HomeMy WebLinkAbout20230861 400 Louden SUP Unitarian Universalist Congregation PB Response 2023 12 19
74 Warren Street, Suite 1 | Saratoga Springs, NY 12866 | 518.450.4030
December 19, 2023
Saratoga Springs Planning Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
Attn: Planning Board
Re: Responses to Planning Board Member and Public Comments Made on November 30, 2023,
Planning Board Hearing in Relation to the Proposed Unitarian Universalist Congregation of
Sara toga Springs (UUCSS) Church
Dear Planning Board Chair and Board Members:
Several comments were expressed at the November 30, 2023, Planning Board meeting in relation
to the proposed UUCSS church at 400 Louden Road. We offer the following responses to those
comments for your consideration.
Comment No. 1 – Several neighbors commented that the proposed exit only drive lane from the
church parking lot to Bog Meadow Run was not desirable and did not want it to be built since it
would increase traffic on Bog Meadow Run which is the only access to the adjacent residential
neighborhood and that it would compromise safety at its intersection with Louden Road
Response No. 1 - As always expressed to the Planning Board, this exit was optional and was
suggested for consideration by the city. The applicant has elected to remove the exit drive from
the project due to neighbor opposition and a sincere desire to be a good neighbor in the
community. The proposed two way entry/exit onto Louden Road from the church site is more
than adequate to accommodate the proposed vehicular traffic.
Comment No. 2 – Comments were made pertaining to existing traffic speed on Louden Road
being too fast, thereby compromising safety at intersections.
Response No. 2 – Posted traffic speed limit on Louden Road is 45 mph. While it is true that many
drivers will exceed the speed limit, this in no way will compromise the safe entry and exit to the
church site as follows:
• Neighbor concerns over use of Bog Meadow Run as an exit from the church parking lot
has been removed from the project. Therefore, traffic safety at this intersection with
Louden Road will not be affected.
• Louden Road in the vicinity of the proposed church entry drive is a straight road segment.
Sight distance to the east is 1,556 feet and 1,666 feet to the west on Louden Road from
the proposed entry/exit drive. According to ITT Traffic Manual guidance, 376 feet of
stopping distance is required at 45 mph. If vehicles were exceeding the speed limit, at 50
mph, 453 feet of stopping distance would be required. As such, adequate sight distance
exists to safely accommodate the proposed church driveway location.
• Church traffic is virtually restricted to Sunday morning between the hours of 9:00 am to
12:00 pm. At this time, traffic on Louden Road is at a minimum since stores in Wilton
Mall and the Exit 15 area are not fully open for business on a Sunday morning. The
normal church attendance at a Sunday morning service is 75 +/- people. At an average of
two people per car, a total of less than forty cars would be expected to enter the site and
leave the site using the proposed driveway.
• Use of the site during all other times of the week will be extremely limited. The pastor
and parttime assistant will be in attendance during the work week. Limited other use of
the site is expected in the early evening hours on weekdays for small club meetings,
religious education and counseling (usually less than a total of fifteen people per session).
Comment 3 – The proposed church is not visually compatible with the adjacent residential
neighborhood to the south and not consistent with such residential uses.
The proposed church is a compatible land use and will not visually compromise the character of
the adjacent residential neighborhood to the south for the following reasons:
• The proposed church site is at 400 Louden Road and, geographically, is part of the
Louden Road corridor neighborhood. This is significantly different from and not within
the Bog Meadow Run residential neighborhood to the south.
• The proposed church location on the site is over 250 feet from the closest neighboring
residential parcel to the south. This 250 foot area has been set aside as a Permanent
Conservation Area and is restricted to no active uses. It will always remain a wooded
buffer between the church and the closest residential lots to the south. (See attached
area maps illustrating the proposed church site/location and homes in Bog Meadow
Run).
The design of the church reflects the ideals that are symbiotic with the principles of the Unitarian
Universalist Church. The principles and progressive values are intertwined with liberal humanistic
ideals and visibly expressed in the architecture. These principles and main ideas include the
following:
• The sanctuary is designed to be equal in form and shape reflecting equality in humanity;
• The shape is designed to be an octagon which symbolizes renewal, rebirth, regeneration,
and transition;
• The sanctuary is designed to offer flexible seating arrangements;
• The materials will include large glass windows in key locations to allow for a visual
connection to nature and the outside environment;
• The lightwell in the sanctuary is designed to incorporate natural light from above;
• The materials are to be natural, environmentally friendly, warm, and inviting. The intent
is to use natural wood and stone which will allow the building to blend with the natural
site;
• The entry is designed to allow for informal gatherings before and after church with a
direct connection to the exterior deck and outside. The view upon entering is to the
exterior nature preserve;
• The primary functions of the church are located on the main level with a glass floor area
to allow light and connection to the lower level; and
• The lower level will accommodate educational and administrative offices and classrooms
with the ability to have a walk-out to the outside and blend into the site.
Since the original submission, the building has been reduced in overall footprint from 4,304 sf to
3,629 sf. (a reduction of 675 sf or 15%). The height of the sanctuary has been reduced from 14
feet high walls to 10 feet high walls. The overall building size will not exceed the size of a large
residential home and not be perceived as a large structure. The materials are residential in
character and the building is designed to have minimal impact to the site both visually and
environmentally.
The reduction of size will also minimize the capacity. The current congregation includes on
average seventy-five people in person once a week for a Sunday service.
The Planning Board criteria for review of a project is based on compatibility of the neighborhood.
There are numerous examples within Saratoga Springs of churches that are located within a
neighborhood context. The current Unitarian Church is located on North Broadway within a
residential neighborhood, and this is not a negative impact to the neighbors. They are quiet
peaceful neighbors and do not draw large crowds. Other examples of churches within a
residential neighborhood include St. Paul’s Lutheran Church and the United Methodist Church
and the Presbyterian -United Church of Christ to name a few. These churches co-exist
symbiotically within a neighborhood context, and do not create a negative impact.
It is critical to emphasize that there is a significant buffer from the proposed structure to adjacent
residential homes. The distance is equal to the size of a football field which will be maintained
with woods and natural landscape features. Thus, visually, the impact of the structure will not be
seen from the current neighborhood.
An area map including the church site, Louden Road and Bog Meadow Run Residential
Development is attached. Note that significant permanent landscape buffer areas are reserved
on the project site to adequately visually screen the church from adjacent uses.
In summary,
• The church is not larger than a residential home;
• The materials and scale of the design are visually appealing and residential in character;
• There is a precedent of churches within a neighborhood context;
• Overall, the size and height of the structure has been reduced which will minimize
impact;
• Of the overall proposed 64 car parking lot, the initial project will only construct 40 +/- car
spaces closest to the church. The remainder of the proposed parking area will remain
lawn until such time in the future that church usage and demand increases; and
• The proposed project site design complies with all area and bulk requirements of the City
Zoning Ordinance and does not require any variances.
Comment No. 4 – Adjacent landowners down gradient from the site stated that their homesites
in the Bog Meadow Run neighborhood have potable water well issues. Wells are reported by the
residents as drying up in summer months and neighbors contend that the proposed church use
will impact their water wells.
Response No. 4 - The proposed church with onsite well as a source of potable water will not
affect neighboring wells to the south in the Bog Meadow Run Residential Development for the
following reasons:
• The approved Wade Newman Conservation Subdivision was reviewed by the City of
Saratoga Springs Planning Board, NYS Department of Health, and NYS Department of
Environmental Conservation. As such, a determination was made that lots within these
subdivisions have the water well capacity to support such uses.
The project review of the Newman Subdivision included a Groundwater Resources study for the
potential of the site to adequately provide potable water to the lots. It was prepared by EHC
Environmental Hydrology Corp. by a certified hydro geologist. The report found that two aquifers
underly the site and “Both aquifers have a potential to supply groundwater to any individual lot”
in the proposed 34 lot Newman Subdivision. (Copy of report is attached).
• According to the NYS Department of Environmental Conservation’s (DEC’s) Design
Manual for water systems, water volume consumption projections for a church are:
3 gal/day/person/seating capacity, and
5 gal/day/person for general assembly at events.
Using the more conservative consumption rate of 5 gal/day/person, a total of 375
gallons/day are required. (5 gal/day/person X 75 persons = 375 gallons/day).
Projected use of the church, as previously stated, is primarily limited to 3 hours/week on
a Sunday morning. No church services are anticipated from Monday – Saturday.
Use of the Church from Monday – Saturday will include the pastor and one parttime
administrative assistant which at most accounts for 2 people/day. Again, using the more
conservative consumption rate of 5 gal/day/person, a total of 10 gallons/day are
required.
• Occasional use of the church during weekday evenings for counselling, club meetings,
and small activity groups of 15 +/- people (which will not occur regularly each day) will
only add an insignificant demand on the water system.
• Water usage for a single-family house requires 110 gal/bedroom according to the DEC’s
Water System Design Manual. As such, a typical 4-bedroom single-family home is
expected to use 440 gal/day of water. In comparison, the maximum expected water
usage for the church using the most conservative DEC standards, is approximately 385
gal/day. This is less than or equal to the water usage of one home in the Bog Meadow
Run Residential Development.
For these reasons stated above, we believe that the proposed UUCSS church is a compatible use
in the neighborhood and satisfies the City of Saratoga Springs standards for issuance of a Special
Use Permit.
Yours truly,
S. Jeffrey Anthony, RLA, ASLA
for
Studio A Landscape Architecture and Engineering, DPC
Cc: A. Holmberg, UUCSS
S. Davis, SD Atelier Architecture, LLC
Attach: Area Map
Hydrogeological Report by EHC