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HomeMy WebLinkAbout20230216 118 Woodlawn Special Use Permit Narrative1 SPECIAL USE PERMIT, SITE PLAN and ARCHITECTUAL REVIEW 118 AND 121 – 125 WOODLAWN AVE. SARATOGA SPRINGS, NEW YORK 12866 A. OWNER/APPLICANT: EC Woodlawn Van Dam Property, LLC B. PROPERTY: 118 AND 121 – 125 Woodlawn Ave. SARATOGA SPRINGS, NEW YORK C. TAX PARCEL: 165.51-2-14 and 165.43-3-4 D. ZONE: Urban Residential - 3 (UR-3) E. ZONING CODE USE SCHEDULE: USE PERMITTED WITH SPECIAL USE PERMIT AND SITE PLAN APPROVAL: “Private/Social Club” F. ZONING CODE DEFINITION: PRIVATE/SOCIAL CLUB, “A facility operated by an organization or association for a common purpose, such as, but not limited to, a meeting hall for a fraternal or social organization or a union hall, but not including clubs organized primarily for-profit or to render a service which is customarily carried on as a business. 2 NARRATIVE 118 Woodlawn and 121 – 125 Woodlawn Ave. (collectively the “Property”) are two parcels with a combined acreage of .37 acres, .14 and .23 acres respectfully, currently improved by a three-floor, 9,900 sq. ft. brick building on 118 Woodlawn and a gravel parking lot on 121-125 Woodlawn as shown on the site plan submitted herewith. As shown on the Sanborn Maps submitted herewith, in 1895 118 Woodlawn was a vacant parcel but was improved by the current brick building prior to 1900, following a conveyance of that parcel to the Congregation of the Methodist Church in 1897. Since 1897 until 2022, 118 Woodlawn was owned by various religious organizations and operated as a religious house of worship – include the Methodist parishioners in title as of 1897 as well as the Church of the Nazarene who took title in 1963. At some point in time after 1955, 121-125 Woodlawn was acquired by the then owners 118 Woodlawn and utilized as a parking lot for the parishioners. Recently, 118 Woodlawn has become accumulated a significant amount of deferred maintenance. Although the structure is structurally sound, it is in need of significant interior remodeling and upgrading to allow it to be used for any purpose. The Property was purchased in 2022 by EC Woodlawn Van Dam Property, LLC (the “Applicant”) with an eye towards revitalizing and preserving this historical structure, and making the site active again. It has remained vacant and unused since the time of purchase in 2022. The Applicant is proposing to use 118 Woodlawn as a private/social club (the “Proposed Use”), as that term is defined in the Unified Development Ordinance (“UDO”). The premise of the club is a club for businesspersons and serve the role of a place where members can meet with each other, and their guests, for socialization, entertainment and business meetings in a more relaxed setting– very much akin to the Fort Orange Club in Albany. A not-for- profit entity will operate the club, and provide drinks and light lunch and dinner service to members and their guests. Membership dues would cover only the operational costs of the club with no annual profit being created or sought by the ownership. It will not be open to the public and there will be no sleeping quarters. It is the Applicant’s intention for the club to serve as a hub for its members to socialize with each other and provide a more relaxed setting to discuss and conduct business meetings. The Applicant believes that 3 this type of business-focused social club is missing from the available options in Saratoga Springs, and that it will be seen as an attractive amenity by business persons who may be looking to locate their offices in Saratoga Springs. As can be seen on the architectural plans and site plan submitted herewith, the Applicant has no intention to modify the building footprint on 118 Woodlawn. Therefore, no variances will be needed for any of the applicable setbacks as the structure is pre-existing, non-conforming. 121 – 125 Woodlawn will continue serve as the off-street parking for the clubs’ members, their guests and staff, and will be modified to meet all UDO requirements . The Applicant also intends to preserve as much of the architectural character of the building as possible, including restoration of the stained-glass windows. CRITERIA FOR SPECIAL USE PERMIT Pursuant to UDO Section 13.4(E), the Planning Board shall evaluate whether “a proposed use is appropriate at the particular location and in the particular manner proposed”. In doing so, the Planning Board shall consider the following standards: A. The special use in the specific location proposed is consistent with the Comprehensive Plan and associated adopted land use policies, and the purpose and intent of this Ordinance. The Property falls within the border of three districts of the Comprehensive Plan - CRN-1, CRN-2 and DC districts. This is because the neighborhood in which the Property sits is a border itself, between the predominately residential neighbors to the North and the Commercial downtown to the South. Due to it’s location, and not having a definitive district under the Comprehensive Plan, it would be appropriate to consider uses in this location that fits within any of these districts. When considered as part of the Downtown Core (“DC”), the Proposed Use fits very well as the use will serve both civic minded and commercially minded individuals. Future development in the DC will be primarily commercial in nature, which the Proposed Use goes to serve those commercial users. Further, the rehabilitation of the 4 Property will serve the purpose of the DC designation of providing “buildings with architecturally-interesting facades”. Additionally, the Proposed Use will fulfill many of the Recommended Actions for future land use contained in the Comprehensive Plan. The following is a list of Recommended Actions contained in the Comprehensive Plan that are compatible with the Proposed Use. The recommended actions are in italics, followed by the reasoning as to why the Proposed Use supports such action. 2.1To encourage development that benefits and does not burd en our tax base and is based on sustainable concepts The Proposed Use will benefit the tax base by bringing the Property back onto the tax rolls. 2.4 To maintain a City that values historic preservation and architectural quality in its built environment The Proposed Use will preserve an over 120 year old structure and the majority of its architectural qualities. If the Property were to continue to sit and not be rehabilitated, it is possible that the history of the building could get lost if it were to become unsalvageable. 3.1-2 Encourage adaptive reuse of vacant buildings and infill Although not technically vacant, 118 Woodlawn was underutilized as the Bethel Church congregation vacated in early 2022. The Proposed Use will bring it back to life. 3.1-5 Use creative placemaking as a tool to rejuvenate structures and streetscapes and to improve local business viability The deferred maintenance at 118 Woodlawn demonstrated a difficulty in a religious organization to maintain the structure as it was originally built. The Proposed Use is unique in that the “meeting house” nature of a religious use can be continued through another group of like-minded individuals. It would be difficult to envision a principally permitted use in this zone that would be able to rejuvenate and preserve as much of this structure as the Proposed Use. 5 3.1-13 Maintain a diverse property tax base and accommodate a broad range of land uses while minimizing conflicts As noted above, the Proposed Use is unique to the City and now the Property is being added back to the tax rolls. Additionally, due to the commercial and community-based services nature of the neighborhood, this use is not in conflict with its neighbors. 3.4-7 All development and rehabilitation should be respectful of the original community character. The Proposed Use will respect the original community character by preserving the structure and its architecturally significant components, while simultaneously providing a use not dissimilar from the original church parishioners, who also used the structure as a meeting place. 3.4-9 Promote the reuse and reoccupation of vacant and underutilized buildings and strengthen the new vacant building registry Although not technically vacate, 118 Woodlawn was underutilized and in need of maintenance. The Proposed Use will bring it back to life. B. The proposed special use will not endanger the public health, safety, or welfare. There is no risk of danger to public health, safety or welfare caused by the Proposed Use. In fact, the Proposed Use will reduce these risks, as the building at 118 Woodlawn was vacant for some time and in a state of disrepair, and therefore a risk to public safety. By revitalizing the structure and inserting a new use, the building will no longer be a risk to public safety. C. The density, intensity and compatibility of the use with the neighborhood and community character. Since 1897, the Property has long served as a meeting place for like-minded individuals, sharing a common interest. Although no longer a religious use, the Proposed Use will continue that “meeting place” character for this 6 property. Additionally, although the Property is in a residential zone, 118 Woodlawn is located on the corner with Van Dam Street which is a relatively high-trafficked area. Further, the Property is very close to the border with the Downtown Core zoning district – where there are restaurants, shops, yoga studios, dance studios, and professional business offices all within 500 feet of the Property. Additionally, some of the neighboring uses within the UR-3 zone are commercial in nature. There is a barber shop across Woodlawn at 115 Woodlawn Ave. and there is a retail store at 38 Van Dam Street. The character of the neighborhood, especially at the intersection of Van Dam and Woodlawn, although zoned UR-3 is much more commercial and mixed-use in nature than a traditional UR-3 neighborhood. The Proposed Use would fit will in this location, as it will provide another amenity to the local residents. D. Safe and efficient pedestrian and vehicular access, circulation and parking. The Property provides safe and efficient pedestrian access and circulation, as there are sidewalks on all frontages on Woodlawn Ave and Van Dam Street. The only place where pedestrian access is not currently provided is along the Bolster frontage of 121-125 Woodlawn. The Property provides safe, efficient and UDO compliant vehicular access and parking. The UDO requires one parking spot for every 500 square feet of GFA. The building at 118 Woodlawn has 9,900 sq. ft. of GFA, therefore requiring 20 parking spots. The proposed site plan shows 22 off-street parking spots with sufficient flow through the two curb cuts, one on Bolster Lane and one on Woodlawn. The Proposed Use will not significantly increase vehicular traffic over and above that of a religious center, as the permitted users of the private/social club is limited to it’s members and guests – much like a limited number of parishioners and guests attend religious services. 7 E. Existing and future demand on infrastructure, public facilities and services. The current demand on infrastructure, public facilities and services for the Property will not change with the Proposed Use. The building will continue to be served by public water and sewer. Additionally, there will be no new demand on the school systems, as it will not be a residential use. By rehabilitating the structure, anticipated demand on police, fire safety or emergency services will be reduced, as the risks of property damage, squatting vagrants and similar negative effects caused by an unoccupied building will be reduced. Furthermore, by purchasing the Property, the Applicant has brought the Property back onto the City’s tax rolls and therefore will pay towards the demands it puts on public facilities and services. F. The environmental and natural resources of the site and neighboring lands including any potential erosion, flooding or excessive light, noise, vibration and the like. As noted in the short form EAF submitted, the Property is very much in an urban environment, with little to no environmental or natural resources to speak of. Furthermore, the Proposed Use will have little to no change on the environment in the area, as there will be no change in the building footprint at 118 Woodlawn, and 121 – 125 Woodlawn will continue to be utilized as parking, but now with UDO compliance, including vegetative buffering and with stormwater improvements to create sheet runoff to maintain existing drainage patterns.