HomeMy WebLinkAbout20240534 673 Crescent Zoning Amendment C.2-Interlaken PUD Amended 8.27.25CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 5
Appendix C:
2. Interlaken Planned Unit Development (formerly 241.2)
AN ORDINANCE PROVIDING FOR THE ESTABLISHMENT OF A PLANNED UNIT
DEVELOPMENT DISTRICT TO BE KNOWN AS "INTERLAKEN PLANNED UNIT
DEVELOPMENT"
BE IT ORDAINED, by the City Council of the City of Saratoga Springs, New York,
following a public hearing as follows:
SECTION I – NAME:
This ordinance shall be known as the "Interlaken Planned Unit Development," and
amends Chapter 240 of the Code of the City of Saratoga Springs, New York, entitled
"Zoning."
SECTION II – HISTORY:
The City Council of the City of Saratoga Springs, following a public hearing on July 6,
1982, adopted an ordinance which created a Planned Unit Development which
encompassed approximately 205 acres of land having frontage of 4,106.32 feet on the
south side of Union Avenue (Route 9P), 1,295 feet on Crescent Avenue and 1,770 feet
on the north side of Union Avenue (Route 9P). The City Council of the City of Saratoga
Springs, following a public hearing on August 6, 1984, adopted an ordinance which
created a Planned Unit Development which encompassed approximately 205 acres of
real property having frontage of 4,106.32 feet on the south side of Union Avenue (Route
9P), 1,295 feet on Crescent Avenue and 1,770 feet on the north side of Union Avenue
(Route 9P), which was intended to amend the ordinance which had been passed by the
City Council of the City of Saratoga Springs on July 6, 1982. The City of Saratoga
Springs of Saratoga Springs, following a public hearing on May 7, 1996 amended the
Interlaken Planned Unit Development legislation as it pertains to Zone "BB" within the
Planned Unit Development. The City of Saratoga Springs, following a public hearing on
_________, 2025 amended the Interlaken Planned Unit Development legislation as it
pertains to Zone "BB" within the Planned Unit Development.
SECTION III – BOUNDARIES:
The area of the Interlaken Planned Unit Development consists of approximately 2095
acres and is bounded and described as set forth in Appendix A, attached hereto and
made a part hereof, and Appendix B, a certain sketch plan which is on file in the Office
of the City Engineer in the City of Saratoga Springs.
The Planned Unit Development presently consists of the following parcels of real
property as set out on the present Assessor's Map for the City of Saratoga Springs
Outside Tax District as of May 7, 1996.
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 6
Section
l80
Block
2
Lot
13.2, 13.3, 49.1, 49.2,
49.3, 49.4, 49.5, 49.6,
50.1, 50.2, 50.3 and 57
180 4 18, 24 and 25
180.61 1 1 through 51
180.62 1 1 through 24
180.53 1 1 through 30
180.53 1 32 through 58
Together with the following parcels of real property as set out on the Assessor's Map for the City of Saratoga Springs Outside Tax District as of June 24, 2024.
Section Block Lot
180.69 2 22 and 21.11
SECTION IV - PURPOSE
It is the purpose of this Ordinance to provide a logical extension of the present zoning and
land use as recommended in the l970 Master Plan. It is the further purpose of this
Ordinance to promote flexibility in the development and design of this area.
The Interlaken Planned Unit Development is conceptually sound. It meets all local and
area wide needs and it conforms to the accepted principles of functional, highway and
pedestrian circulation systems, land use configurations, open space systems and
drainage systems. The scale and design of the elements are humane and related to
each other and the area in general.
Zone “B”/Marina:
This zone shall be developed for the sole purpose of permitting a boathouse for not-for-
profit rowing association with associated parking, marina and docking facilities.
Zone "BB":
This zone can be developed into a subdivision of single family residences with an
attached or detached associated single bedroom units consistent with the residential
designation set out for this area of the City in the 1987 Master Plan.
As an alternative, this zone, which had developed into a planned senior citizen housing
community that will meet the needs of a special segment of the City’s population.
As another alternative, this zone, which has previously been the site of a restaurant and
night club, could recapture this resort theme by the construction of a 110 room
hotel/conference center along with or independent of an attached or detached restaurant
offering seating for 150 diners.
These uses would compliment the already existing and projected residential areas within
the Planned Unit Development or the mores rustic restaurant and potential Inn use which
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 7
may be established upon the zone of the Planned Unit Development presently housing
the Longfellow’s Restaurant.
SECTION V – PERMITTED USES AND DENSITY:
There may be constructed within the boundaries of the Interlaken Planned Unit
Development the following types of activities and uses as set forth below:
Zone “B”/Marina:
This area may be developed with the following uses:
1. A boathouse facility, not to exceed 17,500 square feet, that may include
facilities for storage of rowing vessels, equipment, restrooms, meeting
rooms, training and associated activities. This facility may only be owned
and operated by a not-for-profit rowing association.
2. On-site parking shall be provide for this facility and users in accord with the
following standards:
a) Marina and docks shall have 1 parking space per 3 slips.
b) Boathouse shall have 75 parking spaces. This number may be
reduced by the Planning Board, at their sole discretion, during the
PUD site plan review process if evidence of shared parking with the
marina use is presented and accepted by the Board.
3. A marina with up to 68 docking slips. All slips must be owned and
maintained by the not-for-profit rowing association and shall be leased in
the following manner:
a) Residents of Zone B, D and E (Regatta View) shall be given first
priority in leasing slips by January 31st of each calendar year.
b) Remaining slips shall be made available to residents of Interlaken
PUD Zones, A, BB and C until March 1st of each calendar year.
c) The remaining slips (not to exceed 20) shall be made available to the
general public after March 1st of each calendar year.
d) This process will take place each year prior to the installation of
docks and slips. Only slips that have been leased shall be installed
each season.
4. There shall be no sale of petroleum products permitted on this site.
5. There shall be no boat ramp or launch facility permitted on this site.
6. There shall be no picnicking, special events or other outdoor recreational
facilities on this site that are associated with the marina use.
7. There shall be no outdoor storage of boats permitted on this site except for
boats owned by the not-for-profit rowing association. Outdoor storage of
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 8
docks shall permitted but the location of such storage shall be determined
during the PUD site plan review process.
8. There shall be no sales or rental of boats or equipment on this site.
Zone "BB":
Either use 1, 2 or 3 as listed below, so long as the permission to construct that permitted
use has not expired pursuant to Section XV herein, but not more than one shall be
permitted:
1. A subdivision of detached single family residences with attached or
detached garages with associated single bedroom units with frontage on a
road dedicated to and accepted by the City of Saratoga Springs.
a. A maximum of 3140 lots, Each lot shall have a minimum of
10,000 square feet and may have a single-family residence as
well as an associated single bedroom unit. The maximum height for
any structure shall be 35 feet.
b. The associate single bedroom units shall be no larger than 800
square feet and shall be constructed in the principal structure or in a
detached accessory garage.
c. A parcel with frontage on Lake Lonely may have a single private
dock that may extend into the water up to 30 feet from the mean low
water mark on the shoreline.
d. The off-street parking demand for both the principal residential unit
and an associated single bedroom unit shall be two parking spaces
per unit. The location of the required off-street parking spaces do not
have to meet any of the minimum setback requirements.
e. The parcel associated with Tax Map Identification 180.69-2-21.11
may not be subdivided into further buildable lots without further
amendment to this legislation. The parcel associated with Tax Map
Identification 180.69-2-22 may be subdivided into a maximum of
three buildable lots without further amendment to this legislation.
2. A planned Senior Citizen Housing Community offering attached or detached
townhouse units and, apartments, interior and exterior recreational facilities,
marina and docks, eating and drinking establishment and retail space all
intended for the use of the residents of this zone and their guests. The
living units shall be on lease basis only, wherein at least one of the tenants
in any leased units must be 50 years of age at the commencement of the
leasehold. None of the units shall be converted to cooperative apartments
or to condominiums. In addition the lands within this PUD shall not be
subdivided into more than two real property tax parcels. This project shall
consist of the following:
a. A maximum of 30 attached or detached residential units with
a maximum building footprint of 2,000 square feet per unit for
a maximum building square footage of 60,000 square
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 9
footage. The maximum height for the residential units shall
be 35 feet. Attached or detached car ports may be included
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 10
with these units but shall not be included as a portion of the
building footprint for square footage calculation purposes.
b. A maximum of 120 residential apartments situated in a
maximum of two buildings, which shall be no greater than 50
feet in height. The apartment buildings(s) shall have a
maximum total building footprint of 105,000 square feet and a
maximum total square footage of 350,000 square feet. The
following ancillary uses shall be permitted for the exclusive
use of the residents of Zone "BB" and their guests: interior
eating and drinking facilities, interior recreational space, retail
space, beauty/barber shop, physical therapy facilities, and
meeting rooms. The ancillary uses within a structure shall
comprise no more than fifteen (15%) per cent of the square
footage of that structure up to a maximum of 18,000 square
feet. The ancillary uses shall be for the exclusive use of the
residents of Zone "BB" and their guests.
c. Off-street parking shall be supplied within this zone to a ratio
of 1.5 parking space for each residential unit unless lowered
by the Panning Board. During the site plan review the
Planning Board may lower the parking requirement if market
studies show that the demand may be less. There shall be no
parking requirement for any of the permitted ancillary uses.
d. Exterior recreational facilities shall be permitted which may
include a marina and docks on Lake Lonely with slips for up to
twelve boats. Accessory structures for recreational uses are
permitted but their total size shall not exceed 17,500 square
feet.
e. A hotel conference center and restaurant.
(a) A 110 room hotel conference center to include, as
ancillary uses; eating and drinking facilities, retail
space; interior recreational facilities, and meeting
rooms. The center shall have a maximum interior
square footage of 203,000 square feet and a
maximum height of 65 feet. The ancillary uses within
any structure shall comprise no more than fifteen
(15%) percent of the square footage of that structure.
(b) A restaurant attached or detached to the hotel
conference center to include seating for up to 150
persons. This structure shall not exceed 10,000
square feet. This use shall be permitted in addition to
an eating and drinking facility contained within the
hotel conference center.
(c) Exterior recreational facilities shall be permitted which
may include a marina and docks on Lake Lonely with
slips for up to twelve boats. Accessory structures for
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 11
recreational uses are permitted but their total size
shall not exceed 17,500 square feet.
(d) The hotel conference center shall have a parking
requirement of 1 parking space for each hotel room,
and there shall be no parking requirement for any of
the permitted ancillary uses. The restaurant shall
have a parking demand of 0.3 spaces for every seat.
(e) The lands within this PUD shall not be subdivided into
more than two real property tax parcels.
SECTION VI – HOMEOWNERS ASSOCIATIONS:
Zone “B”/Marina:
There shall be no homeowners association or equivalent organization established in
Zone “B”/Marina, but if permitted, the owner of this site may obtain full or selected rights
of membership in the Regatta View homeowners association.
Zone BB:
There shall be no homeowners association, or equivalent organization, established in
Zone "BB".
SECTION VII – SKETCH PLAN:
Zone “B”/Marina:
The attached Sketch Plan, Appendix B, shall be used by the City and the developer as a
guide for the overall development of this zone.
Zone "BB":
The attached Sketch Plans, Appendix B, shall be used by the City and the developer as a
guide for overall development of Zone "BB" within the "Interlaken Planned Unit
Development". The Sketch Plans may be amended and modified and so long as the use,
density, height, parking, setbacks and impervious surface requirements set out within this
ordinance are not violated, this Ordinance, as amended, shall not have to be submitted
for further amendments. Nothing in this section is intended to negate the requirement for
PUD site plan approval as established herein and in the Zoning Code of the City of
Saratoga Springs.
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 12
Appendix B contains a sketch plan for the single family development plan, the planned
senior housing community and the hotel conference center.
If in the development of the site plan, it becomes apparent that certain elements of the
Sketch Plan are unfeasible and in need of significant modification above that which is
permitted above, any significant modification thereof must be approved in accordance
with Section 240-3 of the Zoning Ordinance of the City of Saratoga Springs.
SECTION VIII – SETBACKS:
Zone “B”/Marina:
The areas and bulk standards shall be as follows for principal buildings, on-site parking
and accessory structures:
Minimum Requirement:
Lot size: 4 acres
Mean width 200 feet
Front yard: 30 feet
Rear yard: 30 feet
One side: 10 feet
Total side: 20 feet
Building height 40 feet
% of lot to be permeable 30%
Docks on this site shall not be subject to any of the above requirements.
Zone "BB":
With regard to the single family residential use of the zone, the setbacks shall be as
follows:
Principal Building and Lot
Minimum Setback Requirements:
Lot Size 10,000 square feet
Mean Lot Width 80 feet
Front Yard: Principal Residence 10 feet
Front Yard: Attached Garage 22 feet
Rear Yard 30 feet
Side Yard: One Side 10 feet
Side Yard: Total Side 20 feet
Minimum % of Lot to be Permeable 30%
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 13
Accessory Structures (not attached to Principal
Building other than by walkway, breezeway or porch)
Minimum Setback Requirements:
Front Yard 22 feet
Rear Yard 30 feet
Side Yard: One Side 5 feet
Side Yard: Total Side 20 feet
Minimum Distance to Principal Building 5 feet
B. With regard to the Hotel conference center use and the planned senior
housing community use of this zone, the setbacks shall be as follows:
A. All setbacks shall be from the perimeter of the real property of Zone "BB" to
the nearest building(s) with there not being a requirement setback between
buildings, or internally on the site, other than as specified herein:
Minimum Setback Requirement:
Front Yard 50 feet
Rear Yard 50 feet Side
Yard 50 feet
Distance between detached buildings 15 feet
In addition, within Zone "BB" the minimum amount of required impervious surface
shall be 60%.
SECTION IX - INFRASTRUCTURE SERVICE AND IMPROVEMENTS.
Zone "BB":
The entire zone will be serviced by City of Saratoga Springs water, unless there is a
judicial order stating otherwise, and Saratoga County sewer lines. All services and
improvements that are dedicated to a municipality or a municipal authority will be
constructed to that municipality's or authorities building standard as that standard exists at
the time of dedication. All other services and improvements shall be constructed in
compliance with applicable codes, rules and regulations.
If the zone is developed as a single family residential project, the following shall take
place: (1) Each residential unit shall be required to tap off of a City or public authority
main for purposes of obtaining a potable water supply; (2) A public sidewalk shall be
constructed along side of al roads to be dedicated to the City of Saratoga Springs; and,
(3) All public roadways shall have curbs.
For uses if the zone is developed as a hotel conference center or a planned senior
housing community, the water service to the structures which are more than 50 feet from
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 14
the boundary of a public right-of-way shall not be required to directly tap off of a city main
for purposed of obtaining a water supply.
The community sanitary sewer collection system may be owned and operated by the
Saratoga County Sewer District #1.
At the time of the development of any portion of any phase within Zone "BB", the Planning
Board of the City of Saratoga Springs may require during the PUD site plan review
process a traffic impact analysis to be preformed to determine specific on-site or off-site
improvements that might be required to accommodate projected traffic volumes to or from
this PUD. The determination as to whom shall pay for the required improvements shall
be negotiated by the applicant and the City.
At the time of the development of any portion of any phase within Zone "BB", the Planning
Board of the City of Saratoga Springs may require during the PUD site plan review
process a Stage 1B archeological investigation of the soils. The applicant shall be
expected to adequately mitigate any findings from such investigations.
SECTION X – SIGNS:
Zone “B”/Marina:
A single freestanding sign shall be permitted on this site. The sign shall not exceed 24
square foot in size and it shall be no higher than 12 feet.
Zone "BB":
A. With regard to the single family development of this zone, the following signs shall
be permitted:
1) A 40 square foot per side internally or externally illuminated sign shall be
permitted at the entrance/exit of the subdivision near Crescent Avenue,
provided such sign shall be not be placed within the public right-of-way and
provisions for its permanent maintenance is made.
B. With regard to the hotel conference center use and the planned senior housing
community use of this zone, the following signs shall be permitted:
1) A 40 square foot per side internally or externally illuminated sign shall be
permitted at the entrance/exit roadway near Crescent Avenue.
2) On premise directional signs identifying private property, restrictions, public
parking, recreational facilities, fire zones, entrances and exits signs may be
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 15
located on the real property and may not be internally illuminated. Each sign
lettering panel shall not exceed 4 square feet.
3) Temporary, non-illuminated, "For Rent" signs may be permitted on the
building(s) or placed as free-standing. The sign lettering panel shall not
exceed 4 square feet.
4) Each detached or attached townhouse may have attached a number or letter
identification sign measuring no more than 1.5 square feet. Such sign may
be internally illuminated.
5) The apartment(s) structure, hotel and restaurant may each have its own free-
standing sign, internally or externally illuminated, attached thereto measuring
not more than 40 square feet per side. These signs shall be permitted in
additions to the sign permitted pursuant to Section IX(1), but, the signs
specified in this paragraph shall be located no closer than 600 feet from the
Crescent Avenue public right-of-way.
SECTION XI – ROADWAY:
Zone "BB":
If any road or street within Zone "BB" are to be offered for dedication to the City of
Saratoga Springs, then they shall be constructed and sized to comply will the applicable
City of Saratoga Springs standards for said roads as that exists at the time of construction
and/or dedication.
If a portion of the roadway to be constructed within Zone "BB" is to continue under the
control of and be maintained by the real property owner, then they may be constructed to
a City standard acceptable for private driveways.
SECTION XII – PHASING:
Zone "BB":
Zone BB may be developed in one or more phases.
SECTION XIII – CONSTRUCTION STANDARDS:
Zone "BB" and Zone “B”/Marina:
All construction standards for buildings, private and public improvements and for utilities
shall be prepared and approved by licensed architects, landscape architects, or
engineers. All costs associated with this shall be borne by the developer whether the
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 16
plans are provided by the City of Saratoga Springs or by the developer. Further, all
completed construction shall be certified to the City of Saratoga Springs by licensed
architects, landscape architects, or engineers as being completed in the manner called for
in the plans and shall be certified in accordance therewith. The City may require any or
all costs connected with this to be borne by the developer.
SECTION XIV – DEVELOPMENT PROCESS AND AMENDMENTS:
Zone "BB" and Zone “B”/Marina:
Prior to the issuance of a building permit to develop any of the area within Zone "BB" and
Zone “B”/Marina, the developer shall receive preliminary and final site plan approval from
the Planning Board of the City of Saratoga Springs. Such site plan approval shall be in
conformance with Section 240-3.13 of the Zoning Ordinance of the City of Saratoga
Springs.
For the single family residences in Zone “BB” the Planning Board shall have the authority
to review the specific lot layout plans, showing the configuration of all structures on the
lot, as part of the PUD site plan approval process. The developer shall be permitted to
present several proposed lot layout plans, at the time of PUD site plan approval, which
proposed plans may be pre-approved by the Planning Board for development of the lots
within this Zone.
Any standard concerning the construction of dwelling units to be constructed within Zone
"BB" and Zone “B”/Marina shall be governed by and comply with the appropriate codes,
laws, rules and regulations, including the New York State Building Codes in force and
effect at the time of PUD site plan approval for the units to be so constructed.
SECTION XV – EXPIRATION:
Zone “B”/Marina:
For all development in Zone “B”/Marina, the developer must obtain final PUD site plan
approval and start construction prior to January 1, 2010 or the zoning shall revert to Rural
Residential-1 (RR-1) classifications and development standards that existed as of
January 1, 2003.
Zone "BB":
For the single family residential use, the developer must obtain final PUD sites plan
approval and start construction for all phases by December 31, 2010. If the developer
fails to obtain all PUD site plan approvals and start construction on the final phase prior to
December 31, 2010, the zoning for zone “BB” shall revert to Rural Residential-1 (RR-1)
classifications and development standards that existed at the time of the enactment of
this amendment.
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 17
For the senior citizen community the developer must obtain final PUD site plan approval
and start construction for all phases prior to January 1, 2000.
For the hotel/conference center, the developer for Zone BB must obtain final PUD site
plan and start construction for the first phase (either a restaurant or a hotel) approval prior
to January 1, 2000. The developer must obtain final PUD site plan and start construction
for all phases of the hotel/conference center prior to January 1, 2005. If the developer
fails to meet any of the above requirement, the uses allowed for the hotel/conference
center shall no longer be permitted, but the uses associated with the senior citizen center
shall be permitted.
SECTION XVI – CASH IN LIEU OF RECREATI ON LAND:
Zone “B”/Marina:
Cash in lieu of recreational lands shall not be required for any subdivision within this
section. The not-for-profit and recreational aspects for this use are consistent with
community recreational activities and shall not be held to the same standard as
commercial and residential development.
Zone “BB”:
For the single family residential use, the developer shall pay a special fee for cash in lieu
of recreation land to the City of Saratoga in the amount of $750 per lot because of the
limited size and unique characteristics of the associated residential units.
SECTION XVII – VALIDITY:
If any provision of this Ordinance shall be held invalid, the remainder of the Ordinance
shall not be affected thereby.
SECTION XVIII – EFFECTIVE DATE:
This Ordinance shall take effect the day after publication as provided by the Saratoga
Springs City Council and posting and publishing in the official newspaper of the City as
required by law.
ADOPTED: May 7, 1996
AMENDED: March 18, 1997
AMENDED: February 4, 2003
AMENDED:September , 2025
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 18
APPENDIX "A" LEGAL
DESCRIPTION
Description of lands in Zone "BB" of the "Interlaken Planned Unit
Development" are on file in the City Engineer's Office in the City of Saratoga Springs.
CITY OF SARATOGA SPRINGS ZONING ORDINANCE
Appendix C: 2.Interlaken Planned Unit v1.0
Development – Page 19
APPENDIX "B"
SKETCH PLAN FOR ENTIRE PUD
SKETCH PLAN FOR ZONE "BB" SENIOR CITIZEN COMMUNITY
SKETCH PLAN FOR ZONE "BB" HOTEL CONFERENCE CENTER