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HomeMy WebLinkAbout20190596 Adelphi Spa Hotel OLD ZBA file #2817 Zimbra https.11m.saratoga-springs.org/hfprintmessage?id=48027&tz=Ameri... Zimbra susan.barden@saratoga-springs.org Proposed hotel upon 19-23 Washington Street, Saratoga Springs, NY From :Bob Streifer 2 <tdestbob@aol.com> Wed, Oct 11, 2017 03:32 PM Subject :Proposed hotel upon 19-23 Washington Street, Saratoga Springs, NY o8 attachments To :bbirge©saratoga-springs.org, kate maynard <kate.maynard@saratoga- springs.org>, susan barden <susan.barden@saratoga-springs.org>, cindy phillips <cindy.phillips@saratoga-springs.org>, lindsey connors <lindsey.connors©saratoga-springs.org>, Christina Carton <Christina.Ca rton@Saratoga--Seri ngs.org> Cc:Bob Streifer <tdestfrank@aol.com, sonny@bonacio.com, Corey LaPoint <corey@cycrealty.com, Julie©JulieCoRealty.com To: Design Review Commission Office of Planning &Economic Development City Hall 474 Broadway Saratoga Springs, NY 12866 From: Robert Streifer and Frank Benedetto Owner 18 Division Street Loft 502 Saratoga Springs, NY 12866 T. 518-526-5008 E. tdestfrank@aol.com Date: October 11, 2017 Dear Members of the Design Review Commission, I am writing to you regarding the hotel building project proposed for 19-23 Washington Street, Saratoga Springs. Per the correspondence below, notification was shared this week. I request that control this proposal in accordance with the guidelines enumerated below by my building's Board of Directors and that you require that any future building on that site be designed with attention to neighbors and incorporation of green space which is jeopardized. Frank Benedetto and I walked to the site yesterday and met with a representative of the Adelphi Hotel Staff. He posited his belief that the project is slated to break ground in 1 month. If this is true, we have concern if adequate time has been allocated to undergo neighborhood outreach, education and architectural design review. When the Ade1phi began its renovation project large trees were removed between the hotel and the 18 Division Street Building. The owners of the Southeast and South quadrants of the building, while perhaps lamenting the removal of the trees, enjoyed the opening of the view (for all seasons, that is) and positive sales statistics are indicative of increased desirability and value of those units. To the contrary, the north and west elevations of the proposed hotel project would bring solid brick walls, and along with the 6 story proposed building height would shade and darken the many commercial and residential units nearby. This will have a deleterious effect upon property values and will decrease the enjoyment by those residents. 1 of 7 1011212017.3:48 PM Zimbra haps://m.sarataga-springs.org/h/printmessage?id=48027&tz=Amen... I feel that the Design Review Commission should take action to require revisions to the architectural proposal, review, share with those in the affected neighborhood, govern that green space be part of the plan and supervise adherence to the revisions. Your commission should take care that the development of the hotel present not only an economic opportunity to the investors, tax revenues for the City, and lodging for visitors to our City, but ALSO that the outcome achieve a HARMONIOUS neighborhood atmosphere to the business and residential condo owners. Please consider the Google researched photos below. I searched for award winning architectural designs in urban areas with height restrictions,juxtaposition to historic buildings, and high occupancy density (owners, lease renters and hotel rooms). Those that I selected represent hotel projects in Paris and London, a condo building in New York and then links to other urban areas where this question has been carefully considered and prudently managed. Let the project at 19-23 Washington Street not represent mere opportunism at the expense of artistic architectural design and good neighborliness, and please ensure that ALL participants of the building zone and affected neighbors be satisfied with the outcome, not damaged by darkness, bleak Industrial Revolution architecture, and resulting decreased property values. Thank you, Bob Streifer Cc: Sonny Bonacio/ Board of Directors 18 Division Street Corey La Poi nt/ CYC Realty Management Julie Bonacio/Julie &Company Realty Hi Julie, Sonny and Co 2 of 7 10/12/2017.3:48 PM d &-tz=Ame:-... https://m.sarat°ga-sPrin- _•,,,,e_noptiletilltititi ,,-,-,'•,,'"a'l-,',,'.',.Rltqgfl.Z::::;:tgr:.11h1::llrlifinitii:elslis11:geii:i411.d481(Y)7 ,,,,,,,to,,o .. ..4......A.,;ig-.gpiplplkpipllifMlf:IVplkgligtgt?-_liigAPIPiti ,Ntit-it,Ziliii:4,,l'iallitif.:1'4!!416t110}101.1111101q045111.11#41:4111 zimbra ,'Ingiti,j_gyfft!t214.II.IIIa.',ARR_!MipltaPiligIN-4IgfP.-u10;lg$11OPf::POlii ,,,,:rr,vortmrg,pifggpihf-Olt!tiIllt.glltieittIEi5O,:R.F41ii--pRAplaliiiilaifllgpNtigptpIttfggttIRII2q:_IRI _,,•,,,„,,..„,„,„,,_..,„„.:,„,,„,....,..„:„:„,R,Amkkillfalm-aIc6,',RoNft-,--At*R.-,-.:,,,,I,,tk:nt?,-:-_,:„.„-•,in-',,,A,!-•--,,,-*';:-.f.;:;:,,AAufxzrtktupaeotgz3.4.i;;ece3kgga:1',;h:.s*Rknkuwkn-z:7-4o•z ',-,,,..!...:,,,-,..i,,,.•.. :',.,,.7-7:..±:-...1'.:;:z--.,',,-...-a-',.7.,..,..!,':,'.,-,t-,':;',',:„.',:z.'....;,-.'„,-,tz;::;',.';:Tz,:...':,-.::,-t,•,-'4,'.:-..•:::::-,:-;',,,-_,-„,.•','.7,',';','.,-,;;-..7,„'-,...•:-..,-„.t--::::•-:-.7..----,..-..:,-',, - - ,;:, .','1:::',.-4.-••-''''•:„.7,-;:::"..,..:.11.7,7;.t:.,'..,..".f.,"c.1.1',:t....',•,•'.?,':.?...':',r,:,'-',':',.!.','„;:'%,',44.';',.:',...,',',,'„'..!:::tr„7,?:,',',.,,,,,,•:',,,.:!'::'::::',',':•.:.:':•„'„';',..!Zr'rf.,:!:-,',,I,' „„....,.„„,,„..„......„.._.......„,„,„,,,......„,„:„..,,,.,,,,,,,„:„,,,,,,...„,,,,,,,,,,,„,,,,,,,...„..„„,„_,,,,,,,,,r„,,_„,.,,, ,,,,.. „,...,,,_.,,,,,,,,, *,,,,,,,,,.1,P;,.,,,,,,,,>,,,,,,,,,,,,,,,,,,,,,,-,,,,,,,,,,,•,,,,,,,,,,,,,,,,,, V.,,,,,,,,,,,,,,,,,,,,,„.,..„,,,,,,,,,„..„..,,,,,,..,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,_,,,. ...,,,,.,,,,,,,,,•, ,,,,,,,,,,,.,,,,,,, ,,,,.,,,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,„,,,,,,,,,,,,,,,,,...• ...„..,,,,,,,,,,,,,,,,,,,,,,,-,,,,,,,,,,,,, ,,,-.•-•,,,, , .. .,.•- .•••••,-...•,••,...•.......,,....-.,,,..•...,..-.,,....,,1••••......, ..... •••-...•,,,`,.-•••-•,,,,,,,, ,,,,,,,,,,,.,... . , :fiiiii#,f:IWfqk*t§ig5qktggg,I,IVSB,t'RV,7.krAfegjkttgglit-AI''.:'''''''',t.ti.',...']Pr4',-..:-.''''','-_,'.,.:',...:;,;;";t4,41,Zi.-0...::;',' .''---,244MingttNkat1W-laiPaiMariEf",.2ga--`.•-gftiikiigaii ,,,,,.„,,,,,,,,,,,,,,,,,,-5,,,'„:,,,,,,,,,,i0t-ekgit',Mt.4,51AVA'40.'7,:tttAWAT,,Nkt;,.9.*: ' ' -.4. ..•'.-iar#6,,,,,':-.,•:.,.'.--,-7g.:-:%t-1,%.1±,,F,-,1;,,,,,,,,,, --.A,434,Attatk':c.gF,,,,,K,:'lzu,;,5,F,s§'4,t-.•-..v.,ft,,, A,:::,,,4v4.•,.;-' 1.1::-. 4 ..,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,..,,,,,,,,,,,,,,,,,,,,,,,. ,, ,,,,,,,,,,,.','Anj,,,,,,,,,,, .. ,...,,,,,,,,,,,,,,,,,,'.' -,„.,,,,,,,,,, •,.,',,,,,.,,,,,,,,,,,,,,,,,,,,,-•,,,,,,,,,,,,,,,,,,,,,,,,,,,,,..,,,,,,,,,,,,, N.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,...,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,. ,, --,,,,,,,,,,,,,,,,, ,,-,,,,,,,-.,-,,,,,,,,,..,.,,,,,,. ,,,,,,,,,,,,,,,,,,,•-•.,,,,,,,,,,,,,,-,,,,,,,,,,,,,,,,,,,,,,,,,,, S,,,,,,,,,,,,,,,...-,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, „_,, ,,,,,,,,,,,,,,,,,,,,......,,-,,,,„,,,,,,,,,,,,,,,,,,,,,,,•;.,,,,,,,,,-•,..,,,,, ,..,,,,..,.,..,T,,,,,,,,,,,,,,-,,,,.,,,,,,,,,,,,,,,,,,•,,,,,,,.,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,,.,-,,,,,,,,,,,,,,. ...,,,,,,,2,,,.•,,,,,,,,,,,,,,•.,,,, ._,,,,,,,,,,,,,,,,,,,-„„_,,,,,,,,,,,,,..„,,,,..,,,,.,,,,.,,,,,,,,f,“` .,.;., ,t,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,-' '',,,,,,,,,,,,t.,,,,,P,,,,-,',,,,,,,,,,,,,,,,,,,,,,..,,,,,,,,,,,,,,• =,,,,,,,,,,.•,.,,,,,,,,,,,,,,,,,,,,,,,,,,,,,•,,,g,.,,,,,,,,,,,,..,,,,,,,,,,,,....•_.,,,,,,..,,,,,,,.,,,,,,,,,,_,,,,,,,,,..„,,,,,,,...,,,„..,,,,,„,,,,,,,,,,,,,,,,,.„..,.r.„...,.,,,,,,,,,,,,.,,,,,„,,,,„. • •..,-..,.•, r....... ..r,,„ .,. ,,....•-.-,,.,,,,,,,,• ,•,-- ,.., ,..d. ,,,,,,,,,,,,,,,, .... ,,,, ,,,,,,.,,,, ' ,' ,,,,_',..,',,k,,,,y,,,,,',`,,,:g.is'.,,.:k.',,,,,,,,,,':,,,,,,,I.r,:4,ktgc.14:gi,49', ,'.-,•::,,,le*',M..'" 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Sent from my 'Phone Begin forwarded message: From: Corey LaPoint <corey@cycreaity.com> Date: October 10, 2017 at 0:18:24 AM EDT Subject: Lofts at 18 Division Street- Development of 19-23 Washington St. October 10,2017 Dear Lofts at 18 Division Street Owner, Recently the Board of Directors was made aware of an application to develop 19-23 Washington Street.The proposed application calls for a 6 story hotel with spa,indoor pool,gym,and separate suite in the existing stone house on the property.This application is currently in front of the City of Saratoga Planning Board. The Board of Directors has received the architectural review application for this project.Upon review there are a number of concerns the Board of Directors has as this project moves forward; 1.Was proper notification given to all owners of the Lofts at 18 Division Street relative to this application. 2.The lack of windows on two elevations of the proposed structure.Please see attached plans- elevations. 3,What variances may be required for this project and what impact they may have on The Lofts at 18 Division Street. 4.The basic footprint of the building if you look at the site is that of the new white fence and the temporary lawn. The Board has consulted with a local attorney experienced in land development in the City of Saratoga to ensure the interests of the Lofts owners are protected.The Board will keep you informed as this project moves through the approval process.If you have concerns about this proposal they should be directed to the City of Saratoga Planning Department. If you would like a copy of the entire application please email me and I will be happy to send to you. The Board is planning a special meeting to discuss this with any concerned owners to determine the best course of action for the building. Sincerely, 4 of 7 10/12/201.7,3:48 PM Zimbra https://m saratoga-springs.o-glhlprintmessage?id=48027&tz=Ameri... Corey R.LaPoint Corey La Point CYC Realty Management Corey LaPoint,President Licensed Real Estate Broker CYC Realty Management (518}785-9461 office (518}378-8789 cei l {518)785-6566 fax v�ww cycrea1ty.com .]. - r:Kc t 44.11114 it�✓ .%�'z:%:;��; i;=�` " � jill •5 Y .. .v ,. ...>" -.../.:�.,n..._. ....fie,Tx ...... TN v?r� i.1,: iUT:: .r.s . 7ti "•l Ali_ �k• 'Y' �'i��r..':::�.:.::.... s•rk F- 9. � S r. •r .......... .(+ � rF ll• ..�..- - ..•<,. -1 ..-.5.../. .:ice, - - .: ........... st��•�: .c.Y. 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(CHA)is pleased to provide this application for Site Plan Review for 19 Washington Street Hotel and Spa located at 19-23 Washington Street in Saratoga Springs,New York. This submission includes 2 copies of the following: • Project Narrative • Application for Site Plan Review • Site Plan Review Submittal Checklist • Short Environmental Assessment Form • Site Plans • Architectural Plans and Elevations • Site Plan Review application fee ($6,756.70 check payable to Commissioner of Finance) Thank you, and if you have any questions, please call me at 518-453-3927. Very truly yours, Anthony P. Stellato, Jr. PE Vice President Attachments cc: Jeff Ward, RBC Construction Toby Milde, Adelphi Hospitality Group Michel Ducamp, Adelphi Hospitality Group Jeremy Sherring, Mark Zeff Architecture V:AProjects\ANY\K3\28352\Permitting\19 and 23 Washington St\Site Plan Application 170823.docx "Satisfying Cour Clients with III 'Winners Circle, P.O. Box 5269,Albany, NY 12205-0269 [dedicated People Committed to Total Quality" T 518.453.4500 e - 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. The most 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 3 0' 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. low- r� �r A. I 4 � • F %1%TRUC11ON y, r 1 Stone House from Washington Street, looking northwest 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 2 Site Description The Proj ect 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: i� + we,/rrrrr cawawe ��aw��ter •�"— ■arsaes+u�asur 77 .d ■ems eew �.— J --. I ��.'^ .".�_� -- � ,�e f f. I I/rl■!►e �� — `"— r` rE,ca u) N.x .alter APWK aesc.m P r of rn •�, Pe[oaa��� rw O r`/' ' 1rte *• n/cwr T1TEL. -A _a ,.�.. r: _!`_ ya ti ■- /E'I.51" or W 10eUr IT XT HUM, a•• !rf'0.T W'1 Left%OFe�lAloe I yEr o_sin`as• T}I_ r.'r ;wutie_n .ear,aner sar ar am s �.w tie.• + arra MD) t /nwr/ i rt. --- - — .... ars..e.dCr UNIVERSAL -23 '�� �Rl 'TEf'1a1.7�R• r)a, MWO so wi' �.'a�R" _ I '� �l J rr 4I� Fav a67* 39 W SNI ON ST. PRESERVATION I; aw. I r. IIit1P N DAM PLAZA Omar3S#-MA DWAY .....� v — 'rr ',`,a .. _ .�� '- `•"' ' I' �.... , -- — �+.w� ;• —' Ui.�•,�r.'� _1 a�- r���-'�, •T n a r'e�P t!'9/'1Y-t�''— �- _�' sf•.:�' x- __ f n:w rs�. I- tq' M'tAEYD,? 14 VAK ---------- �a,raws am PA* .tgrls�f gjlR{tl_I•J} &1 1.6a] a�+�• I � n Vicinity . p Site statistics are presented below: Property Area Parcel Area (19-23 Washington St.) 0.47 acres Site Coverage (Acres) Description Existin Chane Proposed Buildings 0.07 0.21 0.28 Pavement/Hardscape 0.06 0.10 0.16 Lawn/Garden 0.34 -0.31 0.03 TOTAL PROJECT AREA 0.47 0 0.47 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 3 Existing Building Area (Square Feet) 1 st 2nd Total After Building Description Floor Floor Existin Demolition Stone House (23 Washington Street) 11300 11300 21600 21600 Stone House Wood Addition* 11200 11200 21400 0 Garage* 600 0 600 0 TOTAL BUILDING AREA 31100 21500 51600 21600 * Denotes building to be demolished Project Description The project involves the construction of a hotel, spa, indoor pool and outdoor patio for the enjoyment of guests. The new six-story hotel and spa will be situated to the rear of the stone house. Access to the first floor lobby will be centered on the Washington Street facade. Guests will enter here for hotel and spa registration. The spa will be located on the basement level along with a variety of back of house functions. The remainder of the first floor will include restrooms, a gym, a lounge, three small meeting rooms and back of house space, including a warming kitchen. A one-story connector will provide access to the existing stone house, which will be renovated as a guest suite. The north end of the first floor provides access to an indoor pool. The pool will be in an attached single-story structure. The second through sixth floors of the new building will include 50 additional guest suites. The hotel will be operated independently from the Adelphi Hotel. Proposed Building Area (Square Feet) Total Ground Second Floor No. of Approx. Building Description Floor Floor Area Stories Height Hotel and Spa 81000 81000 481000 6 70' Pool 21800 0 21800 1 20' Connector Building 160 160 1 16' Finished Basement 9,007 0 TOTAL NEW BUILDING AREA 101960 81000 591967 Total Single-Story Building Area 21960 Second Floor Percent of First Floor Area 73% 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 4 The total building area involved in this project includes 59,967 SF of new construction and 2,600 SF of existing building renovation, for a total of 62,567 SF. A breakdown of building area by use follows: Building Area by Use (Square Feet) Use Description Total Floor Area Hotel 511760 Spa 8,007 Pool 2,800 TOTAL 621567 Site and Landscape The Project proposes an intimate outdoor setting. Soft, low intensity, pedestrian scale lighting will illuminate walks and gathering areas. Fixtures will include wall-mounted sconces and/or hanging pendants. 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 from the driveway opening to the eastern property corner, which will provide space for a one-way U-shaped driveway for guest drop-off. The driveway surface will incorporate unit pavers in a brick herringbone pattern with granite curb edging. The area between the in and out drives and the sidewalk will be landscaped to enhance the streetscape along the City sidewalk. The stones from the dismantled section of wall will be used to repair/reconstruct the existing wall running along the back of sidewalk in front of the stone house. The area between the reconstructed stone wall and the stone house will be landscaped to provide screening of the electrical transformer located in this area. The existing Washington Street curb and sidewalk will be replaced in-kind 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 Proj ect Site. The indoor pool area exits onto a terrace at the north end of the site. The terrace steps down to a courtyard that will extend to the existing courtyard on the adjacent Adelphi Hotel property. This area is envisioned as a quiet retreat for spa and hotel guests with outdoor furniture and potted plants. 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 5 The new building will be set back approximately 5 feet from the north, east and west property lines to allow alley access around all sides of the building. These alleys will accommodate deliveries of food, beverage and supplies from the adjacent Adelphi Hotel property. The site driveway from Washington Street has been designed to accommodate a 30-foot box delivery truck, which also allows some deliveries to be received via the east alley. The east alley connects to the existing 10-foot wide ingress/egress easement extending to Washington Street through the adjacent Rip Van Dam property. This easement provides emergency egress for the existing Adelphi Hotel as well as access for deliveries and trash removal. Trash generated by the new hotel and spa will be stored indoors in wheeled containers and transported to the curb on trash day. Trash will generally contain paper and non-organic waste. Quantities are not anticipated to be significant. Construction Phasing The Project will be constructed in a single phase. The opening of the hotel and spa is planned for the summer of 2019. 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 72 feet from the front line, in order to allow off-street drop-off for guests. Additionally, the existing stone house is set back 20 feet from the front line. Therefore, the 80 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 6 percent build out requirement cannot be met. The Applicant will apply to the Zoning Board of Appeals for relief from this requirement. 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 2-Bedroom Guest Suite 2 rooms 1.00 2 0 2 Hotel 50 rooms 1.00 50 0 50 Spa (Service Establishment) 81007 sq. ft. 0.005 40 20* 20 Employees 16 employee 0.50 8 0 8 TOTAL PARKING DEMAND 100 20 80 * 50 percent of spa customers are assumed to be hotel guests, and will not create an additional demand for dining parking. Additionally, the Zoning Ordinance does not provide a parking demand specifically for this use. We estimate the actual spa patron parking demand would be approximately 25 percent of the demand shown above, based upon an estimated maximum occupancy of 10 patrons at any given time. Therefore, the actual new parking demand associated with the spa is estimated to be 5 spaces. All guests will arrive from Washington Street. Hotel guests will be greeted by a valet directly in front of the building entrance. As hotel 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. When operated as a valet lot, the existing parking lot can accommodate the entire hotel parking demand (52 spaces) with additional capacity that will be utilized as designated employee parking. Designated employees will arrive directly at the parking lot entrance and self-park, leaving their keys at the valet desk upon entering the building to allow the valet to move their cars if necessary. 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 7 Valet service will not be offered to spa guests, unless they are also guests of the hotel. Spa guests will utilize public/on-street parking. As noted above, while the Zoning Ordinance parking demand formula indicates a demand of 20 spaces, the actual new parking demand associated with the spa is actually estimated at only 5 spaces. While the demand for public parking in the City of Saratoga Springs has been on the rise, 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. 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 23 Washington Guest Suite 2 (bed)rooms 110 220 GPD Hotel 50 rooms 110 51500 GPD Spa* 120 patrons 30 31600 GPD Office/Employees 16 employee 15 240 GPD TOTAL WATER AND SEWER DEMAND 91560 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= 10 Average duration of guest experience = 1 hour Hours of operation per day= 12 Maximum number of guests served per day = 120 (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 the north(rear)property line within National Grid's easement. An existing located at the southwest corner of the property provides power for the Adelphi Hotel. This transformer has been sized to serve the new facilities proposed at 19-23 Washington Street in addition to the existing Adelphi Hotel. 19-23 Washington Street Redevelopment Site Plan Review Application 23 Washington Hotel and Spa Page 8 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. 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. The Washington Street storm sewer is scheduled to be replaced as part of an approved site development project on the adjacent parcel to the east(Rip Van Dam). 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 23 Washington Hotel and Spa C-fW--- Page 9 "HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED" rFOR OFFICE USE1 CITY OF SARATOGA SPPJNGS (Application#) p PLANNING BOARD (Date received) City Hall -474 Broadway Saratoga Springs, New York 12866-2296 �, `' Tel:518-587-3550 fax:518-580-9480 http://www.saratoga-springs.org APPLICATION FOR: (Rev: 12/2015) SITE PLAN REVIEW (INCLUDING PUD) ***Application Check List-All submissions must include completed application check list and all required items. Project Name. . Washington23 Street Hotel and Spa .19-23 Washington Street Proert Address/Location._ . 165-67-1 -14&15T-6, Urban Core Tax Parcel #. Zoning District.. (for example: /65.52-4-37) Hotel and Spa Pro osed Use. P Date special use permit granted (if any): N/A Date zoning variance granted (if any): N/A Is property located within (check all that apply)?: istoric District Zkrchitectural Review District 00' of a State Park, city boundary, or county/state highway (RBOC) (AHP) APPLICANOWNER(S) fnot applicant) ATTORNEY/AGENT LLC Name RBC Construction, LLc Adelphi Hotel Partners, . CHA ConsultingInc. Address 8 Paddocks Circle Same as Applicant 3 Winners Circle Saratoga Springs, NY 12866 Albany, NY 12205 Phone Jeff Ward 518-577-1903 Tony Stel tato 518-453-3927 Email Jeff.Ward@RBC-NY.com tstellato@chacompanies.com Identify primary contact person: Applicant Downer Agent *An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question. City of Saratoga Springs-Site Plan Review Application 1 Application Fee: A check for the total amount below payable to: "Commissioner of Finance" MUST accompany this application. Sketch Plan - $250 $ Final Site Plan Approval Residential - $250 plus $150/unit $ Non-Residential - $500 plus $100/1,000 SQ. FT. $ 61756.70 Modification Residential - $250 $ Non-Residential - $500 $ Total $ 65756.70 Submission Deadline—Check City's website (www.sarato a�-s-sprin s�org) for application deadlines and 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 _. If YES, a statement disclosing the name, residence, nature and extent of this interest must be filed wit t is 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. (R]3CC) Applicant Signature: U) U)a44all Date: 08/22/17 Jef rey W. Ward: RBOC: Project Manager If applicant is not current owner, owner must also sign. Owner Signature: Date: 08/22/17 Jeffrey W. Ward: AHP: Owner's Representative City of Saratoga Springs-Site Plan Review Application 2 rFOR OFFICE USED OG CITY OF SARATOGA SPRINGS _ ` (Application#) PLANNING BOARD (Date received) City Hall-474 Broadway 1+ Saratoga Springs, New York 12866-2296 " Tel:518-587-3550 fax:518-580-9480 P htt www.sarato a-s rin s.or ������ p// g p g g Rev.12/2015 SITE PLAN REVIEW SUBMITTAL CHECKLIST Project Name: 23 Washington Street Hotel and Spa Listed below are the minimum submittal requirements for site plan review as set forth in The City of Saratoga Springs' Zoning Ordinance Appendix B. The Planning Board reserves the right to request additional information, as necessary, to support an application. The Board also reserves the right to reject the application if these minimum requirements are not met. Please complete the checklist below and provide with your submission. REQUIRED ITEMS: *3 hard copies and I digital copy of ALL materials are required. CHECK EACH ITEM ** HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED" 1. Completed Site Plan Application (3 hard copies -*I w/original signature-and I digital) and Fee 2. SEQR Environmental Assessment Form-short or long form as required by action. 3. Set of plans including: (3) large scale plans (sheets must be 24" x 36", drawn to a scale of not more than I —50 feet). One digital version of all submittal items (pdo shall be provided. * 4. Basic or Full Storm Water Pollution Prevention Plan as required per City Code Chapter 242. *TO BE PROVIDED BEFORE FINAL APPROVAL 5. Copy of signed DPW water connection agreement for all projects involving new water connections to the City system ✓ 6. Engineering Report for Water and Sanitary 7. Complete Streets Checklist 8. Project Cost Estimate-Quantities of work items and estimate of costs *TO BE PROVIDED BEFORE FINAL APPROVAL REQUIRED ITEMS ON SITE PLAN, AS APPLICABLE: 1. Property line survey prepared by a licensed land surveyor. Site plan must reference such survey with all corners set and marked on plan. A copy of the original property survey must also be included. 2. North arrow and map scale 3. Parcel tax map number 4. Site location map 5. Site vicinity map (all features within 300 feet of property) 6. Identification of zoning district with corresponding area requirements City of Saratoga Springs Site Plan Checklist 1 7. Building setback lines, either listed or shown on plans. 8. Title block with project name; name and address of applicant; and name and address of property owner(if different) 9. Topography data tied to NGVD 1929 datum 10. Name of all adjacent property owners I I. Parcel street address (existing and any proposed postal addresses) Yes No ry/a 12. Identification of all existing or proposed easements, covenants or legal rights-of-way on this property 1:11:1 W] [:]11:1 W] 13. References to all prior variances or special use permits 14. Existing and proposed contours and spot grades (at 2 foot intervals) 15. Identification of all spoil or borrow areas ❑ ❑ � 16. Identification of all watercourses, designated State wetlands, buffers, Federal wetlands, floodplains, rock outcroppings, etc. 17. Location of proposed storage ❑ ❑ 18. Identification of all existing or proposed sidewalks or pedestrian paths (show type, size and condition of existing sidewalks) ❑ ❑ 19. Location, design specifications and construction material for all proposed site improvements (drains, culverts, retaining walls, berms, fences, etc.) 20. Location and distance to fire hydrant 21. Location, size, and material of all existing and proposed utility services 22. Parking lot layout plan and identification of all loading areas (number all spaces) 23. Parking demand calculations 24. Identification of parking spaces and access points for physically impaired persons 25. Location and screening plan for dumpster or recycling bins ❑ ❑ 26. Location, design,type of construction and materials, proposed use and exterior dimensions of all buildings (existing and proposed) on site 27. Identification of storage of any potentially hazardous materials ❑ ❑ 28. Planting plan identifying quantity, species and size of all proposed new plant materials. Label existing plant material to be retained or removed. ❑ ❑ 29. Lighting plan showing type, location and intensity of all existing and proposed exterior lighting fixtures 30. Erosion and sediment control plan—including designated concrete truck washout area Checklist prepared by:Tony Stellato Date: City of Saratoga Springs Site Plan Checklist 2