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HomeMy WebLinkAbout20230216 118 Woodlawn Special Use Permit Public Comment PetitionJ /i C Ip V 3't vlJ,`u We request the Planning Board deny the request for a special use permit by EC Woodlawn Van Dam, LLC for properties 118 Woodlawn and 121-125 Woodlawn Avenue in Saratoga Springs as a "Private/Social Club'. Based on 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 the applicants Special Use Permit, Site Plan and Architectural Review (20230216) we ask the Planning Board to consider our objections to their responses to the standards applicable for the Boards review. We are in opposition to the application for a Special Use Permit and request denial based on the following: 1) The Narrative Paragraph 3 states: "The Applicant believes that 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' . We would object to this view they have presented no concrete evidence by way of a marketing study or any other proof to support their claim. 2) A. 3.1-13 Maintain a diverse property tax base and accommodate a broad range of land uses while minimizing conflicts. Their claim: "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'. Our view is in opposition to their claim. It is our view that our neighborhood, from the intersection of Van Dam and Woodlawn north there exists no commercial uses and would be in direct conflict with our peaceful, safe and family centered neighborhood. In fact, the requested special use with its inclusion of a commercial kitchen and bar would be likened to that of a commercial restaurant or bar of which this property is not zoned and in direct conflict with current zoning. Approval of this special use would harm our community and potentially decrease property values. 3) 3.4-7 All development and rehabilitation should be respectful of the original community character. Their response: "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." Our position is that while the previous use was as a meeting place for parishioners the proposed use with a commercial kitchen and bar would operate more like a commercial restaurant or bar of which this property is not zoned, nor is it in alignment of the original community character. This use would would have an adverse affect on our residential community. 4) B. The proposed special use will not endanger the public health, safety, or welfare. Their claim: "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'. Our health, safety and welfare would in fact be at risk for the following reasons: 1. Traffic would dramatically increase, thereby increasing the risk for injury to our children and families. It would also increase the exposure to toxic exhaust and noise levels. Furthermore, it would increase the danger to cars and pedestrians for the already dangerous intersection of VanDamn and Woodlawn. 2. The exhaust from commercial kitchen produces vaporized grease and smoke which create airborne toxins. Exposure can negatively effect the health of those in our neighborhood. In addition, the increased noise will further disrupt our peaceful neighborhood. 3. The inclusion of a bar could affect our safety and impose additional noise levels inherent to the consumption of alcohol. 5) C. The density, intensity and compatibility of the use with the neighborhood and community character. Applicants response, "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 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 in this location, as it will provide another amenity to the local residents'. We are in opposition to their position. While there are commercial properties on Woodlawn south of the Van Dam/Woodlawn intersection, there are no commercial uses in our neighborhood north of the intersection. This property is currently zoned Urban Residential-3 (UR-3) and based on the City of Saratoga Springs Zoning Ordinance the intent is "to conserve, maintain and encourage single family and two-family residential uses'. This application is in direct conflict with the zoning ordinance for this neighborhood and does not conform to the intent of the Zoning Ordinance. In addition it could lead to further commercialization of our residential neighborhood adversely impacting our peaceful, safe lifestyle while reducing market the value of our homes. 6) D. Safe and efficient pedestrian and vehicular access, circulation and parking. The applicants claim is that "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'. We disagree with this claim and state this will adversely affect our neighborhood and is in direct conflict with their claim that it would be similar to the number of parishioners and it's previous use. The previous use by parishioners was primarily on Sunday for a few hours. Their proposed use would dramatically increase the traffic as their use would be on multiple days. In addition, the number of members is not stated and does as they stated include guests of the members which again could dramatically increase vehicle and pedestrian traffic. In addition, this does not account for the employees that will be required to operate a private club with a commercial kitchen and bar. We request that the Planning Board save our peaceful, safe and family centered neighborhoods and stop the encroachment of commercialization of our residential neighborhoods by denying the application for a special use permit as a private/social club for 118 Woodlawn and 121-125 Woodlawn Avenue. Our signatures of this petition support the request for denial by the Planning Board for the application for a special use for118 Woodlawn and 121-125 Woodlawn Avenue. Date Address Signature. -N lye UJoodlawn Avt � � ►� �2��-� � �'� � �-.-� 'fie ��,�,�-..� �v �'��� ava IS$ kJw4.��Q.nrc �E j /�� 4410V�7 �-00 WDDdN�WN M d Lli 6 p q r 1y/Z-T f L Ate, 3 W Hwood tawvi jNvo. lz3 L woodlcl►vyl ),vp, ?,- Asq.