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HomeMy WebLinkAbout20260416 120 S Broadway Sketch Site Plan Narrative Project Narrative PROPOSED MULTI-FAMILY AND COMMERCIAL DEVELOPMENT CCM SARATOGA, LLC 120 South Broadway City of Saratoga Springs Saratoga County, New York May, 2026 Prepared By: The Environmental Design Partnership, LLP 900 Route 146 Clifton Park, NY 12065 900 Route 146, Clifton Park, New York 12065 phone (518) 371-7621 e-mail: info@edpllp.com 2 1.0 Project Overview The proposed project at 120 South Broadway involves the redevelopment of an approximately 2.64± acre parcel located along the South Broadway (Route 9) corridor in the City of Saratoga Springs. The property is located within the Neighborhood Center (NC) District under the City’s Unified Development Ordinance (UDO), which is intended to support a mix of residential and nonresidential uses in a pedestrian-oriented environment. The proposed development consists of a mixed-use project with commercial uses located along South Broadway and residential units above, with additional residential buildings located toward the interior of the site. The layout is designed to reinforce the streetscape while creating a cohesive and functional site plan. 2.0 Existing Conditions The existing project site consists of remaining portions of previously developed motel buildings and a separate central building on the property that serves as a spa. Portions of the former motel structures have been demolished, and associated site features remain. The property includes existing paved parking areas and is wooded along the easternmost portion of the site behind the former eastern motel building. The site is generally level with minimal topographic variation and is served by existing municipal water and sanitary sewer infrastructure. All remaining structures are proposed to be removed to accommodate the proposed development. 3.0 Site Context The project site is located along South Broadway, a primary gateway corridor into the City characterized by a mix of commercial, residential, and mixed-use development. Surrounding land uses include neighborhood-scale commercial establishments, residential uses, and lodging facilities. The corridor continues to experience reinvestment and redevelopment and serves as an important transition between more intensive commercial areas and adjacent residential neighborhoods. The site’s location and size make it well suited for redevelopment consistent with the intent of the NC District. 900 Route 146, Clifton Park, New York 12065 phone (518) 371-7621 e-mail: info@edpllp.com 3 4.0 Redevelopment and Site Design The proposed project represents a comprehensive redevelopment of an underutilized property along a key City corridor. The design emphasizes a street-oriented layout, with two mixed-use buildings located along South Broadway to establish a strong and consistent building presence along the frontage. These buildings are intended to meet the required frontage build-out and reinforce the pedestrian character of the corridor. A central boulevard-style entrance is proposed between the two frontage buildings, providing access into the site while maintaining an organized and visually defined entry. Two additional residential buildings are located toward the interior of the site, with one building positioned along the southern property line and one along the eastern property line. The overall layout has been developed to efficiently organize building placement, circulation, parking, and open space while maintaining a cohesive development pattern. The overall layout has been developed to efficiently organize building placement, circulation, parking, and open space while maintaining a cohesive development pattern. Sidewalk connectivity is provided throughout the site, linking the frontage buildings, interior residential buildings, and proposed civic space areas. 5.0 Access, Circulation, and Parking Access to the site is provided via a centralized boulevard entrance from South Broadway, located between the two frontage buildings. This design reduces the number of existing curb cuts along the frontage from two to one, improving traffic organization and enhancing pedestrian safety. A sidewalk is proposed along the South Broadway frontage in accordance with City requirements, providing direct pedestrian access to the ground-floor commercial uses. In addition, an internal sidewalk network is provided throughout the site, creating connectivity between buildings, parking areas, and on-site amenities. This system of sidewalk connectivity supports safe and efficient pedestrian movement within the site and reinforces the pedestrian-oriented intent of the NC District. 6.0 Civic Space Civic space is incorporated into the site design along the frontage of the buildings and in areas adjacent to the side property lines. These areas include seating, outdoor gathering spaces, and pedestrian-oriented amenities that contribute to the overall streetscape and user experience. 900 Route 146, Clifton Park, New York 12065 phone (518) 371-7621 e-mail: info@edpllp.com 4 The civic space is designed to be integrated with the building frontage and accessible via the proposed sidewalk network along South Broadway. Interior areas of the site are intended to function as private spaces for residents and tenants and are not considered part of the required civic space. 7.0 Zoning Compliance The proposed development has been designed to align with the dimensional and bulk requirements of the Neighborhood Center (NC) District. The building frontage along South Broadway has been configured to meet the required build-out percentage, reinforcing the street edge and pedestrian character of the corridor. The centralized boulevard entrance provides organized access while minimizing disruption to the overall frontage. Civic space has been incorporated into the site design in a manner that supports both the functional layout of the project and the intent of the UDO to create an active and pedestrian- friendly environment. 8.0 Prior Approvals The subject property was previously approved by the City of Saratoga Springs Planning Board for a similar development program that included Special Use Permit and Site Plan. In 2022, the Planning Board granted Site Plan Approval and a Special Use Permit for a multi-family residential development on the site. As part of that review, the project underwent full SEQRA evaluation and received a Negative Declaration, indicating that the proposed development would not result in significant adverse environmental impacts. These approvals established the suitability of the site for residential and mixed-use development and confirmed that the overall layout, including a boulevard-style entrance, could be accommodated within the surrounding context. The prior approvals have since expired due to the prior applicant not completing the final plan signature process within the required timeframe. The expiration was administrative in nature and not related to any deficiencies in the project design. The current application builds upon the previously approved concept, with modifications to reflect current ownership, updated zoning requirements under the UDO, and refinements to site layout and civic space design. 900 Route 146, Clifton Park, New York 12065 phone (518) 371-7621 e-mail: info@edpllp.com 5 9.0 Summary The proposed development at 120 South Broadway represents a well-considered redevelopment of a key property along the South Broadway corridor. The project introduces a mixed-use development that reinforces the streetscape, supports a variety of uses, and integrates building placement, access, and civic space in a cohesive manner. The development is consistent with the intent of the Neighborhood Center District and contributes to the continued revitalization of this important gateway corridor.