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Home My WebLink About20210717 189 South Broadway Application **HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED** �FOR OFFICE USE� .�..�''��j�0�'�� CITY OF SARATOGA SPRINGS (Appi��at�on#> f �� ' � '� PLANNING BOARD � �` �, -� ' (Date received) ,,.y� � CITY HALL-474 BROADWAY -'/�;�t,�� . SARATOGA SPRINGS, NEW YORK 12866-2296 ` h' TEL: 518-587-3550 X2533 -" 1q, www.saratoga-springs.org (Project Title) Staff Review APPLICATION FOR: SITE PLAN REVIEW (INCLUDING PUD) **Application Check List-All submissions must include completed application check list and all required items.** Property 189 South Broadwa Address/Location: y Tax Parce� #: 165.83-1-15, 16, 17, 20, 21 zoning �istrict: T-5 Transect Zone 5 (for example: 165.52-4-37) Project Description: Applicant is proposing a 25 unit multi-story building(see also attached narrative) Date special use permit granted (if any): Date zoning variance granted (if any): Has a previous application been filed with PB for this property?: �NO �YES If YES, include Application TYPE and DATE: Is property located within (check all that apply)?: ❑ Historic District ❑ Architectural Review District ❑ 500' of a State Park, city boundary, or county/state highway APPLICANT(S)* OWNER(S) (If nOt appllCant) ATTORNEY/AGENT Stephen P.Ethier Blue Star Enterprises,LLC(Stephen P.Ethier) Brien Ragone,RLA Name 10 East Harrison Street,Saratoga Springs,NY 12866 10 East Harrison Street,Saratoga Springs,NY 12866 900 Route 146,Clifton Park,NY 12065 Address 518-430-7726 518-430-7726 518371-7621 Phone privatecapitalventures@gmail.com privatecapitalventures@gmail.com bragone@edpllp.com Email Identify primary contact person: ❑ Applicant ❑ Owner 8 Agent * An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question. Revised 1/2021 City of Saratoga Springs-Site Plan Review Application 1 REQUIRED ITEMS: *3 hard copies (1 w/original signature), 1 digital copy of ALL materials Application Fee: Make checks payable to the "Commissioner of Finance". REFER TO THE CURRENT FEE WORKSHEET INCLUDED IN THIS DOCUMENT. Check City's website (www.saratoqa-sprinqs.orq) for meeting dates. Does any City officer, employee or family member thereof have a financial interest (as defined by General Municipal Law Section 809) in this application? YES NO X . If YES, a statement disclosing the name, residence, nature and extent of this interest must be filed with this application. I, the undersigned owner, leasee or purchaser under contract for the property, hereby request Site Plan Review by the Planning Board for the identified property above. I agree to meet all requirements under Section 240-7.2 of the Zoning Ordinance of the City of Saratoga Springs. Furthermore, I hereby authorize members of the Planning Board and designated City staff to enter the property associated with this application for purposes of conducting any necessary site inspections relating to this application. �. , Applicant Signature: /Agent Date: o�i�4i2� If applicant is not current owner, owner must also sign. Owner Signature: Date: City of Saratoga Springs-Site Plan Review Application 2 Project Narrative PROPOSED MULTI-FAMILY DEVELOPMENT STEPHEN ETHIER 189 South Broadway City of Saratoga Springs Saratoga County, New York �uiy, Zo21 Prepared By: The Environmental Design Partnership, LLP 900 Route 146 Clifton Park, NY 12065 ENVIRONMENTAL DESIGN PARTNERSHIP, LLP. ENVIRONMENTAL DESIGN PARTNERSHIP, LLP. 1.0 Introduction and Background The Applicant, Stephen P. Ethier, is an established east coast developer with over 35 years of developing in large metropolitan urban areas including multiple successful projects in the City of Saratoga Springs. Mr. Ethier has had major influence in the revitalization of the Jefferson/East Broadway Neighborhood. He had the first and only successful workforce housing ownership project in the City. Some of his other notable City projects consist of 287- 289 Jefferson Street, 166-168 Jefferson Street, Chloe's Way, City Square, Maria Boulevard, 316- 318 Ballston Avenue, Washington Commons, 148 South Broadway and multiple infill projects throughout the City. Mr. Ethier is a major Sponsor of Habitat for Humanity and many other Non-Profit Organizations. This South Broadway property is located along the entrance gateway corridor to the City and it currently consists of a 32 room Motel built in 1972. Mr. Ethier purchased this property 5 years ago. As a multiple property owner along South Broadway, he will have a significant influence of the City's desired revitalization of the South Broadway gateway corridor and is looking forward to working with the City's Land Use Boards to develop another successful project in Saratoga Springs. The project site is located at 189 South Broadway in the City of Saratoga Springs, New York. The property is zoned T-5 (Transect 5) where it consists of five (5) parcels and a portion of McDonald Alley on 1.12± acres. A lot line adjustment would be required utilizing a portion of two single family homes that are located to the west of the development. These single-family homes will remain and rented or sold. The remaining 0.96± acres of land are proposed for area of re-development and would include 25 multifamily residential units in a single four (4) story building. The proposed site development includes the construction of a private access road from Lincoln Avenue to Hamilton Street, Fifty-four (54) off-street exterior parking spaces, 25 multifamily units and 1,950 SF of living office space. Fronting South Broadway, there would be a mixture of living office spaces and residential units along the first floor for a total of 7 units. The second floor would consist of single-story apartments for a total of 8 units. The third and fourth floors would be comprised of two-story apartments and have a total of 10 units. The footprint would be slightly stepped at the corner of Lincoln and Broadway and have a single fa�ade along South Broadway where the sidewalk would be widened to provide additional room for pedestrian movement. 2 900 Route 146, Clifton Park, New York 12065 phone (518)371-7621 e-mail: info@edpllp.com ENVIRONMENTAL DESIGN PARTNERSHIP, LLP. The main access would be from Lincoln Avenue leading to a parking area behind the 4-story building. A secondary means of egress would be provided along Hamilton Street for additional circulation throughout. A proposed common civic space is proposed on the northwestern corner for the property. 2.0 Existing Conditions The existing project site consists of two separated motel buildings and two single family homes where one of them has been converted to the motel office. The motel has associated asphalt parking. The motel buildings on the property would be removed to accommodate the proposed development while the single family homes would remain. The topography of the land is generally flat and slopes slightly to the east towards South Roadway (Route 9). The typical slopes range from 1% to 10%. Elevations at the site vary between 312 and 316 feet above sea level. 3.0 Sanitary Sewer The existing property is served by municipal sanitary sewer and the proposed development would connect to the existing municipal sanitary sewer service. The proposed onsite sewer would be offered for dedication to the City of Saratoga Springs upon completion of construction. All gravity sewers would be designed and constructed in conformance with the City of Saratoga Spring, Saratoga County Sewer District#1 and the Ten State Standards—Wastewater. The City of Saratoga Springs conveys flows to the Saratoga County Sewer District#1 trunk system and Wastewater Treatment Plant (WWTP). The estimated daily discharge from the proposed project (6,000 gallons per day) is well within the Saratoga County Sewer District#1's trunk line and treatment capacity. 4.0 Water The existing property is served by water from the City of Saratoga Springs. It is anticipated that the water consumption for the proposed project site would be relatively equivalent to the hydraulic loading rate for the sanitary sewer approximately 6,000±gallons per day. 3 900 Route 146, Clifton Park, New York 12065 phone (518)371-7621 e-mail: info@edpllp.com ENVIRONMENTAL DESIGN PARTNERSHIP, LLP. The construction of the water system would include the associated necessary valves, fitting and service connections. The proposed water distribution system infrastructure would be constructed in accordance with the City of Saratoga Springs, NYS Department of Health requirements and the Great Lakes Upper Mississippi River Board of State Public Health & Environmental Managers publication "Recommended Standards for Water Works". 5.0 Stormwater The project would disturb less than one acre and would not be subject to coverage under the New York State Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit for Stormwater Discharges from Construction Activities (GP-0-20-001). 6.0 Summary The proposed project conforms to the T-5 zoning bulk standards and would not require variances from the City of Saratoga Springs. Demolition of the existing buildings would require approval from the Design Review Commission (DRC). The proposed modifications to the existing driveway entrance and new access along Hamilton Street would require review and approval by the City's DPW. 4 900 Route 146, Clifton Park, New York 12065 phone (518)371-7621 e-mail: info@edpllp.com Z � � � o � �e o � � Q MAP ID LANDS N/F OF TAX MAP No. a � � W J }� � p J � � ��-------------------- --- --__ p J 3 a, 1 LAWSON, ERIC W 165.83-2-48 � , �,�- 300' PERIMETER BOUNDARY -'-- , �I! � � � _ � [ � /�i �\\ ^ i "' , � Z � a � 2 BERGAN, WI LLIAM LU KE 165.83-2-45 �� .� �� b W W $ i � � Z � �� 3 EAFRATO, CHARLES J 165.83-2-43 �� -i � 2 � cj \�� y� i '�" � � - a =� i� '�`� a � Z a �� 4 BITNARRA LLC 165.83-2-34.1 �i �� W �� 5 JOHN LARKIN INC 165.83-2-35 , �� 6 JOHN LARKIN INC 165.83-2-36 � \�\ ,� �! o 7 JOHN LARKIN INC 178.27-1-44 � � � a � +� � o N � N �� ; � c�i � � 204 SARATOGA �` � /� � '� � � � � g BROADWAY, PARTNERS LLC 165.83-2-61 � � +� � \\ c� � / � � � � g HARRISON, MARIA 165.83-2-59 � '-� i'„� a �� \ � � � 10 BRENNAN, JOHN M 165.83-2-44 # � �� 11 MICZEK, RICHARD J 165.83-2-55 � // � � � 2 �� c''� t' g ❑ � WESLEY REALTY COMPANY � � 13 � � � � � ,�_ � 12 INC 165.83-2-39 � � Q � �� W � � � 13 SBS 182 LLC 165.83-2-38 � � \\ _ � / � � � 14 BROADWAY SARATOGA CO 165.83-1-6 � ` � W X CB ENTERPRISES OF � �„ � Q 15 SARATOGA INC 165.83-1-7 � , �� 16 MICZEK, RICHARD J 165.83-1-38 � \ � a 177 SOUTH BROADWAY � _ � Q 17 LLC 165.83-1-22 �/ � ` '�� Z / �� W 18 CHUEN LOU LLC 165.83-1-26.1 / � - ' � �� _ ,_ i _ �.�,e � �� , +� \ � Z � r \ 19 CHUEN LOU LLC 165.83-1-26.2 � � _ . _ � � O � � o 20 ARROW BANK CORP 178.27-1-39 � � � , � W Z � J LARRY FUGATE REV / # • . . '� / �. � J ~ � � z TR T 1 . -1-4 � � ( � � � } \ Q � 21 US 65 83 . � (� J LARRY FUGATE REV � u �' � ` �� J � Q � � � ' � � - � Q � Z 22 TRUST 165.83-1-39 / . � � � � O / � � � CB ENTERPRISES OF 14 � - � p 23 SARATOGA INC 165.83-1-10 � 15 � Q m � U I � . � \ � � CB ENTERPRISES OF � -- � 16 w i 2 Q Q 24 SARATOGA INC 165.83-1-11 I - 1 7 � - � ~ � � , � � � I� O 25 DALBEY, JEFFREY A 165.83-1-12 Q��,,,, � � � . " � � J Z O O a � : . � � � S ITE , } BLUE STAR ENTERPRISES ��* . � � \ a 26 LLC 165.83-1-16 � � 00 ~ Q � � � � J � � � B L U E S T A R E N T E R P R I S E S � = I ,, � � 27 LLC 165.83-1-17 � . � �CHECK aY Zg PALMA, FAITH E 165.83-1-18 � � �� 1 g � I�� ' EDP PROJECT NUMBER THE ALTERAT/ON OF THESE DOCUMENTS lN ANY WAY, Q M A N I 0 S H A R R Y � I � I � I UNLESS QONE UN�ER THE a/RECi SUPERVIS/ON OF A 2 J 16 5.8 3-1-19 COMPARABLE PROFE55/ONAL, (l.E.) ENGINEER FOR AN ) I � /'�0 ENGINEER, LANOSCAPE ARCHIiECT FOR A LANOSCAPE R 0 B E RTS J 0 E L W L ARCHIiECT OR SURVEYOR FOR A SURVEYOR, /S A VIOLATION 3 0 . 16 5.8 3-1-2 3 i � I OF 7HE NEW YORK S7A TE E�UCAT/ON LAW AN�/OR REGULA7/ONS ANO/S A CLASS "A" MISOEMEANOR. � �0 I REVISION DATE BY 31 WOOD, GEOFFREY W 165.83-1-24 IM 2 � � � 8 � ❑ � 22 ' I i ❑ 23 24 25 � ❑ ❑ � � HODGSON DENNIS J - � � � � 32 , 165.83 1-25 � SARATOGA PRIME � I 26 y 3 � � � PROPERTIES LLC - � a 33 . 165.83 1-3 I i ,� 2� �; i � 34 SARATOGA 16 LLC 165.83-1-42 � +� � 28 29 I o � 35 STACK, DAVI D G 165.83-1-34 I � f � I � GREEN SPRINGS `� ,� 32 1 N 36 HOLDINGS, LLC 165.83-1-33 � • 1 I .. o 37 LARSON, DAVID R 165.83-1-32 � / � I � °' 38 MOREY BROS 16 LLC 165.83-1-31 � � � / ~ � � _ � • ��- - � o M 39 MCMAHON, ERIC 178.27-1-40.2 � � � W \ z 3 40 PARIS, AILEEN D 178.27-1-40.1 � / Q' \ 36 � z \ a I "A J �.. \ ~ � � `�, z W 35 � 4� , � � ❑ � Q � � r a i � 39 � � a � 33 � , � � � 0 3 7 � �`� " � � m \ 3 � � '1 / � ii� � / o . � r-' / �".�..�,_ �.. i � � �''� � � ___ � � '� 34 // SCALE: W � '� �� ' �, '� N.T.S. � � / 3 ,,,� �� 3 8 '� o � ° i \� �' * �� . NOT FOR � � � � � CONSTRUCTION �, � � �� R \ � � � � \ �� SHEET TITLE: % � �� 3 _ �� -�� ADJACENT LAND � � � �, � �� OWNERS m �� " � '�, ��'� WITHIN 300' � � \ d � � �/� SHEET: o � \\\� /� i �'�-______ 300' PERIMETER BOUNDARY ____-�� a - ----- -----------------� � � 1 of 1 Q � :�� , � o � � a � - � OVERALL PARCEL AREAS - �� SITE STATISTICS � o � � Q EXISTING ZONING T-5 TRANSECT ZONE 5 � a "�- PARCEL #1 (HAMILTON ST) 0.13± ACRES (TAX MAP: 165.83-1-15) W J o� PARCEL #2 (114 HAMILTON ST) 0.12± ACRES (TAX MAP: 165.83-1-16) � NEIGHBORHOOD CENTER � J 3 PARCEL #3 (118 HAMILTON ST) 0.12± ACRES (TAX MAP: 165.83-1-17) J a z PARCEL #4 (LINCOLN AVE) 0.16± ACRES (TAX MAP: 165.83-1.20) PROJECT AREA BEING DEVELOPED 0.96± ACRES Z � a � PARCEL #5 (189 S. BROADWAY) 0.52± ACRES (TAX MAP: 165.83-1-21) � PORTION OF MCDONALD ALLEY 0.07± ACRES MAXIMUM BUILDING HEIGHT 50' � W :� TOTAL 1.12± ACRES Z � �N MINIMUM BUILDING STORIES 2 � a y� a O M � MIN. % BUILD OUT ALONG FRONTAGE 70% Z o� W �� BUILDING SETBACK J � � .r ` \�� FRONT YARD 0' MINIMUM TO 12' MAXIMUM N O � \\\ O N � \�\� � SIDE YARD ( WESTERLY � ) � 0' MINIMUM � � '�\ � �� J . - �.� � \ SIDE YARD ( EASTERLY � ) 0' MINIMUM � � � 4 • � � • i� � � REAR YARD ( SOUTHERLY � ) 20' MINIMUM � � � _ � � PROPOSED No. OF UNITS � aMo � TWO 2 PARALLEL PARKING HAMIL TON STREET 1ST FLOOR 7 UNITS W � C � 2ND FLOOR 8 UNITS SPACES ' 3RD & 4TH FLOORS 10 UNITS (TWO-STORIES) � � COMMUNITY PARK TOTAL 25 UNITS � � --- X ---- --- W - -- ---- — - '� � � � �'�" - ____ � PROPOSED PARKING � ---- �� r _ _ _ RESIDENTIAL PARKING 47 SPACES (1.88 SPACES PER UNIT) � � - OFFICE SPACE PARKING 7 SPACES (1 SPACE PER 279 SF) � � \ � TOTAL 54 SPACES O Z � a, L.L '� �, NEW LOT NEW LOT STORMWATER MANAGEMENT ONSITE AND OFFSITE , • ''� AREA = 3,722f S AREA = 3,722f SF � W � Y WATER AND SANITARY PROVISIONS MUNICIPAL CONNECTION � Z � STRUCTURE STRUCTURE � � a � � � EXISTING TREES TO REMAIN TO REMAIN TO REMAIN � SNOW STORAGE ONSITE AND OFFSITE � W z } � � - � � ��- a � � W � Z O O � � ��i � J (/� Q � ? _ C> � � � - � � a } �_ p J � ° � z .� Q * o r • � � o � o � .. � Q Z � a � mN � \ � .D � p � D � p I ' LL cx li �� 1� ;�1�i ��. �p o�p a = � � � � � °� b � 1 � :. = � � � U' - � �� CIVIC/ PARK SPACE � L ~ Z O O � � �` , � � J Z � � �� __— __ � � a � � � � a EXISTING OVERHEAD WIRES ; C �, � � ; - ; ; i � '�� # � J � U � AN D UTI LITY PO LES TO � � � � DRAWN BY REMAIN. °� � � F � ` CHECK BY � I I I O EDP PROJECT NUMBER I I I THE ALTERAT/ON OF THESE DOCUMENTS lN ANY WAY, � � � � � UNLESS QONE UN�ER THE a/RECi SUPERVIS/ON OF A - COMPARABLE PROFE55/ONAL, (l.E.) ENGINEER FOR AN t - \ � � � � � � ENGINEER, LANOSCAPE ARCHIiECT FOR A LANOSCAPE � �'.\ � ARCHIiECT OR SURVEYOR FOR A SURVEYOR, /S A VIOLATION � � � OF 7HE NEW YORK SiATE E�UCAT/ON LAW AN�/OR REGULA7/ONS ANO/S A CLASS "A" MISOEMEANOR. �i � � � Q � I I � i � o q�' i i ___ REVISION DATE BY � __ - - -- - � � � -- � d � •'��-'� '� � � McDONALD ALLEY � � , -- - -- -- r ,,�- , � � � - � \ � � � � � 7 � Q � � � � ' � 54 � � 0 LOT ADJUSTMENT FOR � . � EXISTING SINGLE FAMILY a 0 � � � � g�� I N ' O � HOUSES WILL BE REQUIRED � � �� ♦ � � 0 EXISTING ENTRANCE TO BE N T � � � N CLOSED OFF AND RETURNED ' _� _ _ _ _ � r ' � • � — # �, ` �� TO LANDSCAPE/TURF. �q � SIDEWALK TO BE ADDED FOR �° � e m 6 3 � � � CONTINUATION OF EXISTING. • � � � � O 3 � • 6 - � O i � _ _ _ _ _ � I N 1ST FLOOR: COMMON AREA o•' � 2ND FLOOR APARTMENTS °� � 3RD FLOOR: APARTMENTS — T � ;. � ;,'A �, z � 4TH FLOOR: APARTMENTS I ' �`� J � � I I I I � z� � I � ` o � � 7 � U 4 STORY BUILDING 25 UNITS � �� ,� , \\ � 22�I I 10,500± SF (FOOTPRINT) I `� �' a � a � � \ 1ST FLOOR: 7=ONE STORY UNITS ' � � I I 2ND FLOOR: 8 ONE STORY UNITS I �, � !� O1 � , \ 3RD&4TH FLOOR: 10-TWO STORY UNITS � � � �, � \ �o � � I I � � �� 0 � � � � �� , �� , � ti�� o ___ � EXISTING TREE TO REMAIN \ ° ° � — — I— — — I— — —I — — —I — — � � � SCALE: W , 1ST: FLOOR 1ST:FLOOR 1ST:FLOOR 1ST:FLOOR 1ST:FLOOR � �� _ �O� T � � I 300 SF I 300 SF I 300 SF I 300 SF I 300 SF _ 3 OFFICE OFFICE OFFICE OFFICE OFFICE �� o �, � ��, ° — � � ,2s' � , � � � � � � i � '�� NOT FOR S 0 ��' • CONSTRUCTION �, � "'F � ,,� '� � � r � � FOUR (4) STORY BUILDING SHEET TITLE: % � WITH RESIDENTIAL AND 3 � OFFICE LIVING SPACES � �,� � � � � � �� CONCEPTUAL � , � , SOU TH BROAD WA Y N YS ROU TE SITE PLAN °� . , < 9, a 1 '� o� � GRAPHIC SCALE SHEET: o +� d � ,�.� !'"� ,,� � ` � ' �' � � ° � � � � � � s � 1 of 1 a � � 2o is io s o 2o ao aa o �� 1r � J ' � � � � � � (IN FEET) � � � � 1 INCH = 20 FT. Q � � OVERALL PARCEL AREAS - SITE STATISTICS � "E PARCEL#9(HAMILTON ST) 0.13±ACRES(TAX MAP:165.83-9-15) EXISTING ZONING T-5 TRANSECT ZONE 5 W J o PARCEL#2(114 HAMILTON ST) 0.12±qCRES(TAX MAP:165.83-1-16) � NEIGHBORHOOD CENTER � J 3� PARCEL#3(1'IS HAMILTON ST) 0.12±AGRES(TAX MAP:165.83-1-17) J d z PARCEL#4(LINCOLN AVE) 0.16±ACRES(TAX MAP:165.83-120) PROJECT AREA BEING DEVELOPED 0.96±ACRES F � 6 PARCEL#5(189 S.BROADWAY) 0.52±ACRES(TAX MAP:165.83-1-21) Z d. PORTION OF MCDONALD ALLEY 0.07±ACRES ' MAXIMUM BUILDING HEIGHT 50' � W � TOTAL 1.12t ACRES Z F e MINIMUM BUILDING STORIES 2 � d' � �� MIN."/o BUILD OUT ALONG FRONTAGE 70"/o Z a �`' � W m� '�� BUILDING SETBACK � �� FRONT YARD 0'MINIMUM TO 12'MAXIMUM �O , , N � SIDE YARD(WESTERLY R) 0'MINIMUM I�a � J � SIDE YARD(EASTERLY R) 0'MINIMUM � 7 +, �� • REAR YARD(SOUTHERLY R) 20'MINIMUM s PROPOSED No.OF UNITS � �ro NVO (2) PARALLEL PARKING HAMIL TON STREET isT F�ooR � uNirs W � SPACES � 2ND FLOOR 8 UNITS a 3RD 84TH FLOORS 10 UNITS(TWO-STORIES) Z COMMUNITY PARK TOTAL z5 uNirs � � � � , � � * ...— �` I PROPOSED PARKING � Q — F ---��l a ♦ RESIDENTIAL PARKWG 47 SPACES(1.88 SPACES PER UNIT) ^� � - OFRCE SPACE PARKWG 7 SPACES(1 SPACE PER 279 SF) O Li I TOTAL 54 SPACES � � � �\ � NEW LOT NEW LOT � STORMWATER MANAGEMENT ONSITE AND OFFSITE W AREA = 3,722t S AREA = 3,722t SF � � T �� WATER AN�SANITARY PRO�ASIONS MUNICIPAL CONNECTION � i � EXISTING TREES TO REMAIN STRUCTURE STRUCTURE � �`�. � TO REMAIN TO REMAIN SNO�V STORAGE ONSITE AND OFFSITE O �� Z �} - � ��'I . � . Q � � W I Z �I O � �� V/ Q fn z n � '� r , " J � o � � � O I ' Q O � � O � Z � � � • � �-- -----�----�i � � 0 � uai � �s � �� CIVIC/PARK SPACE i t ' �� J Z O O � Z \�---�---�� O � � O EXISTING OVERHEAD WIRES C � r `� f � J � U a m � ~� AND UTILIN POLES TO � �I � �, REMAIN. � � f ; , , � a �v 1 ' —• —• ' � ' � e �# � / Rcw[sioN� �oarc�av - � � � —� � . � • ` - ' �� \ ' o • !r � __ _ __ __ McDONALD ALLEY T "` � � � o � ,� • 1 ' ,,,� ` � 1 �- � � f \ ` � 7 E�STINGUSING NE AMRLY ` ��• g � I OO M HOUSES WILL BE REQUIRED o i .— / • - EXISTING ENTRANCE TO BE N = � � ,� CLOSED OFF AND RETURNED _I_ _ _ _ TO LANDSCAPE/TURF. SIDEWALK TO BE ADDED FOR � � � � CONTINUATION OF EXISTING. ' � • — O t � iST FLOOR:COMMON 4REA 1 2NDFLOOR APARTMENTS —\ 3RD FLOOR:APARTMENTS — ' ' ' ' ' ' ' '�' ' ' � � � 4THFLOOR:APARTMENTS � � � 4�STORY BUILDING�25-UNITS � a �.I I 10,500±SF(FOOTPRINT) I T '� � � I I �ST FLOOR�.7-ONE STORV UNITS I � r %I 2ND FLOOR:8-ONE STORY UNITS � � / } I I 3R�&4THiLOOR:10-TWOISTORYUNITS I � � ' � � � � � � / � EXISTING TREE TO REMAW � — —I— — —I— — —I— — —I— — � sca�E: � � I SJ00 OOR I �5300 OOR I 15300 OOR I 153 0 OOR I �5300 OOR 1� _�]O� I L � OFFICE OFFlCE OFFlCE OFFlCE OF'ICE � �� 128' . . � � � � NOT FOR +w' � CONSTRUCTION � � �� ' - • � FOUR (4) STORY BUILDING sHEET Ti1�E: - WITH RESIDENTIAL AND '- �, � , � � �.. i OFFICE LIVING SPACES � � CONCEPTUAL . ._ _ r,, f� � SOUTH BROADWAY (NYS ROUTE 9) SITEPLAN . �� • GRAPHIC SCALE SHEET: • • � , ~� �♦ y , ~� N � • " 1 of 1 , � . - . „ zo ,_ �o = o �o ��N FEE1,.o a ... _,�' , �N��—�o F1.