HomeMy WebLinkAbout20220690 Crescent & Jefferson Zoning Amendment 22-1022 Liberty Saratoga Density Analysis Final
142 Grand Avenue
Saratoga Springs | NY | 12866
291 River Street | Troy | NY | 12180
518.587.7120 | phinneydesign.com
Date: October 20, 2022
Project: Liberty Saratoga Workforce Housing
Project No.: 22201
Memorandum- Density Analysis for Liberty Saratoga Workforce Housing
Site Statistics:
The full site is 30.28 acres
Jurisdictional wetlands are 9.09 acres
Non-jurisdictional wetlands are 0.31 acres
Total wetlands are 9.40 acres.
Total non-wetland is 20.88 acres.
No other constrained lands exist on the site.
Density:
198 apartments are proposed, which requires a minimum lot size of 13.64 acres, as calculated below.
Density is defined in the UDO as “the number of dwelling units per acre.” UDO 21-4. To determine allowable
density, it is necessary to use the minimum lot area set forth in the applicable district.
Minimum Lot Area per unit in the UR-4 District is 3000 sf per dwelling Unit, or 14.52 units per acre.
Lot Area is defined as ”the total area within the boundaries of a lot, excluding any street right-of-way, usually defined in
square footage.”UDO 21-22.
198 units x 3000sf/du = 594,000 sf = 13.64 acres
13.64 required < 30.28 lot area
13.64 required < 20.88 unconstrained lot area
Lot size is adequate whether or not you include the wetland area in the calculation.
Conservation Design:
If the project were to remain RR-1 and did not seek a zoning change, the planning board would undertake a conservation
design analysis. This includes an analysis of the constrained land, calculation of base density of remaining developable land
and application of any density bonus.
Constrained Land – Any land classified as wetlands, watercourses, 100 year flood plains, steep slopes over 15% and 2000sf
or greater in area. UDO 16-5
Per FEMA flood map 36091C0442 E, the project is in Zone X which is beyond the 500 year floodplain
Developable Land area is the total lot area area minus all constrained lands. UDO 16.8.A.2.b.
Buildable Area. “The portion of a lot, excluding required setbacks, where a structure or building improvements may be
erected.” UDO 21-3. The only place the term “buildable area” occurs in the UDO is in the list of defined terms.
Liberty Saratoga Workforce Housing
10.20.22
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In the Liberty development, 30.28 total acres on site – 9.40 constrained lands = 20.88 acres of Developable Land.
If this were developed as an RR subdivision under the Conservation Design standards, the wetland area plus 10.44 acres
would be placed under a conservation easement.
9.40 constrained land + 10.44 (50% of developable land) = 19.88 acres to be conserved.
The area shown in blue demonstrates that the site as designed could accommodate a conservation easement area of
19.88+ acres.
The owner can build the development indicated on the plan above and still conserve the same amount of land
that would be required if they were building a Conservation Design RR subdivision. If the owner put this into a
conservation easement, the City would not “lose” any conserved land by changing the site zoning to UR-4.