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Home My WebLink About20250989 Rt 9 / South Broadway Special Use Permit Public Comment (2)Outlook Hemlock Woods Mixed-Use Development - 20251071 From Woodcock, Lauren <lauren.woodcock@thesummitgroupny.com> Date Fri 8/21/2026 5:27 PM To Susan Barden <Susan.Barden@saratogaspringsny.gov>; Michael Tuller <Michael.Tuller@saratogaspringsny.gov>; Mark Graham <Mark.Graham@saratogaspringsny.gov> Cc Timothy Macherone <tmacherone@ceritypartners.com>; Woodcock, Samuel <samuel.woodcock@thesummitgroupny.com> Warning: Unusual sender <lauren.woodcock@thesummitgroupny.com> You don't usually receive emails from this address. Make sure you trust this sender before taking any actions. Dear Members of the Planning Board, We are writing as longtime residents and homeowners in Saratoga Springs to respectfully oppose the proposed Hemlock Woods development at 410 South Broadway and urge the Board to deny this application. Over the last decade, Saratoga Springs has experienced substantial growth, much of it at the expense of the woodlands, open spaces, and natural resources that define our community. This particular parcel is uniquely important because it sits adjacent to one of Saratoga's most valuable public assets, Saratoga Spa State Park. Residents and visitors rely on this area for recreation, quiet enjoyment, wildlife viewing, and access to nature. Developing one of the last remaining forested gateway properties into the city would permanently alter the character of this landscape. The loss of this forested land raises concerns that extend well beyond aesthetics. Mature woodlands provide wildlife habitat, absorb stormwater, improve air quality, reduce localized heat buildup, and store carbon. Once these ecosystems are fragmented, they cannot simply be recreated through landscaping plans or mitigation measures. Continued loss of habitat also places increasing pressure on wildlife populations that depend on the remaining forested corridors within and around the city. This property serves as an important natural buffer between developed areas and adjacent parkland. It also represents Saratoga Springs' longstanding commitment to balancing growth with preservation. Whether formally part of a greenbelt strategy or not, it functions as one of the remaining natural gateways into the city. Approving a project of this scale in such a location would establish a troubling precedent that preservation goals become secondary whenever development pressure is sufficiently strong. Under New York's State Environmental Quality Review Act (SEQRA), the city has an obligation to carefully evaluate not only the economic benefits of a project but also its environmental consequences, including impacts to open space, wildlife habitat, wetlands, stormwater management, historic resources, and community character. SEQRA also requires consideration of cumulative impacts rather than viewing projects in isolation. The question before the Board is therefore much larger than what happens on a single parcel. It is also about the long-term implications of gradually converting Saratoga's remaining natural landscapes into intensive commercial and residential development. 8/22/26, 6:39 PM Mail - Mark Graham - Outlook https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdlMy05MTNlLTA4ZjY5NTFhMDAzMQAQAMsEjLIp4EnjpymNS%2F%2B…1/3 The review process itself has already identified concerns relating to wetlands, stormwater infrastructure, traffic impacts, pedestrian connectivity, preservation of existing vegetation, and archaeological resources located on the property. Archaeological investigations have reportedly identified historic resources on the site, including a nineteenth-century house foundation. These issues underscore the significance of this property and the need for particularly careful review. The proximity of this project to Saratoga Spa State Park deserves special consideration. Saratoga Spa State Park is a National Historic Landmark and one of New York State's most significant environmental, recreational, and cultural resources. While the proposed development may lie outside the park boundary, the surrounding landscape contributes to the character, setting, and visitor experience that make the park unique. Development immediately adjacent to such a resource should be held to the highest standard of compatibility and stewardship. It is also noteworthy that New York State recently expanded Saratoga Spa State Park through the acquisition of additional acreage specifically intended to preserve forests, wetlands, wildlife habitat, and open space. State officials described that acquisition as an investment in conservation, ecological resilience, and the long-term protection of natural resources. It is difficult to reconcile those goals with a proposal that would significantly reduce one of the remaining forested properties near the park. We are further concerned that the scale and intensity of this project are inconsistent with the character that has made Saratoga Springs such a desirable place to live, work, and visit. A development consisting of a large hotel, multifamily residential buildings, commercial space, and extensive parking infrastructure may be appropriate in other locations. However, Saratoga has long distinguished itself by balancing economic growth with the preservation of its historic, environmental, and cultural assets. The fact that a parcel can be developed does not necessarily mean that it should be developed. Many residents are concerned that Saratoga risks losing the balance between growth and preservation that has historically distinguished it from surrounding suburban communities. Once mature forests and open spaces are lost, the environmental and community benefits they provide are largely irreversible. We recognize that the Board faces difficult decisions regarding housing, economic development, and private property rights. We also recognize that not every proposal can or should be denied. However, this parcel's location, ecological significance, proximity to Saratoga Spa State Park, archaeological value, and importance to community character make it precisely the type of property that deserves protection rather than development. The question before the Board is not whether development has value. It is whether this particular site is an appropriate location for a project of this scale and intensity. After considering the environmental impacts, the proximity to Saratoga Spa State Park, the loss of forest and wildlife habitat, and the broader implications for community character, we believe the answer is no. We respectfully request that the Board deny this application. Sincerely, Lauren Woodcock and Tim Macherone (218 Grand Ave) Samuel Woodcock and Annie Ciacchini (117 Washington) Lauren Woodcock | Partner The Summit Group | Pace Financial Partners 101 State Farm Place, Suite 103, Malta, NY 12020 p. (518) 373-7363 | f. (518) 373-7373 https://www.thesummitgroupny.com/ | https://www.pacefp.com/ 8/22/26, 6:39 PM Mail - Mark Graham - Outlook https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdlMy05MTNlLTA4ZjY5NTFhMDAzMQAQAMsEjLIp4EnjpymNS%2F%2B…2/3 Securities offered through Equitable Advisors, LLC (NY, NY 212-314-4600), member FINRA, SIPC (Equitable Financial Advisors in MI & TN). 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If you are not the intended recipient of this e-mail message, kindly notify the sender and then securely dispose of it. ----------------------------------------------------------------------------------------------------------------- ------------------------------------------------------------------------------------------- 8/22/26, 6:39 PM Mail - Mark Graham - Outlook https://outlook.office365.com/mail/inbox/id/AAQkAGIxYTcxODdiLTE4ZmUtNDdlMy05MTNlLTA4ZjY5NTFhMDAzMQAQAMsEjLIp4EnjpymNS%2F%2B…3/3