HomeMy WebLinkAbout20200574 Excelsior Park SUP SUP 2004 \
�rOGf� ��-�p ����.����g� �;�.i.�g� ROBERT BRISTOL
c:,';'j`,N <5�;� Cl�air
" ( ; ��y 6'LANNIIVG BOARD NANCY OHLIN
� �� .��� �4 �:, CI'i'YV HALL Vice Chaii•
�` 474 Broadvvay LEw�s sENTON
= `'� '� � ROBERT ISRAEL
�� ,�e" • Saratoga Springs,New York �2sss
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h- WILLIAM MCTYGUE
�"'�,r:"-'=?=�` DANA ROSENSTREICH
l��O�'perajEo '`��� Telephone 518-587-3550 LOU SCHNEIDER
Fax 518-580-9480
RESOLUI'ION OF SPECIAL USE PERMII'
IN THE MATTER OF THE APPLICATION OF
NAME: EXCELSIOR PARK
ADDRESS: 264 Excelsior Avenue
Saratoga Springs, NY 12866
involving the premises, 264 Excelsior Avenue, in the City of Saratoga Springs being
Section 166.00, Block 1, Lots 6, 7, 8.2, 5.12, 5.13, 5.16, 5.11, 5.14, 5.15 and 99 on the
assessment map in the said City, outside district.
WHEREAS, the applicant having applied for an amendment to the speciai use permit
granted on October 16, 2002 and amended on October 1, 2003 for a mixed use
development project under the Zoning Ordinance of said City as amended, and due
public hearing notice having been duly given of a hearing on said application held on the
29 day of September 2004.
WHEREAS, after due consideration, the Board makes the following resolution:
The Planning Board grants an amendment to the permanent Special Use Permit for the Exceisior
Park development, a mixed-use project, subject to the following terms and conditions:
1. PERMITi"ED USES: The following specific uses presented by land use category will be
permitted within the project subject to Site Plan review and approval:
A. Permitted Uses:
(1) OfFice Uses:
a. Business Office
b. ProfessionalOffice
(2) Manufacturing Uses:
a. Light Manufacturing
b. Research and Development
c. Laboratory
d. Printing, Publishing or Engraving
(3) Institutional Uses
a. Educational facilities
(4) Service Uses:
a. '�Business" Hotel, as defined by in the 6th addition of the Trip Generation
publication by the Institute of Transportation Engineers, (including meeting
rooms, full service restaurant, news shop, health club) or "All Suites" Hotel,
as defined by in the 6t" addition of the Trip Generation publication by the
Institute of Transportation Engineers, (including meeting rooms for
maximum of 50 people, continental breakfast service, news shop, exercise
facility)
b. Health and Beauty Spa
c. Training and Educational Services
d. Day Care Facility
(5) Residential Uses:
a. Multi-Family Residences (Apartments and Condominiums)
b. Single Family Residences (Attached and Detached)
c. Two Family Residences (Duplexes)
d. Artist Studios
Accessory Uses:
(1) General retail uses but only if accessory to a permitted principal use and with no
one establishment exceeding 3,000 gross square feet in size:
a) Cafe
b) Bakery
c) Deli-Sandwich Shop
d) Barber/Beauty Shop
e) Neighborhood Convenience Store
fi� Art Galiery
g) Eating and Drinking Establishment
(2) Facilities for residents and employees:
a) Residential Recreational Facility
b) Storage Facilities
c) Indoor Swimming Pool
d) Indoor Racquet Courts
e) Greenhouses (non-commercial)
� Family and Group Family Day Care
g) Solar/Heating/Ventilation Equipment
h) Antennas and Satellite Dishes
i) Home Occupation
j) Temporary Accessory Dwelling
2. SIZE LIMITATIONS: In order to ensure a mix of land uses in the project and diversity
and integration of uses in the neighborhood, the following requirements are set forth
with regard to the maximum square footage that will be dedicated to the types of
nonresidential uses approved for the development:
A. The total amount of square footage of nonresidential land uses in the project shall
not exceed 127,000 square feet in the aggregate and of this amount, not more than
75,000 shall be used for non-hotel uses. However, the total number may be
increased to 147,000 square feet if, and only if, the additional 20,000 square feet is
for any office or manufacturing use.
B. The total square footage of specific permitted land uses in the land use categories
identified above shall not exceed the limits in the following table:
Land Use 1�laximum Square Footage
Office 100,000 sq. ft.
Manufacturing 100,000 sq. ft.
Institutional 50,000 sq. ft.
Service:
'�Business"Hotel 55,000 sq. ft.
Or"All Suites"Hotel 76,000 sq. ft.
Health and Beauty Spa 20,000 sq. ft.
Accessory Uses:
Retail 10,000 sq. ft.
The number of single family detached homes shall not exceed three.
The number of rooms in a"Business" hotel shall not exceed 120 room.
The number of rooms in an "All Suites" hotel shall not exceed 103 rooms.
C. The maximum number of dwelling units in Excelsior Park if no afFordable housing
component is included will be 200 dwelling units.
If the owner/developer agrees to reserve at least 15% of the dwelling units in
Excelsior Park for occupancy at a level afFordable to moderate income households
utilizing no more than 30% of their income for housing, the maximum number of
total units permitted in Excelsior Park shall be 230 dwelling units. The dwelling units
reserved for moderate-income households shall be intermingled throughout the
development, rather than separated into one or several buildings in the
deveiopment. The total number of dwelling units that will be-constructed in Excelsior
Park if the owner/developer exercises this option will be 230 units
The location, type and tenure of the reserved units shall be detailed during the site
plan review process. The reserved units will be subject to rent and/or sales price and
income restrictions at initial occupancy and at re-rental or resale.
� Provision of moderate income housing units in the development may be staged. A
minimum of ten (10) units shall be reserved for moderate-income households in the
first 100 dwelling units of the project.
Moderate-income households shall be defined as households with an income of less
than 80% of the median household income for the Albany/Schenectady/Troy
Metropolitan Statistical Area. This provision for moderate-income housing shall be
monitored by the City's Office of Community Development.
3. DEVELOPMENT PLAN: The site shall be developed in general conformance with the
attached sketch plan (Excelsior Park Sketch Plan). However, buildings "A", "K" and "N"
shown on said sketch plan shall be deleted and the residential and non-residential spaces
in said buildings shall not be transferred. Buildings ��O", `�P", "R" and "CR" shall be
reconfigured to reduce potential impacts on project site wetlands.
4. DESIGN STANDARDS: The project shall be developed in general conformance with the
attached Design Standards for Excelsior Park.
5. PHASING: Development on this site shall be developed in phases. All construction within
each phase, including on and off-site public improvements, will be subject to site plans
approval by the Planning Board.
It is anticipated that fuil buildout of the project wiil occur within approximately 10 years.
The phases of the project will correspond with actual demand.
The project shall be constructed with the following four phases outlined below. Each
phase shali require site plan review and approval. Site plan approval of phases 2, 3 and 4
shall, in part, be predicated on a determination by the Planning Board that all traffic and
non-traffic mitigation measures described in Section 6 of this resolution have been
installed or programmed to the Board's satisfaction. The Planning Board shall also
determine that traffic generated by any phase of the project is being adequately
absorbed prior to site plan approval of any subsequent project phase. Such
determination may. In part, be made after the required follow up traffic analysis detailed
in Section 6.
Phase 1
o Residential construction of up to 100 units:
■ Including three single family detached homes at Eureka Avenue
o Non-residential construction of up to 70,000 square feet
o Public street or access improvements:
■ Construction of both access roads from Excelsior Avenue into the
development, and the streets forming the "loop"within the development
to connect the two access roads;
■ Improvements to the existing portion of Excelsior Avenue, including
creation of the boulevard entrance and the proposed sidewalk from
Veterans Way and into the project site along the southern access road;
and
■ Public streets interior to the project to support the new construction.
o Spring Run Preserve: Phase I site plan review shall include a determination of
the methods and devices, which may include a conservation easement, to secure
and preserve that portion of the project area referred to as ��Spring Run
Reserve". The applicant shall work in collaboration with the Planning Board, the
City Council, the Open Space Project and the Urban Heritage Area Program to
ensure the most appropriate development of the "Ten Springs Wood" corridor
and the Spring Run Trail.
o Site plan approval for Phase 1 shall be obtained prior to December 31, 2003 or
this special use permit shall expire.
Phase 2
o Residential construction of up to 60 units and any units not constructed in Phase
1.
o Non-residential construction of up to 45,000 square feet plus the balance of
authorized non-residential construction not built in Phase 1.
o Public street or access improvements.
■ The Spring Run Preserve trail connection and required improvements;
and.
■ Public streets interior to the project to support the new construction.
o Site plan approval for Phase 2 shall be obtained prior to December 31, 2005 or
this special use permit shall expire.
Phase 3
o Residential construction of up to 50 units and any units not constructed in
Phases 1 or 2.
o The balance of authorized non-residential construction not built in Phases 1 or 2.
o Public street improvements:
� Public streets interior to the project to support the new construction.
o Site plan approval for Phase 3 shall be obtained prior to December 31, 2008 or
this special use permit shall expire.
Phase 4
o Residential construction of up to 30 units and any units not constructed in
Phases 1, 2, or 3.
o Public street improvements:
■ Pubiic streets interior to the project to support the new construction
o Site plan approval for Phase 4 shall be obtained prior to December 31, 2011 or
this special use permit shall expire.
6. TRAFFIC AND OTHER MITIGATION IMPROVEMENTS: Traffic improvements will be
required based on vehicle trips generated by land uses in the project. Each
improvement will be implemented based on the generation of a specific number of
vehicle trips associated with the development of the proposed project. It should be
noted that the number of trips generated for each constructed land use shall be
based on the latest trip generation rates provided by the Institute of Transportation
Engineers (ITE).
To track the vehicle trips associated with each development stage, a "trip
generation" account will be established. The beginning balance in the trip account
will be equal to the total trip generation value associated with the approved
development alternative. Trips will be removed (withdrawn) from the trip account at
values representative to each development stage. As each stage is built, the
cumulative trips generated by the development will be measured against the total
account balance. The Planning Board may require the applicant to undertake
electronic counts to verify the validity of the ITE generation rates.
Required mitigation measures include:
• Installation of a traffic signal system at the Excelsior Avenue/East Avenue
intersection after generation of 100 vehicle trips from the project site during
either the AM or PM peak hours.
• Installation of a traffic signal system at the Excelsior Avenue/Marion Avenue
intersection after generation of 250 vehicle trips from the project site during
either the AM or PM peak hours.
• Traffic calming measures shall be installed on Excelsior Springs Avenue after
generation of 200 vehicle trips from the project site during either the AM or PM
peak hours, to include the following:
-Narrow the travel lanes at the Excelsior Springs Avenue/Victoria Lane/Audrey
Lane intersection with curbing,
-Install stop signs on the Excelsior Springs Avenue intersection approaches,
-Paint crosswalks across Excelsior Springs Avenue,
-Install a concrete pad in one of the intersection quadrants for use by children as
a bus stop.
• If the currently proposed NYSDOT improvements at the Route 50/Veterans
Way/Gick Road intersection are not constructed, a northbound right-turn lane on
Veterans Way will be required after generation of 150 vehicle trips from the
project site during either the AM or PM peak hours.
• The Planning Board shall require the applicant to conduct follow up traffic
analyses after project generation of 250 total vehicle trips or at tvuo year
intervals from,the special use permit approvai date, which ever comes first.
Such analyses may be required prior to any subsequent project phase site plan
approval and may result, in the Planning Board's discretion, in modification of
trafFic mitigation measures referenced above. If at any time it is determined
that there is a need for additional site access, the Planning Board reserves the
right to require the applicant to investigate and/or construct, at the applicant's
expense, a vehicle access point to NYS Route 50 if permitted at the time by the
Saratoga Springs Comprehensive Plan, the Zoning Ordinance and the New York
State Department of Transportation. Such access may also require appropriate
environmental analysis pursuant to the New York State Environmental Quality
Review Act.
Future potential access to NYS Route 50 shall be indicated on the Phase 1 site
plan and shall be secured by appropriate legal instrument.
o The project sponsor shall not preclude the possibility of providing access from
the proposed Excelsior Park development to the proposed multi-use trail along
Route 50 as part of the proposed project.
• Monitor the Veterans Way/Excelsior Avenue intersection to determine if all-way
stop control becomes warranted. In the interim, it is recommended that
Veterans Way be widened to provide an exclusive southbound right-turn lane
after generation of 300 vehicle trips from the project site during either the AM or
PM peak hours.
• If the currently proposed NYSDOT improvements for Route 50 at its intersection
with Gick Road and Veterans Way are not constructed, the westbound left-turn
lane on Route 50 at this intersection will be extended by 100-feet to provide a
total of 200-feet of storage. This improvement is warranted after generation of
100 vehicle trips from the project site during either the AM or PM peak hours.
• If any of the above traffic improvements are required by the City to be made by
any other development project in the vicinity of this site prior to the requirement
being made by the owner/developer of this project, those improvements will not
have to be made by the owner/developer of this project. In addition, if any other
development in this area is required to make such improvements at or about the
same time, the City may assign a fair share cost to each development for such
improvements.
Additionally, pedestrian, bicycle, and transit connections will be developed in logical
increments throughout development of the project to connect the site to downtown,
the neighborhood to south, the proposed NYSDOT improvements to NY Route 50,
and onsite. In Phase II of the project a paved pedestrian/bicycle path shall be made
from the main street of the project to the Spring Run Trail, including an appropriated
crossing over the Spring Run Brook.
Construction of an access road from Eureka Avenue or any other neighboring streets
in the"Woods"neighborhood to the project site is prohibited.
The various steps of construction will be the same for each phase and will consist of
the following:
o Clearing
o Installation of erosion control measures
o Grubbing
o Rough grading, inciuding stormwater basins
o Building, road, and parking construction
o Installation of utility infrastructure
o Finish grading
o Landscaping and installation of lights and signage
A construction impact mitigation plan, including but not limited to noise, lights, dust,
construction traffic routes, and permitted hours and days of construction, will be
developed prior to Phase I site plan approvai.
As a noise and aesthetic mitigation measure, there shall be a 200-foot special
setback requirement between any building on this site and any portion of the travel
lane on I-87 (Northway). Parallel to the Northway there shall be a 100- foot
vegetative buffer provided on the project site.
Attachment: DEVELOPMENT PLAN EXCELSIOR PARK
Attachment: DESIGN STANDARDS EXCELSIOR PARK
Neighborhood Context
Excelsior Park has been conceived as a new urban neighborhood with an integration and balance
of uses and features that, historically, shape daily lives in positive ways and create a vibrant and
interesting environment for people.
Because Saratoga Springs has such a distinctive and defining architectural style, the project's
intent shall be to borrow and update existing elements, proportions and configurations from
downtown on Broadway to create a neighborhood at the north entrance to the city that sets the
appropriate tone and reinforces the community identity.
Design Principals
Overall, Excelsior Park's design shall be governed by new urban and sustainable development
guidelines that incorporate the following:
1. Closely-spaced, multi-story buildings facing tree-lined streets and sidewalks.
2. Relatively high density to minimize land consumption yet create a critical mass of uses
and activities.
3. Pedestrian oriented architecture and walkways.
4. Well-designed buildings that reflect the regional climate and that will last and be flexible.
5. Well-screened and basement parking areas.
6. Preservation of natural features.
7. Durable building materials.
8. Convenience-style retail services within walking distance.
9. A variety of residential types.
10. Attractive, safe public spaces.
The above noted elements are intended to create a neighborhood and a sense of place.
Design Guidelines
The architectural vision for Excelsior Park is compatible with the Saratoga Springs Downtown
Historic District Design Guidelines prepared for the Design Review Commission in 1997.
Some of the guidelines that are particularly relevant are as follows:
l. Lines of sight down any given street having important visual elements to catch the
viewer's eye.
2. Corner buildings��wrapping: the corners with continue selected fa�ade elements such as
cornices or horizontal accent bands on all street elevations.
3. Main entrances facing the street and easily identifiable.
4. In larger structures, the overall mass composed of smaller, human-scaled components.
5. Parking located in back or in a central courtyard out of sight from the street. (Excelsior
Park will have on-street parking, basement level parking in well-screened lots behind the
buildings.)
6. Service alleys incorporated into the street grid.
7. Pedestrian paths to encourage and enable public to circulate through site.
8. Fa�ade composition made of well-defined base, middle and top levels.
9. Rooflines of longer buildings broken up to attract attention to key focal points such as
entrances.
10. Size and scale of materials to complement size and scale of buildings.
11. No large areas of blank walls included in pedestrian areas.
12. Facades of adjacent buildings having compatible rhythms governed by clear and simple
patterns.
13. Window (fenestration) logically arranged to provide maximum fa�ade opening at street to
be pedestrian friendly, with decreasing percentage of fa�ade opening as the eye moves
up the building to reinforce the base, middle and top fa�ade levels.
14. Multi-story structures with emphasis on vertical elements.
The intent shall be to create buildings that reflect and are inspired by, but do not replicate,
existing historic structures in the downtown area.
Roof Line
Although the downtown guidelines encourage flat roofs with well-defined cornices and parapets,
Excelsior Park may use a gabled roof with suitable precautions against sliding snow and
rainwater.
Building Materials
Many of the buildings within the project shall be brick on all sides with a split stone base, and
stone sills, lintels and decorative details.
Site Development Standards
The project shall be developed in general conformance with the design standards and
construction specifications found in the City's Subdivision Requlations, Standard Construction
Details, Site Plan Design &Construction Standards."
Originally adopted: October 16, 2002
Amended: October 1, 2003
Amended: September 29, 2004
Dated: September 29, 2004
ADOPTED by the following vote:
AYES: NAYS:
Date: October 1, 2004
--- ----- ---------------------�-------A--------
Chair, Saratoga Springs Planning Board
Attachment
cc: Mike Biffer, Building Inspector
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