Loading...
HomeMy WebLinkAbout20250989 Rt 9/South Broadway Special Use Permit Hemlock Woods Supplemental Response (11-2-26 FINAL)Cannie Law PLLC 4 Roberts Ln. Saratoga Springs, NY 12866 518-350-4137 cannielawfirm@gmail.com November 2, 2026 City of Saratoga Springs - Planning Board Attn.: Susan Barden 474 Broadway Saratoga Springs NY 12866 Via email RE: Supplemental Submission - SEQRA Narrative, Traffic Updates and DRB Response Special Use Permit Application - South Broadway, Saratoga Springs New York, 12866 – Tax Parcels: 178.-2-17.11 and 178.-2-17.12 Proposed Special Use: Multi-family Dwelling: Residential Only Hello Susan: As you are aware, this office represents Matrix BDC JV, LLC, (the “Applicant”) with respect to a Special Use Permit (“SUP”) Application for Tax Parcels: 178.-2-17.11 and 178.-2-17.12 located on South Broadway in Saratoga Springs New York (the “Application”). During the Planning Board’s last meeting considering the Application on July 30, 2026, the Board requested that the Applicant return with three primary responses: a. Responses to the potential Moderate to Large Impacts identified by the Board during its preliminary, draft review of the Long Form EAF Part 2 b. A Response to the Traffic Study from New York State Department of Transportation and Third-Party Consultant c. An Advisory Opinion from the Design Review Board with respect to the Application In response to these requests, and based on feedback provided from the Design Review Board, the Applicant submits the following materials: 1) A SEQRA Narrative, with Attachments 1 through 12 2) A Revised Concept Site Plan 3) A Revised, Rendered Concept Plan 4) Comparative Elevations of Buildings and Revised Architectural Renderings. The SEQRA Narrative reviews each of the possible Moderate to Large Impacts in detail and refers to each one by reference to the corresponding section of the SEQRA Part 2 where that potential impact is contained. For the Board’s convenience, the Narrative is organized so that each response may serve as the basis for the reasoned elaboration supporting a Negative Declaration. Based upon the responses in the Narrative, the Applicant submits that none of the possible Moderate to Large impacts would result in a significant adverse impact, and therefore the Planning Board should issue a Negative Declaration. Further, the SEQRA Narrative provides an opportunity to aggregate responses and updates to the Traffic Study from GTS Consulting, Creighton Manning as third-party reviewer and comments from NYSDOT. Following a sign-off on the Traffic Study by Creighton Manning received on August 10, 2026, NYSDOT reviewed the traffic study and concept site plan. Based upon comments from NYSDOT, the traffic study and concept site plan have been updated to provide for two-lanes only at each curb cut, and right-in/right-out only at the northern curb cut. These refinements, made at NYSDOT’s request, further reduce turning conflicts along South Broadway and enhance safety for motorists entering and exiting the site. GTS Consulting updated the traffic study, which confirms the modifications result in no net change, and both driveways will continue to operate at an acceptable Level of Service C or better during peak hours – the same level of service independently confirmed by the City’s third-party reviewer, Creighton Manning, in August. The traffic analysis therefore reflects the review and input of three separate parties: the Applicant’s traffic engineer, the City’s third-party reviewer, and NYSDOT. The SEQRA Narrative, in Section 9, provides a detailed evaluation of the Design Review Advisory Opinion issued on October 7, 2026, and the modifications made to the concept site plan and architectural plans in response to those comments. Namely, those modifications include significant changes to the architectural design of the buildings on site, which can be seen in the comparative elevations and the new architectural renderings submitted here. Additionally, as the Planning Board requested Design Review Board opinion on GC-R standards of this gateway project, the Applicant has provided modifications to the concept site plan as well in response to those comments. Namely, the following changes have been made to conform the Application to the GC-R district’s intent: the re-positioning of buildings on the lot; reconfiguration of interior roadways to provide curvilinear features; multi-tiered landscaping features; a surveyed inventory of existing trees for potential preservation; and year-round screening for parking along the frontage. Each of these changes directly respond to the Design Review Board’s comments, and together they maintain a rural, landscaped character at the City’s southern gateway, consistent with the intent of the GC-R district. Beyond satisfying the applicable review standards, the project offers meaningful benefits to the City. It will provide new multi-family housing to help meet ongoing demand in Saratoga Springs and the region. The residential-only use sought in the SUP avoids the more intensive activity associated with increased retail and commercial use otherwise required in the district. The project will also contribute to the City’s tax base, and its frontage landscaping, year-round screening, and tree preservation efforts will enhance the appearance of this gateway corridor. With these supplemental materials, the Applicant requests to be placed on the next available agenda for consideration of the Special Use Permit Application and SEQRA review of the project, and respectfully requests that the Board consider issuing a Negative Declaration and advancing the Special Use Permit at that meeting. As always, please feel free to contact me directly with any questions. Thank you for your continued time and attention to this Application. Very truly yours, /s/ John B. Cannie John B. Cannie, Esq.