HomeMy WebLinkAbout20240682 25 New St. Subdivision Public Comment (19)Outlook
Online Form Submittal: Land Use Board Agenda Public Comment
From noreply@civicplus.com <noreply@civicplus.com>
Date Thu 12/11/2025 11:53 AM
To Mark Graham <Mark.Graham@saratoga-springs.org>; Susan Barden <Susan.Barden@saratoga-springs.org>
Land Use Board Agenda Public Comment
SUBMIT COMMENTS REGARDING CITY PROJECTS
Thank you for submitting your comments. Your feedback will be forwarded to the
City's Planning Department and Land Use Board members. NOTE: Comments
submitted later than 12:00 noon on the day before the Land Use Board meeting
may not be reviewed prior to their meeting. All comments will be added to the
project file in the Planning Department.
Land Use Board Planning Board
Name Michael White
Email Address FriendsofRRRun@gmail.com
Business Name Field not completed.
Address 2 Joseph Street
City Saratoga Springs
State NY
Zip Code 12866
Phone Number Field not completed.
Project Name McNeary Group 25 New St. Subdivision
Project Number 20240682
Project Address 25 New Street
Comments Please find a PowerPoint presentation with Alternative Concept
Plan
Attach Photo (optional)25 New Street Alternative Concept PUD.pdf
Email not displaying correctly? View it in your browser.
12/11/25, 3:21 PM Inbox - Mark Graham - Outlook
https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdlMy05MTNlLTA4ZjY5NTFhMDAzMQAQAAAUU80awmBAsgZoD3duYw…1/1
The city’s Railroad Run
Greenbelt Trails created in
1996, form a linear park that is
a ‘one of a kind’ core resource
that contributes directly to the “City in the Country”
experience and strongly
supports Saratoga Springs as a
livable city and desirable
tourist destination.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Railroad Run is used by young and old alike and encourages year-
round, quality community social interactions in a peaceful, shaded,
quiet, relaxing setting that supports a high quality of life and
healthy lifestyle. The importance of a quality experience on
Railroad Run for all city residents will only increase !
Residents of Mary’s Haven Hospice
House often spend their very last
days enjoying the peaceful beauty
and tranquility of Railroad Run.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
According to CDTA Capital District Trail User
Counts, over 125,000 unique trips were made
along Railroad Run in 2016.
Friends of Railroad Run have a rich history with over 25 years of
community work to improve and protect the Railroad Run Trail.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Railroad Run Today
Friends of Railroad Run -25 years ago.
Friends of Railroad Run -25 years ago.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Friends of Railroad Run -25 years ago.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Today, Railroad Run has become a beautiful, year-round, multi-use
gateway trail from the Spa State Park and SPAC that supports the
lives of the city’s residents.
McNeary Group 25 New Street Proposal | Impacts and Concerns
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
Railroad Run 25 years ago.18 duplexes proposed
for 25 New Street
located here.
A drone shot taken at
2nd floor window height
(approximately 18’
AGL) clearly shows
that noise from 24/7
commercial activities
will have a direct path
to 2nd floor residential
windows without any
attenuation from the
proposed 7’-8’ buffer
plantings.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Route 50 Strip Mall
25 New Street
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
As a condition for
approval for 246 West
Avenue the Saratoga
Springs Planning Board
required trash pick up to
take place after 9:00 am
for just 2 dumpsters in
order to mitigate impacts
to adjacent property
owners.
More than 15 trash dumpsters, plus waste oil containers, chillers,
back up generators, transformers, HVAC units, and reefer units run
24/7/365 along with idling tractor trailers parked overnight and
commercial snow removal immediately adjacent to the proposed
residences. A previous sound study for residential housing on this
same parcel failed HUD guidelines and confirmed these impacts.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Route 50 Strip Mall
The current sound study fails to discuss or address any of the numerous
high intensity, long and short duration sources of noise that are present
throughout the rear of the commercial strip mall.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Rear of Route 50 Strip Mall at Market 32
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Rear of Route 50 Strip Mall at Market 32
During much of the year, the Market 32 ‘Turkey Reefer’ runs 24/7 and
can be easily heard at residences on Joseph Street and Elm Street.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Findings and Conclusions –Page 8
“ The Noise Survey Data clearly shows that
the current noise levels are what one would
expect being adjacent to a Shopping Center
(Market 32 and other stores) and a busy
travel corridor (Ballston Ave.-Route 50 and
the intersection with New St.)
The average levels are within acceptable
limits for a residential area with those
levels being slightly elevated during the
peak commuting times both in the am and
pm. ”
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
These average noise
levels reported in the
noise study do not address
in any way the high
intensity, short duration
noises throughout the
entire year that residents
on Joseph Street, Elm
Street and Empire Avenue
have been dealing with
for decades.
Snow Removal Behind Route 50 Strip Mall
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Back up warning alarms,
air brakes, loading and
unloading trash
dumpsters and hours of
commercial snow
removal can all be heard
inside residences in the
middle of the winter
even with every window
closed on Joseph Street,
Elm Street and Empire
Avenue.
All commercial equipment that operates
adjacent to the proposed 25 New Street
residences require back up warning alarms
that operate at over 100 decibels !
Snow Removal Behind Route 50 Strip Mall
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
Health, Safety and Quality of Life Issues Cannot be Averaged Away !
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
All impacts created by placing families and their children in homes
adjacent to the rear of a commercial strip mall must be addressed
and not dismissed as ‘living in the city’ or ‘market driven housing’.
This project has the potential to become the poster child and a
global case study for poor planning.
Route 50 Strip Mall
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Impacts and Concerns
The impacts from the development of 25 New Street along Railroad
Run will be significant and will impact future residents, current
residents and trail users for decades to come.
Route 50 Strip Mall
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
McNeary Group 25 New Street Proposal | Alternative Concept Plan
However, what if a different concept drove the development of 25
New Street supporting the vision of the City in the Country ?
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
What if, rather than looking at Railroad Run as the problem, this
amazing city resource was embraced and leveraged to become an
integral part of the lifestyle of future residents at 25 New Street ?
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
Imagine,instead of looking out over the back of a commercial strip
mall, homes were rotated 180 degrees and residents at 25 New
Street looked out onto Railroad Run from their homes and front
porches in a new community modeled after City Square.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Ski in and ski out, bike, walk, snowshoe, roller blade to the Spa
State Park or walk to a concert at SPAC on Railroad Run right from
your front door in Saratoga’s newest premier community.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
City SquareRailroad Run
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
Using architecture and smart design such as roof planes, overhangs,
bump outs and buffer plantings; a two-car garage for every residence at
25 New Street would help block noise from the commercial strip mall.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
This design modeled after City Square would have only 3 windows in the
bonus room facing the strip mall instead of the entire front façade.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
The vehicle for this approach would be a Planned Unit Development
(PUD) and could consist of 20 residential units in 10 duplexes along
Railroad Run (similar to City Square shown here except with a smaller
mud room), 16 apartments similar to 246 West Avenue, as well as new
bounds and development options for Empire College, a new Alletta
Street entrance and trailhead parking for Railroad Run.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
On the south end of 25 New
Street, which is the furthest
away from commercial
impacts, the Planned Unit
Development (PUD) could
incorporate 16 apartments.
This would be essentially
the same footprint as 246
West Avenue with 16+
interior parking spaces
which works well with the
Railroad Run Trail and
adjacent properties.Previous Sketch Plan
246 West Avenue
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
On the north section of 25 New Street and a portion of the Empire
College parcel, an office building for Empire College could be part of the
Planned Unit Development (PUD). This would be a low impact use
adjacent to Railroad Run and would not have residents living in close
proximity to the Price Chopper loading docks. This could be loosely
modeled on Airosmith Development and Engineering at 318 West Avenue
which also integrates and works well with the Railroad Run Trail.
Airosmith Development, Inc
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
On the north end of the Empire College parcel, a new 28’ wide access
road from Aletta Street would service the Empire College. This entrance
would meet all turning radii for fire trucks and allow emergency access
for services for residences. The turning area would also allow parking
for a new Railroad Run Trailhead. A SketchUp model and renderings
showing the following will be presented as 12.11.25 public comment.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
•16 apartments at southern end of site using 246 West Ave Concept,
•20 Residential Units within 10 duplex units with 2 car garage using
City Square Concept,
•Empire College Office Building,
•Aletta Street Entrance
•Railroad Run Trailhead parking with Haller Lane
•Improved quality of life for 25 New Street residents.
•2nd access point from Aletta Street that meets all emergency vehicle
requirements and ensures the safety of 25 New Street residents, first
responders and all city residents.
•Improved development options for Empire College.
•Protection of Railroad Run character and greenspace.
•Increased diversity in housing options and ROI.
•Railroad Run trailhead parking integrated with Haller Lane.
•Eliminate future complaints to CC and PB and lawsuits.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
A Planned Unit Development (PUD) as described could provide numerous
benefits and represent a WIN for future residents, a WIN for current
residents and trail users, and a WIN for the applicant over the current
UR-3 zoning for 25 New Street.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
•Reduced chance
of children being
injured or killed
while playing
behind the Route
50 strip mall.
Friends of Railroad Run Advocacy for a Vital Trail and Beautiful Gateway from the Spa State Park and SPAC
With a change in demographics for the residential units and commercial
space outline here, a Planned Unit Development (PUD) could
significantly reduce the number of children playing in the rear of the
commercial strip mall.
McNeary Group 25 New Street Proposal | Alternative Concept Plan
Railroad Run is an economic driver for Saratoga
Springs and a vital gateway into the City.
Please protect Railroad Run !
Thank You