HomeMy WebLinkAbout20190395 Zoning Amendment Wesley Health Care Application JOHN P.FRA_NCK
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City of Saratoga Springs Commissioner
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Office of Commissioner of Accounts MAIRE MASTERSON
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By
April 19, 2019
Mr. Mark Torpey, Chair
Saratoga Springs Planning Board
474 Broadway - City Hall
Saratoga Springs, NY 12866
RE: Zoning Amendment— United Methodist Health & Housing, Inc./Wesley Community
Dear Mark:
Pursuant to the City Council meeting of Tuesday, April 16, 2019, enclosed please find the
application from United Methodist Health & Housing, Inc. /Wesley Community requesting
to expand the size of their existing PUD; build additional structures on their campus; and
amend the text to allow the expansion within the PUD. The City Council respectfully
requests the Planning Board review this material and issue an advisory opinion.
if you have any questions, please contact Bradley Birge at 587-3550 ext. 2515.
Sincerely,
ii, .
OP> 4 "C P111(
Lisa'Ribis
Secretary to the City Council
Enclosure
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THE WESLEY COMMUNITY
The Wesley Community is now requesting approval by the City Council of Saratoga Springs to
amend its 37+ acre PUD to continue to meet the needs of seniors.
The proposed projects included in our PUD amendment are as follows:
• Renovations to the existing 5-story Springs Building by squaring off each corner of the
building and adding approximately 5,500 square feet in total to the existing footprint.
This will add an additional approximately 19,500 square feet to the existing building.
Wesley will then renovate the resident rooms by decreasing the number of residents on
floors 2, 3 and 4 from 44 to 36. There will be 30% more single rooms to accommodate
the needs of future admissions
• Demolition of an unoccupied residence at 26 Russell Street
• Expansion of a storage garage that also exists on the 26 Russell Street site
• Construction of a new 5-story 100-unit apartment building consisting of 70 independent
apartments for low to middle income seniors and 30 supportive housing units for seniors
• Construction of a 52-unit memory care/assisted living -story building to accommodate
seniors with significant dementia
• Construction of a new 2-story 4,000 square foot office building to support the functions
of the various needs of the projects within the PUD
Wesley has enjoyed a harmonious relationship with its neighbors throughout the years of
operation and has made numerous improvements to the neighborhood. In 1995 Wesley extended
an 8"water line from our campus up Embury Drive and connected to the existing water line on
Clinton Street, thus creating a looped water line. This provided better water pressure and
increased fire fighting capabilities. In addition, Wesley completed a continuous 5' wide
sidewalk project on the west side of Clinton Street from Clement Avenue to VanDam Street.
This project repaired damaged sidewalks and installed new sidewalks where there were none and
included handicapped curb cuts. This was accomplished by Wesley paying 75% of the cost
while our neighbors paid only 25%.
Also in 1995, Wesley paid to extend storm sewer from Church Street to our property line,
sanitary sewer from VanDam Street to our property line and potable water from Waterbury
Street to our property line all on Lawrence Street.
In 2000, Wesley installed a 5-foot wide paved walkway along Clement Avenue from the Hospice
building to the intersection of Clinton Street and Clement Avenue for both our residents and our
neighbors to utilize.
The proposed uses in our PUD amendment as shown on the enclosed map will allow Wesley to
continue to accommodate the changing needs of our seniors well into the future. The continuum
of care provided on the Wesley Campus will be further enhanced by the projects outlined above.
. /
TFOR OFFICE USE1
CITY OF SARATOGA SPRINGS
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City Hall-474 Broadway
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Saratoga Springs, New York 12866-2296 (Dace received)
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Tel:518-587-3550 fax:518-587-1688
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http://www.saratoga-springs.crg 1
PETITION FOR: ZONING AMENDMENT
1 (Rev:03/2018)
I. Name of Petitioner: UNITED METHODIST HEALTH AND HOUSING,INa
2. Type of Amendment (Map or Text):
fl Map Amendment:
Site Location: SOX H OF CLEMENT AVE,NORTH_OF WATERBURY WEST OF CLNTON STR ELI Tax Parcel #: SEE ATTACHED LIST AND DIAGRAM
Current Zoning: PLANNED UNIT DEV.AND UR-1 Proposed Zoning: PLANNED UNIT DEVELOPMENT
Reason for amendment:
_
TO EXPAND THE SIZE OF THE EXISTING PUD AND TO BUILD ADDITIONAL STRUCTURES ON THE
CAMPUS, WHICH ARE CONSISTENT WITH THE PURPOSE FOR THE PUD.
n Text Amendment:
Section to be amended: ADDITIONS THROUGHOUT THE TEXT OF THE EXISTING PUD LEGISLATION.
Proposed wording of text amendment (attach additional sheets if necessary):
SEE THE "RED LINE VERSION" OF THE EXISTING PUD LEGISLATION ALONG WITH A "CLEAN" COPY OF
Reason for amendment:
TO ALLOW THE FUNCTIONAL EXPANSION OF THE STRUCTURES WITHIN THE PUD FOR PURPOSES
UONSTISTENT \AM--1 THE INTENT OF THE PUD,
3. Professional Representing Applicant (if any):
Name: MICHAEL J.TOOHEY, ESQ. DAVID CARR Phone: 584-1500 AND 587-
Address: SNYDER,KILEY.TODHEY,coReErr&COX,LLP LA GROUP Email: mtooritygikicdow.cc,&ef-s-,„3,f.1;fcm,cum
160 WEST AVE.SARATOGA SPRINGS,NY 40 LONG ALLEY.SARATOGA SPGS
Identify primary contact person: D Applicant 0 Owner ffl Agent
4, Does any City officer, employee or faember rbreof have a financial interest (as defined by General Municipal
Law Section 809) in this application?YES NO V . IF YES, a statement disclosing the name, residence, nature 11-1
and extent of this interest must be filed with this application.
Please check the following to affirm information is included with submission.
El Environmental Assessment Form -Al! petitions must include a completed SEQR Short or Long Form. SEQR forms can
1 )mpleted at!ip;//wvfw.dec.ny,govJpermitsL6itrIni.
*Petition Fee: $750.00 plus $120/acre Total$ 5,190.00
A check for the total amount payable to: "Commissioner of Finance" must accompany this petition.
City of Saratoga Springs p. 1 of 2
Application for Zoning Amendment
0
Submit I copy,and one electronic copy(PDF) of complete petition and all attachments.
r-71-111 ocation map (Map Amendment): Submit(1) large scale 24" x 36 , and (I) I 1"x17" copies.
All completed petitions are to be submitted to the Office of the Mayor for consideration.
1, the undersigned owner or purchaser under contract for the property, hereby request zoning amendment approval by
the City Council for the above petition. I agree to meet all requirements under Section 240-10.0 of the Zoning
Ordinance for the City of Saratoga Springs.
Furthermore, I hereby authorize members of the City Council, Planning Board and designated City staff to enter the
property associated with this petition for purposes of conducting any necessary site inspections relating to this petition.
Applicant Signature: 6 Alidet4(k___ Date: 3/1511/,
Name: J.BRIAN N • izt Phone: (518)587-3600
Address: 131 LAWRE is STREET E-mail: tnealon@wesieyhealth,corn
SARATOGA SFRINGS,NEW YORK 12866
If applicant is not currently the owner, the owner must sign.
Owner Signature: Date:
Print Name:
City of Saratoga Springs P.2 of 2
Applicacion for Zoning Amendment
N EW YORK Parks Recreation
E OF 9
OPPORTUNITY and Historic Preservation
ANDREW M. CUOMO ERIK KULLESEID
Governor Commissioner
March 04, 2019
Mr. Robert Fraser
Environmental Science
The LA Group, P.C.
40 Long Alley
Saratoga Springs , NY 12866
Re: SEQRA
Wesley Community Planned Unit Development District Amendment
131 Lawrence Street, Saratoga Springs, NY 12866
19PRO0907
TBD
Dear Mr. Fraser:
Thank you for requesting the comments of the Office of Parks, Recreation and Historic
Preservation (OPRHP). We have reviewed the project in accordance with the New York State
Historic Preservation Act of 1980 (Section 14.09 of the New York Parks, Recreation and
Historic Preservation Law). These comments are those of the OPRHP and relate only to
Historic/Cultural resources. They do not include potential environmental impacts to New York
State Parkland that may be involved in or near your project. Such impacts must be considered
as part of the environmental review of the project pursuant to the State Environmental Quality
Review Act (New York Environmental Conservation Law Article 8) and its implementing
regulations (6 NYCRR Part 617).
Based upon this review, it is the New York State Office of Parks, Recreation and Historic
Preservation's opinion that your project will have no impact on archaeological and/or historic
resources listed in or eligible for the New York State and National Registers of Historic Places.
if further correspondence is required regarding this project, please be sure to refer to the
OPRHP Project Review (PR) number noted above,
Sincerely,
Michael F. Lynch, P.E., AlA
Director, Division for Historic Preservation
Division for Historic Preservation
P.O.Box 189,Waterford, New York 12188-0189•(518)237-8643•www.nysparks.com
ZONING ORDINANCE
APPENDIX C-6
AN ORDINANCE PROVIDING FOR THE AMENDMENT
TO THE ESTABLISHED
PLANNED UNIT DEVELOPMENT DISTRICT KNOWN AS
"WOODLAWN OVAL PLANNED UNIT COMMERCIAL DEVELOPMENT"
BE IT ORDAINED, by the City Council of the City of Saratoga Springs. New York.
following a public hearing, as follows:
Section I -Name
This ordinance shall he known as THE FOURTH AMENDMENT TO THE WOODLAWN
OVAL PLANNED UNIT COMMERCIAL DEVELOPMENT and modifies existing Appendix
C-6 oIthe Code of the City of Saratoga Springs. New York. THIS PROJECT IS ALSO
REFERRED TO AS "PUCD-.
Section II -Amendment
The City Council of the City of Saratoga Springs. on January 4. 1993. passed the ordinance
creating the Woodlawn Oval Planned Unit Commercial Development. That Planned Unit
Development legislation was amended by the City Council of the City of Saratoga Springs on June
7. 1993. June 16. 1998 and July 12, 2012. The purpose for this legislation is to further amend the
original Woodlawn Oval Planned Unit Commercial Development legislation so that the present and
planned development of this commercial site will correspond with the practical, economic and
planned needs of the residents presently residing and to reside therein and the residents of the City
of Saratoga Springs.
Section II -Boundary
The amended area of the. Woodlawn Oval Planned Unit Commercial Development consists
of 37 acres and is bounded and described in Exhibit "A" attached hereto and made a part hereof;
The tax map references for the inside tax district of the City of Saratoga Springs are as follows:
165.-3-11.1; 165.-3-22; 165.-3-24; 165.-3-36; 16534-1-2; 16534-1-11.1; 165.34-1-12;
165.34-2-3; 165.35-2-1: 165.35-2-2: 165.42-2-49; 165.42-3-7: 165.42-3-14: 165.42-3-15.
The boundary may be expanded without further municipal or legislative action to include any properties
identified in Exhibit "B", if and only when, they come under the ownership or control of the PUCD
sponsor. When such properties are proposed to be added to the PUCD, the sponsor must provide
written notice to the Clerk of the Saratoga Springs City Council, The Council shall have 30 days
from the date of notice to object to such action. If an objection is recorded by the Council, the
boundary revision shall not be valid until further action of the City Council of the City of Saratoga
Springs. If no objection is recorded within the required 30-day period, the amendment shall be
valid, and the City Clerk shall revise the City zoning maps accordingly.
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
The boundary may also be expanded upon petition for a zoning change or a PUCD
amendment made to the City Council of the City of Saratoga Springs.
Section IV - Sketch Plan
The amended PUCD proposal is described according to a sketch plan filed in the City
Engineer's Office of the City of Saratoga Springs, New York, a copy of which is attached hereto
as Exhibit "C". The plan shall be used by the City and the PUCD as a guide for all development.
This plan may be changed. altered or amended pursuant to the terms of this legislation and Section
240-10.2.10 and Section 240-10.1 of the City of Saratoga Springs Zoning Code.
Section V—Purpose
It is the purpose of this amendment to the ordinance to provide for the means for the
further development of a mixed use commercial development which would provide for
housing, and medical. pharmaceutical, social services, pastoral and general care and services
to the aging, injured, handicapped, terminally ill, socially deprived and their dependents and
families with an emphasis toward providing a continuum of medical and non-medical geriatric
care. The Commercial Planned Unit Development will incorporate the existing structures known
as Embury Apartments. Wesley Health Care Center and Woodlawn Commons and will expand
by means of additions to those structures and by construction of new structures of various sizes
and for various purposes intended to assist in fulfilling the herein specified purpose while
maintaining a campus-like setting.
Section VI - Uses and Characteristics
There shall be constructed within the boundaries of the Woodlawn Oval Planned Unit
Commercial Development apartments. freestanding attached living units. nursing home facilities.
medical offices, associated with uses within the PUCD, pharmacy space, physical, speech, and
occupational therapy units. assistive living space and units. professional offices. general office space.
community meeting space/classrooms, food preparation and dispersal areas, beauty shop. gift shop.
convenience shopping area. maintenance garage. storage and warehouse facilities, trash
compacting and recycling structure, related and non-related not-for- profit office, conference room
space. and services associated with long term chronic care and rehabilitation. The existing 1.200
sq. ft. single family residence on tax parcel 165.42-3-7 shall be demolished with the "Project F"
Maintenance Garage to be constructed on the parcel.
The development of this site is determined by projects and not phases to specify that
there is no predetermined order in which improvements shall be made on this site.
There are nine telecommunication. radio, telephone cellular antennas transmitting or
receiving devices on or above the existing East and West Embury Apartmentstowers which extend
no further than fifteen (15') feet above the building. These devices shall be considered pre-
2
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
existing. nonconforming and are not governed by the regulations as set forth in Section 240-6.3.2
and Section 240-6.4.7 of the Zoning Ordinance of the City or Saratoga Springs. Any additional
telecommunication, radio, telephone cellular antennas, transmitting or receiving devices shall only
be installed on or above the structures located within the PUCD upon compliance with the then
existing codes. ru les. statues or ordnance which are in effect at the time of the installation of the
device.
The PUCD shall consist of the following:
Project A:
Embury Apartments may consist of 208 apartments, Wesley Health Care Center may consist
of 356 beds, administrative office space, and a Refuse/Recycling building.
Maximum:
Number of structures: Five with connecting corridors and
the detached Refuse/Recycling building and
detached single family residence.
Footprint of Building: 79,400 sq. ft.
Gross Square Footage of Buildings: 351,254 sq. ft.
Project B:
The Hospice Facility on Clement Street
Maximum:
Number of Structures:
Permitted Building Square Footage: 7,500 sq. it.
Site Plan Approved 5.180 ± sq. ft.
3
Project C:
An Independent Living/Assisted Living (Woodlawn Commons). This shall consist of 60
independent living units. 40 assisted living units along with associated common areas. dining
facilities and related offices and spaces for associated services, parking. recreation and the
construction of an overflow parking lot to accommodate a maximum of sixty-five (65) motor
vehicles that are not required by various parking demand requirements for the permitted uses.
Maximum
Number of structures:
Building Footprint square footage: 55.575 ± sq. ft.
Building Gross Square Footage: 137.705 ± sq. ft.
Height: 50 ft.
Project D:
Conference rooms and offices associated with Wesley Nursing Home.
Maximum
Number of Structures: No additional structures
Building Footprint Square Footage: 3,000 ± sq. ft.
Building Gross Square Footage: 3,500± sq. ft.
Total Height: 25 ft.
Project E:
Footprint Expansion of Wesley's Springs Building—consisting of office and support space on
the first floor and skilled nursing beds on floors two through four.
Maximum
Number of Structures:
Building Footprint Square Footage: 17,000±sq. ft. existing
22,500± sq. ft. proposed (5,500= sf additional)
Building Gross Square Footage: 84,050 ± sq. ft. existing
103,550 ± sq. ft. proposed(19,500±sf additional)
Total Height: 5 stories (existing)
4
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Project F:
Demolish residence at 26 Russell Street and Construct Maintenance Garage
Maximum number of Structures:
Building Footprint Square Footage: 2,000 ± sq. ft.
Building Gross Square Footage: 2,000± sq. ft.
Height: 25 ft. (1 story with loft storage)
Project G:
Senior Housings Apartments consisting of(100) units with one of the tenants in a unit having
to be 62 years of age or older consisting of middle income tenants and subsidized senior
housing.
Maximum number of Structures:
Building Footprint Square Footage: 20,000± sq. ft.
Building Gross Square Footage: 100,000 ± sq. ft.
Height: 65 ft. (five stories)
Project H:
Memory Care/Assisted Living Building
Maximum number of Structures:
Building Footprint Square Footage: 25,000± sq. ft.
Building Gross Square Footage: 25,000 ± sq. ft.
Height: 25 ft. (one story with loft storage)
Project I:
Office Building to support the functions within the PUCD.
Maximum number of Structures: 1
Building Footprint Square Footage: 4,000 ± sq. ft.
Building Gross Square Footage: 8,000 ± sq. ft.
Height: 35 ft. (two stories)
5
City of Saratoga Springs Zoning Ordinance 24L6
Woodlawn Oval Planned Unit Commercial Development
Section V - Density
Total PUCD land area 37± acres = I 620,000± sq. ft.
Total building square footage = 183.000± sq. ft.
Maximum building coverage of site: 12.5%
Pavement:
440.000 ± sq. ft. 10± acres
Maximum Pavement Area: 275%±
Minimum percentage of site to remain "greenspace" shall be 55% ±. This is to include all
landscaped areas, ponds and other areas not covered by buildings or pavement.
Section VIII - Issuance of Building. Permit
Prior to the issuance of a Building Permit to develop any or all of the structures within
the PUCD, the applicant shall receive final PUD site plan approval for the structure(s) to he
constructed from the City of Saratoga Springs Planning Board.
It is anticipated that there will be multiple applications for PUD site plan approval and
each application shall show the relationship between the building to be developed and the vacant
area within the PUCD. Each final PUD site plan shall respond to the requirement set forth in
Section 240-7.2.4(e) of the Zoning Code of the Cit). of Saratoga Springs.
Section IX—ParkinQ Traffic Flow
For the existing structures and the individual projects, parking will be provided according
to the below specified schedule.
Project A:
Embury Apartments 0.5 space per residential unit
Wesley Health Care Center 0.2 space per bed.
I space for each 2 employees per shift
Administrative Offices I space for each 400 square ft of interior space
Refuse/Recycling, Maintenance Facilities
No parking demand
City of Saratoga Springs Zoning Ordinance 24L6
Woodlawn Oval Planned Unit Commercial Development
80-Bed Skilled Nursing Unit 0.5 space per bed plus
(-Hawthorne Building") 1 space for each 2 employees per shift.
Project B:
Hospice I space for each 300 sq. ft. of interior space
Project_C:
Assisted Living/independent Living 0.25 per bed in the Assisted Living Unit
1 per apartment in the Independent
Living Area
I per employee per shift
Total Parking— 163 spaces
Project D:
Conference Room and Offices No additional parking required.
Project E:
Spring's Building Expansion No Additional Parking Demand
Project F:
Maintenance Garage No Parking Demand
Project G:
Apartment Building 1 space per residential unit(100)
1 per two employees per shift.
Maximum 5 employees/shift(3)
103 spaces required
Project H:
Memory Care/Assisted Living Building 0.20 per bed (52 beds/10 required)
I per two employees per shift
Maxim urn 10 employees/shift(5)
15 spaces required
7
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Project I:
Office Building: I space per 400 sf(8,000 sf)
20 spaces required
The parking spaces as constructed shall be 9 ft. x 18 ft. and there shall be 10% greenspace
within any parking field which can accommodate more than 25 ears, City handicapped and parking
layout standards that exist at the time of the Project's PUD site plan review must be met, The
roadway within the PUD shall remain within the control of the Sponsor.
Section X - Amendments to this Ordinance
This PUCD shall be developed in general compliance with the final approved sketch plan
as specified in this ordinance. Any amendment hereto shall be amended pursuant to the applicable
provisions of the Zoning Code of the City of Saratoga Springs or as provided herein.
Section XI - Infrastructure Improvements
The entire project. as set forth herein, will be serviced by city water and sanitary sewer
lines. All services and improvements that are to be dedicated to the City of Saratoga Springs will
be constructed to city standards as they exist at the time of dedication. All other services and
improvements shall be constructed in compliance with applicable codes. rules and regulations.
With regard to water service to the projects, the individual structures and projects within
the PUCD shall he required to tap directly off a City main for the purpose of obtaining a water
supply.
Storm water disposal area shall be maintained and constructed by Woodlawn Oval Planned
Unit Commercial Development.
The roadways and thoroughfares through the project will he private drives maintained by
Woodlawn Oval Planned Unit Commercial Development.
Section XIII Off-Site Improvements
Upon request, the City of Saratoga Springs shall be granted a thirty (30) foot wide easement
for the construction and maintenance of a water line through the PUCD site along the private
improved portion of Lawrence Street as it would be extended north to Clement Street. If this
easement is requested by the City, the water line will be constructed at the City's cost and
expense.
The City, upon request, may take over ownership. control and responsibility for any
infrastructure main, pipe or line presently within or constructed within the PUCD site and the
City shall further be granted reasonable easements to interconnect with any infrastructure main,
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
line or pipe for which they have taken responsibility.
The City is hereby granted the right to enter upon the PUCD site for purpose of making
emergency repairs to any privately owned main, pipe or line. The City shall have the right to
charge the individual project's sponsor whose pipe, line or main is repaired for said services.
All private water and sewer lines connecting into any structure in any project shall be
individually metered.
All infrastructure improvements that are constructed in the City of Saratoga Springs
roadway and right-of-way shall be dedicated to and accepted by the City of Saratoga Springs and
shall be the City of Saratoga Springs' responsibility for all purposes including maintenance and
reconstruction. The water lines existing with the PUCD site shall be owned, maintained and repaired
by the PUCD sponsor unless transferred to the City of Saratoga Springs.
Storm Water ManaRement: The runoff generated by all zones will be retained on site and
released into the existing municipal system at its present point of discharge at the same rate as it
is presently discharged .
Section XIII - Setbacks
All properties covered by the Commercial Planned Unit Development shall he considered as
one parcel without the requirement of setbacks between individual parcels. The prope ly owners
holding title to parcels of land to be included in this PUCD hereby agree that individual internal
boundary lines shall not be considered with regard to establishing setbacks other than as specified in
this section.
There shall be a minimum setback of fifty (50) feet between the exterior boundary lines of
the Panned Unit Commercial Development and any structure on the north boundary line, on all other
boundaries the setback shall be thirty (35') feet and a minimum setback of twenty (20') feet
between all exterior boundary lines of the PUCD and a road or parking lot. As opposed to the thirty
(30') feet densely planted buffer required by Section 3.2.7, the extent of planting material required
between any project proposed under this legislation and adjacent residential zones, shall he
determined on a project by project basis by the Planning Board of the City of Saratoga Springs as a
part of the PUD site plan application but in no case shall be construed to require a densely
planted buffer larger than thirty (30') feet in depth.No building shall be constructed within forty (40')
feet of another building unless the buildings are connected with an enclosed hallway.meeting all local
and state building codes.
There shall be no requirement for setbacks around the detention pond established within the
PUCD.
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Section XIV-Time Extensions
On good cause shown, Woodlawn Oval may apply for an extension of an approved PUD site,
which request shall not be unreasonably denied. An application for such request shalt be made to
the Planning Board of the City of Saratoga Springs.
Section XV -Construction Standards
Unless otherwise noted in this ordinance, all City construction standards current at the time
of PUD site plan approval for any project shall be met. with regard to improvements that are to be
made in a public 11,2M-of-way or with regard to improvements that are intended to be dedicated
to the City of Saratoga Springs.
All construction standards for buildings and public improvements and for utilities shall
be prepared and approved by licensed architects, landscape architects or engineers. All costs
associated with this shall be borne by the developer whether the plans are provided by the City of
Saratoga Springs or by the developer. Further, all completed construction shall be certified to the
City of Saratoga Springs by licensed architects, landscape architects or engineers as being completed
in the manner called for in the plans and shall be certified in accordance therewith.
Section XVI -Ownershin
It is anticipated that the ownership of the parcels presently and in the future making up
the PUCD will remain in the control of multiple owners.. If new properties are added or
there is a transfer of ownership of parcel(s) which takes place. as specified herein to persons or
entities other than to owners of parcels at the time the ordinance is passed then the City of
Saratoga Springs reserves the right to require proof of financial responsibility of the
transferee or the owner of the property which is added.
All lands within the PUCD must be owned by a not-for-profit corporation or a Public
Benefit Corporation.
Section XVII - Waiver Municipal Fees
All projects within this PUCD shall be exempt from payment of'any subdivision cash-in-
lieu of land requirement and shall be exempt from any water service connection fee.
Section XVIII -Expirations
Planned Unit Development zoning approval for the individual projects as shown on the
amended sketch plan shall expire on December 31. 2029 if site plan approval for that or those
individual project(s) is not obtained from the City of Saratoga Springs. If a project does not receive
Planned Unit Development site plan approval prior to the expiration of this ordinance, then that
10
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CONFERENCE ROOM (WITHIN WESLEY NURSING HOME) (D i EMO RY CARE IASSISTED LIVING BUILDING
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ie Wesley Community Exhibit CSketch Plan
131 Lawrence Street, Saratoga Springs, NY 0 50 100 200 400
The LA GROUP
SCALE; 1 "=200'
landscape Ar[hrterlure & Er7glnerrin4g PC
ZONING ORDINANCE
APPENDIX C-6
AN ORDINANCE PROVIDING FOR THE AMENDMENT
TO THE ESTABLISHED
PLANNED UNIT DEVELOPMENT DISTRICT KNOWN AS
"'WOO LAWN OVL PLANNED UNIT COMMERCIAL DEVELOPMENr'
BE IT ORDAINED. by the City Council of the City of Saratoga Springs, New York,
following a public hearing, as Mows:
Section I - Name
This ordinance shall be known as THE FOURTI-1 AMENDMENT TO THE WOODLAWN
OVAL PLANNED UNIT COMMERCIAL DEVELOPMENT and modifies existing Appendix
C-6 of the Code of the City of Saratoga Springs, New York. THIS PROJECT IS ALSO
REFERRED TO AS "PUCD".
S cc tion I1- Amendment
The City Council of the City of Saratoga Springs, on January 4, 1993, passed the ordinance
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creating the Woodlawn Oval Planned Unit Commercial Development. That Planned Unit
Development legislation was amended by the City Council of the City of Saratoga Springs on June
7, 1993, June 16, 1998 and July 12, 20172012. The purpose for this legislation is to further amend
the original Woodlawn Oval Planned Unit Commercial Development legislation so that the present
and planned development of this commercial site will correspond with the practical, econon-tic and
planned needs of the residents presently residing and to reside therein and the residents of the City
of Saratoga Springs.
ry I'M
Section M - Boundary
The amended area of the Woodlawn Oval Planned Unit Commercial Development consists
of 37± acres and is bounded and described in Exhibit "A" attached hereto and made a part hereof.
The tax map references for the inside tax district of the City of Saratoga Springs are as follows:
165--3-11.1, 165.-3-22; 1 .-3-24: 165.-3-36.165-34-1-2; 165.34-1-11.1; 165.34-1-12;
165.34-2-3. 165.35-2-1; 165.35-2-2; 165.42-2-49; 165.42-3-7; 165.42-3-14; 165.42-3-1-5445-.—
I
3-36; 165. 3 11.1, 1653 -247-165. � 22;,-165.34 1 !1.!,- 165.34 1 Q'I
;65-34 2 1 -; 165.34 2 2; 165.34 2 3'j -16-5-i-3-5-4- 1; 164-2-4-5 2 2--,46-5.42 42-229-,
165-42 3:7; 165.42 3 14j- and 16-5-42-3 1-5.
The boundary may be expanded without further municipal or legislative action to include any properties Formatted Indent Left 0", First line. W
identified in Exhibit "B", if and only when, they come under the ownership or control of the PUCD
sponsor. When such properties are proposed to be added to the PUCD, the sponsor must provide
written notice to the Clerk of the Saratoga Springs City Council. The Council shall have 30 days
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval. Planned Unit Commercial Development
from the date of notice to object to such action. If an objection is recorded by the Council, the
boundary revision shall not be valid until further action of the City_ ,qouncil of the City of _5_��tog;a Springs. If no objection is recorded within the required 30 -day FormattechFcnt- Times New RGrnan, 1L5 pt
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period, the amendment shall be valid and the City Clerk shall revise the City zoning q�cqrdincrly._ orm LefL 0", First line, 0",
Formatted. Normat, Indent.
The boundary may also be expanded upon petition for a zoning chancte or a PUCD Right-, - 0-1", Space Before. 0 pt Line spacing: Multiple
0.9911
amendment made to the City Council of the City of . Springs
Saratoga
1.7 0� Formatted: Font: Times New Roman, 11.5 pt
Section IV - Sketch Plan
The amended PLUCK proposal is described according to a sketch plan filed in the City
Engineer's Office of the City of Saratoga Springs, New York, a copy of which is attached hereto
as Exhibit "C". The plan shall be used by the City and the PUCK as a guide for all development.
This plan may be changed, altered or amended pursuant to the terms of this legislation and Section
240-10.2 .- 10 and Section 240- 10.1 of the City of Saratoga Springs Zoning Code.
- Saratoga
It is the purpose of this amendment to the ordinance to provide for the means for the
further development of a mixed use commercial development which would provide for
housing. and medical, pharmaceutical, social services, pastoral and general care and services
to the agring, injured, handicapped, terminally ill, mentally ill, socially deprived and their
dependents and families with an emphasis toward providing a continuum of medical and non-
medical geriatric care. The Commercial Planned Urt t Development will incorporate the existing
structures known as Embury Apartments. and Wesley Health Care Center and Woodlawn
Commons and will expand by means of additions to those structures and by construction of new
structures of various sizes and for various purposes intended to assist in fulfilling the herein
specified purpose while maintaining a campus -like setting,
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Section V1 - Uses and Characteristics
There shall be constructed within the boundaries of the Woodlawn Oval Planned Unit
Commercial Development apartments, freestanding attached living units, nursing horne facilities,
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medical offices, associated with uses witWn the PUCD, pharmacy space, physical, speech, and
occupational therapy units, assistive living, space and units', professional offices, general office space,
community meeting space/classrooms. 4ay Cam faeiik4es, d preparation and dispersal areas,
beauty shop, gift shop, convenience shopping area, maintenance aragge, storage and warehouse
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facilities, Feer - ear tien buildiLiaand
g and faeilifies, trash compacting and recycling structure, related
non -related not -for- profit office, conference room space, and services associated with long term
chronic care and rehabilitation. The existine, 1,200 sq. ft- single family residence on tax parcel
165.42-3-7 shall be p-er.-miAted- to -14e used fef: th*�-pufpow Nit the stEtietur-e lee-ated on said paRel
-sha4l not "-- ex-pliffided-demolished with the "Proiect F' Maintenance Garage to be constructed on the
parcel.
1� Formatted: Footer, Line spacing: single
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
The development of this site is determined by projects and not phases to specify that
there is no predetermined order in which improvements shall be made on this site. Formatted: Irdent: Left: On
There are nine telecommunication, radio, telephone cellular antennas transmittinu or
receiving devices on or above the existing East and West Embury Apartments' towers which extend
no furffier f4afihe than fifteen (15') feet above the building, These devices shall be considered
pre-existing, nonconforming and are not governed by the regulations as set forth in Section 2_40-
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4240-6.3.2 and Section 240-6.4.7 of the ZoninoOrdinance of the City of Saratoga Springs- Any
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additional teleconununication, radio, telephone cellular antennas, transmitting or receiving devices
shall only be installed on or above the structures located within the PUCD upon compliance with
the then existing codes, rules, statues or ordnance which are in effect at the time of the installation
of the device.
The PUCD shall consist of the following:
Proiect A-
Embury Apartments cofim.st4+t_-Mavconsist of 208 apartments, Wesley Health Care Center
eEesistk+Q�_mav consist
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-Of 356 beds, administrative office space, and a Refuse/Recycling buildinIg. and a single
Formatted Indent- Left. 0.56", First line: 0"
family r-esidene
Maximum:
Number of structures:
Footprint of Building:
Gross Square Footacre of Buildings:
Project B -
The Hospice Facility on Clement Street
Maximum -
Number of Structures:
Pekiitk4-Permitted Building,
Square Footage: Site Plan Approved
Cp
gtq V'C4 ta
-13.1 Five
"IN-Ir—
with connecting corridors and
the detached Refuse/Recycling building and
detached single fan -Lily residence.
CD
79,400 sq. ft.
351,254 sq. ft.
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7,500 -t sq. eft.
5,180 -±�Lft.
Formatted: Footer, Line spacing: single
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Proiect DC.
An Independent Living/Assisted Living-SeFwsee"e Geffkaro�odlawn C�omm�ons . This
shall consist of 60 independent livingunits, 40 assisted living units along with associated common
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areas, dining facilities Avid and related offices and spaces for associated services, parking, recreation
and the construction of an overflow parking lot to accommodate a maximum of sixty-five (6 5)
motor vehicles that are not required by various parking demand requirements for the permitted
uses.
MaximurrF
Number of structures: I
Building Footprint square footage- 55-575 ;t sg. ft.
Building z--
Building Gross Square Footage- 137,705 ± sq. ft.
Height: 50 ft.
Pr
Conference rooms and offices associated with Wesley Nursing Home.
N I Lt\iMUM
Mimbei of Structures: No additional structures
Building Footprint Square Footage: 3,000 ± C'Q. ft.
Building Gross Square Footage: 3,500 ± sq. ft.
Total Height:
-)5 ft.
P est
Footprint Expansion of Wes ley' s Springs B ui Idino, —consisting of office and su
0 Q Mort..space on
the first floor and sk-,Iled nursing beds on floors two through four.
Maximum
Number of Structures: I
Building Footprint,Sguare Footage: 17,000 ± sq. ft. existing
22.500 ± sq. ft. proposed (5,500 ± sf additional)
Building Gross Square Footage: 84,050 ± sq. ft. existing.
103,550 ± sq. ft..2roposed( 19.5 00 t sf additional Formatted. Indent: Left 3.11", first line: 0.39"
Total He
i cy h t: 5 stories lexistina)
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Project F:
Demolish residence at 26 Russell Street and Construct Maintenance Garage
.Maxinium number of Structures; I
Building Foo!print Square Footage: 2,000 ± sq. ft.
Building 1000 ± Sg. ft,
Grass Square Footage:
Height 25 ft_,(1 story' with loft tor=
Project G:
Senior Housings Apartments consisting, of (100) units with one of the tenants in_a unit having
to be 62 years of age or older consisting of middle income tenants and subsidized senior
housing.
Maximum number of Stmaures- I
Building Footprint Square Footage: '20.000 ± S
Building Gross Square Footage: 100.000
Height- 65 ft,..Lfive stories)
Project H:
Memory Care/Assisted Living Building
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Maximumnumber of Structures- I
Buildincr Footprint Square Footage: 25,000 ± sa. ft.
Building Gross Sguare Footage: 15.000 ±
Height: 25 ft. (one story with loft storagc)
Project I:
Office Building to supportthefunctions within the PUM
Maximum number of Structures: I
Building Footprint Square Footage: 4.000 ± sq, ft.
Building cr Gross Square Footaue: 8,000 ± sq. t.
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
IHeight: 35 ft (two storied)
Section I1- Denity
Total PUC D land area x-37 :t acres = 1,5 24,6001.620 000 ± sq- ft
Total building square footage = -148AS-5183,00O.-L sq. ft. 3.41
le
aefes Maximum building coveracge of site: -W12-5%, Formatted: Right 0,94"
Formatted: Font: Bol
Pavement: d
acres Maximum Pavement Area:
X27.5% ±
Minimum Percentage of site to remain "areenspace" shall he 6a-55% --t. This Is to include
all landscaped areas, ponds and other areas not covered by buildings or pavement.
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ALM recgard to Tax Par -eel 16-5-34 1 40, presently being 64 Van Dam Stfeet and Tax
par-t�e 1 16 5.1 J I t. piF@5ewly bein,cx 6-6 V -aft Dem SIFeet. these paFeels may Fiet be deveinned �q
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include a-FeA, puWic read, parking aFea or d6yeway giving. ve�Aeular- tFaffie aeeess te Van Dom
Stfee�. :Phis is .-ded- tab afeVeRt thia IlAte pflfe'.' 1 1;4oinat I! A C -L
-Sed- as a Sidewalk- uWA
pedesu4an aec-ess to the W`eedlawFig Y a 1 VU CO. D.
Section V111 - Issuance of Buildim: Permit
Prior to the issuance of a Building Permit to develop any or all of the structures within
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the PUCD, the applicant shall receive final PLJD site plan approval for the su-ucture(s) to be
constructed from the City of Saratoga Springs Planning Board.
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It is anticipated that there will be multiple applications for PLTID site plan approval and
each application shall show the relationship between the building, to be developed and the vacant
area within the PUM Each final PUD site plan shall respond to the requirement set forth in
Section 240-7.2-.4(e) of the Zoning Code of the City of Saratoga Springs.
Secti on IX - Park J n 2 Traffic Flow
For the existing structures and the individual projects, parking will be provided according
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to the below specified schedule.
Project A:
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Embury Apartments 0.5 space per residential unit
Wesley Health Care Center 0.2 space per bed.
I space for each 2 employees per shift
Administrative Offices —I space for each 400 square feet of interior
space
Refuse/Recycling
, Maintenance Facilities
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No Parking demand
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80 -Bed Skilled Nursing Unit 0.5 space per bed plus
_("Hawthorne Buildinf,,") I space for each 2 employees per shift.
Project B,
Hospice I space for each 300 sq. ft. of interior space
4�te
Space
proiect -PC:
Assisted Livincy/independent Livino
0.25 per bed in the Assisted Living Unit
I per apartment in the Independent
—Livin,a Area
I per employee per shift
Total Parking – 163 spaces
Project ED,
Conference Room and Offices No additional parking required.
Project E:
Spring's Building Expansion No Additional Parking Demand
Proiect F:
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Formatted: Tab stops'. 338", Left + Not at 3.58"
Formatted: Tab stops: 3,38", Left
rZormatted: Tab stops: 3.38", Left + Not at 3.58"
Formatted: Indent: First line'. 2.3"Jabstops: 3,38",
Left
AFormatted: Tab stops- 3.38", Left
Forrinattech Irdent: Left: 0.57", First line. 0", Tab
stops: 3.38", Left + Not at 3.60
Formatted: Indent: Left 1.04 ", First lire: 0.0 3
Formatteck Indent Lett 0", Tab stops: 0.5", Left +
1.060, Left
Formatted: trident: Left 0.57", First fine: 0.43"
7 Formatted.- Right. 0,14", Space Before: 0 pt, Line
spacing- Multiple 1-93 1i
Formatted: Left Indent Left 0.57", Right: 0.14", Line
spacing:. pacing: Multiple 1.93 li, Tab stops: 3.6", Left
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Maintenance Gra-Re
Project G:
apartment Building
No Parkina Demand
I space per residential unit (1 0)
I per two employees per shift.
Maximum 5 q.WIqyqes/shift (3)
Priest H:
Memm Care/Assisted Living Building
103 spaces required
0.20 per bed (5 2 beds/ 10 re
I per two employees -per shift
Maximum 10 emplov-ees/shift (5)
15 spaces required
City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Project 1:
Office Bu'ldinL-,:
I space per 400 sf MOO s
20 spaces required
The parking spaces as constructed shall be 9 ft. x 18 ft. and there shall be 10% greenspace
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within any parkingfield which can accorninodateMOTe than 25 cars. City handicapped and parking
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layout standards that exist at the time of the Project's PUD site plan review must be met. The
roadway within the PUD shall remain within the control of the Sponsor.
Section X - Amendments to this Ordinance
This PUCD shall be developed in general compliance with the final approved sk-etch plan
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as specified in this ordinance. Any amendment hereto shall be amended pursuant to the applicable
provisions of the Zoning Code of the City of Saratoga Springs or as provided herein.
Section X1 - Infrastru C t U re lmj2rov eme nt s
The entire project, as set forth herein, will be serviced by city water and sanitary sewer
lines. All services and improvements that are to be dedicated to the City of Saratoga Springs will
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be constructed to city standards as they exist at the time of dedication. All other services and
improvements shall be constructed in compliance with applicable codes, rules and regulations.
With reaard to water service to the projects, the individual structures and projects within
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the PUCD shall be required to tap directly off a City main for the purpose of obtaining a water
supply.
Storm water disposal area shall be maintained and constructed by Woodlawn Oval Planned
Unit Commercial Development.
The roadways and thoroughfares through the project will be private drives maintained by
Woodlawn Oval Planned Unit Commercial Development.
Pede,rtfjan Fat�t; 'to phkn-appwoval
the Plannifig Beafd- y the ifistallat en of a sidewal"I -a4ijA-ay system... a4�
a I R3A-' FLARGLA AB444440n-&�et.
Section XIII - Off -Site Improvements
Upon request, the City of Saratoga Springs shall be granted a :hilw thirty (30) foot wide
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easement for the construction and maintenance of a water line throuuh the PLTCD site along the
private improved pOkien 'Portion 'of Lawrence Street as it would be extended north !to Clement
Street. If this easement is requested by the City, the water line will be constructed at the City's
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
cost and expense.
The City, upon request, may take over ownership, control and responsibility for any
infrastructure main, pipe or line presently within or constructed within the PUCD site and the City
shall further be granted reasonable easements to interconnect with any infrastructure main, line
or pipe for which they have taken responsibility.
The City is hereby granted the rigght to enter upon the PUCD site for purpose of making
emergency repairs to any privately owned main, pipe or I-Ine. The City shall have the right to
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charore the individual project's sponsor whose pipe, line or main is repaired for said services.
Atl private water and sewer lines connecting into any structure in any project shall be
individually metered.
All infrastructure improvements that are constructed in the City of Saratoga Spfings roadway
and right-of-way shall be dedicated to and accepted by the City of Saratoga Springs and shall be
the City of Saratoga Springs' responsibility for all purposes inClUding maintenance and
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reconstruction. The water lines existing with the PUCD site shall be owned, maintained and repaired
by the PUCD sponsor unless iFaFtsfea transferred to the City of Saratoga Springs.
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Storm Water Managgernent: The runoff generated by all zones will be retained on site and
released into the existing municipal system at its present point of discharge at the same rate as it
is presently discharcred,
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Section XHI - Setbacks
All properties covered by the COMTnercial Planned Unit Development shall be considered as
one parcel without the requirement of setbacks between individual parcels. The prope ly owners
holding title to parcels of land to be included in this PUCD hereby agree that individual internal
-
boundary lines shall not be considered with regard to establishing setbacks other than as specified in
this section.
Thereshall be a minimum setback of fifty (50) feet between the exterior boundary lines of
the Panned Unit Commercial Development and any structure on the north boundary line, on all other
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
boundaries the setback shall be thirty-five (35') feet and a rrunimum setback of twenty (201) feet
between atl exterior boundary lines of the PLIC D and a road or parking lot. As opposed to the thirty
(30') feet densely planted buffer required by Section 44) 3.5AQ K-e4j,.2.7, the extent of planting
material required between any project proposed under this legislation and adjacent residential
zones, shall be determined on aproject by project basis by the PlannIncy Board of the City of Saratoga
Springs as a part of the PLTD site plan application but in no case shall be construed to require a
densely planted buffer larger than thirty (30') feet in depth. No building shall be constructed within
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forty (40') feet of another building unless the buildings are connected with an enclosed hallway, meetino
all local and state building codes.
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PUCD.
There shall be no requirement for setbacks around the detention pond established within the
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City of Saratoga Springs Zoning Ordinance 241.6
"r oodlawn Oval Planned Unit Commercial Development
Section XIV- Time Extensions
On crood cause shown, Woodlawn Oval may apply for an ex(ension of an approved PLTD site,
which request shall not be unreasonably denied. An application for such request shall be made to
the Planning Board of the City of Saratoga Springs.
Section XV - Constr-wion Standards
Unless otherwise noted in this ordinance, all City construction standards current at the time
of PUD site plan approval for any project shall be met, with regard to improvements that are to he
made in a public right-of-way or with, regard to improvements that are intended to be dedicated
to the City of Saratoga Springs.
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All construction standards for buildings and public improvements and for utilities shall
be prepared and approved by licensed architects, landscape architects or engineers. All costs
associated with this sball be home by the developer whether the plans are provided by the City of
Saratoga Springs or by the developer. herr all completed construction shall be certified to the
City of Saratocra Spfino.,s by licensed architects, landscape architects or enro
gineers as being completed
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in the manner called for in the plans and shall be certified in accordance therewith.
Section XVI - Ownership
Itis anticipated that the ownership of the parcels presently and in the future making up
the PUCD will remain in the control of multiple owners. Prcaiee-t "P"; with rea4
prepeny may be e9fiveyed te the-Ceeunwy o4!Sar-atega ladi vial maent Aggeney. If new
properties are added or there is a transfer of -ownership of parcel s} which takes place-a4he+
than Project' . as specified herein to persons or entities other than to owners of parcels at the
time the ordinance is passed then the City of Saratoga Springs reserves the right to require
proof of financial responsibility of the transferee or the owner of the property which is added
H _;k G Q 0 Fi4aaee with the in 8-ecatien 2403. 14(A)ef the 2ARi R g Qf4iftanee
1-111=7
th of 'SaFfitea:;i 5: P Fi
All lands within the PITC D must be owned by a not-for-profit corporation or a Public
Benefit Corporation.
Section XVII - Waiver Municipal Fees
All projects within this PUCD shall be exempt from payment of any subdivision cash -in -
lieu of land requirement and shall be exempt from any water service connection fee.
Section XV1111 -Expirations
Planned Unit Development zoning approval for the individual projects as shown on the
amended sketch plan shall expire on December 31, 20W 2029 if site plan approval for that or
those individual project s) is not obtained from the City of Saratoga Springs. If a project does not
receive Planned Unit Development site plan approval prior to the expiration of this ordinance,
then that project(&) will not be permitted without further action of the City Council of the City of
Saratoga Springs. On rood cause shown, an application for an amendment to this expiration date
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may be made to the City Council of the City of Springs.
.
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Section XIX - Validity
If any provision of this ordinance shall be held invalid, the remainder of the ordinance
shall not be affected.
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City of Saratoga Springs Zoning Ordinance 241.6
Woodlawn Oval Planned Unit Commercial Development
Section XX -Miodification
The developer may, upon approval of the Planningoard of the City of Saratoga Springs. alter,
modify or chance the number, placement and type of structures to be constructed within the site so long
as the alteration, modification and chancre does not result in an increase in density based on the
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maximum square footacre of gound coverage, as set forth in Section tion VI.
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Section XXI - Effective Date
This ordinance shall take effect the day after publication as provided by the provisions of the
City Charter of the City of Saratocra Springs, New York.
t� Spring
s#
January 4, 1993
AMENDED: June 7, 1993
June 16, 1998
July 17, 2012
2019 - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - � Formatted: Foft. 11.5 pt I
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