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HomeMy WebLinkAbout20230216 118 Woodlawn Special Use Permit NOD ��`r�����r�� � CITY OF SARATOGA SPRINGS CHUCKMARSHALL, Chair ..���=�:� ��� ��- � � �~' MARK PINGEL, Vice Chair • .. ! �°� ,� , � ��_ PLANNING BOARD KERRY MAYO � t., +� .. �' -'� � �;i., :��- �.� BILL McTYGUE �- -.; .;. '� ♦ Cit Hall -474 Broadwa PATTY MORRISON '�� � � � y y MICHAEL KING w ' .:.:,�1� '�.' ��.�� . � � r � �: �` � Saratoga Springs, New York I 2866 - °f�° "� '� TONY STELLATO �����F�� '� � ����� Tel:5 I 8-587-3550 fax:5 I 8-580-9480 �OE FERRANTE,Alternate �������� www.saratoga-springs.org NOTICE OF DECISION IN THE MATTER OF THE APPLICATION #20230216 EC WOODLAWN VAN DAM PROPERTY, LLC I I 8 WOODLAWN 8c I 2 I-I 25 WOODLAWN AVE. SARATOGA SPRINGS, NY I 2866 WHEREAS, EC Woodlawn Van Dam Properties, LLC ("Applicant") applied for a Special Use Permit in reference to I I 8 Woodlawn Avenue and I 2 I-I 25 Woodlawn Avenue (tax map parcels I 65.5 I-2-I 4 and I 65.43- 3-4), both located in the UR-3 zoning district (the "Property"); and WHEREAS, I I 8 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 I 18 Woodlawn Avenue falls outside of areas defined by the Saratoga Springs Future Use Map (20 I 5 Comprehensive Plan), it is within the City's Architectural Review Overlay District; and WHEREAS, I 2 I-I 25 Woodlawn Avenue is an unimproved parking area that has been used in association with the church; and WHEREAS, I 2 I-I 25 Woodlawn Avenue is located within the City's Architectural Review Overlay District; and WH EREAS, 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 WH EREAS, the Planning Board reviewed the Application and conducted a Public Hearing at its meetings held on June I 5, 2023,August 3, 2023 and November 30, 2023; and WH EREAS, 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 WH EREAS,throughout the course of its review effort,the Applicant revised its proposed plans to address concerns raised by the Board and public; and Page I of 5 WH EREAS, those revisions included I) 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 I 18 Woodlawn Avenue in excess of the minimum parking spaces required by the City's Uniform Development Ordinance, 3) limiting the total number of inembers that will be permitted membership to the club;4) limiting the total number of inembers 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 WH EREAS, 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 WH EREAS,the Planning Board has also received and reviewed comments from other City Departments and has received a recommendation from the County Planning Board; and WH EREAS, 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 req u i red. 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: I. Use of I 18 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 fa�ade intact. In addition, Section 3.I 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. I I 8 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. I 2 I-I 25 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 I I 8 Woodlawn Avenue as a private social club and use of I 2 I-I 25 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 I 18 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 I 2 I-I 25 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 I 0.2. Pedestrian access to the structure from Woodlawn Avenue is safe and appropriate. However, operating a social club at I 18 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 I 2 I-I 25 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: I. 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. 2. Hours of operation are hereby limited to prevent use after 9:00 PM Sunday through Thursday and after I 0:00 PM on Friday and Saturday. 3. The club operator must be a not-for-profit and the Applicant will provide proof of this prior to issuance of a Building Permit. 4. The Applicant's proposal to limit club membership to 200 at any given time is hereby incorporated as a condition of approval. 5. 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. 6. The Applicant's proposal to restrict use of I I 8 Woodlawn Avenue for food service to members having a reservation and prohibiting"walk-in" dining service is hereby incorporated as a condition of approval. 7. The Applicant's proposal that there be no external standalone signage for the social club is hereby incorporated as a condition of approval. 8. The Applicant's proposal that there be no outdoor activities whatsoever is hereby incorporated as a condition of approval. 9. The Applicant's proposal to prohibit amplified live music and to allow acoustic music only is hereby incorporated as a condition of approval. I 0. 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. I I. 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. I 2. 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. I 3. The Applicant's proposal to infill with brick all first floor window openings along the north side of the structure on I I 8 Woodlawn Avenue is hereby incorporated as a condition of approval. I 4. The Applicant's proposal to require that all deliveries to I I 8 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. I 5. The Applicant's proposal that all delivery vehicles unload in the parking area at I 2 I-I 25 Woodlawn Avenue and not on Woodlawn Avenue itself is hereby incorporated as a condition of approval. I 6. 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. 17. 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. I 8. The Applicant's proposal that it provide valet parking as the only parking option on Friday and Saturday nights from 5:00 PM to 10:00 PM, including at 395 Broadway for overflow, is hereby incorporated as a condition of approval. I 9. 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 I) 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; 3) that Club Members are prohibited from using the Premises for weddings, receptions, fundraisers, and the like; and 4)that Club Members that use the parking along Long Alley must access it via Van Dam Street rather than using Long Alley and require employees to do so. ,� . � �-�..=� , �. March 7, 2024 Date filed with Accounts Dept. Chair cc: Building Dept.,Accounts Dept.,Applicant/Agent, File