommodate business, medical and professional office uses as well as health related institutional facilities. Proposed UR -2 =to provide medium density single family residential uses where public infrastructure is available. Smaller rninirnunn lot size (6,60OS/F) than UR -1 (12,500 S/F\. FLU =RN -2 Characterized by single family residential uses with moderate density two family. While a mix is allowable, these areas retain basic character ofsingle family neighborhoods. Analysis: While retaining some TRB designation in the area, this recommendation would result in a reduction of overall inensity in the area that is more consistent with and therefore less impactful onsurrounding neighborhoods. Assuch, the change comports with the intent and purpose ofthe Zoning code, specifically: Article 1.3 A — Among others, the intent is to encourage appropriate and orderly physical development; and, 1.3 B (3) Provision Ofprivacy for families and the maximum protection of residential @n88S. Conclusion: As it is compatible with the Comprehensive Plan and not contrary to the Zoning Code, | recommend adoption ofrealignment #3. 4. Transect -5 Neighborhood Center (T-5) to Urban Residential (UR -4) - Future Land Use Designation (FLU) = Core Residential Neighborhood — 2 (CRN -2) High Rock Avenue/Kar CurrentT-5Zone=toacconnnnodateawidevahetyofresidendaiandnonresidemtia|uses building and frontage types. This district also focuses onproviding quality stneetscape amenities and civic spaces toenhance pedestrian activity. 2-storyminimum, 7O%buildout minimum along frontage 0' setbacks allowable along all setbacks. Proposed UR-4—to accommodate a mix ofsingle, tvvo-farni|y, and multi -family residential uses. FLU = CRN -- 2 -- designations provide a transition from Downtown Core and Complimentary Core to the predominantly residential neighborhood areas and represent the historic residential village. Analysis: This recommendation results in a reduction of intensity to the surrounding neighborhood that could otherwise result in T-5 development along an alley. The alleys in Saratoga Springs are historic in nature and should be preserved to every extent possible. As intended by the FLU- CRN -2 designation, the result would also provide a more reasonable transition along High Rock Avenue and a buffer between the T-5 designation across the street from the alley and the surrounding neighborhoods, particularly adjacent sections of Elbern Street and Warren Street. As such, the change comports with the intent of the Zoning code, specifically' Article 1.3 A— Among others, the intent is to encourage appropriate and orderly physical development; and, 1.3 B (3) Provision of privacy for families and the maximum protection of residential areas. Conclusion: As it is compatible with the Comprehensive Plan and not contrary to the Zoning Code, I recommend adoption of realignment #4. 17. Warehouse (WD) to Institutional Parkland (INST-PR)/Transect-4 (T-4) —Future Land Use ALU) designation Parks and Recreation (PR)/ Complementary Core (CC). Current Warehouse Zone = to accommodate industrial or warehouse -oriented business uses. Proposed FLU a INST--PR —to accommodate areas identified for passive and active recreation. © TR -4 -to accommodate development of neo --traditional neighborhoods with primary emphasis on residential uses incorporating a mix of unit types and small scale commercial uses where appropriate. PR = designation consists of recreational areas and parkland owned by the public. This area includes a mix of recreational and cultural uses that support recreational opportunities for residents and visitors. CC — designation consists of commercial uses of moderate to high intensity interspersed with higher density residential uses. This area is intended to be pedestrian -oriented with multi -modal transportation options and is a complimentary, yet slightly less dense, extension of the Downtown Core. Analysis: The proposal for an Institutional Parkland and Future Land Use designation of Parks and Recreation portion of the recommendation is consistent with the Comprehensive Plan map and the intent and purpose of the Zoning Code. Separate from the previous two recommendations, however, the Proposed T-4 and FLU designation to Complimentary Core portion of item #17 raises the potential for a striking increase in intensity which would be a severe departure from the Comprehensive Plan. The Comprehensive Plan map clearly delineates the entirety of the Railroad Run trail all properties adjacent on the north and south sides as Core Residential Neighborhood -1 (CR -1) The intent of the CR -1 is to provide a transition from the downtown core and the Complimentary Core to the predominantly residential neighborhood areas and represent the historic residential village. Further, multi —family uses are allowed only in the CR-2+3areas. Understanding that the map included and adopted as part of the Comprehensive Plan serves as a guide to final version of a Zoning Map, context is important. In that regard, it is important to note that during the process the Comprehensive Planning Committee reviewed and discussed this area at length and in detail. The resulting CR -1 designation was based on thorough public comment and, in my memory, unanimous support from the Committee. I recognize that the consultants did not necessarily have the benefit of this context and overall commend their work. Nonetheless, this particular recommendation is problematic and is too much of a departure from the Comprehensive Planning Committee's intent and the resulting Comprehensive Plan map. Overall, 1 find that recommendation #17 does not comport with the intent and purpose of the Zoning code or the Comprehensive Plan of Saratoga Springs. Specifically, Article 1.3 A — Among others, the intent is to encourage appropriate and orderly physical development. while in some case a T-4 or higher designation immediately adjacent to a parkland would be appropriate, such as what exists around parts of Congress Park, this area is far different in nature. First, the Parkland area or Railroad Run Trail, is very thin. As a result, the T-4 designation would by all intents and purposes be immediately adjacent to a Core Residential --1 Neighborhood and would raise the potential of severely overshadowing the Parkland area. 1.3 B (3) Provision of privacy for families and the maximum protection of residential areas. The introduction of T-4/CC designation in this area would not provide even a minimal protection of adjacent residential areas. 1.3 B (10) Safeguarding the heritage of the City of Saratoga Springs by preserving districts and landmarks in the City which reflect elements of its culture, social, economic, political artistic, and architectural history. In this respect it is important to remember that the Railroad Run Trail is a preservation of the old rail bed that served the City during its earliest stages of development. Indeed, there are numerous architectural, social, economic, and artistic references to the railroad throughout the City, particularly the west side of town. Preserving this element of the City and the west side of town should be a priority. The City of Saratoga Springs Comprehensive Plan Specifically, vision and Guiding Principles 2.1 Economic Strength and Stability As stated, downtown is the key to the City's economic health. Likewise, the City's open spaces resources constitute a vital economic component and valuable aesthetic and recreational amenity. It is the strength and preservation of these two distinct and unique attributes that assures Saratoga's continued success and sustainability. Extending the Complimentary Core down Excelsior Avenue, South Broadway, and Ballston Avenue has been largely embraced by the City. Physically, these streets are directly connected to the Downtown Core, so this makes sense. This area, however, is disconnected from any perceivable direct connection to the Downtown Core, and therefore, designating it as an extension is inappropriate. Community Character Community form, design, and quality 3.4-7 All development and rehabilitation should be respectful of the original community character. In this case "original character" can only be equated to what exists now. The only "original" structure in the entire area is the long warehouse building that faces Aletta St. and abuts Vilest Circular Street. Development along Elm Street extension is relatively recent, but in relation to this area and others_ along Beekman Street and South _Franklin the original character was a mix of railroad uses and residential neighborhoods. To be clear, never in the history of Saratoga Springs has anything akin to a T-4 designation existed in this area of the City nor should it ever. My recommendation would be to transition from a Warehouse (WD) designation to Urban Residential -3 (UR -3) with a FLU designation of CR -1.