HomeMy WebLinkAbout20230233 Station Lane Site Plan Narrative2452 STATE ROUTE 5
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West Ave - Site Plan
PROJECT NARRATIVE
Revised: April 7, 2023
INTRODUCTION
The West Ave Site Plan project proposes the development of a four-story building featuring retail space,
an eating and drinking establishment, and multifamily rental units in the City of Saratoga Springs, New
York. The basement level, with a footprint of 23,897± SF, will provide 60 covered parking spaces in
addition to an indoor bike parking area. The first floor of the building, with a footprint of approximately
23,597 SF, will include 6,915 SF retail space, a 2,600 SF eating and drinking establishment and 9 multifamily
rental units. Floors 2 through 4 will provide 59 multifamily rental units, shared amenity spaces, mechanical
rooms, and circulation areas. The applicant for the proposed development is West Station LLC, 165 Lake
Ave, Saratoga Springs, NY 12866.
EXISTING CONDITIONS
Existing Land Use and Zoning
The project site includes one parcel having an area of 2.00± acres located at the northwest corner of
Station Lane and West Ave. The tax map identification number for the parcel is 165.-2-76.2. The parcel is
zoned NC — Neighborhood Center District, as defined by the City of Saratoga Springs Zoning Ordinance. A
general overview of the surrounding land uses in the area includes urban, commercial, suburban
residential, and multifamily residential uses. The proposed development is consistent with the current
land uses in the surrounding area.
Wetlands and Streams
The project area contains NYSDEC regulated wetlands totaling 0.029± acres and 0.523± acres of associated
NYSDEC 100' adjacent area. The wetlands continue offsite to the west.
Soils
According to maps from the Natural Resources Conservation Service (NRCS) of Saratoga County, the onsite
soils are classified as follows:
Deerfield Loamy Fine Sand (DeA, DeB): This is a very deep, moderately well drained soil formed
in glacial fluvial deposits. It is found on outwash terraces, outwash plains, outwash deltas and
kame terraces. The surface runoff is negligible to low. Hydrologic Soil Group A.
Wareham Loamy Sand (Wa): This is a very deep, nearly level, poorly drained soil formed in
outwash plains. It is found on glacial outwash plains, lake plains, terraces, and deltas. The
permeability is rapid throughout the soil and the surface runoff is negligible or low. The soil has a
slight erosion hazard. Hydrologic Soil Group A/D.
Windsor Loamy Sand (WnB): This is a very deep, excessively drained soil formed in outwash or
eolian deposits. It is found on dunes, outwash plains, deltas, and outwash terraces. The surface
runoff is low. Hydrologic Soil Group A.
Onsite soil tests showed the presence of silt throughout the in -situ soils and a general lack of permeability.
As such, the soils were modeled as Hydrologic Soil Group C for the purposes of preparing the project
Stormwater Pollution Prevention Plan.
PROPOSED CONDITIONS
The West Ave Site Plan project proposes the development of a four-story mixed used building that will
provide retail space, an eating and drinking establishment, and multifamily rental units located along West
Ave and Station Lane. The gross footprint area of the 15t through 4th floors of the building is approximately
23,597 SF. The basement level will provide 60 covered parking spaces, a bicycle parking area that complies
with the requirements of the City of Saratoga Springs Unified Development Ordinance, a mechanical
room, and access to the building stairwells and elevator. The 15t floor will provide approximately 6,915 SF
of retail space, a 2,600 SF restaurant, 9 apartments, a delivery drop and package room, a fitness room,
and circulation areas. The second through fourth floors will consist of 59 apartments, shared amenity
spaces, mechanical rooms, and circulation areas. A rooftop deck will also be provided on the 41h floor. All
the proposed uses are permitted in the NC - Neighborhood Center district and the project is consistent
with the City of Saratoga Springs Comprehensive Master Plan.
The West Ave Site Plan proposes the installation of a sidewalk along the north side of Station Lane that
will connect the sidewalk to be constructed for the adjacent Station Lane Apartments project to the
existing sidewalk on the west side of West Ave. An internal sidewalk network will provide connections
from the parking areas to the building entrances. Storefront access to the retail space from West Ave will
be provided by a new ADA-compliant ramp, ADA-compliant stairs, and a sidewalk along the entire West
Ave building frontage. An outdoor eating area will be provided on the south side of the building and west
of the intersection of West Ave and Station Lane. The project also proposes a new outdoor civic space
located between the building and Station Lane. The civic space will feature a patio with benches for
seating and it is conceptually envisioned to include a replica of a railroad handcar from the 1800s.
The Unified Development Ordinance (UDO) of the City of Saratoga Springs requires 1 parking space per
500 gross square feet of floor area for retail uses. For eating and drinking establishments, the UDO
requires a minimum of 1 parking space per 100 SF of floor space. For multifamily residences in the T-5
District, the LIDO requires a minimum of 1.5 parking spaces per residential unit. The 6,915 SF retail space
will require 14 spaces while the approximately 2,600 SF eating and drinking establishment will require 26
spaces. The 68 multifamily units will require 102 parking spaces, resulting in a total of 142 required parking
spaces for the development. The UDO allows for a reduced number of required parking spaces when
shared parking demands are accounted for. The required parking for mixed -use developments is first
calculated for each individual use included in the proposed development. After the initial parking
requirements are calculated, the shared parking calculations are then determined by using Table 10-D of
the LIDO. For the West Ave Site Plan project, it was determined that 139 parking spaces are needed to
meet the peak parking demand during the 6pm-Midnight timeframe on weekdays. The project proposes
60 interior parking spaces, 73 exterior parking spaces in the parking lot behind the building, and 7 street
parking spaces along the north side of Station Lane. The total number of parking spaces to be provided is
140 spaces, which exceeds the required number of spaces.
In addition to the required off-street vehicle parking, the UDO requires one (1) loading space for
multifamily dwellings with 50 or more units. The project proposes a 12' x 55' loading space along the north
side of Station Lane and east of the site driveway. A sidewalk has been provided to connect the loading
space to the basement level of the building to facilitate deliveries.
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PROPOSED INFRASTRUCTURE
Driveways & Access
The development will include one new curb cut along Station Lane.
Preliminary Stormwater Management Drainage Plans
Stormwater will be managed on -site using green infrastructure run-off reduction practices and
stormwater management facilities. Stormwater management practices have been addressed in the
project specific Stormwater Pollution Prevention Plan (SWPPP) included with this submission. Stormwater
control practices have been designed and will be implemented in accordance with all NYSDEC technical
standards and the City of Saratoga guidelines. The stormwater management systems and appurtenances
have been designed and will be constructed in accordance with all local, state, and federal requirements
and are proposed to be operated and maintained by the Owner.
Preliminary Sewer and Water Plans
The total anticipated water and sewage (wastewater) demands for the project is estimated to be 13,533
gallons per day (gpd) based on the following:
Retail Space (6,915 ftz) x (0.1 gpd/ ftZ) x (0.8) = 553 gpd
Restaurant Space (60 seats) x (35 gpd/ seat) = 2,100 gpd
Multifamily (68 Units) x (200 gpd/ Unit) x (0.8) =10,880 Rpd
TOTAL = 13,533 gpd
There is an existing water main along the south side of Station Lane and another along the west side of
West Ave. The development proposes one new 6" service connection to the watermain along West Ave
to meet the anticipated domestic and fire protection demands of the building. There is an existing gravity
sanitary sewer main that discharges to an existing pump station on Station Lane. The development
proposes a 6" lateral connection to the existing gravity sanitary sewer main. The existing pump station
was identified to have capacity deficiencies as outlined by Bergmann Associates in an Engineer's Report
dated August 16, 2017. At the time of the Bergmann Associates report, four projects were proposed along
Station Lane. One of the projects did not advance, however the remaining three projects continued. The
Intrada Development and Station Lane Apartments Development advanced through approvals process
and have begun construction. The proponents of the Intrada Development, Station Lane Development,
and the West Ave Site Plan project have agreed to provide a cost sharing proportionate to the contributing
flows for the upgrades to the existing pump station. It remains the intention of the applicant to provide
the adequate cost sharing for the upgrades.
SUMMARY
The West Ave Site Plan is proposed in accordance with the NC zoning district requirements and the City
of Saratoga Springs Comprehensive Master Plan. The project is anticipated to meet the current
multifamily, retail, and eating and drinking establishment needs in the area, and is not anticipated to have
an adverse impact on surrounding property owners or businesses. The development will uphold the City's
vision by working with existing land features, employing existing guidelines, and appropriately enhancing
the West Ave corridor in the City of Saratoga Springs. The applicant and the applicant's engineer look
forward to advancing this project with the City of Saratoga Springs.
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