Loading...
HomeMy WebLinkAbout20190604 The Cluett House Bed and Breakfast Toohey Corr 9-10-19 9/10/2019 Zimbra Zim bra jennifer.merriman@saratoga-springs.org 2 Clement Neighborhood Bed and Breakfast From : Michael Toohey <mtoohey@sktccLawicom> Tue, Sep 10, 2019 08:20 AM Subject : 2 Clement Neighborhood Bed and Breakfast 05 attachments To : Susan Barden <susanibarden©saratoga-springs.org> Cc : Jennifer Merriman <jennifer.merriman@saratoga- springs.org> Susan: With regard to the Application for a Special Use Permit to operate a Neighborhood Bed and Breakfast at 2 Clement Avenue attached are the following that I would ask to have posted on the City Planning Board site for this project and distributed to the members of the Planning Board: a. Letter dated September 10, 2019 with a response to the Planning Board request for concessions pertaining to the operation of this permitted use. b. Memo from Dave Carr of the LA Group with regard to the introduction of the required 4 off street parking locations on this site that with the use of porous pavement and the removal of some concrete sidewalk will not cause this site, as improved, to contribute to any storm water runoff issue pertaining to State Street. c, Actual photo of the intersection of Clement and State Street showing that the storm water running down State Street comes around that corner, is not adequately trapped in the existing City storm drain and proceeds south on State. This problem cited by the neighbors is not caused by my clients property and will not be in any way exacerbated by my clients permitted use of the property. I will deliver hard copies of this material to Jen Merriman today. Mike Snyder, Kiley, Toohey, Corbett & Cox, LLP 160 West Avenue, P.O. Box 4367 Saratoga Springs, New York 12866 mtoohey©sktociaw.com • Phone (518) 584-1500 Fax (518) 584-1503 image001.gif 154 B Letter to Planning Board 9.16.19.docx 23 KB D Carr Memo 9.9.19.pdf 377 KB https://rmsaratoga-springs.org/h/printmessage70=919228az=America/New_york 1/2 • The LA GROUP 1.,anascape Architecture&Lnginccring P.C. PPap&.I'urt:esrNeer. :.10 Long Ailey Sid:,atocy N 12 a66 518-987-0180 www.t#seL ro-'.up,.ofuu MEMO Date: September 9, 2019 To: Michael Toohey, Esq. r,r From: David �' t Carr,Jr., RLA/ Re: The Cluett House Bed&Breakfast 2 Clement Street It is our understanding that four additional parking spaces are required as part of the pending special use permit application for a Neighborhood Bed&Breakfast located at 2 Clement Street. The attached schematic plan,SPP-1, includes four additional,surface parking spaces. One space is located as a parallel spot off of the circular driveway which connects Clement and State Streets and the three additional spaces are located adjacent to the existing driveway which is accessed from State Street. The neighbors on State Street have indicated concerns associated with the increase in pavement and thus, increase in runoff to State Street. To mitigate this issue,all proposed pavement will be constructed of porous asphalt. These will not be high traffic areas so including porous pavement makes sense from a stormwater h � standpoint. Also,a portion of the existing walk will be removed with the construction of the parking stalls so a small amount impervious area,approximately 250 square feet,will be reduced with the placement of these additional stalls. Therefore,no additional runoff will be generated from the construction of the additional parking stalls. With respect to the existing drainage condition, 1 visited the site on the afternoon of August 21st after a significant rainfall(1.3 inches)to observe the existing drainage patterns.There was a significant amount of runoff flowing easterly down Clement Street,overwhelming the existing catch basin at the inside corner of Clement and State, and then flowing down State in a southerly direction and crossing the road. This runoff was flowing from a much larger watershed area beyond the 2 Cement Street parcel and was not directly associated with the improvements on 2 CIement Street. Photos of the runoff are attached. SNYDER, KILEY, TOOHEY, CORBETT & COX, LLP HARRY D.SNYDER ATTORNEYS AT LAW LOREN N.BROWN* MICHAEL J. TOOHEY PLEASE REPLY TO: 1994-2016 KATHLEEN A.CORBETT P.O. BOX 4367 *RETIRED JUSTICE JAMES G.SNYDER SARATOGA SPRINGS, N.Y. 12866 NEW YORK STATE JAMES S.COX STREET ADDRESS:160 WEST AVENUE SUPREME COURT TELEPHONE(518)584-1500 FACSIMILE(518)584-1503 September 16, 2019 HAND DELIVER Mr. Mark Torpey, Chair and Members of the Planning City of Saratoga Springs 474 Broadway, City Hall Saratoga Springs,New York 12866 Re: Robin Lauder LLC: 2 Clement Avenue, Saratoga Springs,New York 12866 Neighborhood Bed and Breakfast Dear Members of the Planning Board: My clients were asked for suggestions with regard to the smooth, cohesive operation of a Neighborhood Bed and Breakfast at 2 Clement Avenue which could be incorporation into a Zoning Board Resolution. This proposed use is a"permitted use"within this neighborhood, and it was disturbing to hear the neighbors voice a concern that this area of the Community was too "exclusive"to permit a use that is allowed within all Urban Residential Zones in the City of Saratoga Springs. My clients have lived and raised their family in Saratoga Springs for almost six(6) years. Ms. Schannault has invested in and is operating a business in the City. My clients are not interlopers into our Community as they understand the importance of being good community members by repeated donations to SPAC, the "Y", the Universal Preservation Hall Project and the Senior Center. They have and continue to make Saratoga Springs their home. As you know, there were questions presented with regard to the last sentence of the Zoning Code definition of a"Neighborhood Bed and Breakfast". To make it clear, my clients would accept an approval that specified that there will be "no regularly scheduled commercial indoor or outdoor activities such as weddings/receptions/showers, business meetings, catered events on the premises". The key to the reasonable operation of this residence is the requirement for a Resident Manager(s), that role will be abided by and we have shown the area on the second floor of the home that Resident Manager(s) will reside within. It is important to recognize that any Resolution may stipulate that they there can not be more than one kitchen in the residence and that the Resident Manager(s) quarters may not have an independent cooking facility. Members of the Planning Board September 16, 2019 Page 2 One of the other management rules for the successful operation of a Bed and Breakfast is to have the occupants have a clear set of Rules and Guidelines to dictate their behavior and expectations. Attached are the Rules and Guidelines which will be sent to all individuals that make reservations for a room and will be placed in all five (5)bedrooms for the guests, who exclusively occupy that space. Finally, the interior conversion of the house to include the bedrooms/bathroom systems,the creation of the Resident Manager(s) space on the south wing of the house and balcony safety code provisions will cost approximately$200,000 and will be done during this Fall and Winter. My clients are willing to have the City have proof of their ability to properly operate this Bed and Breakfast,but if the Board wants to pass a Resolution permitting the Neighborhood Bed and Breakfast that has to be renewed,we would ask that the initial period be for a two (2)years period commencing on the date that we receive all governmental approvals and permits to include the required permit/license from the City of Saratoga Springs Account Department. I hope by consenting to these accommodations,the Board recognizes my clients' willingness to work not just with the City of Saratoga Springs but with the neighborhood in which they propose to use this residence for its proposed and permitted use. We have also taken seriously the neighbors' comments on stormwater going south on State Street with a voiced concern that the increase in parking will exacerbate the already existing condition. I attached the plan created by Dave Carr of the LA Group for placing a total of four(4)parking spaces on the north and south side of the residence. Through this design, the use of porous pavement and the removal of some concrete sidewalk, this site will have no more storm water run off that it had as a single family residence. Also,we are submitting proof that the excess storm water going south on State Street comes around the corner of Clement and State Street and proceeds south. This condition has nothing to do with our site and is not enhanced or exacerbated by the creation of the Neighborhood Bed and Breakfast. As a result,the proposed interior modification of the use of the property does not have any exterior site plan implications and we would ask the Planning Board to waive the site plan review of this Project. Very truly yours, Michael J. Toohey MJT:tlp Enclosures cc: Susan Bard(susan.bardensaratoga-springs.org) (without attachments) Jennifer Merriman(jennifer.merriman@Saratoga-springs.org) (without attachments) Scott Strazik and Jennifer Schannault(jrschannault@gmail.com) (without attachments) David Carr(dcarrthelagroup.com) _...___iiilath &-,- .,••• • ..t...4.IF . -- ..--..• . .4, f 1 y•.7.: A"4..,,,,•• , J , .,. a.,.„ 11 + ,, �, 1 . . •a -- T - ° - •y + • • :‘ '''.1*,,iii,. • '111 t• �k : • r1",,,' '''',:'.4r r - „ '- � Y e •. i_ ' • isa •: _a i_ ,sm _ Ar - +, IiC_ ,i-'i a i fi}L a.ro _ _ • 4. 3`w: tip ! +>Sa.,.. ,,,.-..,.....16 ,4... , •h. 1..' ''d• . 1 '' 1} rt fif at'i��es` •x .. 4'x „', FP1 rtY _ ^'�.i ,. •..tx ..' - _ °..l a.� .a '-•-4. .sem' 1' • yF 1 it-......-_,..„---- z 1 ° �I�, , - a , y i.. • • p - s x� r • + ti •� , {• } .ate - •} 'f 0 I 1 I I I I'' . '. --';;Zi'-"'/:. ' ' '''.- — .: '4:1,-r• .1...:- ,',t.fa ,,,.• _ 1L, s ! adz-1 , •,1.•,...:,.#,.a...,i...,.,... y� • .1 •'-`:. a• _ -- a'a y „_, , _'r•° •-,' ; -17 r0.7.',':....-t......;2-,-:"-:h. '-'. —: • 2 CLEMENT AVE LAWN F , rti, _r.'• ., AlPitu , t. Y ----..'27' o , • :'-,•; _1i 1,"a:+ - ,. ,•s,, _ • ,ems ~~4 . li.•.•'- '..':........,.,..i;.'.' ; . . aist,..., . ,_' °• -41 * � -�-•�� ,. . . 7 .. .: .. ..,,,e4,.. . J., 1 h + y� f ! hY el. �I_ 1 ��71,1117�i .`,FIi wq_.,,eyel.1-i. .Bili,1� .- 1, moi, - F. pL II • _.r°•"`—- . .it -_, - .-e �1_ :'_j - • . f� � ,• r cam: ,� �r. �^.: ,_ire•-- ^�, 1-7mar.- .`�• •s , ." • 'tea•R ,`a.:.. _ - - i=ce# +Y •I�. *�. y. • W.L., r .AY s s '"` • 44*1'$FF 1 "!#P "'1"-'1;.,.'"• • .. • "�` 7• ��•,�iy!�`3 { :N` — ii..- ,1�',��f'1�1�,�a�Y.'�r:.i°Yi� r�f�Y '° s S•^-,�' -,..?).\-.L..--••:•:::-7-_. ems' �; . ,.'° ':- r T'' 'f1^i,'r�PPa) ••,,:,,,:,-;.•±,:•,',..Z;:-6,,,,,...•#..1',::,.. _ rim,' l �7-'' •j:_g. ,_._.,• _ _ • • • ''4, .fr.,:T y'.: " P'4 t 112.:1;•.:.--,,..',):.':.,••;'',,..',.1::,' "-', . „••i°, r '1'. i,.,y 'Ie P. '. - _. �' , ,- �'. {t'�.,y•�_ -Tra4 , .,�,... !•..• R `a I•i°�.. s'i ..., -�,' .fit'+`°.:,.,-:.-,i.,__-,1..,77...„-,,,:::-,:,,,......... _ ,€ y, a_ a ..+. L. ,s..d ,... f e...^ _ ",°,, Yn,_F'...,t ,,, �,f .,°:_ -.. w - 3'-,e.+°'� _ ,,ta '4,<y , , _ ' }° C st•�de .+r,, ,a.,"tApr,..#o. _ t+- r.. r�-yr _ , - F-• $rte',��fi '{ _,.,,, —a • ,y,.. W:, , i.., ti l� : J? -•"-r ''5+,t:,, . ,!.: .. .a!_..r " .. •fir'•`c a` - - - •may-;. • ._ ,: t r' P 6L. ` F6, '�r' r , :7-76fY{' a_ ., .° �,.• .: • • • • • ..2.1.,,,0,-.„04, � „ •• • ...■"��+, , _i ' "��T: s _ _ ..- a,'-tFt: - _a... _ ace.a�: , .JkeJ ,_."• .;.by,a �-_r,' ' , °' ,.n" ek _ _ _ .+ r^, ..,a+�ya"�: ,� ”, ` - _ • .•. r-.•_.. • r„ ''.40'.r:,•.., .+ .• r;! , .•• . -r _',-=A_ - - "'•';'::'''':i,_:;'':':',•-.: _ • _ _ • • - •. •aP .:,,. ,:•, N � �r _ - - - - ,.• ,t• mow •a ..',.4,-,.4,Z-__7...- _,;.•_r f- 1 • • • '... .' -teF.r.,'�-- w-•-.r_ya' S �' •a'iii�ij,��•. }<, , ,... - .._ _- v • • • - _ - '• _ __ _ ,.. ...,_ -"-:.•'..--j� .��_, .'�;s'-4••••;-...c.:':-... -'1-.....5.-•;•.,„: ._ •-,r1:.-_ '- +-' Iw-t. ;:•_.-.7:':,.4. .:•-•,,-4,,F-4.;-:1'-,' - - - .4.,,,,4,,,_4,:1/4:,•:-.•••• " _ ^ -. _ • • -. • .: r f o " d r•'" •,,,,,-,-.7:.'..."- -t-77... ._.•- _- �,,-te� •z, '4 __ "fi - .1-;.5',;',",:-.•-•*-" , , es --1.-'4_,:4.,::•/--'1-•S':---. rj�=,-r '•_ .”' _� ._ %•�_v__ ,_z,,- _ •. . •- .'.", e1, -eS` _T..;.,•,--4,77-.. _ _!X,-, 1• • - ?+ 4,��•�••�_!= -:,-..';'-'77.::'4a - , - •.1 * • • • • • • ... •+'� --,,-.:•,..„..._:.•1•.7-.-•'::-.t: ,' - _ . .._ '�'-� - -_ • _ • - , .•-. °, , _a• rr • • • • ��rte' � _ '__ - .__ - _ _ - _ - - - . - _ ` _ _ •" Y 0. _. 'may ,-. _ •' .. r •. • , r _ - _ ' -, i_- _ ° r -"- i - - a , _ a. "'f",. '. ,,"_; - - - _ _ _ •1_ _ - a• f e 4+ i. 4 is •y -ti is _ - _ �W �. -, � ,_ d rt, r' � a• , , " - � a` : .. +�• ". -ce'. ,: •,.. _ a - . -.. • w.! �e °. �,.� s r- _. r � a• _ ,qay •=l -.. f _ , , r # tL. - d� 't' } .: r ,✓,f 4.s rt .i. _ y,f �- +'a• rr+- .,,,• _�r .. * xr ..r"r_'•• _ -. .-� a'!r , �. - n3 s, { • ., _ _ ., , � :a.r .' �.+, F.4 •:,.+ r to _ _ _ _ y `"r -rt = ` - � VIEW LOOKING NORTH TO STATE STREET, = >r ti #C CLEMENT AVE INTERSECTION a: x y 1 • Ili • '1,4 1_, i'. r• /_ 1 'Ie., ' ' 1': ' . ,.r r -- _ s',.." , _ a - s f. v+ d. • .rt J .! r; �, •- ■r ti re• �'r y le .,�r°y, 'i°�,s i' .. _ _ r d-4y -_ a ' +W - - ~'I mi. '- _,. id 5. • - . it i , , : .F. ....in.; � ! Fy e - ` '~_ 2 CLEMENT AVE GARAGE — .. ',W y4.- * vl. , r # i .,f �:" L !� mo i' -J ■t ' :, ! ,, r , r d � r X14 iip. G� tea r L } 75_.i i1P _ , Jr ' f '4 !A � 7 J # i .+i. i' -• f ,;;•,..,-.......... ' .r e M •J t +1y. rill- -" 4':.. .'11- N.'F .r. _1..r . 'lilt% ?' ■. 1 , 17. , Yom' r + aL _ Y ■ o e s _ , • _ - .7,s...- . _ ______ -----7-7,---- • ,. 1 _ e 11, i .?,:-....: r.. r: 1i I �.y lit..., lc,,..7), • r ■,r .4- at fr . tit- .' . . -__-.---- ______ - . . ,_ . - _ +■ice _ ' .y , _ , . __ . .0.75411t 1.1 ,ems_.••° _ x•,116 -.• ..'fir,. - ' ' ,,�ate ..'-- - a A.: __ of � • ' r ° _ _ tip� • J __ -, � ^ , p , • ,- - te ` ' • - ' fi _ . • .•' ,...-:...,i6,034-7.-• ` ay_ __ y�=',- om, _ - s__ _ .P '',dam' , - .µ=,- :-7•;°_:..4. +!!. �,f, , �,.�'y.,.�9_r-.-a' -" _ _Ti •-,-.-.-• .'�' _ L�.."'.*rnw �r- �_ �-?,�.■yyma.y_ _ raj _z }_ �.■.�.--' - -- _ = h' s'r .' .-,7---.7' *; "+ - _ - _ + •%---',1''-';„.'..- rT • • • V.r. _ _r.e_„_-,,��.',-r..`�_..-`�,-Y'�•.J,.�"._s a_,. .-__.R^:r,�-_+F>�{•-sy r".L'�'.,.e-.. J . .- �'v •:.°.�-t -}�r • _:IF - _- s•1!•�.. � wi te- �K.. ' . _ +-*T' --.-7,-,;...:�_v ':ti_ +_ __ yam., r._" . .meq-r _ tf_ v • We i - • • -1•Lvim; ." 7..=r +h r ° _., gs + . - v .ab_ „..,M ,... . • • y • M4, ,.i`--,�� 2_ -�. ' • - "-1 T.n# _ i v . - n- -.•.,!S _�'y-i,`_s -_ ~®d, !". M1 •� ' ,,- 1v-ti . y - s�m-_-_,•,, ' +a .-tiY' "'+ _ '+f } P-� rr•_•_ ,�X14 y F , y r - ¢ � _ + a sd� - : � '- -0 - +' -_r a:5,-,,;.5-1--7-7:';,' ,.:. ,ri _.,';C :' e+._� 7{18- -. .:. _ _em ,• `' am..' • '•-....,',7---v....-- ---,,c;-,7-.;=-.7...`,....--- ,-,-,,..-177,``#v _ ` --, - r _,j -"" 1r`0, r`..-.... - ----w --..--?_7.-T. ._7.- '°-� _ - - • I,; _I r. ,. a ..:��„• --�''-fir„'.r_r�. �s. _ .._.. .• - '._,,"me',-+s-r—_1•,�t�`�� . v _ T="� t:_:� -r _� ,__ _. :tin,--... `, ms'sf�r _� '.• F...2.- ; r'r .m � 7 � .,.l _ _ �'�r ��f +J.+,4C -. 'L 1 ''',,,:i.', :...7. b'��J �� • �'y_•. - _ , VIEW OF STATE STREET LOOKING SOUT - _ _ ▪ ! - _- r :,r... ..ir_ . .n+.l� _ !_ -� _ -P - _ _ Y -tea. --__ •� ef- �r P T t �. .p -.�+� y�^ -,..;v.• - - - _ _ s''+�F -e .-moil-_.� a_ ^a - __ - ma } _ _ r •-_._ EXISTING ZONING:UR-1,URBAN RESIDENTIAL MINIMUM LOT SIZE: 12,500 SF The LA GROUP Landscape Architecture&Engineering P C MINIMUM LOT WIDTH: 100 FT 40 Long Alley ie 518-587-WOO SETBACKS: FRONT: 30 FT SIDE: 12 FT/30 FT ,he LA Group 2017 REAR: 30 FT 10 WIDE MINIMUM PERMEABLE: 30% CTZEOANOr c'Pcbeti,A.Harker ,,,,,AmR.7 GC4,1,aVIGNE AND GO,''7,31,1W6 P127 * :0::::::::::: Saratoga Springs,NY 12866 -ROBERT J.CHAUVIN 0 \ 1....., " ISIS *FA W 7 3 STOI=UGC WRE m WHATEVER RIGHTS,TITLE OR 4 1 IICII , INTEREST THE CI,OF SARATOGA \ SPRINGS MAY HAVE , , \ B/ / STATE STREET M POROUS PAVEMENT PROPER,LINE 'OCPrcvect DI, en House I —\- — — — — , - - I - - - - - . I Bed and Breakfast \ STATE STREET \ / - -,- -/ (74 rTi FINISHED GRADE ,.„,-,s5 4"POROUS ASPHALT PAVEMENT LEGEND Date 09/05/20.Scale 1=40. III tA FAINCOMME SURFACE COURSE PG 76-22P 2' ,th. o o o o o MIRAFI 160N ON -' 0 000 1"CHOKER COURSE:No.57 STONE — — — — PROPERTY LINE SIDES tF_ .0. ,>00,,,....0,- 12"BED DEPTH,CLEAN UNIFORMLY i ,4(> 0.°.>°.>° ' GRADED COARSE AGGREGATE, — — — SETBACK LINE UNCOMPACTED 6k,opoc'opo°o- PLACED IN(2)LIFTS:No.3 STONE 1 SUBGRADE 0.c.'0°0°0c.'0° WieentaratiNCE 3"No.57 STONE POROUS PAVEMENT qiiiir Schematic g ° Wm-wafttand Parking Plan Ili iil 0 POROUS ASPHALT PAVEMENT SECTION ill) 40 0 10 20 30 40 W = = SCALE:NTS = = SPP-1 Scale:1"=40'