HomeMy WebLinkAbout20230267 78 Church Site Plan Justification for Height BonusAugust 29, 2023
To: City of Saratoga Springs Planning Board
From: Evan Hallas, Taitem Engineering, PC
Subject: Justification for Height Bonus for 78 Church Street Redevelopment Project
I am writing to provide justification for granting a height bonus for the proposed redevelopment
project at 78 Church Street. The site is made up of two parcels (165.51-1-37 and 165.51-1-38)
and is currently home to Carpetland. Plans in development are for a 5 story building with 1st
floor street front commercial space, a community room, and covered parking for residents.
Floors 2-5 will be residential condominiums with balcony terraces. The 5th floor is designed to
be set back on all sides creating a wedding cake effect. In total, plans are for 23 residential
condominiums, 1 commercial space, a community room, and 36 residential parking spaces.
This new mixed -use condominium development is seeking a height bonus in accordance with
the City of Saratoga Springs Unified Development Ordinance (UDO), Article 4 Table 4-D. In
accordance with the UDO, the request for height bonus first was reviewed by the Design Review
Board (DRB) to determine its appropriateness for the neighborhood and the number of points
for which project would be eligible. The DRB determined that 11 feet was appropriate for a 61-
foot building and issued a SEQRA negative declaration. The UDO now requires the Planning
Board to award the project the points based upon a demonstration of adherence to the bonus
height point categories.
The height bonus is sought based on the points earned from specific categories outlined in the
UDO. We respectfully request your consideration of this proposal, which aligns with the
community's vision and contributes to the city's sustainable development goals.
We believe the proposed development has earned a total of 13 points, as detailed below:
High Performance Construction 1 (5 points): The 78 Church Street project will be designed
and constructed in strict compliance with the NYStretch Energy Code — 2020 Version 1.0
(NYStretch-2020), demonstrating a commitment to environmentally responsible construction
practices. This code sets rigorous standards for energy efficiency and conservation, contributing,
to reduced energy consumption and greenhouse gas emissions. The New York State Research
and Development Authority (NYSERDA) has projected that, on average, NYStretch-2020
improves the efficiency of projects by roughly 10%. By exceeding the requirements of the code,
the development showcases its dedication to advancing sustainable building practices within
the city.
Taitem Engineering, P.C. 110 South Albany Street, Ithaca, NY 14850 1 607-277-1118 1 www.taitem.com
To -item
High Performance Construction II (3 points): The project will utilize air source heat pumps as
the primary heating and cooling system. Air source heat pumps will help eliminate the use of
fossil fuel combustion onsite and will provide both an efficient and comfortable means of space
conditioning. This technology aligns with the energy efficiency objectives of the City of Saratoga
Springs and reduces the development's direct greenhouse gas emissions. The technology also
helps future proof the building as New York State's electric grid continues to be less reliant on
fossil fuels, the environmental benefits from the air source heat pumps will continue to grow.
Community Space (S points): The project will provide a community space within the
development that will be accessible for public use. This space aims to foster a sense of
community engagement and interaction, fulfilling the vision of a vibrant, connected
neighborhood. The provision of this communal area not only contributes to the project's points
but also enriches the overall cityscape. The community space will serve as a hub for local
gatherings, events, and activities, promoting social cohesion and enhancing the quality of life for
both residents and visitors. The Community room will be run by the Homeowners Association,
who will handle scheduling for the space. The charge for use of the community space will be
minimal and will be based on cleaning charges only. The space is currently in design but will be
flexible in use with the ability to fit a board room table with seating for +/- 15 people, a small
kitchenette, and unisex bathroom. Entrance to the community space will be directly from the
sidewalk.
By attaining a total of 13 points, the proposed 78 Church Street development qualifies for a
height bonus of 13 feet according to Article 4 Table 4-D. However, the project team is
requesting an 11-foot height bonus, which we believe strikes a balance between maximizing the
- "project's potential and respecting the existing urban context.
In conclusion, the 78 Church Street development represents an exceptional opportunity to
contribute positively to the city's growth, sustainability, and community engagement objectives.
We believe that the points earned through the project's commitment to high-performance
construction and the provision of a public community space justify the requested 11-foot height
bonus. The project team remains dedicated to working collaboratively with the Planning Board
to ensure that this development aligns with the city's long-term vision.
Thank you for your time and consideration.
Sincerely,
Evan Hallas
Senior Energy Analyst
Taitem Engineering, P.C.
ehallas@taitem.com / 607-277-1118 x103
Taitem Engineering, P.C. 110 South Albany Street, Ithaca, NY 14850 1 607-277-1118 1 www.taitem.com