HomeMy WebLinkAbout20190596 Adelphi Spa Hotel Cty Referral 10-30-17 -- ' -
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SARATOGA COUNTY PLANNING BOARD
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October 30, 2017
Kate Maynard, Principal Planner
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
Re: SCPB Referral Review #17-188-Site Plan Review-REC Construction,
LLC/Adeliphi Hotel Partners, LLC-19 Washington Street Hotel and Spa
See Referral* 15-62 re area variance for stone house's frontage build-out of 30'
vs. 49' (61%)
Construction of a new 60,000 s.f. 6-story hotel (50 rooms) and spa w/2,600 s.f.
renovation of existing stone house
Washington Street (NYS Route 29), north side,just west of Broadway
Received from the City of Saratoga Springs Planning Board on September 18, 2017.
Reviewed by the Saratoga County Planning Board on September 26, 2017.
Decision: No Significant County Wide or Inter Community Impact
The project is proposed for construction on property acquired from Bethesda
Episcopal Church in 2014, property that is comprised of two tax parcels located
between the Universal Preservation Hall and the Rip Van Darn sites. The combined
acreage of the site is 0.47 acres (on tax parcels 165.67-1-14 and 15) which is located
in city's T-6 zoning district. The project site abuts the Adelphi Hotel (which fronts on
Broadway) at the northeast corner of the property. The two Adelphi hotels will operate
separately from each other.
Located on the property is the former church rectory, a stone house at 23 Washington
Street, which was originally a 2-story stone building of 30x40' (w/2,600 s.I of space).
A 2-story wooden addition with a 1,200 s.f. footprint is stated as being in poor
condition and to be taken down as part of this project. The proposed project is to
construct a 6-story hotel w/50 rooms at rear of existing stone house with a connector
between the hotel and the stone house (to become a guest suite). The hotel will
include a spa on the basement level, an indoor pool at rear of the 1st floor of the hotel
in an attached structure, and an outdoor patio.
A one-way U-shaped driveway with separated in and out drives will provide for
vehicular access to and from Washington Street and a means of guest drop-off. Off-
street parking is not required in the city's T-6 zone and is not provided directly on the
hotel property. The applicant claims availability of on-street parking (don't know how
50 WEST HIGH STREET (518)884-4705 PHONE
BALLSTON SPA,NY 12020 (518)884-4780 FAX
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many have tried to obtain a parking space along Washington Street between Broadway
and Railroad Place), the use of valet parking service to an off-site parking lot stated as
being owned by the applicant (58 Washington Street), and the use of municipal
garages or lots on Railroad Place, or Woodlawn Avenue, or at Woodlawn/Walton, or as
distanced as the Phila/Putnam garage structure. Nothing in application materials has
stated that the hotel will offer valet service to any of the municipal lots or garages. In
previous reviews of other retail and commercial projects located in the T-6 zone we
have indicated a strong concern for the distinct lack of off-street parking. While
conducive (along with build-to and build-out requirements) to creating and
maintaining a city streetscape, this non-requirement will at some point over time
force either the construction of municipal-owned parking structures, the stagnation of
or the increased cost of development on those district parcels, or just a continuation of
public bemoaning about "the lack of parking" in Saratoga Springs. We note again that
the provision of parking associated with a project in the city's most dense zoning
district is or should be a critical component of the local board's review.
Another site plan issue that we believe will be addressed by the city planning board
will be the common usage between abutting owners of the easement over lands of the
RVD to Washington Street. Hopefully there is an amiable relationship and agreement
that addresses issues such as access, circulation, parking and snow removal. Related
to access, maintenance and snow removal, it is not clear how the defined 5-ft. setback
from the new building to property lines on the north, east and west sides (for alley
access) are suitable for emergency service access and provision or for the removal of
snow necessary for operations.
Michael Valentine, Senior Planner
Authorized Agent for Saratoga County
DISCLAIMER: Recommendations made by the Saratoga County Planning Board on referrals
and subdivisions are based upon the receipt and review of a"full statement of such proposed
action" provided directly to SCPB by the municipal referring agency as stated under General
Municipal Law section 239. A determination of action is rendered by the SCPB based upon the
completeness and accuracy of information presented by its staff. The SCPB cannot be
accountable for a decision rendered through incomplete or inaccurate information received as
part of the complete statement.
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