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HomeMy WebLinkAbout20230919 3376 S Broadway Treehouse Brewing Special Use Permit Narrative1 SPECIAL USE PERMIT, SITE PLAN and ARCHITECTUAL REVIEW 3376 South Broadway SARATOGA SPRINGS, NEW YORK 12866 A. APPLICANT: THBC NY, LLC B. OWNER: MCJACK LLC C. PROPERTY: 3376 South Broadway, Saratoga Springs NY D. TAX PARCEL: 178.-2-15 E. ZONE: Gateway Rural Commercial District ("GC-R") F. ZONING CODE USE SCHEDULE: USE PERMITTED WITH SPECIAL USE PERMIT AND SITE PLAN APPROVAL: “Outdoor Dining” USES PERMITTED WITH SITE PLAN APPROVAL: “Eating and Drinking Establishment” and “Micro-Production of Alcohol” G. ZONING CODE DEFINITION: OUTDOOR DINING, “A seating area that is located outdoors and typically contiguous to an eating and drinking establishment, typically in addition to an indoor seating area. Outdoor dining is approved separately as a principal use. Outdoor dining areas may be roofed or covered with an awning.” 2 NARRATIVE 3376 South Broadway (the “Property”) is a 10.68 acre parcel of currently vacant land as shown on the current survey and photos submitted herewith. The Property is located within the Gateway Rural Commercial District ("GC- R") pursuant to the Unified Development Ordinance (“UDO”). Historically, the Property has been owned by members of the Murphy family since at least 1945, beginning with Jack Murphy. The Murphys operated Murphy’s Driving Range and Mini-Golf from 1945 until 2013, when the business closed. Since 2013 the Property has been unused, and all the former buildings and installments have been removed. The Property is a relatively flat, open field with trees along its north, east and south borders. The immediate neighbors to the Property are the Saratoga Honda car dealership to the north, Four Winds Hospital to the east, Homewood Suites to the South and the Saratoga Spa State Park and Tree Nursery to the west across South Broadway. The Property is currently owned by MCJACK LLC (the “Owner”), who has contracted with THBC NY, LLC (the “Applicant”) to sell the Property. The Applicant is proposing to use the Property for the primary purpose of micro-production of alcohol and an eating and drinking establishment with greater than 40 seats (the “Proposed Project”). Both of those uses are principally permitted uses in the GC-R zone in which the Property sits. However, in order to have outdoor dining at the Property, a special use permit is required. Additionally, site plan approval from Planning Board is needed along with Architectural Review of the Proposed Project by the Design Review Board. The Proposed Project, once approved and completed, will be owned and operated by Tree House Brewing Company (“Tree House”) – the largest direct-to-consumer on-premises brewer in the country. Tree House beverages are not available in any restaurant or store, the only place to buy Tree House is at Tree House. Founded in 2011, Tree House currently operates six facilities, including five in Massachusetts and a farm in Connecticut. The Proposed Project will be their only expansion into New York State. 3 Much like their other locations, Tree House Saratoga Springs location will reflect the beauty and identity of its community. Its campus-like setting will be at home with the neighboring Saratoga Spa State Park, as well as Saratoga Springs passion and support for music and the arts. As can be seen on the attached site plan, the goal of the site design is to emphasis open space and natural surroundings, by giving the patrons ample outdoor space for outdoor experiences. Further, the preliminary architectural renderings submitted show an effort to compliment the parklands theme by integrating park pavilions as inspiration for building design. The Proposed Project will look to improve the site with a 22,680 sq. foot brewery and taproom building, which will house both a brewery and a taproom eatery. The outdoor seating will be on an adjacent patio, some of which will be covered. Accessory pavilions in the rear of the property will also be built for additional eating and drinking space. Natural plantings will be added to give it a campus-like feel. There will be ample stormwater retention ponds, and UDO-compliant off street parking. Additionally, retail merchandise and packaged beverages will be available for purchase to-go, as an ancillary use to the micro-production of alcohol. In addition to providing a new, unique amenity and tourist attraction to the City, Treehouse expects to add at least sixty jobs of varying skill sets, including production, restaurant, and hospitality staff. Its economic activity will create at least 35 ancillary jobs in the state. Based on comparable analysis for its Massachusetts-based locations compiled by the UMass Donahue Institute, its expected economic impact to the region from this location will be in the $30-$40mm range. The Applicant is excited to bring the Proposed Use to the City of Saratoga Springs and looks forward to working with both the Planning and Design Review Boards in the process. 4 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 relative to the Outdoor Dining Use only: 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 Specialty Mixed Use – Park (“SP”) district of the Comprehensive Plan. Within the description of the SP district, the Comprehensive Plan identifies that future land use as “mix of commercial and residential uses” which support and “complement[s] the beauty of the adjacent Spa State Park”. The Comprehensive plans identifies that “[f]uture growth in this area should be designed and sited as a campus-like setting.” The Proposed Use, and specifically the outdoor dining aspect of it, is consistent with the Comprehensive Plan SP designation. As can be seen from the site plan, a major feature of the site is the outdoor facilities – with the circular walkway and natural plantings complementing the Spa State Park. The site design goal is to have the patrons focus be on the outdoor elements of the site. The outdoor dining facilities in turn compliment this focus on the outdoor elements, by giving patrons an opportunity to be outside and immersed in the natural surroundings similar to having a picnic in the Spa State Park. Requiring all eating and drinking patrons to be inside would be contrary to the Comprehensive Plan SP designation, as the site design and use would no longer focus on the exterior, natural elements in a campus-like setting. Furthermore, the Property is located between two commercial uses on South Broadway, including the Homewood Suites next door. The use of the Property for commercial purposes, and specifically outdoor dining, fits well in this location as having a residential use in this location would be inconsistent with the neighboring uses. 5 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: 2.1 To foster job growth by retaining existing businesses and attracting new businesses within the City. The Proposed Use will add at least sixty jobs of varying skill sets, including production, restaurant, and hospitality staff. Its economic activity will create at least 35 ancillary jobs in the state. Based on comparable analysis for its Massachusetts-based locations compiled by the UMass Donahue Institute, its expected economic impact to the region from this location will be in the $30 - $40mm range. 2.3 To encourage walking, bicycling and mass transit to reduce traffic congestions and improve local air quality The Proposed Use will provide for increased pedestrian access in the City, by filling in a missing gap in the sidewalk connection along South Broadway. The Proposed Use will also provide bike racks. This will assist patrons not only from the Proposed Project, but also those at the neighboring Homewood Suites. This also goes to serve the City’s Complete Streets initiative. Electric vehicle charging spaces will be provided as well. 3.1-5 Use creative placemaking as a tool to rejuvenate structures and streetscapes and to improve local business viability From the street view, the Property could use a facelift , as it has seen little to no improvements in over 30 years. By approving the Proposed project, the street scape on South Broadway leading up to the Crescent Street intersection will be greatly improved, with three commercial uses in a row providing not only pedestrian access but beautification of this critical gateway to Downtown. 6 3.1-13 Maintain a diverse property tax base and accommodate a broad range of land uses while minimizing conflicts The Proposed Use will increase the tax base, by removing the Property from the vacant list. Additionally, the Proposed Use will not conflict with the surrounding neighbors, as the two immediate neighbors are commercial in nature, and the site is being prepared to compliment the campus-like setting of the Spa State Park across the street. 3.1-19 Encourage development that diversifies the City’s economic base, promotes year round economic benefits and activity, and brings new resources and people to Saratoga Springs. The Proposed Use will bring new resources and people to the City. There will be visitors who will come solely to purchase the coveted beer from Tree House. Alcohol-based tourism is a thriving sector of the economy, and Saratoga Springs has already seen the craft beer industry take root. The Proposed Use will serve to a create a new tourism draw for the City. Based on comparable analysis for its Massachusetts-based locations compiled by the UMass Donahue Institute, its expected economic impact to the region from this location will be in the $30-$40mm range. 3.4-8 Increase the development of public and private outdoor plazas and meeting spaces to enhance the sense of community. The site plan for the Proposed Use, with the campus-like outdoor space and complimentary outdoor dining creates a private outdoor plaza which encourages interaction amongst the patrons of Tree House. As can be seen, the Proposed Use and specifically the outdoor dining, is not only consistent with the Comprehensive Plan SP designation but also many of the other Recommended Actions for future land use in the City generally. 7 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, it will only serve to increase public safety by providing a missing link in pedestrian access on South Broadway, thereby avoiding any need for pedestrians to walk in the State-owned right of way. C. The density, intensity and compatibility of the use with the neighborhood and community character. The Property, when last utilized, served as a commercial business and tourist attraction for nearly 70 years. The two immediate neighbors north and south on South Broadway are also commercial uses, including a hotel. The Proposed Use, also commercial in nature, fits well in this neighborhood – a much better fit than any residential use. In fact, it will benefit the neighborhood by providing a walkable option for food and beverage for any tourists staying at the hotel. Furthermore, the Proposed Use is compatible with the neighboring Spa State Park, as the outdoor dining specifically will attempt to mimic the State Park in its intent and design. By providing another location to enjoy the benefits of the outdoors, the Proposed Project fits well with neighborhood and community character. D. Safe and efficient pedestrian and vehicular access, circulation and parking. The Proposed Use will accommodate pedestrians by completing the sidewalk that is currently missing along South Broadway, and link the Property to the rest of the City. Vehicular access will come in the form of two curb cuts to allow for one-way vehicular circulation while on site. The north curb cut will serve as the entrance from South Broadway and the south curb cut will be the exit. A traffic study is currently being conducted. Sufficient parking pursuant to UDO requirements will be provided. Pursuant to the UDO, the Proposed Use would require a minimum of 378 parking spots 8 and 8 ADA accessible spots. As noted on the site plan, the Applicant is proposing 390 parking spots and 8 ADA accessible spots. Traffic generated by the project would be a result of on-premises beverage and pizza customers (“on-premises”) and off-premises sales (“off-premises”). Off-premises customers will make purchases online in advance. Customers for off-premises sales will enter and park in a small, designated lot along the front of the site, select the “I’m here” button on their phone and a Tree House employee will bring their previously selected order out to the customers vehicle. Off-premises customers will leave the site through the northern driveway. On-premises customers will park in the customer parking lot along the south side of the site. They will then have the opportunity to take advantage of the indoor or outdoor spaces. The average stay of these customers is 1 to 3 hours Peak time for traffic will generally be on Friday evenings between with 5pm and 7 pm with a Saturday afternoon peak between 1pm and 4pm. Preliminary trip generation estimates are as follows: Activity Friday Evening Peak Saturday Midday Peak Entering Exiting Entering Exiting Off-Premises 54 54 80 80 On-Premises 30 15 19 17 Totals 84 70 99 97 With Route 9 a five-lane highway, which includes a dedicated medium, it is not expected the project would impact existing traffic conditions. The Applicant has retained GTS Consulting to prepare a Traffic Impact Study, which is currently underway. A permit from NYSDOT will be required for the two driveways from Route 9. 9 E. Existing and future demand on infrastructure, public facilities and services. Due to the Property currently being vacant, the Proposed Use will increase the demand on infrastructure and public services – specifically water and sewer. However, the Applicant and its agents have already been in talks with Department of Public to confirm the proper sizing for tying into the public water and sewer and ensure it will not overload the system. The project will connect to a 4” force main operated as part of Saratoga County Sewer District No. 1 and located within the Route ROW near the southwest corner site. Furthermore, by developing the Property, the Applicant will increase the tax base for the City 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. The project will be required to prepare a Stormwater Pollution Prevention Plan per NYSDEC requirements to minimizes the potential for erosion and impacting downstream water quality. Weekly inspections of all erosion and sediment control practices during construction would also be required. Further a state-of-the-art stormwater management system will be developed to manage both stormwater water quantity and quality. The stormwater management system will ensure that post development runoff does not exceed pre-development runoff thereby avoiding impacts to downstream water quality. A lighting plan will be prepared that will include pole mounted LED lighting with cutoffs. All lighting will be dark sky friendly and designed to eliminate light trespass on adjoining properties. 10 As discussed above the project will include outdoor seating and gathering areas. These areas would be screened visually and acoustically from the Four Winds Hospital by a forested buffer located long the properties eastern edge. The NYS Environmental Resource Mapper indicates that Karner Blue Butterfly (a state listed state and federally listed endangered species) and frosted elfin (a state listed threatened species) are known to exist in the project area. However, a field biologist retained by the Applicant confirmed that habitat for either species (typically pine bush) are not present on the site. As previously mentioned the site was previously used as a driving range and generally consists of a successional field with a forest edge along its northern and eastern borders. According to the NYS Cultural Resource Information System (CRIS) the site is within an “Archaeological Buffer Area”, which suggest the site may be sensitive to archaeological resources. Therefore, the Applicant has retained Hudson Cultural Resources to complete a Phase IA: Literature Search and Sensitivity Study and a Phase IB: Field Investigation to determine the presence or absence of cultural resources. Once the report is complete, it will be submitted to Office of Parks Recreation and Historic Preservation for review and comment.