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HomeMy WebLinkAbout20230861 400 Louden SUP Unitarian Universalist Congregation Justification 38 High Rock Avenue, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030 Proposed New Church – Special Use Permit Application Unitarian Universalist Congregation of Saratoga Springs (UUCSS) 7.1.3 EVALUATION CRITERIA FOR SPECIAL USE PERMITS A. To ensure that the proposed use will not adversely affect surrounding properties and community character, the Planning Board’s evaluation of Special Use applications shall include the following: Criteria 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. Response 1. The UUCSS is under contract to purchase a ±5.01-acre parcel on Louden Road for the construction of a new church. Of the ±5.01-parcel, ±3.08 acres are in a “conservancy” which does not allow for any construction nor development, leaving ±1.93 acres for the actual church and related site development. 4.69± acres of the site (the primary development area) is within the City of Saratoga Springs, however the road frontage is in the Town of Wilton. The land area within the City is zoned Rural Residential (RR). Places of worship are an allowed use in the RR Zoning District with a special use permit and site plan approval. The land area proximate to Louden Road is in the Town of Wilton and zoned R-1 Residential. The parcel is Lot #4 of the Wade D. and Brienne Newman “Conservation Subdivision” which was approved by both the City of Saratoga Springs and Town of Wilton. As per Section 1.4, “Consistency with Comprehensive Plan,” of the City Zoning Ordinance, “The City of Saratoga Springs Zoning Ordinance is consistent with the adopted Comprehensive Plan.” Therefore, by definition, the proposed use of the site for a place of worship is in harmony with and promotes the general purpose and intent of the Comprehensive Plan. Criteria 2. The density and compatibility of the use within the neighborhood and community character. Response 2. The UUCSS church parcel is a vacant parcel that supports a mix of mature trees and brushlands that are intermixed on the site. The Louden Road corridor is sparsely occupied with an occasional single-family residence. Significant vacant wooded land exists along the south side of Louden Road to the west of the church parcel as well as to the east on the north side of the road. Lands to the north of the site, across Louden Road and to the west, are occupied by the Wilton Mall Shopping facility. Bog Meadow Run is a local street to the east of the church site that provides access to a single-family home development with large, suburban lots that are primarily to the south of the church site. The proposed church building is a 2-story ±8,844 square foot (±4,422 square feet per level) structure that includes a worship space, entry/multi-use breakout space, kitchen, and restrooms on the main level and a “walk-out” lower level which includes a pastor’s office, general office space, multi-use meeting/classroom space and a mechanical room. An access drive from Louden Road is proposed with a one-way drop-off/vehicular arrival loop. An open “green space” within the loop is proposed for outdoor use/events. Parking for 61 cars is ultimately proposed but will be developed in phases. A small ±24-foot by 24-foot seasonal open-air pavilion is proposed for future phases. If allowed by the City, a secondary means of vehicular exit is proposed from the parking lot by constructing a one-way driveway within the water line ROW to Bog Meadow Run. Maximum allowable principal building coverage in the RR Zone District is 15%. The proposed building coverage of 4,422 square feet is 2.0% of the overall 5.01 parcel, or 5.25% of the 1.93-acre buildable portion of the total parcel. Of the portion of the site that is in Saratoga Springs, 4.69 acres, the principal building coverage is 2.16%, well below the maximum allowable of 15%. Similarly, the minimum area to remain permeable in the RR Zone District is 80%. Proposed impervious surfaces are 38,419 square feet including building, driveways/parking, and walkways for the entire 5.01- acre site in both the City of Saratoga Springs and Town of Wilton. This results in 17.6% of the overall 5.01-acre site being impervious, or 82.4% remaining pervious. This assumes that all paved surfaces (driveways/parking and walks) are impervious. However, as the stormwater plan progresses for the project it is anticipated that permeable pavements will be incorporated in the design which will increase the area to remain permeable. In calculating this statistic for only the 4.69-acre portion of the project site in the City of Saratoga Springs, 31,849 square feet include impervious surfaces which results in 84.4% of that portion of the site in the City which will remain pervious. In addition to the above, the project design meets and/or exceeds all other RR Zone District “Area and Bulk” requirements as follows: Parameter Required in RR Zone District Proposed Minimum Lot Size 2 acres 4.69 (5.01) acres Minimum Average Width 200 feet 261 feet Front Yard Setback 60 feet 295 feet to Louden Road Rear Yard Setback 100 feet 255 feet Each Side Yard Setback (min.) 30 feet 129 and 221 feet Total Side Yard 100 feet 350 feet Maximum Building Height 35 feet Under 35 feet A total of 10% of the paved parking area is to be landscaped with planted islands. 16,006 square feet of parking area is proposed in that portion of the site in the City of Saratoga Springs which requires a minimum of 1,601 square feet of internal landscaped areas. A total of 1,610 square feet of landscape islands are proposed in addition to adjacent planted buffer areas. The proposed UUCSS church building is a two-story structure set into the hillside. The lower level of the building is partially below grade with it’s south wall being a “basement walkout” to provide light, ventilation, and access/egress to the exterior. As such, the building viewed from the north looking south appears as a one-story structure. It is set back ±295 feet from Louden Road. Since the topography on the site slopes from Louden Road at a gentle slope of approximately 4.5% from a high elevation of 306 mean sea level (msl) to a low point at the building of 286 msl, the actual roof line of the building as viewed from Louden Road will be below eye level. Visibility of the church from off-site vantage points to the north will be limited, if non-existent. A permanent vegetated 200-foot buffer area will also be maintained between the proposed church parcel and the south property line. This buffer is protected by deed restricted covenants which were imposed on the site as a part of the Conservation Subdivision approval. A copy of the deed covenants is attached. The actual distance between the church building to the parcels south of the property line is ±250 feet. The proposed building façade finish materials will consist of natural wood with stone accents. It will not exceed the 35-foot maximum allowed building height as required in the RR Zone District. It will have a residential visual character. The streetscape along Louden Road is also proposed to be buffered with existing vegetation to remain as well as additional evergreen tree plantings. As such, two parking bays in the proposed parking lot adjacent to Louden Road, which is in the Town of Wilton, have been eliminated from the site plan to accommodate additional plantings. In conclusion, the proposed UUCSS Church Project is in character with the neighborhood and environs. It complies with all requirements of the Rural Residential Zone District including meeting all yard setbacks, building coverage, building height, minimum area to remain pervious and allowable use. No variances are required. It will be well buffered from adjacent off-site vantage points. Criteria 3. Safe and efficient pedestrian and vehicular access, circulation, and parking. Response 3. Louden Road is a 28-foot-wide road that traverses in an east-west direction. At it’s west end it connects to Weibel Avenue at a four-way intersection. Weibel Avenue traverses in a north-south direction and provides access to NY Route 50 to the north and NY Route 29 to the south. Ready access to Northway (I- 87) is provided by NY Route 50 both north and south bound at Exit 15 and NY Route 29 provides access to the Northway via Henning Road and/or Gilbert Road at Exit 14. Both NY Route 50 and 29 provide access to the City of Saratoga Springs. Eastbound, Louden Road continues into the Town of Wilton and eventually to the Town of Gansevoort. Louden Road, in the vicinity of the proposed access driveway into the church site, is a straight roadway with level gradient. Sight distances are very good in both directions for vehicles entering/exiting the church site. Approximate sight distance to the west is 1,666 feet and 1,556 feet to the east. The Bog Meadow Run intersection with Louden Road is ±190 feet to the east of the proposed church access drive and provides access to a single-family subdivision to the south. A two-lane entry and exit traffic pattern is proposed for the church driveway at Louden Road. The driveway is planned with a one-way drop-off/arrival loop at the church’s front entrance. The driveway will provide access into the main parking lot. A secondary means of exit from the parking lot to Bog Meadow Run is proposed via a one-way driveway, if acceptable to the City. It will be located within the existing City-owned water line/Old Louden Road right-of-way. All attendees of the church are expected to arrive by car. No pedestrian use of Louden Road is anticipated due to the site’s rural location. Most vehicle trips to the site are expected to occur on Sunday mornings between 9:00 am and 12:00 noon when weekly church services are conducted. The UUCSS congregation currently consists of approximately 125 parishioners. Average attendance at a Sunday service in 2023 is ±67 with a range between 45 to 89 people, depending on the season of the year. At 2.5 people per car average, the maximum number of vehicle trips on a Sunday morning for 89 attendees is 35, entering and exiting. Other weekly activities include evening committee meetings and other small groups between 6:00 pm and 9:00 pm, Monday to Saturday. Average attendance is 10 to 15 people per group. In addition, occasional Saturday weekday events occur during the year such as an annual plant sale, church suppers, weddings, and funeral services. Potential parish growth is expected to be relatively low, estimated at 3-4% per year. A total of 61 parking spaces are proposed to be constructed in phases, as demand increases. Of the total 61 parking spaces, 11 are proposed to be located on the Town of Wilton portion of the parcel. The driving lane within the parking lot will be fully constructed in the initial construction phase along with ±35 parking spaces for cars closest to the church. The remaining parking spaces on the Saratoga Springs portion of the site will be graded and maintained as overflow “lawn” parking if needed for events. The 11 parking spaces in the Town of Wilton will be graded, seeded with a wildflower mixture cover, and not developed until future demand may require. According to the City of Saratoga Springs Zoning Ordinance, one parking space is required for every 10 seats in the church. A total of 125 seats are proposed, which requires 13 cars. Thirty-five cars are initially proposed in anticipation of church events such as weddings, funerals, etc. Internally a series of pedestrian walks are planned to convey church attendees from the parking lot to the church. Additionally, a small drop-off plaza at the main church front entry is proposed. In conclusion, the proposed UUCSS vehicular and pedestrian plan will provide safe and efficient vehicular access, circulation, and parking as proposed. No negative impacts to traffic on Louden Road or the neighborhood are expected. Criteria 4. Existing and future demand on infrastructure, public facilities and services. Response 4. As previously stated, the proposed UUCSS church parcel is a vacant site and currently places no demands on municipal infrastructure, public facilities, or services. Once developed, the church will require wastewater disposal, potable water, electric, transportation access, fire, and emergency services. Stormwater management will also be necessary. The site is serviced by a Saratoga County operated wastewater sewer line which is located on the north side of Louden Road. Discussions with Saratoga County Public Works have indicated that the sewer is capable of providing wastewater service to the site. No municipal potable water service is available in the immediate area. A water line was thought to exist on the north side of Louden Road, however, upon further study the line provides “raw” water fire protection service to the Wilton Mall. A fire hydrant exists on the north side of Louden Road on this line which is available for emergency firefighting. Additionally, a large “raw” water line exists in the Old Louden Road right-of-way which provides “make-up” water from Bog Meadow Brook to Loughberry Lake which is the City of Saratoga Springs reservoir. Neither line delivers potable water. Therefore, an on-site well will be installed to provide potable water for the church. Churches are very low water users by their very nature, therefore, an on-site well will more than accommodate church needs. Other adjacent parcels in the area all rely on on-site wells for their potable water. Electric and communication utilities are located in Louden Road. No excessive or unique power usage and demands are expected for the UUCSS Church Project. Existing utilities appear to be adequate. Stormwater management is proposed to be accommodated on-site employing “green infrastructure” practices. Information obtained from soil test pits installed during the conservation subdivision review and approval process indicates that the soils are suitable to support such practices. The soils consist of deep sands with a moderate to rapid percolation rate. Seasonal high groundwater is deeper than 80 inches below grade. It is anticipated that techniques such as infiltration basins, rain gardens, vegetated swales and detention will be employed. Waste disposal will be contracted to a private waste hauling company. Emergency fire and ambulance services are provided by the Wilton Fire District and the City of Saratoga Springs. These appear to be more capable of providing services to the church. In conclusion, the UUCSS church is not expected to produce any adverse demands or impacts to community infrastructure, public facilities, or services. Criteria 5. The environment and natural resources of the site and neighboring lands including any potential erosion, flooding or excessive light, noise, vibration, and the like. Response 5. The UUCSS site in the vicinity of the proposed building and site improvements is gently sloping and does not possess any wetlands, archeologic sites, nor rare, threatened, or endangered plant or wildlife species. The portion of the project site to be developed is occupied by a mixture of sparse woodlands, grasses, and brush. Additionally, soil test pits indicate that the site is very conducive to development of the proposed church building, parking, and stormwater management practices. Flood potential on the site is low. A Stormwater Pollution Prevention Plan (SWPPP) will be prepared for construction activities during Site Plan Review. Additionally, a Stormwater Management Plan will be prepared for the post-construction phase of the project. These plans and reports will ensure that no erosion will result from construction and operational phase activities. Preventative measures such as silt fence, concrete wash down area, topsoil stockpile revegetation and stabilized construction entrance will be employed during construction. Infiltration devices such as rain gardens, infiltration basins, vegetated swales and detention basins will be installed for the operational phase of the facility. All exterior light fixtures on the site will be “Dark Sky” compliant. The site lighting plan will be designed to produce no off-site light spill over, glare or night sky impacts. The proposed church use is not anticipated to produce any adverse noise or odor issues. As previously stated, the most intense use of the site will occur for a short period between the hours of 9:00 am and 12:00 noon on Sunday mornings. During this time period, approximately 35± cars on average are expected to enter and exit the site for weekly church services. Very limited use of the site during the weekdays is expected for such activities as religious education, mentoring and counseling, and church activity group meetings which usually include 15 to 20 attendees. A full-time pastor and one part-time clerical staff maintain daily church business activities. Occasional weddings, funerals, and church suppers are expected, but do not occur on a regular basis. In conclusion, the proposed UUCSS Church Project will not have an adverse impact on the environment and natural resources of the site and neighboring land nor cause any flooding, excessive light, noise, vibration, or the like. Criteria 6. The long-term economic viability of the site, neighboring properties and districts. Response 6. Construction and operation of the UUCSS Church Project is a long-term significant commitment of financial resources by the church congregation. As such, it’s long-term viability is essential for the continuation of service to the community. The Unitarian Universalist Congregation is a longstanding religious organization with a devoted following of parishioners. The Saratoga Springs Unitarian Universalist Congregation has maintained a church on North Broadway for over 20 years. During that time they have received no complaints from neighbors pertaining to excessive noise, traffic, or other inconveniences. The need for new and additional space to provide the Congregation with the desired services has been outgrown at its existing location. As such, the UUCSS is prepared to commit to the investment for the long-term in a new church. The activities expected to occur at the church will in no way impose on the privacy nor character of neighboring properties and the district. Activities do not produce excessive noise nor do they impose on the environment. As such, the long-term viability of adjacent uses, their economic value and re-sale potential will not be impacted by the presence and activities conducted on the church site. In contrast, the proposed use is “low-key” which will most probably assure the continuation of the passive, rural character of the neighborhood and actually have a positive impact on the ambiance and character of the area.