HomeMy WebLinkAbout20260100 West Ave & Station Ln West Station LLC Special Use Permit SUP NarrativeFebruary 3, 2026
Mr. Mark Pingel
Planning Board Chairman
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
RE: Faden-West Ave Site Plan —Special Use Permit Narrative
Dear Chairman Pingel:
The Faden-West Ave Site Plan project proposes a 4-story mixed -use building at the northwest
corner of the intersection of West Avenue and Station Lane in the City of Saratoga Springs,
Saratoga County, NY. The project parcel is approximately 2.00 acres, has a tax ID number of
165.-2-76.2, and is zoned NC (Neighborhood Center). The project proposes 76 rental apartment
units and approximately 6,134 square feet (SF) of commercial/retail space. The first floor of the
building is proposed to include the entirety of the commercial/retail space along the West Ave
frontage, along with 13 residential units behind the commercial/retail space and along the
Station Lane wing of the building. The commercial/retail space will be divided into three
separate units ranging in size from 1,380± SF to 2,513± SF. The commercial space will be
separated by breezeways, allowing each unit to be directly accessed from West Ave or the
parking lot located behind the building. Floors 2 through 4 of the building will include 63
apartments ranging from one -bedroom to three -bedroom units, circulation areas, a trash
room, and a mechanical room.
Per discussions with the City of Saratoga Springs Zoning Officer, the building use must be
classified as a "Dwelling — Multi -Family Residential Only Structure" as described in Article 8 of
the City's Unified Development Ordinance (UDO) due to the 13 first floor apartments. Per Table
8-A of the UDO, the "Dwelling — Multi -Family Residential Only Structure" use is an allowed use
in the NC zoning district upon issuance of a Special Use Permit by the City's Planning Board.
Article 13 Section 41 of the UDO details the six approval standards that are used by the
Planning Board to evaluate an application for a Special Use Permit. The following states the
approval standards followed by a brief description of how the proposed project meets or
complies with each standard:
1) The special use in the specific location proposed is consistent with the
Comprehensive Plan and associated adopted land use policies, and the purpose and
intent of this Ordinance.
The proposed project is consistent with the City's Comprehensive Plan, land use
policies, and the UDO. Section 4.0 of the Comprehensive Plan, which focuses on future
2452 STATE ROUTE 9 SUITE 301 1 MALTA, NY ) 518-899-5243
land uses, includes a Future Land Use Map that shows the project parcel as being
located in an area mapped for the encouragement of Community Mixed Use
development. The Comprehensive Plan describes the Community Mixed Use areas as
"...areas of moderate density residential and community supported commercial uses.
These areas are characterized by mixed use neighborhoods that are walkable and
connected to adjacent residential neighborhoods. Each area includes a variety of
neighborhood -scale businesses and services that meets the needs of the surrounding
community". The Faden —West Ave Site Plan project directly aligns with the intent of
the Community Mixed Use areas. Although the use for the project has been classified
as "Dwelling — Multi -Family Residential Only Structure", the project proposes three
commercial/retail units occupying the entirety of the building frontage along the West
Ave commercial corridor. In addition to providing a desirable residential development,
the commercial/retail units will range from 1,380 SF to 2,513 SF, allowing for the
creation of neighborhood -scale businesses and services envisioned for this section of
the City.
The project is also consistent with the UDO in that it proposes a development that does
not require a use variance or rezoning of the project parcel. Per Table 8-A of the UDO,
the assigned "Dwelling -- Multi -Family Residential Structure Only" use is allowed in the
NC zoning district upon issuance of a Special Use Permit. Therefore, the UDO provides
a pathway for the proposed use to be permitted in the NC zoning district rather than
outright denying the use.
2) The proposed special use will not endanger the public health, safety, or welfare.
Allowing the requested Special Use Permit for a "Dwelling -- Multi -Family Residential
Structure Only" use at this location will not endanger public health, safety, or welfare.
Examples of ways that a land use may endanger public health include increases in air
and water pollution, creation of heat islands, and increasing the reliance on
automobiles by contributing to urban sprawl rather than promoting walkable
neighborhoods. There is nothing associated with the proposed special use that will
cause the release of toxic substances into the air, soil, or water that would cause harm
to the surrounding area. Stormwater runoff will be treated and mitigated on -site prior
to being released in a controlled manner to the adjacent wetlands, as would be done if
the project was classified as the allowed "Dwelling -- Multi -Family Above Ground Floor"
use. The project proposes residential and commercial/retail uses along an existing
commercial corridor in close proximity to existing residential developments of a similar
scale and is therefore compatible with the existing and future land uses in the
surrounding neighborhood. The project is located in a section of the City that was
planned for the expansion mixed -use developments. The project will also result in the
permanent conservation of 0.60* acres of wetlands and forest, will provide a
significant amount of landscaping and greenspace, and will utilize vertical construction
and underground parking to minimize the amount of paved parking areas exposed to
sunlight. These practices will act to reduce the projects contribution to the "heat
island" effect. Finally, the project will provide residential units within walking distance
of neighborhood businesses and public transportation and will provide various
improvements that will enhance pedestrian connectivity. As such, the project will not
contribute to urban sprawl or result in an increase in reliance on automobiles.
Land uses can negatively impact public safety by creating unsafe conditions or by
creating unsafe infrastructure that poses a risk to the public. Granting the requested
Special Use Permit to allow for the "Dwelling -- Multi -Family Residential Structure Only"
use at this location will not create unsafe conditions or result in the construction of
pg. 2
unsafe infrastructure. The primary difference between the proposed use as a "Dwelling
— Multi -Family Residential Structure Only" and the "Dwelling — Multi -Family Above
Ground Floor" use, which is permitted as of right in the NC district with site plan
approval, is the presence of residential units on the first floor of the building. There is
nothing inherently associated with first floor residential units that would create an
unsafe condition such as an increase in the risk for flooding, wildfires, or traffic
accidents. All construction for the project will be in compliance with City, State, and
federal code requirements and will therefore not create unsafe or dangerous
conditions for inhabitants of the building or the surrounding neighborhood.
Public welfare can be negatively impacted by inappropriate land uses by causing a
decline in neighboring property values, causing environmental injustice by
disproportionately impacting minority populations, and by straining public
infrastructure. Permitting residential units for a portion of the first floor of the
proposed building will not cause a decline in neighboring property values as there are
existing similar developments in the surrounding neighborhood. The additional
residents living in the first -floor apartments will enhance and support the existing and
future businesses in the building and surrounding neighborhood. Residential units on
the first floor of the building will not generate toxic or hazardous materials that will
disproportionately harm the health and wellbeing of minority communities. Finally,
allowing residential units on the first floor of the proposed building will not cause the
existing public infrastructure to become overwhelmed or strained, as detailed in the
engineering reports that have been prepared for the project.
3) The density, intensity and compatibility of the use with the neighborhood and
community character.
The surrounding neighborhood consists of retail, professional offices, eating
establishments, and multi -family residential uses. The "Dwelling -- Multi -Family
Residential Only Structure" use proposed for the Faden-West Ave Site Plan project,
which proposes 76 apartment rental units and approximately 6,134 SF of
commercial/retail space, is consistent with the existing neighborhood and character of
the surrounding community. The residential density of 76 units is similar in scale to the
Intrada development (158 units), Station Lane Apartments (36 units), and the mixed -
use building located at 2 West Avenue (62 units). The commercial/retail space is also
similar in scale to the commercial portions of the 2 West building (approximately 5,600
SF) and the mixed -use building located at 116 West Avenue (approximately 4,000 SF),
Locating the proposed 6,134 SF of commercial/retail space along the entirety of the
building's frontage along West Ave will allow the development to be compatible with
the City's goal of establishing West Ave as a commercial corridor. Granting the Special
Use Permit to allow for residential units on the first floor of the building will allow for a
manageable level of commercial space that is less likely to be vacant for extended
periods of time while ensuring that the City's vision for this area is maintained.
4) Safe and efficient pedestrian and vehicular access, circulation and parking.
Approval of the Special Use Permit to allow for residential units on the first floor of the
building will not create unsafe or inefficient conditions for pedestrian and vehicular
access, circulation, and parking. The layout of the site with regards to pedestrian and
vehicular access, circulation, and parking is largely independent of the presence of
residential units on the first floor of the building. The location of the site driveway was
established based on discussions with the City's Department of Public Works and the
Planning Board and would not change if the entire first floor was converted to all
pg. 3
commercial/retail to eliminate the need for a Special Use Permit. The location of the
off-street parking spaces is mandated to be behind the building in the NC zoning
district per Article 10 of the UDO. Finally, pedestrian and vehicular circulation patterns
would remain largely unchanged whether the use for the building is classified as
"Dwelling — Multi -Family Above Ground Floor" or "Dwelling — Multi -Family Residential
Structure Only". As such, safe and efficient pedestrian and vehicular access, circulation,
and parking will be maintained if the Special Use Permit is granted.
5) Existing and future demand on infrastructure, public facilities and services.
Approval of the Special Use Permit to allow residential units on the first floor of the
proposed building would not have a negative impact on the existing and future
demand on infrastructure, public facilities, and services.
If the project were to meet the requirements for the use to be classified as "Dwelling —
Multi -Family Above Ground Floor", which does not need a Special Use Permit in the NC
zoning district, the Average Day, Maximum Day, and Peak Hour demand for water
would be 14,938 gallons per day (gpd), 24,648 gpd, and 46.68 gallons per minute
(gpm), respectively. As currently proposed with 13 apartments on the first floor, the
Average Day, Maximum Day, and Peak Hour water demand increases slightly to 15,813
GPD, 26,092 GPD, and 49.42 gpm, respectively. This slight increase is negligible in
comparison to the available capacity of the City's water supply. The wastewater
generated by the project shows a similar trend, with granting of the Special Use Permit
resulting in a negligible increase that is well below the capacity of the nearby Station
Lane pump station. The pump station was upgraded in 2019 to accommodate a larger
amount of wastewater from the Faden —West Ave Site Plan project than is currently
anticipated.
Public facilities, including but not limited to schools, hospitals, and parks, will not be
negatively impacted by approval of the Special Use Permit to allow for residential units
on the first floor of the proposed building. impacts to these facilities can often be offset
by proper planning for the future and effective use of tax revenue generated by the
new development. With regards to the future impacts that issuance of the Special Use
Permit may have on the Saratoga Springs City School District, US Census Data indicates
that the average household size in Saratoga County is 2.72 persons, while school -age
children under the age of 18 represent 18.6% of the County's population. Applying this
data to the 13 apartments on the first floor of the proposed building results in a
population of approximately 36 people, of which seven would be under the age of 18.
The Saratoga Springs City School District serves approximately 5,858 students. Even if
all seven children are considered additions to the district population, this would
represent a 0.1% increase in enrollment. Furthermore, in addition to the civic space
created by the project in accordance with the requirements of the UDO, the project
will contribute a fee in lieu of useable recreation land to offset impacts to public
recreation facilities attributed to the residential units in the building.
6) The environmental and natural resources of the site and neighboring lands including
any potential erosion, flooding or excessive light, noise, vibration and the like.
Permitting the special use requested by the project will not increase the potential for
negative impacts to the environmental and natural resources of the site and
neighboring lands. Allowing residential units on the first floor of the building will
reduce the number of vehicle trips to and from the project parcel when compared to
pg• 4 ti
having the entire 23,000+ SF first floor being dedicated to commercial/retail uses. The
future residents of the building are also more likely to care about their impact to the
neighborhood when compared to temporary patrons of the commercial/retail uses
that may not live in this section of the City. The proposed landscaping for the project,
along with the stormwater management system, will limit the potential for erosion and
mitigate stormwater runoff rates to preconstruction levels. Approval of the Special Use
Permit to allow for the "Dwelling— Multi -Family Residential Only Structure" use will
result in no more light, noise, or vibration than if the project were proposed to provide
only commercial space on the first floor of the building.
A Special Use Permit to allow for the "Dwelling -- Multi -Family Residential Only Structure" use
on the project parcel will not have a negative impact on the surrounding neighborhood. The
project proposes uses that are consistent with the recommendations in the City's
Comprehensive Plan for this section of the City and are compatible with existing surrounding
uses. In our opinion, the project as currently proposed aligns with the City's vision for the West
Ave corridor and will enhance this growing section of the City. If additional information is
required, please contact our office at your earliest convenience. Thank you.
Sincerely,
LAN13ING ENGINEERING, PC
�v
Michael Vaillant, PE
CC: file
pg. 5