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HomeMy WebLinkAbout20190604 Cluett House Bed and Breakfast Coughlin Corr 7-25-19 7/25/2019 Zimbra Zim bra jenniferimerriman©saratoga-springsiorg 20190604 Application for SUP Cluett House PB Meeting 7/25/19 From Rob Coughlin <robcough©gmail.com> Wed, Jul 24, 2019 03:46 PM Subject : 20190604 Application for SUP Cluett House PB Meeting :,.;•:-P1 attachment 7/25/19 To :jennifer merriman <jennifermerriman@saratoga- springs.org> 69/79 14/ Please acknowledge receipt. <4/ifs Dear Mr. Torpey: My wife Eleanor Mullaney Coughlin and I live at 54 Greenfield Avenue on the southwest corner of State Street and Greenfield Avenue in Saratoga Springs. We have lived here since January 1990, nearly three decades. We have raised family in this residential-noncommercial neighborhood. Only one house, that of the deWolf/Ratcliff family, separates our home from Two Clement. I have personal knowledge of this house as I have gone by it while walking my dogs almost on a daily basis for about 24 years. We object to the application of Robin Lauder LLC for a special use permit for Two Clement for all of the reasons set forth in the July 22, 2019 letter of the Benequista, Harker, Ratcliff/de Wolf and Denny families as well as those reasons in the July 22, 2019 email of Sue Hensley Cushing. In addition, I attach the webpage of the New York State Secretary of State reflecting that as of July 23, 2019 there is no filing for an LLC named Robin Lauder LLC. The Saratoga County Clerk's Office has a mortgage between Saratoga National Bank and Trust and Robin Lauder LLC and one would think that the bank would have assured itself of the existence of the LLC. Nonetheless, the State Secretary has no record of this LLC. The mortgage is signed by Scott Strazik and Jennifer Schannault as members of the LLC. They reside at 11 Beacon Hill Drive in Wilton. The house at Two Clement is currently listed on Airbnb for $1000 per night. The host contact is Jennifer. See attached webpage that incorrectly lists the house as being on North Broadway. In regard to the application itself the applicant must address specific criteria to be issued a special use permit. Notably, these criteria are in addition to the requirements of the zoning district of Urban Residential 1. in other words, the applicant has to address the additional criteria by more than arguing that since this use is allowed by special use permit the use should be allowed in this case. If such an argument were sufficient there would be no need for an application or hearing at all and the additional criteria would have no meaning. Accordingly, to the extent those "boot strap" arguments are made they should be given no weight by the Board. In regard to the criteria I make the following observations https://m.saratoga-springs.orgihiprintrnessaged=892438,tz=ArrericaiNew_York 14 7/25/2019 Zimbra 1. The extent to which the use is in harmony with and promotes the general purposes and intent of the Comprehensive Plan and this Chapter. The applicant uses only the "boot strap" argument. The Board should give this response no weight. 2. The density, intensity and compatibility of the use with the neighborhood and character. a) Boot Strap b) Skidmore, the largest temporary living business in the City is across the street. First, the city-owned children's playground is across the street from Two Clement. A commercial enterprise bringing in five independent sets of strangers with vehicles pulling in and out of the premises does indeed increase the density and intensity of use of the neighborhood and impacts negatively on the safety of the children who are encouraged to recreate across the street. Second, to the west of the playground is the city-owned North Side Field at 5 Clement Avenue, again, a wide open space dedicated to recreation. This city property is mistakenly represented in the application as being the property of Skidmore College (See page 10 of the application.) Hence, Skidmore is not"[a]cross Clement Avenue from this Property..." Farther west along Clement Avenue are the Skidmore Field Hockey and and softball fields, again an area dedicated to the health and recreation of athletes and the attendance of fans. Third, the nearest Skidmore dorm, the temporary living facility referred to by the applicant, I believe is Sussman Village, which is, according to Google Earth Pro, .4 miles away from Two Clement Avenue, as the crow flies. Accordingly, any reliance on Skid more, the alleged largest temporary living facility in the City, as a basis for claiming that this Bed and Breakfast will not have a negative impact on the density, intensity or is compatible with the neighborhood is ill-founded. C) A 9 unit condominium is 60 feet away. This property is indeed a condominium, that is to say, it is a building inhabited by its owners who take pride in their property and are present to address immediate and long term conditions and problems. This residential property is not an ongoing business enterprise for the housing of temporary transient visitors on vacation. Such a business enterprise as sought by the applicant will increase the intensity of use of the neighborhood and is not compatible with the owner-occupied character of this neighborhood. Ironically, the applicant, in order to attract multitudes of people to this property who will negatively impact the character of the neighborhood, advertises on Airbnb that this is a "very quiet...neighborhood." See p. 4 of attached advertisement. 3. Safe and efficient pedestrian, vehicular access and circulation and parking. As there would be increased traffic with multiple out-of-town guests all with vehicles staying at this property, pedestrian safety will be compromised. There is no sidewalk on the Clement side of this property which has a curb cut and driveway to Two Clement. Additionally, there is no sidewalk directly across the street adjoining the children's playground. The proposed project negatively impacts on pedestrian safety. (The applicant refers in the application to the sidewalk of the east side of the property, on State Street, but neglects to mention the absence of sidewalk on the north side of the applicant's property across the street from the children's playground.) Further, the addition of proposed parking on the property itself necessitates the destruction of green space, replacing this space with macadam. This significant transformation impacts negatively on the esthetics of the neighborhood and increases water run off into the neighborhood. Like the others who noted this phenomenon, even without htips://m.saratoga-springs.org/h/printmessage?id=892438Az=Arnenca/New_York 2/4 7/25/2019 Zimbra this additional impermeable material I have observed water coming from the east side of the property spilling onto State Street. 4. Existing and future demand on infrastructure, public facilities and service. As noted above, creating additional parking will increase run off. I have personally observed significant flooding at the corner of Clement and State, where this applicant's property is located, during spring melt and intense storms. Water can extend the width of Clement in front of this property. I have seen this multiple times. I have personally pulled leaves and debris from the storm drains in an attempt to alleviate this condition. Additional run off will most definitely negatively impact on the infrastructure and public facilities. Additionally, conversion of this single-family home into a commercial enterprise with five separate and independent groups of people with vehicles being present will negatively impact on public facilities associated with water usage and waste disposal. 5. Environmental and natural resources of the site and neighboring lands, including potential erosion and flooding or excessive light, noise or vibration. The applicant conclusorily states that the site is large enough to be self-contained so there will be no effect. Nonetheless, in its advertisement for rental of this property on Airbnb (see attached, p. 1) the applicant underscores the beauty of the 100 foot porch, which the applicant describes as "ideal for entertaining"thereby encouraging its out of town guests to use this outdoor facility to congregate for socializing, consumption of alcohol and music not only during the day but also in the evening. After all, the guests at this facility will be on vacation without the need to get up the next day to go to work as most of the permanent residents of the neighborhood must. Hence, the applicant has already demonstrated that use of the porch is part and parcel of the experience and this will ineluctably lead to late night gatherings fueled by alcohol increasing the noise in the neighborhood. This would not be an an occasional graduation or birthday party at a local residence but has the potential for being an ongoing disruption on a daily/nightly basis for perhaps 6 months out of the year. 6. The long term economic viability of the site, neighboring property and district. This area is trending toward being one of the most desirable residential areas in the city with the construction of some of the finest homes around. This trend began perhaps 20 years ago and is ongoing with older, smaller homes being replaced with newer, larger homes. This is a desirable residential area and should not be subjected to the intrusion of a commercial enterprise with the negative impacts outlined in the submissions from the local objectants. The neighborhood is economically viable and self-sustaining and does not need the "infusion" of an income-producing property that is inconsistent with the owner-occupied neighborhood. Granted, the site itself was on the market for a long time but there are many large homes in Saratoga Springs that have been purchased and occupied by owners and this house would not be an exception. Also granted is the fact that in other neighborhoods larger homes have been converted into B&Bs but all but two of the examples cited by the applicant are on Union Avenue and Springwater is one block north of Union Avenue, virtually facing onto the parking lot and dumpster of the Springwater Bistro located at 139 Union Avenue. This area has been semi-commercial for decades and Union Avenue is a four lane boulevard that constitutes one of the busiest and main thoroughfares in the city, providing access to the Saratoga Race Course. The Union Avenue neighborhood simply cannot be analogized to the residential neighborhood which the applicant seeks to commercialize. The Batcheiler Mansion is also in a different type of neighborhood from the one at issue. Immediately adjoining that property to the west is a commercial enterprise, McNeary Real Estate and to the west of that commercial building is a Stewarts. None of the applicant's examples support applicant's argument. Indeed, these examples undermine the applicant's arguments. httpslirn.saratoga-springs.org/hiprintmessage?id=892438,tz=ArnericaiNew_York 3/4 7/25/2019 Zimbra In sum, the applicant has failed to adequately justify the issuance of a special use permit to allow converting this single-family home into a commercial enterprise in this neighborhood. We would respectfully request that this application for a permanent special use permit be denied. Airbnb Advertisement.pdf MB httpslim.saratoga-springs.orgihiprtntmessage2d=89243&tz=America/New_York 4/4 7 242019 Chien I louse on\ Broadv.'a!.adjacent to Skidmore. ,'louse.;for Rent in Saratoga Spring, 6.) , ,...„ , i,. ..., ± Share ?", .; c7 Save r , • ,I, . ,*,...i& •:/ii:,1"."'iii.7.,,,,;21;, .' , i ..4 _ .., ,,—, , 41L11111" A iii'----- ',.,„ ,:-'.17-N,r,-,!:".2. - ' ,,,...,-,..,,,,--.,:,-,,,,i,,,,i;.,;:-,f,.,;,.:;,..;,,. -,,,,,,,,, .n. . . .f.:"±t'''' ;,..,- 1,,,,,-.' '''.:3„, .---:.......',..,--,-,—P....., , ..e -- 41,11,154,..' it 111-, ,,,,,....,Y ' ,I, ,'4,, ''.'' ''''''' .1.,•,-.1 i 01.'-'' i ° • ,. . IN I ii id ,.._ . -4,,- .. .. ... .. .., . , -- ll.,.. 4 ,.. ,... ,.... , View Photos III 11 ICI 9101w, Cluett House on N. Broadway adjacent to Skidmore.. Saratoga Springs faitip.1 jer,,,--, 11 Entire house 10 guests 5 bedrooms 5 beds 4 baths ,T. Great check-in experience 100% of recent guests gave the check-in process a 5-star rating. 9 Great location 100% of recent guests gave the location a 5-star rating. Impressive Queen Anne Victorian, formerly the Cluett family estate has been completely restored from top to bottom. Perfect Saratoga Springs get away. 7,800 square feet in all. Nine foot ceilings, 5 bedrooms, master with sitting areas and fireplace. 100 foot wrap around porch. ideal for entertaining. Sunlight pours into every room. Chef's kitchen with bar and breakfast area. Per fect summer retreat, ideal for Skidmore events ... Contact host hili, %1/4 1%4%. i rhnh.corn a)orrtz.34651.03119source_i mpression_id-,p3_1563921074_diAvart2\hrnqXt('L,r, 24 2019 cluctt}Joust-on N.liroadwa. adjacent to skidrnore.-Housai for Rent in Saratoga Spring4 Amenities * Air conditioning 12 Essentials E Dryer ,i7 Indoor fireplace Show all 18 amenities --,,f-'- Entire place X You'll have the space to yourself and will only share it with those you're traveling with. Sleeping arrangements iimi 0• Mil mon ) Bedroom 1 Bedroom 2 1 king bed 1 queen bed Availability July 2019 August 2019 Su Mo Tu We Th Fr Sa Su Mo Tu We Th 1 2 3 4 5 6 1 7 8 9 10 11 12 13 4 5 6 7 8 9 10 14 15 1 17 18 19 20 11 12 13 14 15 16 17 21 22 23 24 25 26 27 18 19 20 21 22 23 24 28 29 30 31 25 26 27 28 29 30 31 hilly's: www.a i rbnb.c orn tivoints,34651COgNoUrce Jrnprvision jd=p3_15(13921074 dlAwm2Y IhrrkiX I(.ti%3 2,6 7 2.4 2019 Cluctt House on N Broadwa,adjacent to Skidmore -Houses for Rent in Saratoga Springs 4 Reviews Q Search reviews Accuracy Communication Cleanliness Location Check-in Value John July 2019 Gorgeous, incredibly spacious house in a great location Trevor \„ July 2019 The owner was very accommodative, a pleasure to work with. I would absolutely rent this very spacious, beautiful house again! Well done on the landscaping too! Srinivas July 2019 Great location and very close to downtown. The host (Jennifer)was very responsive and addressed all questions in a timely fashion. Its an ideal place to stay to family and friends. House was well maintained,except that the bathrooms needs some minor upgrades. John June 2019 Great space. Best in Saratoga. htips. www ai rbn b coin rk,orm 3465 1038?s4..)u _Impression_id=p3_190921074_d lAwinn hmq.\_1(q3' 3 4 ' Cluett House.on N.Broadwa adjacent to Skidmore -Houses for Rent in Saratoga Springs Hosted by Jennifer Saratoga Springs, NY Joined in May 2019 * 4 Reviews Verified Wife and mother of 3 kids, 2 dogs. After 22 year career at General Electric,today I have a store on Broadway in Saratoga Springs featuring Simon Pearce glassware and fine linens. Exploring possibility of future B&B with Cluett House longer term. Interaction with guests We love Saratoga and are happy to support guests on their visits wherever we can. After 22 years working at General Electric, this year I launched a small boutique store in downtown on Broadway focused on home goods including glassware,linens, and other fun things - store is... Read more Response rate: 90% Response time: within an hour Contact host Always communicate through Airbnb To protect your payment, never transfer money or communicate outside of the Airbnb website or app. Learn more The neighborhood Jennifer's place is located in Saratoga Springs, New York, United States. Adjacent to Skidmore college campus, walking distance to shopping and restaurants in downtown Saratoga on the way to Saratoga Polo club from Downtown - amazing spot. in very quiet but well positioned neighborhood. Tough to beat location! Public Transit Saratoga Polo Associavrion https: wvvik.a i rbn b.c orm nx_nns 3465103 g?sou re e_i tn press i on jd=p3_1563921074_d1Awm2Y htirittXt(`ti,3 46 724/2019 Clam House on N Broadv.-ay adjacent to Skidmore -Houses for Rent in Saratoga Springs T. d I . A 500 m Repon a map error Exact location information is provided after a booking is confirmed. Things to keep in mind Check-in: After 4PM Checkout: 11AM House Rules vit. No smoking No pets ri No parties or events Cancellations Strict • Free cancellation for 48 hours After that,cancel up to 7 days before check-in and get a 50%refund, minus the service fee. Expit, $1 000 per night ;aratoga Springs 4 More I 1 and breakfasts - Lofts Villas - Conde Dates Burling Check-in ) Checkout Woods Northa Guests Hudsor Sauger 1 guest William Mips: www I rtIn Cilmirocatsi346,5103Vsou rce.jmpr ionT---p3_156.3921074A1Avan2 himq X t('iv,3 5 7 24 2019 (*Neu House on N.8roadwa7, adjacent to Skidmore.,-llousits for Rent ti Sarato2.1 pnng Monte Kelso Kigali Motobt Saint-P You won't be charged yet Zona Ir Lutherville-I imonium Bassacutena \P Report this listing Souris Lagor Costa-Cunit Banzi https: %-wv..istrhnh cum rooms 34651ffWsuuriv iniprvssinnJdp3_1 933921 074 dlAvv-m2Y hmqX tiCqv 3 6