HomeMy WebLinkAbout20230216 118, 121-125 Woodlawn Special Use Permit Draft Resolution approval as amended 2023 12 14As amended by the Planning Board at the December 14 meeting
SARATOGA SPRINGS PLANNING BOARD
RESOLUTION _____ APPROVING SPECIAL USE PERMIT APPLICATION ________
WHEREAS, EC Woodlawn Van Dam Properties, LLC (“Applicant”) applied for a Special Use Permit in reference to 118 Woodlawn Avenue and 121-125 Woodlawn Avenue (tax map parcels 165.51-2-14
and 165.43-3-4), both located in the UR-3 zoning district (the “Property”); and
WHEREAS, 118 Woodlawn is improved by a three floor, 9,900 square foot church structure constructed between 1895 and 1900 which structure is listed as a historic structure contributing
to the West Side Historic District on the National Register of Historic Places; and
WHEREAS, while 118 Woodlawn Avenue falls outside of areas defined by the Saratoga Springs Future Use Map (2015 Comprehensive Plan), it is within the City’s Architectural Review Overlay
District; and
WHEREAS, 121-125 Woodlawn Avenue is an unimproved parking area that has been used in association with the church; and
WHEREAS, 121-125 Woodlawn Avenue is located within the City’s Architectural Review Overlay District; and
WHEREAS, the two parcels are in close proximity to one another; and
WHEREAS, the Applicant seeks to modify the structure for use as a private social club for the purpose of conducting business and networking activities by members and to continue to use
the parking area as a parking; and
WHEREAS, there are similar uses in the UR-3 zoning district elsewhere in the City; and
WHEREAS, the Planning Board reviewed the Application and conducted a Public Hearing at its meetings held on June 15, 2023, August 3, 2023 and November 30, 2023; and
WHEREAS, on such dates, the Planning Board took comment from all members of the public who were present and wished to speak on the application and the Board also accepted written comments
from the public; and
WHEREAS, throughout the course of its review effort, the Applicant revised its proposed plans to address concerns raised by the Board and public; and
WHEREAS, those revisions included 1) removing a second point of access to the primary parking lot to disallow use of Bolster Lane; 2) including additional satellite parking areas within
600 feet of 118 Woodlawn Avenue in excess of the minimum
parking spaces required by the City’s Uniform Development Ordinance, 3) limiting the total number of members that will be permitted membership to the club; 4) limiting the total number
of members and guests that may be present at any one time at the club; and 5) requiring members to make reservations for food service and prohibiting “walk in” food service; and
WHEREAS, the Applicant engaged the services of a Traffic Engineer to perform analysis of existing levels of traffic, levels of traffic expected to be generated by the proposed use and
analysis of traffic accidents; and
WHEREAS, the Planning Board has also received and reviewed comments from other City Departments and has received a recommendation from the County Planning Board; and
WHEREAS, this Application was added to the Planning Board Agenda only after the City’s Planning Department confirmed that the use was lawful with the issuance of a Special Use Permit
and that no variances are required.
NOW, THEREFORE, BE IT RESOLVED that the Planning Board hereby classifies this project as a Type II Action pursuant to the State Environmental Quality Review Act and Regulations; and
be it further
RESOLVED that the Planning Board hereby makes the following findings:
1. Use of 118 Woodlawn Avenue as a private social club as proposed is consistent with the City’s Comprehensive Plan. The proposed alterations to the structure will be largely internal,
leaving the historical integrity of the structure’s façade intact. In addition, Section 3.1 of the Comprehensive Plan emphasizes the benefits of reuse of structures over new construction.
The reuse of this structure will help ensure that it continues to be a part of the City’s future. 118 Woodlawn Avenue is not classified in the City’s Comprehensive Plan as a residential
property. While Woodlawn Avenue is overwhelmingly residential, the Van Dam corridor in proximity contains a number of non-residential uses. 121-125 Woodlawn has been used as a parking
area prior to adoption of the UDO. Its continued use as a parking lot in conjunction with the primary use does not offend either the Comprehensive Plan or the UDO.
2. The use of 118 Woodlawn Avenue as a private social club and use of 121-125 Woodlawn Avenue as a parking area will not endanger the public health, safety or welfare. The Planning
Board has retained the services of an independent Engineer to review the traffic analyses provided by the Applicant’s traffic engineer. While there will be an increase in traffic caused
by the proposed use, the increase is relatively minimal. In addition, DPS staff had no concerns based on the potential trip generation. By far, the greatest traffic-related concerns
raised by members of the public in reference to this Application concerned existing traffic levels and patterns. However, the Applicant is not responsible for the current levels of
traffic nor can this Board deny all applications along this
corridor to prevent any future uses from occurring along Van Dam Street due to its use by numerous large trucks and tractor trailers. The Applicant has identified a number of initiatives
that the City could potentially undertake to help address traffic accidents and pedestrian concerns in the vicinity. While Woodlawn Avenue may experience additional traffic trips as
a result of the proposed use, the traffic analyses conducted show that additional traffic attributable to the proposed use falls within limits that are not unsafe and therefore will
not endanger the public health or welfare. In addition, while any member of the public may park along public roads, such as Woodlawn Avenue, the Applicant has attempted to address
neighbor concerns over the possible loss of parking spaces along Woodlawn by obtaining additional satellite parking areas in the event of need. In addition, valet parking will be provided
by the club.
3. The Board has also considered the increased density of use at 118 Woodlawn Avenue and considered whether it is compatible with the neighborhood. While the proposed use is clearly
a more intense use than a single-family or two-family home, the Board nonetheless finds that the gathering of professionals for indoor discussions with business associates or prospective
business associates is not so at odds with the surrounding uses as to be incompatible. While the proposed use (in association with an already existing structure that predates many
of the neighboring homes) is generally compatible with the character of the neighborhood, the Board finds that this would not be the case if the proposed use generated noises or lights
(including those related to the parking area) at a time when most surrounding property owners are sleeping.
4. Regarding the parking area on 121-125 Woodlawn Avenue, the Applicant has revised its original plan to address Planning Board concerns. The plans have been modified to include vegetative
buffering along the northern property line and gates along the easterly and westerly property lines. Vehicular access will be provided along Woodlawn Avenue only, while Bolster Lane
access will be provided by a gate solely for use of refuse removal. The Board finds that these modifications have provided for safe and efficient pedestrian and vehicular access, circulation
and parking. This lot provides parking sufficient to meet UDO requirements. In addition, “overflow” parking is also provided for within 600 feet of the Property pursuant to UDO Section
10.2.
Pedestrian access to the structure from Woodlawn Avenue is safe and appropriate. However, operating a social club at 118 Woodlawn Avenue may attract pedestrian/foot traffic from other
areas. From the east, west and north, the site can be easily reached without any safety concerns. However, those approaching in the vicinity from the south would have to cross Van
Dam Street. Van Dam Street is known for its heavy traffic. The lack of any device to help pedestrians cross may limit safe pedestrian access to the site from the south. Pedestrians
would be better served by the installation of a Rectangular Rapid
Flashing Beacons (RRFBs) to the existing pedestrian signs at the Van Dam cross walk at the intersection with Woodlawn Avenue.
5. The Planning Board has considered the proposed use’s demands on public facilities and services and finds no outstanding issues which have not been fully addressed to the satisfaction
of the Board.
6. The Planning Board has likewise considered impacts on environmental and natural resources of the site and neighborhood, including erosion, flooding or excessive light, noise, vibration
and the like and hereby finds that the proposed use will not result in any excessive light, noise, vibrations, erosion, flooding or other such environmental impacts. Use of the existing
parking area for parking and use of the existing structure as proposed will not create any additional erosion or flooding concerns. Likewise, while there may be noises, vibrations
and light impacts during the construction phase, the Board finds that these will not be excessive. In addition, the Board finds that the vegetative buffering proposed for the 121-125
Woodlawn Avenue will prevent excessive light impacts. The Board notes that vehicles exiting the parking area in the dark will necessarily have to use their lights while traveling east
toward Woodlawn Avenue and that this may cause light to reach any structure directly across the street. However, this parking area has historically been used as such and there is no
feasible way to limit this limited light impact entirely. In any event, even if car lights will be visible, this will not create excessive light impacts. The Board observes that any
remaining potentially excessive impacts to the neighborhood will most likely be felt as the hours of operation are late at night; and be it further
RESOLVED, that the Planning Board hereby approves the Special Use Permit Application with the following conditions:
Hours of operation are hereby limited to prevent use prior to 8:00 AM on any day and no deliveries prior to 7:00 AM.
Hours of operation are hereby limited to prevent use after 9:00 PM Sunday through Thursday and after 10:00 PM on Friday and Saturday.
The club operator must be a not-for-profit and the Applicant will provide proof of this prior to issuance of a Building Permit.
The Applicant’s proposal to limit club membership to 200 at any given time is hereby incorporated as a condition of approval.
The Applicant’s proposal to limit the maximum occupancy of the structure to 75 members and guests at any given time and that this be monitored each shift by a staff person is hereby
incorporated as a condition of approval.
The Applicant’s proposal to restrict use of 118 Woodlawn Avenue for food service to members having a reservation and prohibiting “walk-in” dining service is hereby incorporated as a
condition of approval.
The Applicant’s proposal that there be no external standalone signage for the social club is hereby incorporated as a condition of approval.
The Applicant’s proposal that there be no outdoor activities whatsoever is hereby incorporated as a condition of approval.
The Applicant’s proposal to prohibit amplified live music and to allow acoustic music only on the Property is hereby incorporated as a condition of approval.
The Applicant’s proposal to prohibit weddings, receptions, fundraisers, and the like, to limit the risk of noise and traffic impacts on the neighborhood is hereby incorporated as a
condition of approval.
The Applicant’s proposal to limit vehicular entry/exit from using Bolster Lane is hereby incorporated as a condition of approval, but Bolster Lane may be used for refuse removal as shown
on the Applicant’s final plans.
The Applicant’s proposal that kitchen exhaust be carbon-filtered to mitigate odors and exited through the roof is hereby incorporated as a condition of approval.
The Applicant’s proposal to infill with brick all first floor window openings along the north side of the structure on 118 Woodlawn Avenue is hereby incorporated as a condition of approval.
The Applicant’s proposal to require that all deliveries to 118 Woodlawn Avenue must be done by personal vehicles (cars and vans, but no trucks, class 4 and above) is hereby incorporated
as a condition of approval.
The Applicant’s proposal that all delivery vehicles unload in the parking area at 121-125 Woodlawn Avenue and not on Woodlawn Avenue itself is hereby incorporated as a condition of approval.
The Applicant’s proposal to install at its cost, Rectangular Rapid Flashing Beacons (RRFBs) to the existing pedestrian signs at the Van Dam cross walk at the intersection with Woodlawn
Avenue is hereby incorporated as a condition of approval.
The Applicant’s proposal that it make available an additional 10 parking spaces off-site for “overflow” parking, is hereby incorporated as a condition of approval, the lease for the
Long Alley parking lot shall be provided prior to issuance of a building permit.
The Applicant’s proposal that it provide overflow valet parking on Friday and Saturday nights from 5:00 PM to 10:00 PM at 395 Broadway, is hereby incorporated as a condition of approval.
Prior to issuance of any Certificate of Occupancy for this project, the Applicant shall provide the City Planning Department its rules of Club Membership which contain 1) prohibitions
for club members and their guests from congregating in the parking areas and/or building entryway/steps for the purpose of smoking; 2) notice to Club Members that while acoustic music
may be provided, that no amplified live music will be provided for on premises; and 3) that Club Members are prohibited from using the Premises for weddings, receptions, fundraisers,
and the like.
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