HomeMy WebLinkAbout20190595 Adelphi Spa Hotel Application CI I A
is IL
June 5, 2019
Ms. Jennifer Merriman
Land Use Board Coordinator
Saratoga Springs Recreation Center
15 Vanderbilt Ave.
Saratoga Springs, New York 12866
RE: 19 Washington Street Hotel and Spa Site Plan Review Application
CHA Project No.: 28352-7002
Dear Ms. Merriman,
CHA Consulting, Inc. (CHA)is pleased to re-submit applications for Site Plan Review and Area Variance
for the 19 Washington Street Hotel and Spa project.
This submission includes the following:
• Updated Site Plan Review Application
• Updated Area Variance Application
• Updated Full Environmental Assessment Form
• Updated Site Plans
• Updated Project Narrative
Thank you, and if you have any questions, please call me at 518-453-3927.
Very truly yours,
/ 7-_,
/ / .
Anthony P. Stellato, Jr. PE
Vice President
Attachments
cc: Toby Milde, Adelphi Hospitality Group
Dominick Ranieri - DRA Architecture
V:\Projects\ANY\K3\28352\Permitting\19 and 23 Washington St\190605 Draft Land Use Board Applications\Site Plan Review\backup\Site Plan Narrative 190605.docx
"Satisfying Our Clients with III Winners Circle, P.O. Box 5269,Albany, NY 12205-0269
Dedicated People Committed to Total Quality" T 518.453.4500 • 518.458.1735 • www.chacompanies.com
Project Background
Adelphi Hotel Partners, LLC is the owner of property at 19/23 Washington Street in Saratoga Springs,
New York, which it acquired in 2014 from Bethesda Episcopal Church. The property is comprised of two
tax parcels (165.67-1-14 and 165.67-1-15), and approximately 0.47 acres. It is situated on the north side
of Washington Street between Universal Preservation Hall and the Rip Van Dam site. The northeast
corner of the property abuts the Adelphi Hotel (361-365 Broadway), also owned by Adelphi Hotel
Partners, LLC.
A significant feature on the site is the stone house at 23 Washington Street which formerly served as the
rectory for the Bethesda Episcopal Church, located across Washington Street. According to the Bethesda
Church's website, the building was purchased in 1920 from the Wiggins family by the congregation as a
wedding present for Reverend Irving Rouillard. The original stone structure measures approximately 30'
by 40' with a bay window on the east side. A 1,200 SF (approximately) wood addition was added to the
rear of the house at an unknown time. The addition appears to be made up of two structures that had been
enclosed together and attached to the main house. The quality of construction and condition of the addition
are poor, and the owner considers it to negatively impact the main house. The existing wood addition will
be removed as part of the project.
: If6'.itr
---
pc \ -"'.....
/_ A ( ----..... -
P
t'
ir II 14,0000000000000001. 11 ,1
if A 4_,, - E EL ___C,--
_____....
fr'N. 1ti
ii, I ,
'( '*. '
1
: ,, E
it
i iNif, iii 1 1 1i! . _ -
}
1 t .1. .!SW .- i.• -
. i ,,,,,„,,..,
RBC,
.-- NIF i '. ;4.s. 4)i'.4‘: 4,; 4*.i.: 4. . 0,
7 ' , f +t. , $4.. if c, let '04,, .
"t "::,t7,..:-v'',„„ii,:ki::4,,,t4:'1,:i.A.,. .... , ,....,, , , k.,,,.., _
•" y FLVi �� +
1 ' 't, r .t 4. a:4i . :I— , — ,
+ f
• .
___ -,..-._ '-'4,,.::' f,.. .4.4.-,
Stone House from Washington Street, looking northwest
19-23 Washington Street Redevelopment CFRSite Plan Review Application
19 Washington Hotel and Spa Page 2
Site Description
The Project Site includes the two tax parcels (165.67-1-14 & 15)that make up the 0.47 acre parcel known
as 19-23 Washington Street. A vicinity map follows:
.. ir
.r.. - . ily
r
. 1/ - .i.(_:!'s. t-,r. • ill, 4, ,s1... :.
i . •
- .'.;.t. Itt€ ' -.' ..'. jo ,1•7 •
11. " /0 it, ) ..__'"-- --.44 ___,---_______..„ , 1W-L .... A -'- -- . i '
- .4_ if_ w . 5
P • 4YUl.na.,ti= 1r,...(
Ria �,
I' ':7.-ail r ,
1 - - ! L ...t , _ C:i
• I
r f ! I I ,z)
'i '
A.,-,,,,�"
1 N ..--, • II
---,, `ter•- ~-i. ,1J 0 'Ts"s' j41
�K� yk r3.rpgt
��i u, mirirmir � . , , INC TON 5TREE `-- AMC 1. -
— fr --.! — fp '. rwt ,
M '--'Witt"' ' . [ ‘f''''. ..', ;L. '.
�' i
.er V . - '
IP
iiiito,
1+.tre f: ,-: . ' 41 I n
0 aro
'vim I", .
er ii it akc ,.
, , - e t•..,,•• ., - morriZ or
i: tti* • IF'
— = - -I:,rf_f ppiff‘,- ttrrrt . c, ___ ,:,'. 441161.40-
1' ;64Crif ) r P'
Site statistics are presented below:
Property Area
Parcel Area (19-23 Washington St.) 0.47 acres
Site Coverage (Acres)
Description Existing Change Proposed
Buildings 0.07 0.21 0.28
Pavement/Hardscape 0.06 0.10 0.16
Lawn/Garden 034 -0.31 0M3
TOTAL PROJECT AREA 0.47 0 0.47
Existing Building Area (Square Feet)
19-23 Washington Street Redevelopment CFRSite Plan Review Application
19 Washington Hotel and Spa Page 3
1st 2nd Total After
Building Description Floor Floor Existing Demolition
Stone House (23 Washington Street) 1,367 1,367 2,734 2,734
Stone House Wood Addition* 1,095 1,095 2,190 0
Garage* 600 0 600 0
TOTAL BUILDING AREA 3,062 2,462 5,524 2,734
* Denotes building to be demolished
Project Description
The project involves the construction of a hotel, spa, banquet room and outdoor space for the enjoyment
of guests.
The new five-story(70' high)hotel will be situated to the rear of the stone house and joined to it via a new
two-story (30' high) connector building. Access to the first-floor lobby will be centered on the
Washington Street façade. Guests will enter here for hotel and spa registration. The majority of the spa
will be located in the stone house, with the spa lobby located in the new building at the west end of the
hotel lobby. The remainder of the first floor will include a 250-seat banquet hall, restrooms, a small
conference room, offices and back of house space, including a warming kitchen. The second through fifth
floors of the new building will include 58 additional guest suites. The hotel will be operated independently
from the Adelphi Hotel.
Proposed Building Area (Square Feet)
Third -
Ground Second Fifth Total Floor
Building/Use Description Floor Floor Floors Area
Hotel 6,148 7,011 11,155 46,624
Spa 777 777
Banquet Room 4,160 * 4,160
Connector Building 229 229 458
TOTAL NEW BUILDING AREA 11,314 7,240 11,155 52,019
* The Banquet Room ceiling will be at the bottom of the third floor.
The total building area involved in this project includes 52,019 SF of new construction and 2,734 SF of
existing building renovation, for a total of 54,753 SF. A breakdown of building area by use follows:
19-23 Washington Street Redevelopment Site Plan Review Application
19 Washington Hotel and Spa Page 4
Building Area by Use (Square Feet)
Use Description Total Floor Area
Hotel 46,624
Spa 3,969
Banquet Room 4,160
TOTAL 54,753
Site and Landscape
The Project includes 99 feet of frontage along Washington Street. An existing stone wall currently runs
at the back of the sidewalk along this frontage, with openings for the walkway to the front door of the
stone house and the existing driveway. The wall will be dismantled and reconstructed with a combination
of stone reclaimed from the original wall and new, similar materials. The reconstructed wall will be
relocated approximately ten feet to the north, which will allow the sidewalk to be widened along the
property frontage and will provide space for a pull-off lane along the existing curb for guest drop-off.
A Pocket Park is proposed between the reconstructed stone wall and the new building. The Pocket Park,
which the Applicant envisions as relaxation space,will be accessible from the Washington Street sidewalk
and open to the public. Elements of the Pocket Park include a fountain, gardens and hardscape. The
backdrop along the east side of the Pocket Park will be a stone wall, which serves to screen it from the
transformer area and the Rip Van Dam service driveway and parking lot.
The existing Washington Street curb and sidewalk will be replaced along the entire project frontage. Two
Sternberg street light fixtures will be installed, and their locations will be coordinated to be consistent with
the alignment and spacing of new light fixtures recently installed in front of 41 Washington Street and
those included on the Rip Van Dam approved site plans. The new public sidewalk will incorporate radiant
heating, as will a significant amount of the hardscape interior to the Project Site.
The banquet room exits to a logia in the north east corner of the site. The logia will open to the existing
courtyard on the adjacent 365 Broadway property. This area is envisioned as a retreat for guests of both
properties. An emergency generator will be located north of the courtyard,adjacent to the existing Adelphi
Hotel generator and behind a screen wall.
The project shares its western property line with Universal Preservation Hall (UPH), which is currently
undergoing renovations. The UPH design team has been consulted to create a connection between the
two projects along the private alley shared by both properties. A patron entrance on the west wall of the
ballroom will provide an opportunity for event collaboration between the two venues.
19-23 Washington Street Redevelopment C Site Plan Review Application
19 Washington Hotel and Spa Page 5
Deliveries and Trash Removal
The new building will be set back from the north,east and west property lines to allow alley access around
all sides of the building. The north and east alleys will be used for various back of house functions. The
east alley connects to an existing ingress/egress easement extending from the rear of the Adelphi Hotel
property (365 Broadway) to Washington Street through the adjacent Rip Van Dam property (353
Broadway/ 7 Washington Street). This easement provides emergency egress, delivery access and trash
removal for the existing Adelphi Hotel.
Deliveries to the new hotel and spa will be combined with deliveries to the existing Adelphi Hotel, such
that no additional deliveries are anticipated. Deliveries are received in the existing off-street easement
and are hand carted through an existing back of house corridor to the Adelphi Hotel. The new north alley
will connect with the existing corridor such that any deliveries destined for the new building can be
directed that way without crossing a public area. Food and beverage service will be transported from the
existing Adelphi Hotel kitchen to the new hotel and spa in the same manner.
Trash and recyclables generated by the new hotel and spa will be stored in service carts in the east alley.
Since no food preparation will occur on site, trash will generally contain paper and non-organic waste.
Quantities of trash and recycling are not anticipated to be significant, and are conservatively estimated at
less than one cubic yard(uncompacted) each per day.
It is noted that a significant portion of the deliveries and waste generation associated with food and
beverage service to the new hotel and spa will occur off-site at the Commissary Kitchen (41 Washington
Street). The Commissary Kitchen receives bulk food deliveries and breaks down the packaging it comes
in for recycling at this facility. After initial preparation is completed at the Commissary Kitchen,
ingredients are transported in re-usable bulk containers to the existing Adelphi Hospitality Group
restaurants at 353 and 365 Broadway by van. The Commissary Kitchen van is a passenger-sized vehicle,
and is much smaller vehicle than the vendor trucks. Van deliveries occur several times a day as prepared
ingredients are consumed in the restaurants. Currently the van deliveries occur in the surface lot behind
the Rip Van Dam building. After construction of the Rip Van Dam project, the van deliveries will occur
in the service area.
19-23 Washington Street Redevelopment Site Plan Review Application
19 Washington Hotel and Spa �1 � Page 6
Construction Phasing
The Project will be constructed in a single phase. The opening of the hotel and spa is planned for the
summer of 2021.
New Jobs
The Project will result in approximately 16 new permanent jobs. Six new employees will be required to
support the spa. Ten new hotel employees will be added to support the hotel: four front desk staff, four
cleaning staff and two valet attendants.
Zoning Summary
The Project Site is located within the City of Saratoga Springs Transect Zone T-6, Urban Core. Group
Entertainment/Hotel and Health Spa are permitted uses with site plan approval in this zone. The intent of
this zone is to "accommodate the highest intensity and diversity of retail, business and upper floor
residential uses", focusing on"high quality design and materials consistent with historic downtown form",
and promoting "an active pedestrian oriented public realm".
The proposed use and dimensional elements are consistent with the requirements of the T-6 zone, with
the following exception: The Project Site includes 99 feet of frontage on Washington Street. The City of
Saratoga Springs Zoning Ordinance Section 2.0, Table 3 (Area and Bulk Schedule) requires that 80
percent of the project frontage be built out at a build-to distance of 0 to 12 feet from the front line. The
new hotel building will be located 58 feet from the front line (measured from the outside edge of the front
porch). Additionally, the existing stone house is set back 20 feet from the front line. Therefore, the 80
percent build out requirement cannot be met. The Applicant will seek relief from the Zoning Board of
Appeals.
19-23 Washington Street Redevelopment C Site Plan Review Application
19 Washington Hotel and Spa Page 7
Parking Summary
The parking demand was calculated in accordance with Section 6.2.6 of the City of Saratoga Springs
Zoning Ordinance. The calculation assumes a portion of the spa parking demand will be generated by
hotel resident patrons, and therefore is not attributed to the Project as new demand. It is noted that off-
street parking is not required in a T-6 zone. On-street and municipal garage parking are available to all
uses in this zone.
Parking Demand
Unit Shared New
Description Count Units Demand Demand Demand Demand
Hotel 58 rooms 1.00 58 0 58
Spa 3,969 sq. ft. 0.001** 4 2* 2
Banquet Room 250 seats 0.25 63 32* 32
Employees 16 employees 0.50 8 0 8
TOTAL PARKING DEMAND 133 34 100
* 50 percent of spa and banquet facility patrons are assumed to be hotel guests, and will therefore not create
an additional demand for parking.
** The Zoning Ordinance does not provide a parking demand specifically for the spa use. We estimate the
actual spa patron parking demand would be based upon an estimated maximum occupancy of 5 patrons at
any given time.
All guests will arrive at the vehicle pull-off lane to be constructed on Washington Street. The Applicant
will request that the City of Saratoga Springs Department of Public Safety designate the pull-off lane as a
"No Standing" zone with signs at either end marking this designation. Hotel guests will be greeted by a
valet as they pull up. As guests and luggage are ushered to the registration desk, their vehicles will be
parked by a valet in an existing parking lot owned by the Applicant at 58 Washington Street (southwest
corner of Washington and Federal Streets). The Applicant proposes to dedicate the use of the parking lot
to the 19-23 Washington Street property.
Valet service will not be offered to spa and banquet guests, unless they are also guests of the hotel. Spa
and banquet guests and employees will utilize public/on-street parking and paid private parking located
adjacent to the site. The on-street supply is supplemented with numerous public parking lots located in
close proximity to the project site,including the garage/lot at Woodlawn Avenue/Long Alley and Division
Street, the garage at Woodlawn Avenue and Walton Street, and the garage at Phila and Putnam Streets.
19-23 Washington Street Redevelopment C Site Plan Review Application
19 Washington Hotel and Spa Page 8
i
w
:ei:'4 ''''.= ', ii.-;. . . ..,:,0-. .. . .
' .
-'14 Sp.. .; .k.
i '1 i-'� / T
'!' } ' •illy ',i‘1'4 s 1.-.R .
It
It' '.:-1.-.-.:4!*:'t
4'*r.: - .: .;• ' .
NI
'te
•
7!i
�. .:-�' � 41'7; '. - _- � fir -
s w/e t
,,,,.., _ ... . ii,„..,... _ , .„..,,_‘ , ,,,,1 , ,,,,.... ..,..,
...4.- ,
- .• ..- .1, ,oi,'`;'..,„:411 ,--- ' # . 4 ' ' tt ' _.....-
\ 1 •:Ire . .
. ..--.... wilim _ yr : .ri__di...0.
.....,
- - , _ .
w _.,.. - . _.._ _ .___ ......i.w............-.._ - ...-------
. - -- - .,-,-- , , , ,......--0,---
______._
-1..iaelia
58 Washington Street Parking Lot
The parking lot at 58 Washington Street, shown in the photograph above, has served as a contractor lot
during the renovation of the Adelphi Hotel at 365 Broadway and the Commissary Kitchen at 41
Washington Street. The Applicant proposes to replace the existing chain link fencing along the
Washington Street and Federal Street frontages with a black aluminum fence and landscaping. The
existing curb cut on Federal Street will be maintained.
When operated as a valet lot, the existing parking lot can accommodate nearly the entire hotel parking
demand (58 spaces), as demonstrated graphically on the aerial photograph below. Additional/overflow
parking is available in the 41 Washington Street lot.
19-23 Washington Street Redevelopment C Site Plan Review Application
19 Washington Hotel and Spa Page 9
-#1- 1-/4 _ ,t. - .
t
, _
,., r -. e--
,..
IF
iiily - �►•
i !
{I
y ilb �' - Iib► 1 1 •
illr .7IA
Es
rR •/ r i
i it ,: I ..
' 1 . .
.... t
.a. -=) , E6
1111 1110 "46 J
as
° al".'4" 0.71 -et,- � ,o
. lir 1I_ _
1 ;:. ,..,i Air —I-.. -s
fli _ i_ I r!, .1. j • • .•rt,-. •
i x • � '
. ,..ine
. ,_ -
•
davit gpleat 0 OP • .
* I • • 4 ' -.I 1 E - . . • . ,"
..- 1
4r1ast1iiLcvir
. -.1,- 4 la.
.. .... . ,, T I 4),,,*.
- ' 14- • iie 7.- . 4rff ii,
...► 1 -
. , , illhilo • i 4.1-ir'i d ,„,.., .
10 NMI
1
114101 ... ii, , i
a ,
II Lir ' •
I. _�r
4 . .• - -
I ,
Ithamits i IF - ...
, ...
1 ,,,,
. •
1144441 ,t / „ „i4 1, .
tei 1111.11r A 1173 IT . - .'
.0
i,
Niti4.84 .
.1 ‘ vt_ c '' I:
iiii ,, .4 • CI
till' . irme ....iipe . ik. itain.
in 4 ,1
•ji 1 1 I.i 1 , . . ,
. _. s . 111 i 4
• ' t ' • ,
,..,
- i
in •r, 4 .-- . . .
III ' , b I ,,:4 t - -.4. ir, ie , , . 7 '•%-
P 46
fa 4 k -.6. • . pikee:ipli .
I:: Igli
,.
--......... • i 7.1 1 1 a
4 ...... _ ---- I 4 4 ,I la to - 6 4 '
' * - . . ,• le a
— 1 i D
19-23 Washington Street Redevelopment II IA Site Plan Review Application
19 Washington Hotel and Spa I It I Page 10
Utility Services
The water and sewer demand was calculated in accordance with NYSDEC Design Standards for
Intermediate Sized Wastewater Treatment Systems, dated March, 2014.
Water and Sewer Demand
Description Count Units GPD/unit Demand
Hotel 58 rooms 110 6,380 GPD
Banquet Room 250 seats 10 2,500 GPD
Spa* 60 patrons 30 1,800 GPD
Office/Employees 16 employee 15 240 GPD
TOTAL WATER AND SEWER DEMAND 10,920 GPD
* Spa demand calculated as Health Club plus Bath House: 20 GPD + 10 GPD = 30 GPD per patron. Spa
patron count is determined as follows:
Maximum number of spa guests served simultaneously= 5
Average duration of guest experience = 1 hour
Hours of operation per day = 12
Maximum number of guests served per day = 60 (peak day/peak season)
The Project will obtain water and sewer service from exiting public mains located on Washington Street
(10-inch water line and 12-inch sewer main). Detailed design of water and sewer services are provided
on the site plans.
Electric service will be provided by National Grid from an existing distribution line located along
Washington Street. An existing transformer located at the southwest corner of the property currently
provides power for the Adelphi Hotel. This transformer will be relocated as shown on the site plan, and
will serve the new facilities proposed at 19-23 Washington Street in addition to the existing Adelphi Hotel.
Gas service exists on Washington Street. Gas services for the new hotel and spa will be connected to this
line.
The existing water, sewer, electric and gas services that enter stone house from Washington Street will be
capped at the right-of-way. The stone house will utilize the new water, sewer, electric and gas services
which will enter the new building from Washington Street.
19-23 Washington Street Redevelopment C Site Plan Review Application
19 Washington Hotel and Spa Page 11
Stormwater Management
Elevations on the site range from approximately elevation 309 at the northwest corner to approximately
elevation 302 along Washington Street. Runoff from the site flows overland to a municipal storm sewer
(8-inch) on Washington Street. Improvements to and replacement of the existing 8-inch municipal storm
sewer were proposed as part of an approved site development project on the adjacent parcel to the east
(Rip Van Dam). The site plans for this project include the portion of those improvements that align with
its street frontage (approximately 100 linear feet).
The detailed site plans for the Project will incorporate post-construction stormwater management(PCSM)
practices designed to mitigate peak runoff impacts on the municipal system. A Basic Stormwater Pollution
Prevention Plan (SWPPP) will be prepared for the project as required by Chapter 242 of the City of
Saratoga Springs Code. It is noted that the City requires a Basic SWPPP for ground disturbance of 0.1
acres or more. The SWPPP will require approval from the City Engineer; however, coverage under State
Pollutant Discharge Elimination System (SPDES) General Permit for Construction Activities (Permit
Number GP-0-15-002) is not required since the disturbance will be less than 1 acre. The SWPPP will
include a detailed design for temporary stormwater management measures to be implemented during
construction, and will be provided in a subsequent submission.
19-23 Washington Street Redevelopment Site Plan Review Application
19 Washington Hotel and Spa �1 U� Page 12
1S3 U I E —
o C 0
LT v N 3 co U O
> m t C nui rCi1
o v o
Cut = ,W O 0 a)
N > L u t
N •c o-
c(di
o a o ` o 17.;
U V N
17
Q Q d7 o a'
U M
o Lo .
o
A' p C c v.S
c C E c - N.— a)
C13 b L H M Q a
(A iV .p V D" 800 RiaCic
td a)
No > t, cC c
Q 6 ¢ b ,ao•L O — a a� o o
a
w O o o'^ a 'i 0_ E N 'L = d •L o c c
H p m m' a z 8 ZLI Z 1 ItI ° T1 9 U) b a) 1 TTTH8 ZU 0 C QJ 0- Ja , w U U
U b un Q a1
H o .. EIt
o- _
O �~ O - u) C Q U1111
— .y �— c" Z 2 CV O u
V O 06 ^ ca N
co et. _2 c C Q o 0
Z N (I N N ,� t z '
O a Cl. `6 v a4) CU O ' N O o-
.- ,- N- _ a - c o Z\ ° 2
.5 V L �,
a Q g ~ a �t — z O U .� ~ W °- Q
s
Q, E ♦,., +� +J J i p ' a b
Q yci-i ''~ 3 J 6 P O E § "- ._ - NI U -
T C �,
iz
�_ U L 2 d i Q 0 rz C OV in
,4
L 0 ' a a o v aJ — `�>, O tel•o o °- °1 a E v o ., -0-
z
z o c
c c
.a' O o 0 -" Z < c E Q u
N
b0
J 7 C.0
>.
ris
aL _n Ni 0
a) cl
c v
8 > a'a
2 CL
c'el C6
Ce
v~i �. E c a M ----•-_.
a) c�
`
a
-° e oD ic
T1 �rN
Ii
ibOO
0 G AL
0 ) in
C C
-0 E cu a auV NQ )C { ii!
ILii
II
ai
] c
*�
1512a
o vi >.
dOoa G v 0m 7::>,
O •� a) = bI 00 N t 'iO UO L ▪ ".4A4 {f} u L cd0 b0
'a'
= ' I'5_ C Qi ' O i
a a O L a o
E
� ;' 3 jti : jjU EL CD c `o
L O O a O
o f cs U al ;� o ° ,� a
U C C a) U O a+ i y O• • aa3i
U E C 6 [d C N U E ."� C"7O,,-. ' ,
Q i,r 1 cC cC a) E c a) O 0 b
b c v c a) ' rst ..c i',' a
Ci a) c r, O 06, O v� L O V 'u' ti
in
i v) it cc Z z cc Z .s O as �-
O p N0 •c '- bCQ-E i' -y C
0
.V., ii I s .
O m -o v, " ao ao
a s y c ao c E a; in
557 � ° ra 3 °
I= C3 vx a) =d O uL 4 Q ,= O 0
0