Executive Summary

The “Lake Avenue Country Gateway: Vision and Recommendations: A Report of the City of Saratoga Springs’ Weibel Avenue – Gilbert Road Study Advisory Committee” presents the existing conditions, analyses, community vision and recommendations for land use and transportation policies, including amendments to the Saratoga Springs’ comprehensive plan, zoning code, and rural design principles.

The City of Saratoga Springs initiated the study as an implementation action of the comprehensive plan. The Capital District Transportation Committee’s (CDTC) Community and Transportation Linkage Planning Program funded the study through a matching grant program.

The study area consists of approximately 200 acres of largely undeveloped land east of I-87 between Northway Exits 14 and 15. The study responded to the comments and concerns generated by citizens involved throughout the extensive planning process.

Clear Vision

This study area is part of a greenbelt of open space that wraps around the city’s more urban core. Overall the vision is to protect Saratoga Springs’ sense of place – the “City in the Country”– by maintaining this contributing part of the city’s rural character and this area’s function in bridging the countryside to the more urbanized center.

Guiding Principles for the Area

As change occurs, any and all future uses of the area whether through private or public initiatives should avoid consuming the rural landscape and limit impacts to the area’s rural character. Open space is desired provided active recreation uses do not overwhelm the desired rural character. Other desired primary uses are residential and agricultural, complemented by secondary uses that maintain the rural character. All development of this area including recreation uses should apply a conservation site analysis approach currently required for subdivisions. New uses should be low-traffic generating uses with impacts no greater than rural residential uses in order to minimize impacts to the transportation network.

Four Land Use Options Identified

Below are four options for the city council to evaluate. As some of these options are complementary and not mutually exclusive, combinations would be appropriate and acceptable.

v Open Space and Recreation Strategy. The committee found support for the idea of proactively securing open space within the study area with the condition that any active recreation use maintains the desired rural character and maintains low impact traffic comparable to rural residential use.

v Maintain the Current RR-1 Zoning. With no change in current zoning, the city would respond to development proposals using the existing ordinance. Conservation subdivision regulations are in effect.

v Create a Lake Avenue Country Gateway Overlay and Allow Limited Additional Special Permit Uses to Complement Existing RR-1 Zoning. Allow limited flexibility for complementary land uses such as day care center, multiple-family housing in addition to 2-family housing, senior housing, and recreation business (indoor or outdoor).

v Develop an Incentive Zoning Program for the Lake Avenue Country Gateway Area to Achieve Community’s Desired Amenities – Enhanced Conservation, Complementary Development and Pedestrian, Bicyclist and Transportation Amenities.

Traffic Options

Simple, phased traffic improvements should be conducted to stay ahead of the regional traffic growth. Start with the straightening of Gilbert Road. A detailed traffic discussion is included in the report. Concurrent with traffic improvements and any land use changes, phased pedestrian and bicyclist enhancements designed with sensitivity for the rural character should be pursued along Lake Avenue, Weibel Avenue and Gilbert Road.

Key Public Decisions

1. Open Space Decision. Advance this initiative if the city council is interested in pursuing open space protection in this study area. Engage in land negotiations with willing and interested landowners. The approach for securing the open space lands may include a land swap with city-owned lands in the downtown, activating the use of open space bond authorization, or seeking outside funding. Any future use including public use for active recreation should be required to utilize a conservation site analysis.

2. Zoning Decision. Concurrent to the pursuit of the open space strategy, decide on amending the zoning either slightly for a few additional special permit uses, or for increased flexibility and potential for greater community amenities via an incentive zoning program custom for the study area. The determination will need to be made whether incentive zoning which holds promise for greatest flexibility and potential greatest public benefit is appropriate for use at this time in light of public concerns.