HomeMy WebLinkAbout20180226 18.013 Saratoga Pet Resort Neighborhood Compatibility Analysis REVstudioA
Landscape Architecture, D.P.C.
NEIGHBORHOOD COMPATIBILITY ANALYSIS
FOR
PROPOSED SARATOGA PET RESORT
1. Project Description and Purpose of this Document
The purpose of this document is to establish that the proposed Saratoga Pet Resort is compatible with
other uses in the neighborhood and community character.
The proposed Saratoga Pet Resort is a high-quality dog and cat boarding and grooming facility to be
located at 00 Kaydeross Avenue West in the City of Saratoga Springs, NY. The building will be constructed
in two phases. The initial Phase 1 building is 9,936 square feet in size and includes 78 animal enclosures
for boarding, 36 animal enclosures for intake: grooming -time out, and 12 cat condos for a total of 126
animal enclosures. The Planned Phase 2 expansion is 2,240 square feet in size and includes an additional
36 animal enclosures for boarding and time out. (See attached Drawing SK -5, Proposed Floor Plan).
The facility will be accessed by a one-way in vehicular entry approximately 85' from the site's western
boundary. A one-way exit is proposed at the eastern end of the site just west of the existing barn. A
porte-cochere is proposed at the building entrance for drop-off and loading of vehicles. A 27 -car parking
lot is proposed with an additional area land banked for 38 cars if needed in the future due to demand.
(See attached Drawing C-100, Schematic Design).
Potable water will be supplied by an existing City of Saratoga Springs water main in Kaydeross Avenue
West. The main is aging and scheduled for replacement in the near future. An on-site well with storage
tank will be installed as a "back-up" system. Sanitary sewage will be treated by an on-site septic system.
The Saratoga Pet Resort will operate seven days a week. Proposed hours of operation are as follows:
Client Drop -Off and Pick -Up hours —
Monday to Friday 7:00 am to 7:00 pm;
Saturday 8:00 am to 5:00 pm
Sunday 9:00 am to 4:00 pm
Staff Hours —
Monday to Friday 6:00 am to 9:00 pm
Saturday 7:00 am to 9:00 pm
Sunday 8:00 am to 9:00 pm
2. Neighborhood Setting
a. Project Site
00 Kaydeross Avenue West is an 8.7 +1- acre parcel of land. It is zoned Rural Residential (RR) as per the
City of Saratoga Springs, NY Zoning Ordinance.
480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
The Saratoga Pet Resort site is a vacant parcel that historically was used for agricultural purposes
including animals. A barn and two small sheds remain on the northeast portion of the parcel. No use of
these structures is planned by Saratoga Pet Resort. The remainder of the site is a meadow including some
vegetation along the stream.
The Saratoga Pet Resort site in the vicinity of the proposed building and site improvements is gently
sloping and does not possess any wetlands nor rare, threatened or endangered plant or wildlife species
(See letters from the NYS Department of Environmental Conservation dated August 8, 2016 and January
31, 2018 which were included in the Environmental Assessment Form for the project). Soil test pits
indicate that the site is very conducive to development of the proposed Pet Resort building, parking,
sewage disposal system and stormwater management practices.
b. Adjacent Land Uses Within 500 feet (See attached "Vicinity Map")
The site is bordered by the Northway (1-87) to the south. Lands to the north, directly across Kaydeross
Avenue West, are owned by New York State and are within the Saratoga Spa State Park. These lands are
wooded with no active park facilities other than limited hiking and natural surfaced walking trails.
The Kaydeross Avenue West neighborhood within 500 feet of the proposed Saratoga Pet Resort building
is sparsely occupied primarily with occasional single-family residences. One residence exists to the west of
the site on the Southside of Kaydeross Avenue and one residence exists on the north side of the road. A
"barn type" building is on lands across Kaydeross Avenue West from the site. It appears to be used for the
storage of construction equipment.
c. Land Uses Within 500 to 1,000 feet (See attached "Vicinity Map")
The entrance drive to the Stable Lane Subdivision is 1,000 +/- feet. west of the proposed Saratoga Pet
Resort building on the south side of the Kaydeross Avenue West. Eleven single family residences are
located in the subdivision. Of the eleven residences, three are within 1,000 feet of the proposed Saratoga
Pet Resort building (approximately 900 +/- feet away).
A care -takers residence for the state park exists approximately 800 +/- feet to the east of the proposed
Saratoga Pet Resort building on the north side of Kaydeross Avenue West.
d. Land Uses Within 1,000 to 2,000 feet. (See attached "Vicinity Map")
The majority of the Stable Lane Subdivision is within 1,000 to 2,000 feet of the proposed Saratoga Pet
Resort building on the south side of Kaydeross Avenue West. Eight of the eleven single-family residences
in this subdivision are in this area. In addition, two other single-family residences exist to the west of the
proposed Saratoga Pet Resort building on the south side of the Kaydeross Avenue West. They are both
approximately 2,000 feet west of the proposed Saratoga Pet Resort building.
The Waldorf Forest Campus is located approximately 1,500 feet to the west of the proposed Saratoga Pet
Resort building on the north side of Kaydeross Avenue West. It is approximately 500 feet to the west of
Stable Lane. Several houses in Stable Lane Subdivision, however, are across the road from the Waldorf
Forest Campus.
Waldorf Forest Campus operates two programs, Kindergarten and Pre -School. The Kindergarten program
is in session Monday to Friday from 8:30 am to 3:00 pm and accommodates 25 +/- children. There are
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480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
5+/- teachers on staff. The Pre -School program is in session Tuesday and Wednesday from 9:00 am to
12:00 noon and accommodates 40+/- children. There are 5+/- teachers on staff. Aftercare programs are
held each day school is in session for Pre-Schoolers through 8th grade.
To the east of the proposed Saratoga Pet Resort building exist three single-family residences in the
vicinity of the intersection of Kaydeross Avenue West and Kaydeross Avenue East.
e. Stable Lane Subdivision
As previously stated, there are 11 single-family lots in the Stable Lane Subdivision. Of the overall 66.83
acres, 25.58 acres are developed, and 41.25 acres are undevelopable wetlands adjacent to the
Kayaderosseras Creek. The 11 lots range in size from 2.0 to 3.42 acres.
Wetlands on the site are regulated by both the NYS Department of Environmental Conservation and US
Army Corps of Engineers. They are considered critical environmental areas, not to be developed.
While all 11 lots are located on uplands, the subdivision does preserve a substantial area of open space.
However, all 11 lots meet the definition of a traditional subdivision in the RR zone of 2 acres minimum
land area per lot. A "Conservation Subdivision" would have preserved other areas of "usable" upland
areas and/or restricted development to lesser size lots in a "cluster" scheme.
f. Other Uses in the Neighborhood (See attached "Vicinity Map")
The Kaydeross Avenue "Neighborhood" stretches from its intersection with US Route 9 on the west to
Kaydeross Avenue East on the east. PJ's Bar-B-QSA is located at the intersection of US Route 9 and
Kaydeross Avenue West. It is located 2,000 +/- feet from the entry drive to Stable Lane. Several single-
family residences in the Stable Lane Subdivision are within 1,200+/- feet of Bar-B-QSA.
Bar-B-QSA is open for business Tuesday through Sunday. Its hours of operation are 11:00 am to 8:30 pm,
Tuesday through Thursday, 11:00 am to 9:00 pm, Friday and Saturday, and 11:00 am to 8:00 pm, Sunday.
It is open for business year-round.
The restaurant has 42 regular and 2 handicap parking spaces. It serves customers who may elect to eat
indoors or outdoors in an un -enclosed picnic area. Outdoor music, events and other types of gatherings
occur.
In addition to Bar-B-QSA, several single-family residences exist in the vicinity of US Route 9 on Kaydeross
Avenue West.
3. Compliance with Existing Zoning
The proposed Saratoga Pet Resort is an animal kennel for boarding and grooming of dogs and cats. As
such, it is a permitted use in the Rural Residential (RR) Zone district with issuance of a Special Use Permit.
As per Section 1.4, "Consistency with Comprehensive Plan," of the City Zoning Ordinance, "The City of
Saratoga Springs Zoning Ordinance is consistent with the adopted Comprehensive Plan." Therefore, by
definition, the proposed use of the site for an animal kennel is in harmony with and promotes the general
purpose and intent of the Comprehensive Plan.
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480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
Maximum allowable building coverage in the RR zone district is 15%. The proposed building coverage of
12,176 square feet is 3.18%+/- of the 8.77+/- acre site. The Kayaderosseras Creek and some adjacent
uplands are encumbered by an easement resulting in 5.92+/- acres remaining for use and development.
The proposed building coverage, therefore, is well below the maximum allowable 15%.
Similarly, the minimum required site area to remain pervious in the RR Zone District is 80%. Proposed
impervious surfaces are 20,490 square feet including building, driveways/parking and walkways. This
results in 5.3% of the overall 8.77+/- acre site being impervious, or 94.8% remaining pervious which far
exceeds the required 80%.
The proposed Saratoga Pet Resort building is an Adirondack style structure featuring wood and stone
finishes with timber beam components. The building is a single -story structure with roof accents to add
character and allow for natural light to enter the interior. The feature elements of this structure include a
cupola over the reception area and port cochere at the building entrance. No portion of the roof
elements will exceed the allowable 35 -foot maximum allowable height in the RR Zone District. Most of
the building mass, however, will be well below the 35 -foot height limitation. As such, the building will not
visually exceed the allowable height of the Zoning Law or of other residential structures in the
neighborhood.
The proposed Saratoga Pet Resort is in character with the neighborhood and environs. It complies with
all requirements of the Rural Residential Zone District including meeting all yard setbacks, building
coverage, building height, minimum area to remaining pervious and allowable use. No variances are
required.
4. Other Allowed Uses of the Site
The Rural Residential (RR) Zone District allows Agriculture and Single -Family Residences as Principal
Permitted Uses.
Uses permitted with Special Use Permit and Site Plan Approval include:
• Animal Kennel
• Farms
• Riding Stable
• Nurseries
• Golf Course and Clubhouse
• Private/Civic Clubs
• Religious Institutions
• Cemeteries
• Heliport
• Marinas and Docks
• Neighborhood Bed and Breakfast
• Neighborhood Rooming House
Of the Principal Permitted Uses, Agriculture is allowed. Agriculture is defined in the City Zoning Law as,
"The raising of crops, horticulture and the keeping and raising of domestic animals, fowl and livestock."
As such, the applicant could operate an agricultural facility and raise crops or domestic animals including
cows, chickens, pigs, etc. The applicant is not in the business of agriculture and has no intentions of
entering into that business.
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480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
Single-family residences could be built. However, the site is subject to significant noise from vehicles
traveling on the Northway which occurs 24 hours a day all year long. The desirability of living on this site
is marginal.
Of the uses permitted with Special Use Permit and Site Plan Approval, the following assessment is
offered:
• Animal Kennel —This is the proposed use of the site by the applicant. The applicant has
determined that this is an economically viable use of the site. Furthermore, the proposal meets
with all requirements of the RR Zone District and requires no variances.
• Farms—The City Zoning Law defines "Farm" as "Land greater than five acres used for the
commercial cultivation of agricultural products and/or raising of livestock."
The usable land on the site (less land in permanent easement, setbacks, steep slopes, stream and
wetlands) is less than five acres. A farm operation less than five acres is not economically viable
and does not meet the definition of "Farm."
• Riding Stable —A riding stable may be possible to develop, however, with less than five acres of
land available for use, there would be little area remaining for riding after corrals, barns, parking,
etc. were developed. Additionally, there is no land available for riding trails. This is not a practical
alternative.
• Nurseries — A garden nursery would be possible. This is an outdoor retail use of the site which
would require parking and structures to conduct such a business. The applicant is not interested
in operating a nursery. Several such nurseries exist in the Saratoga Springs area and are viable
businesses. Little demand for this use is considered to exist.
• Golf Course and Clubhouse — There is not enough land on the site to build a golf course,
clubhouse and parking. Therefore, this use is not practical or even possible.
• Private/Civic Clubs — A private or civic club could be built on the site. This type of use brings with
it outdoor events and activities for picnicking, gatherings, weddings, parties and other activities
which generate noise and excessive traffic. This use would be more impacting on the
neighborhood than the proposed kennel.
• Religious Institutions —A religious institution could be built on the site. Such facilities are usually
large in floor plan space, have the need for large parking lots and bring with it outdoor events and
activities which generate noise and excessive traffic. This use would also be more impacting on
the neighborhood than the proposed kennel.
• Cemeteries — The usable land on the site (less lands in permanent easement, steep slopes,
streams and wetlands) is not adequate to justify the development of a cemetery. A religious
institution would need to operate such a use. It is doubtful that one exists.
• Heliport — A heliport would generate significant objectionable noise in the neighborhood and not
be a compatible land use in the neighborhood.
• Marinas and Docks—Access to Kayaderosseras Creek is precluded by the permanent easement.
Marinas and docks are not possible. This is not a viable use of the site.
• Neighborhood Bed and Breakfast — Noise from the Northway precludes the use of the site for this
activity. This is not a "quiet" passive setting for such a use. This is not a practical use of the site.
• Neighborhood Rooming House —A rooming house could be developed on the site. This activity
would require the development of parking and a housing structure. It may bring transient clients
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480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
to the neighborhood. It is also not readily serviced by public transportation for those without
vehicles. The economic viability of this use is questionable. Given the site size, only a limited
number of guest accommodations could be developed.
In general, many of the possible uses requiring a Special Use Permit are not practical due to the size of
the site and/or excessive noise that is generated by the Northway. As such, most such uses are not
economically viable or desirable.
5. Project Design and Operational Practices that Mitigate Impacts
a. Building Design
The overall size of the proposed Saratoga Pet Resort building is 12,176 square feet (9,936 Phase 1 and
2,240 Phase 2).
Architectural compatibility is based on various factors including the overall size, exterior materials, overall
massing, rooflines, and visibility from the street and adjacent uses. Visual simulations for the building
were prepared and previously submitted to illustrate this project as viewed from the street in various
directions.
The overall size of the building is well below the allowable size prescribed in the zoning law. Zoning
permits 15% lot coverage and the proposed footprint is 3.18%. The allowable height in the RR Zone
District is 35'. The peak of the highest roofline is 34'. The size is relative to other structures both in the
vicinity and adjoining properties in the neighborhood.
The overall massing and scale are architecturally diminished by using a variety of rooflines and shed
dormers to help "break down" the building's overall volume. The entry features a natural timber -frame
port cochere to provide a functional welcoming entry point.
Other buildings in the area are of similar mass and character. The Saratoga Pet Resort building mimics
horse stables in the area. It is also of a scale proportionate to the "barn" across the road and the Waldorf
Campus.
Materials on the exterior of the building include natural stone, wood timbers, and residential siding with
board and batten in the gables which reflect a rural residential character. The visibility from the street is
further diminished with the proposed diagonal location as it nestles into a natural barrier of trees.
b. Compliance with Zoning Requirements
As stated in 3 above, (Compliance with Existing Zoning), the project as designed, meets all dimensional
requirements of the City of Saratoga Springs Rural Residential (RR) Zone District. No variances are
required.
c. Vehicular Entry and Exit Locations to the Site
The project site plan originally had one boulevard entry/exit at the west end of the site. As a result of a
review of the traffic conditions on Kayaderosseras Avenue West by the City's Designated Consulting
Engineer (The Chazen Companies), the vehicular entry and exit locations were suggested to be
redesigned. As a result, a one-way in driveway is proposed at the west end of the site and a one-way out
at the eastern end of the site. This re -design allowed for all sight distance requirements as per AASHTO
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480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
guidelines to be achieved and approved by Chazen. (See attached Chazen letter to Mr. Tim Wales, PE, City
Engineer, dated August 27, 2018).
d. Traffic on Kaydeross Avenue West
The City's designated Consulting Engineer (The Chazen Companies) reviewed the applicant's traffic report
prepared by VHB. This review considered assumptions made in the VHB report pertaining to traffic
volumes, roadway safety and intersection safety in the neighborhood. Other than the requested redesign
of the entry/exit drive locations to the site, Chazen agreed with all other aspects of the VHB traffic report
regarding the adequacy of Kaydeross Avenue to accommodate traffic generation of the Saratoga Pet
Resort project.(See attached Chazen Letter to Mr. Tim Wales, PE, City Engineer, dated August 27, 2018).
e. Visual Impact
A landscaping plan for the project is proposed to buffer views to the project site and Saratoga Pet Resort
building from Kaydeross Avenue West and other adjacent land uses. The plan proposes the development
of low earth berms (mounds) between the parking area/building and Kaydeross Avenue West as well as
along the east and west sides of the project area. These berms will be planted with evergreen shrubs and
trees and flowering plant materials which will reduce, if not totally eliminate, visibility of cars in the
parking lot. They will also buffer views and visibility to the Saratoga Pet Resort building. In addition, these
berms will buffer, if not eliminate, existing views from Kaydeross Avenue West to the Northway. (See
attached Drawing C-100, Schematic Design).
All exterior light fixtures on the site will be "Dark Sky" compliant. The site lighting plan will be designed to
produce no off-site spill over, glare or night sky impacts.
As previously stated, the design of the building (its mass, bulk, height and character) are all compatible
with existing structures in the neighborhood.
f. Noise Control
Noise in animal care facilities remain one of the greatest concerns of animal care facility owners and
neighboring property owners alike. It is also one of the least understood aspects of such building design
and operation.
Design: From the design standpoint overall, the proposed Saratoga Pet Resort building has been
conceived with transitions from the loudest locations to the rear to the quietest in the front. Noise
transmission is very dependent on design and construction. The floor plan is designed such that the bulk
of common caging is separated from other portions of the building with intervening corridors.
The exterior egress doors from the kennel will be acoustically sealed. The doors from the front of the
building through the corridor to the kennels will include a double set of doors, similar to a vestibule. Note
that these particular design elements also provide excellent air borne pathogen control in properly
pressurized facilities.
The floor planning in this facility has been specifically designed to create separate zones of noise limited
construction. Ideally every animal area will be accessible without walking through adjacent animal areas.
Wall and floor construction is designed to include mass, such as layers of cement board and gypsum
wallboard, in a manner that creates high STC (Sound Transmission Class) levels of 50 to 60. Barking is
greatly reduced or eliminated when dogs have limited olfactory and auditory stimulation. For that
reason, all dog kennel zones are on independent HVAC systems and all kennels are acoustically isolated
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480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
on all walls, doors and ceilings. In addition, each kennel zone will contain one row of kennels — as
opposed to two rows facing each other. Doing this prevents dogs from seeing each other and becoming
stressed which could result in barking.
Reverberation Control: Kennel barking noise control can be different from noise control in other types of
buildings for a variety of reasons. Internal noise control from reverberation frequently relies on porous
surfaces. Kennel surfaces must be washable and are typically hard. This precludes the use of many
commonly used acoustic products. There are, however, products that will be specified which are effective
and well known in the animal care industry for noise control, including certain noise abating sprayed -on
masonry products, anti -microbial wall treatments suitable for wet environments, and polypropylene type
materials specifically made for this environment.
Exterior Noise: There is no doubt that it is healthy and normal for dogs to be outside. Outside air is
generally cleaner and being outside gives dogs the opportunity to socialize using their normal behaviors.
Public safety and dog security are also legitimate considerations and, therefore, for many decades
kennels have accommodated the outside exposure requirement by confining dogs individually to small,
outside runs or cages. This creates tremendous stress and incessant barking. A dog's natural desire to
play and socialize is exacerbated by the confinement and leads to significant barking and presumably
stress in some dogs. Some dogs clearly exhibit anxiety and persistence as they attempt to get out of the
confinement to see and smell other dogs. For these reasons, this facility will not have any individual cages
on the exterior of the building.
The best protocol is to provide multiple, smaller, separated play yards that can accommodate 6 to 12
dogs that are grouped according to size, age, behavior, temperament and condition. The groupings are
very important. Dogs that are outside will bark less when they are with other dogs and are supervised.
The only time that dogs will be outside at this facility will be when they are in one of the play yards.
Further, dogs will only be in play yards during one of the following scenarios; when they are being walked
on -leash for bathroom breaks, during group play (daycare participants — weather permitting) or for
individual play sessions. A handler will be present in all scenarios while dogs are in the play yards.
Additionally, the proposed Saratoga Pet Resort building has been re -designed (at the suggestion of the
Planning Board) to eliminate dog play yards on the Kaydeross Avenue West side of the building. They
have been relocated to the Northway side of the building.
Individual dog walk areas have been developed on the Kaydeross Avenue West side of the building that
will be supervised by one handler per dog.
The above design and operational practices will result in a "noise free" environment. In the instance if a
dog barks while outside, that dog will immediately be returned to its enclosure.
6. Odor Control
The Saratoga Pet Resort is designed to be an odor -free environment. This is accomplished through
specialized plumbing systems, cleaning protocols, excellent lighting in dog areas and advanced HVAC
systems.
The best plumbing design practice is to separate trench drain and dog tub waste from the sanitary waste.
The proper design combines all of the sanitary and solid waste in one lateral, while all of the trench drains
and dog bathing fixtures are sent through a hair trap prior to being introduced to the sewage system. The
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480 Broadway, Suite 324 1 P.O. Box 272 Saratoga Springs, NY 12866 1 518.832.4005
drainage lines will be designed to exit the building in a manner such that they can be easily cleaned
independently.
The trench drains have an automatic warm water flushing system to keep urine from wetting the drain
surface and drying there. This is a big source of odor. Trench drainage is the superior method of liquid
waste removal. Flush fixtures are used for solid dog waste removal and are located in every kennel zone.
Kennel HVAC systems are entirely different from those designed for human occupancy, including medical
buildings. There will be many smaller zones rather than a few large zones in this facility. Air flows are
significantly higher than those of human occupied buildings, but not as high as for animal research
facilities with outside air systems. Supply air systems must employ vertical air flows, moderate velocity
and distribution opposite to that of a typical office or retail space. Fresh air flow rates are based on the
number of animals and caging type.
Properly designed, odor free animal care HVAC systems have multiple, smaller, independent zones,
ducted return air with animal specific ionizers, encapsulating exhaust at sources of odor and moisture,
and significant fresh air dilution. These systems are designed to reduce animal stress, permit a wide
range of temperature and humidity control simultaneously in multiple areas of the facility, and create a
disease and odor mitigated environment. Animals often identify their environments through olfactory
stimulation first, followed by auditory and then visual stimulation. Creating multiple, small mechanical
zones that are entirely independent greatly help to eliminate olfactory and, to an extent, auditory
stimulation from one animal area to another; smells and sounds from one animal zone are never
introduced to other animal zones.
Ionization systems that are specifically designed for animal care are included in the mechanical ductwork
to kill airborne bacteria such as Bordetella. These systems are also proven to mitigate specific airborne
animal viral disease and breakdown airborne volatile organic compounds. Finally, all mechanical
equipment is designed to operate in a dehumidification mode. Humidity in the air is strongly correlated
with increased bacterial virulence. Humidity also correlates with surface moisture on walls and floors,
which can encourage fungal and bacterial colonies.
As a result of the above design and operational practices, the proposed Saratoga Pet Resort will be an
odor -free facility.
h. Hours of Operation
Hours of Operation — M -F 7:00 am -7:00 pm, Sat 8:00 am -5:00 pm, Sun 9:00 am -4:00 pm
Staff Hours — M -F 6:00 am — 9:00 pm, Sat 7:00 am — 9:00 pm, Sun 8:00 am — 9:00 pm
There will be no animal pick-up or drop-off after the above specified Hours of Operation. After 9:00 pm,
there will not be a staff member on site unless there is a special circumstance requiring a staff member to
stay or return. The industry standard for both pet boarding facilities and veterinary offices is not to have
staff present overnight. This being said the owner and management staff will have access to cameras
throughout the facility and will be assigned "late night check in duty" whereby the animals are looked in
on to make sure that they are resting comfortably. It's worth highlighting again that no animals have
outdoor access when staff is not present.
In case of emergency, the pet will be brought to their veterinarian of record or to one of the 24-hour
veterinary offices in the area.
i. Utilities and Public Services
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480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
Infrastructure required for the operation of the Saratoga Pet Resort includes potable water, sewage
disposal, electricity and communications, stormwater management and waste disposal. Other services
required are emergency fire and ambulance.
Potable water is available from a City of Saratoga Springs water main in Kaydeross Avenue West. The
Saratoga Pet Resort is projected to use an average of 1,900 +/- gallons per day of water or 93,000+/ -
cubic feet per year. One fire hydrant exists at the west end of the site and one in the vicinity of the
existing barn.
The water main in Kaydeross Avenue West is aging and in need of replacement. It is planned to be
replaced in the near future. Reliable water service is necessary for an animal care facility. As such, a well
will be installed on the site with storage tank to provide for continued reliable water service.
No public sewer service exists on Kaydeross Avenue West or in the vicinity of the site. As such, an on-site
septic system is proposed. Three soil test pits were performed on December 19, 2017. These initial tests
indicated that suitable soil exists on the site to support an on-site septic system. No bedrock or
groundwater was encountered in any of the test pits. Soil test pit logs were included in the
Environmental Assessment Form.
Electric and communication utilities are located in Kaydeross Avenue West. No excessive or unique
power usage and demands are expected for the Saratoga Pet Resort. Existing utilities appear to be
adequate. An on-site generator will be installed to assure reliable service.
Stormwater management is proposed to be accommodated on-site employing "green infrastructure"
practices. Information obtained from the three soil test pits indicates that the soils are suitable to
support such practices. It is anticipated that techniques such as infiltration basins, rain gardens,
vegetated swales and detention will be employed.
A Stormwater Pollution Prevention Plan (SWPPP) will be prepared for construction activities during Site
Plan Review. Additionally, a Stormwater Management Plan will be prepared for the post -construction
phase of the project. These plans and reports will assure that no erosion will result from construction and
operational phase activities. Preventative measures such as silt fence, concrete wash down area, topsoil
infiltration devices such as rain gardens, infiltration basins, vegetated swales and detention basins will be
installed for the operational phase of the facility.
Waste disposal will be contracted to a private waste hauling company.
Emergency fire and ambulance services are provided by the City of Saratoga Springs. These appear to be
more than capable of providing services to the Saratoga Pet Resort.
The Saratoga Pet Resort is not expected to produce any adverse demands or impacts to community
infrastructure, public facilities or services.
7. Summary of Project Compatibility with Neighborhood Character
The proposed Saratoga Pet Resort project as designed, and modified as a result of review and comment
by the City of Saratoga Springs Planning Board, is compatible with the existing uses and character of the
Kaydeross Avenue West neighborhood for the following reasons:
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480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
a. Proximity to Adjacent Uses
With the exception of two single family residences and a storage barn, no other uses exist in the
neighborhood within 500 feet of the proposed Saratoga Pet Resort building.
The Stable Lane 11 -lot subdivision's entry drive is 1,000 +1- feet from the proposed Saratoga Pet Resort
building. Only three of the eleven residences are slightly closer than 1,000 feet from the building. The
other eight are more than 1,000 feet away. As such, these residences will have no visual contact with the
Saratoga Pet Resort building. They will also, as previously stated, not be affected by any increase in
traffic, noise or odors from the project. By statute, the neighbors in the Stable Lane Subdivision were not
even required to be noticed of the Saratoga Pet Resort application since they are too great a distance
from the project site.
Pi's Bar-B-QSA is located 2,000 +1- feet away from Stable Lane. Many of the homes in the Stable Lane
Subdivision are closer. The traffic, noise and operational hours of this facility well exceed those of the
proposed Saratoga Pet Resort with operations and activities, both indoor and outdoor, until 9:00 pm on
weekends.
As such, distance of the proposed Saratoga Pet Resort from adjacent uses is sufficient to adequately
buffer these uses from any operational activities on the project site.
b. Building and Site Design
The proposed Saratoga Pet Resort building is architecturally in scale and character with other buildings in
the neighborhood. It is designed to replicate other "barn" style buildings in the vicinity and of materials
and colors that are residential in character. It does not exceed the height of other buildings in the
neighborhood nor mass and bulk.
The site landscape is designed to present a fully buffered and screened project from adjacent uses with
residential scaled plant materials.
The entire project is visually in character with the neighborhood.
c. Compatibility with Existing Zoning
The project, as designed, meets all off the requirements of the Rural Residential (RR) Zone District. No
variances are required.
d. Visual Impact
The project is well buffered visually from adjacent uses and Kaydeross Avenue West. The proposed
landscaping, berms, and compliance with required setbacks, as well as building design and materials,
results in a project that is visually compatible with the neighborhood character.
e. Safe Vehicular Access and Egress
The project, as re -designed, has safe entry and exit locations to and from Kaydeross Avenue West. All
sight distance requirements by AASHTO comply.
11
480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
f. Traffic Volumes
The project will not result in an excess of traffic volumes on Kaydeross Avenue West. The road, as agreed
to by the City's Designated Review Engineer, is more than capable of accommodating traffic volumes
generated by the project as projected by the applicant's traffic consultant. Drop-off times will be planned
and scheduled by the applicant to avoid excessive overlap of traffic with other uses in the neighborhood.
g. Noise
The project, as designed, will be operated in a manner that will result in no impact to noise levels in the
neighborhood from barking dogs.
h. Odors
The project, as designed, will be operated in a manner that will result in no impact to odors in the
neighborhood from animal waste.
i. Operational Hours
The Saratoga Pet Resort will be operational during normally acceptable business hours. No client access
to the site will be allowed past 7:00 pm weekdays, 5:00 pm Saturday, and 4:00 pm Sunday. Only minimal
Saratoga Pet Resort staff will access the site during evening hours until 9:00 pm. Other uses in the
neighborhood such as, PJ's Bar-B-QSA, operate well beyond the evening hours of the Saratoga Pet Resort.
j. Infrastructure and Public Services
There will be no adverse impact on the neighborhood or City's infrastructure or Public Services.
k. Environmental Resources
There will be no adverse impact to the site or neighborhood's environmental resources. There is no
impact to wetlands, water quality, air resources, noise resources, visual resources, stormwater or land
use.
I. Other Permitted or Allowable Uses May Be More Impactful to the Neighborhood
Several other uses that potentially would be proposed on the project site could have detrimental affects
and not be in character with the neighborhood. They could produce excessive traffic, outdoor noise from
events and be visually incompatible with the scale of uses in the neighborhood. They include
Private/Civic Clubs, Religious Institutions, Heliport, and Neighborhood Rooming Houses. Many others are
not permitted on the site due to the site size, such as golf course and clubhouse, nursery, riding stable
and cemetery.
In summary, the proposed Saratoga Pet Resort is a well-designed facility that is compatible in all ways
(density, scale, activity level, traffic volumes, noise generation, odor generation, visual conditions) with
the existing neighborhood character. As to its impact on neighborhood character, it will have a slight or
slight to low moderate effect on the neighborhood and should receive a SEQR negative declaration.
12
480 Broadway, Suite 324 1 P.O. Box 272 1 Saratoga Springs, NY 12866 1 518.832.4005
13
480 Broadway, Suite 324 P.O. Box 272 Saratoga Springs, NY 12866 518.832.4005
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Saratoga Pet Resort
Saratoga Springs, New York
Vicinity Map
480 BROADWAY SUITE 324 • SARATOGA SPRINGS NY 12856
9.14.18 18001
P 518 832 4005 • STUDIOADPC.COM
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HIGHWAY APPROPRIATION LI1
MAP NO. 225 PARCEL NO. 385
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KAYDEROSS AVE WEST
SARATOGA SPRINGS, NY
ZONING DISTRICT: RR - RURAL RESIDENTIAL
TAX MAP #: 192.00-1-35
AREA REQUIREMENTS
MIN. LOT
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TOTAL BUILDING: 12,176 SF
TOTAL FLOOR AREA:
TOTAL EMPLOYEES: 12
ANIMAL KENNEL REQUIRED PARKING:
- I SPACE PER 200 SF OF FLOOR AREA
- I SPACE/2 EMPLOYEES
PROPOSED PARKING:
- 27 SPACES INCLUDING 2 HANDICAP SPACES
- 38 BANKED PARKING SPACES
LEGEND:
PROPERTY LINE
SETBACKS
100' SETBACK FROM
STREAM FOR SEPTIC
PERMANENT EASEMENT
MAP REFERENCE:
"MAP OF A BOUNDARY SURVEY" BY C.T. MALE
ASSOCIATES, DATED FEBRUARY 22, 2017.
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BASE BID
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78 ANIMAL ENCLOSURES (BOARDING)
36 ANIMAL ENCLOSURES (INTAKE, GROOMING AND TIME-OUT)
12 CAT CONDO
126 TOTAL ANIMAL ENCLOSURES
ADD ALTERNATE
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126 TOTAL ANIMAL ENCLOSURES
ADD ALTERNATE
2240 SQ. FT.
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OVERALL BUILDING
12176 SQ. FT.
162 ANIMAL ENCLOSURES (BOARDING)
PARKING RATIO
02 PARKING SPOTS PER 1,000 SQ. FT. OF BUILDING FLOOR
2
Legend
SCALE: 3/4" = 1'-0"
DESIGN LEARNED INC.
animal facility engineering & planning
116 Main Street
Norwich, Connecticut
06360
T: 860.889.7078
AIR LIGHT POWER WATER
unn
Project Information:
SARATOGA
PET
RESORT
00 Kaydeross Ave. West
Saratoga Springs, NY
12866
These drawings are not complete and
may not be used for regulatory,
approval, permit, or construction.
Specifications are required to
accompany these drawings. Drawings
and specifications as instruments of
service are and shall remain the
property of the deisgner. They are not
to be used on other projects or
extensions to this project except by
written agreement in writing and with
appropriate compensation to the
designer.
Contractor is responsible for
confirming and correlating dimensions
at job site; the designer will not be
responsible for construction means,
methods, techniques, sequences, or
procedures; or for safety precautions
and programs in connection with the
project.
Copyright 2018 Design Learned---
(Date
earned-J
(Date Issued:
Release Purpose:
Current Phase: Project Status
J
(-License
Number:
Seal:
Drawn/Checked:
Scale:
Plot Date:
Author/ MDH
As indicated
03/23/2018
Sheet Title:
PROPOSED FLOOR
PLAN
Sheet Number:
SK -5