In past posts I have discussed the Unified Development Ordinance (UDO). This ambitious project was partially funded by the New York State Energy Redevelopment Authority. It was meant to incorporate both our zoning regulations and our design issues into one inclusive document with an emphasis on improved energy and environmental elements.
Recently, the consultants produced a new zoning map for the city which was meant to implement the city’s Comprehensive Plan. This was the source of considerable controversy because it included the rezoning sought by Saratoga Hospital and rezoning in the area by Railroad Run.
For some reason the consultants who have been crafting the UDO proposed a change in the zoning for the area by Railroad Run from what was in effect a residential area to one that would include significant commercial development.
The UDO’s zoning map was supposed to be simply following the city’s Comprehensive Plan. The neighbors of Railroad Run strenuously objected to the change in zoning pointing out that the change was not supported by the Comprehensive Plan. The city’s Planning Board agreed with the neighbors and the controversial zoning proposed by the consultants was reversed.
Some of us found it hard to understand how the consultants could have made such an error. It is important to note that the consultants are working closely with the city’s Planning Department. Regrettably that office, headed by Bradley Birge, has had a history of being a handmaiden of the real estate industry.
Now it appears that the consultants and the Planning Department are again proposing changes which seem to be inconsistent with the Comprehensive Plan. This approach would involve changing the definitions of zoning areas.
Based on an analysis done by the Dublin Square Homeowners it seems they are taking an even more ambitious approach to expand development.
- They would alter the UR-3 zoning district which would impact potentially some three thousand homes in the city.
- Single-Family lot size would be reduced from 6,600 sq.ft. to 5,000 sq.ft., a25% reduction in required building lot size, therefore a significant density increase.
- Two family lot size would be reduced from a minimum of 8,000 square feet to 6,600 square feet, a 17% reduction.
- They would permit “Cottage Court” or “Pocket Neighborhoods.” These would be similar to the “Downton Walk” development imposed upon the neighbors on Jumel Place. Over the strenuous objections of the neighbors the Zoning Board of Appeals granted the developer numerous variances resulting in what looks rather like a giant space ship has landed in the neighborhood. The Zoning Board of Appeals fortunately has new members who would probably now oppose such a project but it is unclear what if any variances would be required to build a similar project should the UDO be adopted as currently proposed.
- Nonresidential buildings with a minimum lot size of 10,000 square feet would be permitted despite the fact that the Comprehensive Plan states only existing (emphasis added) commercial businesses are allowed in the UR-3 zone.
Here is the complete text of the email that was sent to the City Council by the Dublin Square Homeowners:
January 14, 2020
TO: City Council Members
FR: Dublin Square Homeowners
RE: Proposed January 7, 2020 Unified Development Ordinance (UDO) Draft is not “in accordance with a comprehensive plan” (Comp. Plan p.64)
CC: City Deputies, Residential Homeowners
We are writing you now so you are aware of our grave concerns with the January 7, 2020 UDO draft. We need your help because this UDO draft does not reflect what was discussed and agreed to in the 2015 Comprehensive Plan.
For the first time since 2013, we are being presented radical proposals for the UDO, basically a rewrite of the 2015 Comprehensive Plan by the city’s Planning Department and their consultants.
As most of you know, we have fought hard and endlessly to maintain the current densities in our neighborhoods, and we believe the intent and language of the Comprehensive Plan assures us of this protection. However, the January 7, 2020 UDOdraft does the complete opposite. It short:➢
If the proposed January 7, 2020 UDO is approved, the following would be allowed in the UR-3 District which includes more than 3,000 homes:
• Single-Family lot size would be reduced from 6,600 sq.ft. to 5,000 sq.ft., a25% reduction in required building lot size, therefore a significant density increase.
• Two-Family lot size would be reduced from 8,000 sq.ft. to 6,600 sq.ft., a 17.5% reduction in required lot size, creating more density increase.
• “Cottage Court” or “Pocket Neighborhoods” are proposed throughout the city’s UR-3 district, similar to what is being built on Jumel Place, despite strong opposition by UR-3 residential homeowners.
• Nonresidential buildings with a minimum lot size of 10,000 sq.ft, are proposed despite the fact the Comprehensive Plan states only EXISTING commercial businesses are permitted in UR-3 neighborhoods: “Although the Core Neighborhood is primarily residential in character, existing neighborhood-scale commercial uses may currently exist to complement residential uses.” (Comp. Plan, p.58)
What the draft UDO does is moves our current UR-3 neighborhoods toward a T-4 commercial district. This will result in high-density residential and commercial development with all the associated water, sanitary, traffic and congestion issues that accompany this type of development and a major change in neighborhood character.
We are aware that Planning staff and their consultants will present the draft UDO to the pubic on January 22 and 23. We will be there. And, we want to call this to your attention now, as it is such a radical departure from what was agreed to in the Comprehensive Plan.
The discussions and vote by the Comprehensive Plan Committee Members called for maintaining residential densities at their current levels. This was the vision and the intent of the 2015 Comprehensive plan and this needs to be carried over into the new UDO.
On June 14, 2016, residential homeowners met with Planning Department Director Bradley Birge and his staff. At that meeting, we were told by Mr. Birge that the Planning Department had no intentions or plans to increase density in any residential neighborhoods in the new UDO.
So why is a 25% increase in density now being proposed in the UR-3 District. Why arePocket Neighborhoods being proposed now, which were never part of the discussion orincluded in the Comprehensive Plan? Why are new commercial businesses being proposed in residential neighborhoods when the Comprehensive Plan clearly states that only existing businesses are permitted?
The hard work by residential homeowners over the past seven years has allowed the city of Saratoga Springs to maintain the traditional residential character of its neighborhoods. It has been a battle for us to keep “Saratoga’s quintessential residential character and charm,” (Comp. Plan p.57) beginning with the Comprehensive Plan meetings in 2013 and continuing through multiple drafts of the UDO since 2015.
We need your help. Please strongly object with us to the changes being proposed in the draft UDO that do not align with the 2015 Comprehensive Plan that the City Council Members approved.
Dublin Square Homeowners
Frank Capone, President
A draft of the UDO is available on the city website. Public comments on the draft can be submitted through February 7. Camiros, the city consultant, will present and discuss the draft at the City Council meeting on January 21 at 7PM. There will be three public workshops with Camiros and the city Planning Staff on the proposed UDO. They will be held:
January 22 at 2:30PM, Empire State College, 2 Union Avenue, Room 126
January 22 at 6PM, Empire State College, 2 Union Avenue, Room 126
January 23 at 9AM, Recreation Center, 15 Vanderbilt Avenue