Displaying items by tag: Michael J Hodson

by Jack Rosen

for Saratoga TODAY

SARATOGA SPRINGS – While many wonder what will be the fate of the proposed expansion of Saratoga National into a golf resort, one group is using the debate as a learning experience. Skidmore College Professor Robert Turner took his Real Democracy class to a recent Saratoga Springs City Council public hearing regarding an aspect of the expansion to survey the attendees and learn their views on the proposal. 

The point of Turner’s lesson was, as he put it, “to show the students how public meetings are dominated by purists who feel strongly about the issues rather than moderates or centrists.”

To confirm the theory, Professor Turner came up with a series of questions, to which he received responses from 90 attendees. While some questions were to find out demographic data about attendees, others were to determine how involved they were in City Council matters. 

The findings pointed to a deep division of opinion among attendees – with respondents’ views typically corresponding to their political orientation. Whereas Turner found that approximately 60 percent of attendees who identified as members of the Democratic Party strongly agreed the expansion would undermine the 'City in the Country' character, less than 15 percent of Republican respondents held such a view. Conversely, while a majority of Republican respondents strongly agreed the proposal offered a balanced approach, a near equal percentage of Democrats strongly disagreed.

Turner’s findings, as he himself noted, must be taken with a grain of salt. He cautioned that the survey results were representative of those in the room and not necessarily those in the City of Saratoga at large. That is because, as his survey confirmed, the vast majority of attendees were those with the strongest views on issues. 

Over 80 percent of respondents had been to at least one previous City Council meeting that year. In fact, among those respondents nearly half had been to six or more meetings this year alone. These findings support the notion that those who attend City Council meetings are those who feel the most impassioned about the issues being addressed. 

The survey also suggests that those attending the meetings have strong stakes in the fate of the community. The average respondent had spent 24.9 years living in Saratoga. 

“As a liberal, what I'm learning in the class is challenging my worldview a bit...it's not just business versus everyone else,” said Luca Mobilia, a junior at Skidmore College who helped administer the survey. Mobilia also noted that he hoped to apply what he learned in the class should he himself enter politics. 

Zach Lachman, a senior at Skidmore College, said he hoped he "would be able to use that knowledge for myself when I find a place to settle down. I think knowing how one's local democracy functions is very useful for anyone who is looking to settle down and stay somewhere for a while."

When asked if he had any advice for anyone who felt strongly one way or the other on an issue of local government, such as the proposed expansion of Saratoga National, Lachman offered simply, “Go to a city council meeting and be sure to register and vote.” 

Letter to the Editor:

The concept of Saratoga Springs as a city in the country was embedded in the creation of a conservation district.  In contrast to our bustling downtown, this area was meant to have a bucolic rural character allowing only light residential and agriculture related development.  The key to this district was not only its sparse density but just as importantly, its low intensity activity. 

As the city has grown there have been constant attempts over the years to propose development that would alter this area. The most recent manifestation of this controversy  appeared in the stalemate of the city’s last Comprehensive Plan Committee which was unable to agree upon a final document.  Two visions collided.  One faction believed that a large golf resort in the greenbelt would bring economic benefits to the city and dismissed concern about its impact on the pastoral character of the conservation district.  The other group viewed the proposal for a very large, commercial  resort development as a fundamental danger to the district that would potentially destroy the very qualities that attracted people to our community. The latter faction won the Comp Plan battle but now Saratoga National Golf Course is back pushing the City Council to vote to grant them the ability to expand into a full fledged resort.

When SNGC applied for permission to build their course back in 1998, they made a number of commitments to the city that were codified in their original Special Use Permit.  They agreed to build two nature trails available to the public on their land.  Emphasizing at the time their proposal’s  minimal impact on the conservation district, they agreed to limit themselves to only three large functions a year.  Large was defined as exceeding their regular parking capacity which was two hundred parking spaces.

SNGC has failed to abide by either of these commitments.  As to the nature trails, most of the supposed “West Trail” follows the entrance road along the fairways.  There is literally no path and are no signs to reassure you that you are on the trail.  You are at risk of being hit by a wayward golf ball.   The only two places where you actually leave the course have no signs identifying the way.  The only signs that do exist are on the little bit of land that is not on the golf course and these are hidden from both the golfers and the people trying to find the trail.  The cynicism exhibited by SNGC in this is stunning.  No fair minded person would ever call this a nature trail.

As to their promise of keeping to three large events a year,  just a cursory review of their website came up with three events during the last week that exceeded their normal parking.  They sold out both weekend nights of their “Special Travers Party” in a tent that holds “200+.”  This does not count their restaurant that seats another 250 which we can presume on Travers weekend was full. 

If you go to their website you can clearly see that they have the capacity to accommodate many hundreds of people and see how aggressive their marketing is.  They are not just a golf course.

According to their own literature, with their proposed expansion they expect to increase their guests from 190,000 (a lot of people already) to 300,000 a year.  People who live on Lake Lonely already complain about their regular fireworks events and their outdoor music.  They also advertize helicopter rides.

The point of our Conservation District is to have an area outside the core of the city that has low intensity use meant to protect the country part of our city in the country. It was with this in mind that SNGC was supposed to limit its special events and create nature trails in return for being granted permission to build their original facility. Given their poor history of keeping their commitments to keep their development in tune with the Conservation District’s goal, imagine what will happen if members of the City Council allow them to become a resort.

- John Kaufmann, Saratoga Springs

By Michele Madigan

Commissioner of Finance

City of Saratoga Springs

There has been much discussion lately about a request by Saratoga National Golf Club (SNGC) to create a Resort Overlay District within what is known as “the greenbelt”, and the proposed City Center parking garage.

SNGC’s request would allow them to pursue some interesting, exciting plans for their property.  The major point of contention has nothing to do with the specific development that SNGC hopes to complete (which many enthusiastically support), but that it would require a fundamental alteration to our Comprehensive Plan - one that may not even be necessary given what may be allowable to SNGC. Such a change would render the greenbelt extremely vulnerable to development that may not be in the best interests of the City, its residents and taxpayers, and the local business community.

The argument is made that a high-end resort would be beneficial not only to SNGC, but also to our downtown businesses, the Raceway & Casino, and residents, and would simultaneously help protect the greenbelt. This misses the larger point that the requested change would leave us vulnerable to other resort developments that are not so friendly to all constituencies. For example, suppose another group would like to develop a resort hotel with an ice cream parlor and confectionary shop, high-end clothing and jewelry stores, a bowling alley, a movie theater, and/or a live performance venue? No doubt this would draw a large number of visitors who would spend little time or money at any of our other establishments (with the possible exception of the race track).  Would this be in the best interests of our downtown business district or the Raceway & Casino?  Similar high-end resorts are nearby in Lake Placid (Whiteface Lodge) and throughout New York/New England.  Are there other commercial development models we have not contemplated that would inadvertently be allowed under the guise of a Resort Overlay District?

We must cautiously consider all reasonably foreseeable outcomes before making sweeping changes to our city’s thoughtful, rich, well-developed Comprehensive Plan and concomitant zoning. These have served us well by encouraging dense development in our walkable and vibrant urban core with a thriving economically viable commercial district, and low to modest density development in other areas of the city, fostering and protecting our greenbelt and providing us a true “city in the country” that so many find desirable.  

As for the City Center parking garage, I am disappointed that the Zoning Board of Appeals denied its request due to nearby solar panels installed long after parking garage plans were announced.  This decision renders the City property practically worthless, as any development that casts the proscribed shadow will be blocked, and puts many properties at risk of the possibly capricious placement of solar panels.  Furthermore, the City Center has a real, pressing, immediate need they are trying to meet with a plan that would benefit the broader downtown business community.  I plan to continue working with my fellow council members and the City Center Authority to reach an agreement that the majority can embrace.

Saratoga National Proposes ‘Destination Resort’

SARATOGA SPRINGS – Saratoga National Golf Club is proposing to expand its facilities over 15 additional acres on its property. This would provide additional amenities that would make it a year-round destination resort. They made their case for the expansion, supplemented with supporting data from business and civic leaders, at a panel presentation on Monday, Mar. 16 at the Gideon Putnam Hotel. 

However, in order for this plan to proceed through the city’s land use review boards, the City Council will have to approve a motion in the Saratoga Springs Comprehensive Plan for a zoning change: Making an “Open Space Resort Overlay” exemption at the site, as it is inside the city’s Conservation Development District, or Greenbelt area where this is currently prohibited. 

The plan, as detailed by Tom Newkirk, CEO of Saratoga National, represented what he called a “once in a lifetime opportunity” would add several new facilities, including: 

• -A hotel with up to 100 new lodging rooms with related amenities
• -A Spa and Fitness/Wellness center with expanded locker facilities
• -Up to four golf cottage units for group overnight accommodations
• -Up to 100 residential condominium units
• -Connection to the Greenbelt Trail system and other nature trails
• -Year-round amenities to attract destination tourism, such as winter sports and kayaking

Additionally, the plan calls for enhancements to existing facilities, such as Prime restaurant. 

In return for the ability to develop the additional 15 acres, Saratoga National proposed to put the remainder of its property, a total of 378 acres, or about 93 percent of their property (including the existing golf course) into a Conservation Easement Agreement that will prevent any future development or change to the current open space unless approved by both the city council and a (to be) designated environmental group.

Newkirk noted that 80 percent of his customers and revenues come from outside Saratoga Springs and that Saratoga National was not seeking any tax breaks. Their presentation listed the following estimate of potential benefits arising out of getting the Resort Overlay approved:

• Create an additional $10 million of economic impact within the City of Saratoga Springs

• Generate an additional $2.5 million in annual tax revenue

• Create an additional 260 jobs and payroll of $2.8+ million

Each member of the panel offered a range of perspectives that made a case as to why they felt this project deserved support.

Michael J. Toohey, Esq. brought up the ironic point that under current zoning, Saratoga National is permitted to build 50 to 73 houses on the property, which would obviously have a more intrusive visual and sprawl impact than what Saratoga National was proposing. This was not an option being considered at this time, Toohey noted, and the proposed development would be set back a minimum of 3000 feet from Union Avenue. 

Michael Phinney, president of Phinney Design Group, detailed the proposed phases in which the project would be rolled out. He also detailed how resorts in outlying areas of cities successfully interfaced with historic downtowns, citing Lenox, MA as an example. He emphasized the sustainable design of this project, with significant wetland remediation at its core. 

The need for a destination resort in Saratoga Springs to be competitive was emphasized by Todd Garofano, president of the Saratoga Convention & Tourism Bureau. He noted that in 2014, Saratoga Springs lost 20 group opportunities to neighboring destinations (such as the Sagamore in Lake George or Equinox in Manchester, Vermont) that were looking for a luxury golf/spa resort location. This resulted in the loss of 13,000 room nights and over $7 million in economic impact. 

Todd Shimkus, president of the Saratoga County Chamber of Commerce, noted that both the primary and secondary target audiences that they have identified for external marketing have prime interests in the exact amenities the proposed destination resort would provide or enhance: Sports and cultural attractions including bicycling and resort golf opportunities. 

Jeff Olson, a principal at Alta Planning and Design, spoke about Saratoga National’s investment in a key link of the 24 mile Greenbelt trail system on it’s property and the benefits to all residents. Once completed, the Greenbelt trail system will place Saratoga Springs “at the hub of a county-wide trail system” that will yield health and mobility benefits for all residents in addition to economic ones. He concluded by asking if someone were proposing a major community asset, such as SPAC or Skidmore College today “would they be allowed to build it?”

And that is the ultimate question: will the City Council approve a zoning amendment that allows this project to even be considered? Right now, it’s a plan with admittedly widespread support from several sectors. But without a pathway to proceed, it stays on the drawing board. 

The public comments from the audience were mostly supportive of the project, with minor concerns expressed. For instance, Pat Izzo, a resident of Piping Rock Circle, was not opposed to the project, but felt that the traffic impact on the intersections of nearby Gilbert Road with Union and Lake Avenues should be addressed. 

But significant public comment against the concept of any encroachment in the Greenbelt led the City Council to unanimously approve a resolution prohibiting any Planned Unit Developments (PUD) in the Conservation Development District on Dec. 2, 2014. Whether they will consider a Resort Overlay proposal remains to be seen. 

A leading organization in opposition to any Greenbelt development is Sustainable Saratoga. Their representatives were invited to participate in Monday’s forum, but declined to attend. In a release, Harry Moran, chair of Sustainable Saratoga characterized the meeting as  “…a marketing event to launch a specific development project which is exactly the opposite of the comprehensive perspective we find appropriate for this level of planning.” Several members of Monday’s panel expressed regret that Sustainable Saratoga declined to participate, noting that they were seeking a balanced, open discussion on the topic. 

However, there is no doubt that the discussion is far from over, and ultimately this subject may do as much to define the character and direction of the current City Council as the casino issue.