HomeMy WebLinkAbout20230216 118, 121-125 Woodlawn Special Use Permit Draft Resolution denial as amended 2023 12 14DRAFT RESOLUTION AS AMENDED 12/14/23
SARATOGA SPRINGS PLANNING BOARD
RESOLUTION _____ DENYING 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, 121-125 Woodlawn Avenue is an unimproved parking area that has been used in association with the church; and
WHEREAS, while 118 Woodlawn Avenue falls outside of areas defined by the Saratoga Springs Future Use Map (2015 Comprehensive Plan), 121-125 Woodlawn Avenue is identified on that map
as CRN-2 as are other properties within the neighborhood; and
WHEREAS, 118 Woodlawn Avenue falls within the City’s Architectural Review Overlay District; 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, 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 and 121-125 Woodlawn Avenue as a private social club and associated parking area is consistent with the City’s Comprehensive Plan. Reuse of the church structure furthers
the City’s goals of reuse of structures over new construction, especially where the structure at issue has historic and/or cultural value. The City’s Comprehensive Plan contains a
map showing future use areas. The map categorizes certain general areas and, in between those areas, it leaves land uncategorized. 118 Woodlawn Avenue is not categorized by the map
while 121-125 Woodlawn falls into an area identified as CRN-2. Therefore, while the proposed use is consistent with the City’s Comprehensive Plan, this does not automatically mean
that it is compatible with this neighborhood.
2. In general, 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. There will be an increase in traffic resulting
from this proposed use, but the principal concerns voiced by the public relate to current traffic conditions. Conversely, the Board is focused on whether and to what extent those current
conditions may be exacerbated by the proposed use. While there will necessarily be an increase in traffic generated by use of this site, the degree of increase along Woodlawn Avenue
is not sufficient to constitute a danger to public health, safety or welfare. The Board notes that the Applicant has proposed instituting a maximum occupancy and to prohibit events
that would draw an influx of members/guests at any one time. This helps to minimize the number of overall traffic trips that the use may generate.
However, the Board notes that use of Van Dam Street to access the site is problematic, not because of the number of trips that may be generated on that roadway, but because of the increased
likelihood of traffic accidents at the corner of Van Dam Street and Woodlawn Avenue. Additional vehicles turning onto Woodlawn Avenue from Van Dam Street, whether turning right or
left, will increase the likelihood of accidents. In addition, the increased likelihood of generating pedestrian crossings in this area is likewise problematic and will serve to endanger
the public health, safety and welfare.
The application proposes that 34 daily vehicle trips and potentially 75 persons will be added to the neighborhood and intersection. The Board observes that other permitted uses, not
requiring a Special Use Permit, such as a two-family dwelling, would add significantly fewer vehicular and pedestrian traffic to the area. Thus, it questions whether it is responsible
to approve adding the level of additional traffic to an already difficult and potentially dangerous situation.
3. The Board finds that the proposed use of this particular property in this particular neighborhood is not compatible with the surrounding uses. While a private social club is generally
harmonious with residential uses, this proposed social club is incompatible with this neighborhood. Because the parking area is located on a separate lot, future members have greater
interaction with and potential impact upon the neighborhood as each patron must exit the club and walk through at least a portion of the neighborhood to reach their vehicles. While
vegetative buffering may certainly help limit visibility of the parking area, patrons will necessarily be carrying on conversations (whether with each other or on their phones) while
accessing their vehicles and will necessarily make noise and create light each time they access their vehicles. While the sound of cars is not objectionable in and of itself, given
the particular layout and orientation of the land at issue and the likely number of members/guests who will be using the site and parking area in this neighborhood, the proposed use
will significantly and negatively impact the neighborhood. For those accessing the site on foot from the south, Van Dam Street creates a dangerous barrier to attempt to cross. While
there may be initiatives that can be undertaken to try to better allow vehicles to see the presence of pedestrians more, the nature of Van Dam Street is that of a heavily-trafficked
corridor. While the number of trips that may be generated by the proposed use is relatively minimal, the proposed use would nonetheless increase the number of vehicles attempting to
turn onto Woodlawn from Van Dam Street and, whether drivers are turning left or right, there will be a greater number of vehicles slowing at this particular intersection, creating greater
likelihood of unsafe conditions. The Board notes that this property was formerly used as a church and the Applicant has indicated that the church was used on days other than the traditional
day of worship. However, the proposed social club is a far more intense use which is intended to attract as many as 75 members and guests on a daily basis. The proposed hours of operation
are likewise at odds with the neighborhood’s residential character.
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 on Woodlawn Ave. This lot provides parking sufficient to meet UDO requirements. In addition, “overflow” parking is also provided within 600 feet of the Property pursuant
to UDO Section 10.2. The Board notes, however, that this criterion does not address the undesirability of having each member, guest, and employees walk through a part of this neighborhood
to reach the structure.
Pedestrian access to the structure from the east, west and north is safe. 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. While the Applicant has identified a number of initiatives that the City could undertake to address the accidents that occur in the vicinity of the
subject property, the Board heard first-hand accounts of near misses from people who have attempted to cross Van Dam Street on foot and it is the presence of pass-through traffic that
presents significant concern for pedestrian access to the site from the south.
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 may create excessive noise and vibrations emanating from patrons exiting the building and talking late at night, car doors slamming,
and car engines starting. The impact from these sources increases as the hours of operation become later. 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. The Board finds that the vegetative buffering proposed for the 121-125 Woodlawn Avenue will prevent excessive
light impacts to the north. However, there are concerns that vehicles exiting the site will necessarily shine their lights to the east and that there is no available means to mitigate
the impact to the neighbor directly across the street from the parking area and directly north of the structure. While this does not create a significant neighborhood-wide issue, it
does create excessive light impacts to that neighbor; and be it further
RESOLVED, that for the foregoing reasons and based upon the Record, while the Applicant has proposed numerous potential conditions of approval, the impacts caused to this particular
neighborhood at this particular location by the proposed use are too great to support the granting of the Special Use Permit even subject to the proposed conditions and the Board hereby
denies the Special Use Permit Application.
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