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HomeMy WebLinkAbout20260893 25 New St PUD Amendment Narrative PROJECT NARRATIVE 1.0 Applicant and Owner Information New Street Planned Unit Development 25 New Street Saratoga Springs, NY Tax Map ID: 178.-4-25 Applicant/Owner The McNeary Group, LLC c/o Bill McNeary 33 Cady Hill Blvd. Saratoga Springs, NY 12866 2.0 General Project Overview The proposed action involves the rezoning of a single parcel located at 25 New Street (Tax Map No. 178.-4-25) from the existing Urban Residential-3 (UR-3) zoning district to a Planned Unit Development (PUD) district, to be known as the New Street PUD. The requested rezoning will facilitate the redevelopment of the property as a thoughtfully planned residential community that expands housing opportunities while incorporating high-quality site design, public infrastructure improvements, and resident-focused amenities. Under the proposed PUD, the applicant seeks to redevelop the approximately 6.50-acre property into a townhouse community consisting of 38 dwelling units. The development will include a total of seven (7) residential buildings, comprising six (6) five-unit townhouse buildings and one (1) eight-unit townhouse building. The proposed townhomes are designed to provide a desirable housing option while maintaining a scale, architectural character, and overall development pattern that is compatible with surrounding residential neighborhoods. The site has been designed as a cohesive residential community organized around an internal roadway network that provides safe and efficient vehicular and pedestrian circulation. Parking, sidewalks, landscaping, open space, and utility infrastructure will be integrated into the overall site design to create an attractive and functional living environment. Building placement, circulation patterns, and common open space areas have been carefully arranged to maximize the efficient use of the property, promote neighborhood connectivity, and preserve existing site features where practical. The property is currently served by existing municipal water and sanitary sewer infrastructure, including connections to the City of Saratoga Springs Water System and the City of Saratoga Springs Sewer System and Saratoga County Sewer District, with wastewater ultimately conveyed to and treated by the Saratoga County Sewer District. To support the proposed development, the applicant will construct all necessary infrastructure improvements, including utility extensions, service connections, stormwater management facilities, and a new water main loop connection between New Street and Aletta Street. These improvements will enhance system reliability and ensure adequate utility service for the proposed development. The proposed New Street PUD represents a comprehensive and well-planned redevelopment of an underutilized property within an area already served by public infrastructure. By providing 38 townhouse dwelling units, associated open space, recreational opportunities, and infrastructure enhancements, the project will contribute to the City's housing supply while promoting efficient land New Street PUD August 27, 2026 Page 2 of 11 use and orderly growth. The requested PUD rezoning will enable a coordinated development plan that advances the City's planning objectives, supports investment in existing neighborhoods, and provides lasting benefits to both future residents and the broader Saratoga Springs community. Figure 1 – Project Location The parcel is located within the UR-3 Urban Residential-3 zoning district. Townhomes are not permitted as of right within the UR-3 district, therefore a PUD is proposed to allow townhouse units. As shown on the zoning map below, the project site is adjacent to the Gateway Urban Commercial District (GC-U), Neighborhood Center District (NC), and Institutional Parkland/Recreation District (INST-PR). Project Site New Street PUD August 27, 2026 Page 3 of 11 \ Figure 2 – Zoning Map PUD Residential Dimensions Parcel Size: 6.50 Acres Building Size: Six (6) 5-unit Townhouse buildings (40’x120’) One (1) 8-unit Townhouse Building (40’ x 192’) Building Height: 25 feet Unit Floor Plan: 1,400 SF - 2 Bedroom Total Units: 38 Units Front Setback of Buildings: 18 feet Rear Setback of Buildings: 30 feet Active Recreational Space: Pickleball Court Passive Recreational Space: Dog Park, Pavilion, Zen Garden, and Walking Trails Project Site New Street PUD August 27, 2026 Page 4 of 11 2.1 Open/Recreational Space As part of this Planned Unit Development (PUD), the applicant is proposing two distinct recreational areas designed to serve a variety of resident needs while preserving the site's natural features. The first recreational amenity is a pickleball court and open field on approximately 0.48 acres (see Figure 3), which will be located on the southern portion of the property and will provide an active outdoor recreation opportunity for residents. The second recreational area is a passive open space located within the existing wooded section of the site approximately 0.97 acres (see Figure 4). This area has been intentionally designed to preserve the mature trees and natural character of the parcel while creating opportunities for relaxation, recreation, and enjoyment of the natural environment. Amenities within this passive recreation area include a dog park, walking trails, a picnic pavilion (see Figure 5), and a dedicated Zen space (see Figure 6) for quiet reflection and passive use. Together, these active and passive recreational amenities will encompass approximately 1.45 acres of the overall development. The proposed layout balances the provision of recreational opportunities with the preservation of existing natural resources, helping to maintain the wooded character of the site while enhancing the quality of life for future residents. In addition to the two recreational spaces above, this project includes a proposal to donate approximately 0.77 acres of land (SBL 178.33-2-41.1) to the City for future recreational use. Located adjacent to the project site and the Railroad Run Trail, the parcel also has frontage on a City-owned paper street connecting to Empire Avenue. The land could be preserved as a vegetative buffer for the existing residential neighborhood or enhanced with amenities such as benches, gardens, or other community features to benefit nearby residents and trail users (see Figure 7). This would include a total of combined recreational land to approximately 2.22 acres. New Street PUD August 27, 2026 Page 5 of 11 Figure 3- Open Space and Pickleball Court (0.48 acres) Figure 4 - Passive Recreational Area with walking trail, pavilion, dog park and Zen Garden (0.97 acres) New Street PUD August 27, 2026 Page 6 of 11 Figure 5 - Pavilion Figure 6 – Zen Garden New Street PUD August 27, 2026 Page 7 of 11 Figure 7- Proposed Donated Land to the City 2.2 Tree Preservation and Landscape Buffers A significant component of the New Street PUD design is the preservation of existing vegetation and the incorporation of supplemental landscaping to create effective visual buffers between the proposed development and adjacent properties. Existing mature trees located throughout the site will be retained to the greatest extent practicable, and all remaining trees following construction will be preserved and protected. These existing natural features will be complemented by additional landscaping designed to enhance the site's appearance, maintain neighborhood character, and provide year-round screening for surrounding land uses. The proposed passive recreation area has been strategically located within the forested portion of the property to maximize the preservation of the existing woodland buffer adjacent to the Price Chopper Plaza. By placing the passive open space in this area, the majority of the existing trees 4-inches and greater in diameter within this portion of the site will be retained, preserving the site's natural character while maintaining a substantial vegetative buffer between the residential development and the adjacent commercial use. This approach minimizes disturbance to existing natural resources and enhances the quality of the recreational open space available to residents. In addition to preserving existing vegetation, the landscape plan incorporates extensive new plantings throughout the development. Rows of Arborvitae are proposed along the length of the internal roadway Project Site Railroad Run Trail City Paper Street Proposed Donated Recreational Parcel New Street PUD August 27, 2026 Page 8 of 11 and around each residential building cluster to establish a continuous visual buffer and reinforce the project's landscape framework. These evergreen plantings will provide year-round screening, enhance privacy for residents, and soften views of the development from neighboring properties. The existing tree line along Railroad Run will be preserved, maintaining an important natural buffer along the eastern boundary of the site. Furthermore, established trees located on adjacent City-owned property will remain undisturbed and continue to contribute to the overall vegetative screening and character of the area. Collectively, the preservation of existing woodland areas and the addition of new landscaping will create a well-buffered residential environment that respects adjacent land uses, protects existing natural resources, and enhances the overall appearance of the New Street PUD. Figure 8- Landscape Plan 3.0 Infrastructure 3.1 Roadways and Site Access Access to the development will be provided through the parcel's existing curb cut along New Street. Utilizing the existing point of access will minimize impacts to the surrounding roadway network and reduce the need for additional curb cuts. The internal roadway serving the townhouse community is proposed to be constructed within a 50-foot right of way using pavement sections that meet City standards. Upon completion and acceptance by the City, the roadway will be dedicated to the City of Saratoga Springs for public ownership and maintenance. Parking accommodations have been designed to meet the needs of future residents while minimizing on-street parking demand. Each townhouse unit will be equipped with an attached one-car garage and New Street PUD August 27, 2026 Page 9 of 11 a private driveway providing space for a total of two vehicles per unit. This arrangement ensures adequate off-street parking for residents while supporting the overall functionality and safety of the development. 3.2 Traffic – ITE Generation The trip generation analysis was completed using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 12th Edition to determine the peak hour vehicle trips associated with the project. Land Use Code (LUC) 215, Single Family Attached Housing was utilized for existing and proposed conditions. Below is a summary of the peak hour vehicle trips generated from the project. A complete traffic impact study has been prepared for this project. Trip Generation AM Peak PM Peak Entering Exiting Total Entering Exiting Total 215 – Single Family Attached Housing (38-units) 4 14 18 11 8 19 Total New Trips 4 14 18 11 8 19 • The AM and PM peak hour vehicle trips for the project are 18 and 19 respectively. 3.3 Potable Water The existing parcel is within the City of Saratoga Springs Water District and an individual water service connection extending from a Town water main currently exists. As part of the project, a new water main is proposed connecting into the 4-inch watermain on New Street and the City also recommended looping into the 8-inch water main on Aletta Street. In order for this to occur, an easement will be required by the neighboring property owner (New York State) adjacent to South Street. This easement is currently being finalized. Based upon the proposed use, the average day water demand is expected to be 8,360 gallons per day. NYSDEC Design Standards for Intermediate Sized Water Treatment Systems dated 3/5/2014 was used to determine anticipated flow rate, (38 units X 2 bedrooms per townhouse X 110 gpd/bedroom). 3.4 Sewage Disposal The existing parcel is within City of Saratoga Sewer District and Saratoga County Sewer District No.1 and an individual sewer service connection extending from a city’s sewer main within the public right of way currently exists. As part of the project, the proposed gravity sewer will have connections directly to the Saratoga County Sewer District #1 interceptor that runs parallel to the rear of the property. Easements from the City will need to be obtained to get to the interceptor that runs on the west side of the Railroad Run trail. Based upon the proposed use, the average day sewage generation is expected to be 8,360 gallons per day. New Street PUD August 27, 2026 Page 10 of 11 3.5 Stormwater Management The project will disturb more than 1 acre of land. As such, it will be subject to the NYSDEC General Permit GP-0-25-001. The project design will follow the requirements of Chapter 9 of the NYSDEC Design Manual and is defined as a redevelopment project with an increase in impervious area. The stormwater system will generally include catch basins to collect surface runoff, piping to route runoff and stormwater management areas to provide quality and quantity controls. In order to address green infrastructure, it is proposed to use both standard stormwater management practices as well as defined green infrastructure measures. 3.6 Wetlands The NYSDEC Environmental Resources Mapper (ERM) was utilized to reviewed for freshwater wetlands within or adjacent to the project area. The ERM indicated that State Regulated Freshwater Wetlands or buffer zones are not located within the project area. National Wetland Inventory (NWI) mapping for the project area was reviewed utilizing the online Wetlands Mapper provided by the U.S. Department of Interior, Fish and Wildlife Service. Federal jurisdictional wetlands are not present on the project site. 3.7 Archaeological/Cultural Resources M.J. reviewed New York State’s Office of Parks, Recreation, and Historic Preservation’s online Cultural Resource Information System (CRIS) for this site and verified that the site is located adjacent to an archeological sensitive Area. We have reached out to SHPO through the CRIS site and have attached the no effect letter dated June 13, 2024. 3.8 Soils Review of the National Resources Conservation Service (NRCS) Soil Survey Data indicates the project area is predominately comprised of Windsor loamy sand, with the following characteristics: WnB—Windsor loamy sand • Slope: 3 to 8 percent • Depth to restrictive feature: More than 80 inches • Drainage class: Excessively drained • Runoff class: Low • Depth to water table: More than 80 inches • Frequency of flooding: None • Frequency of ponding: None • Hydrologic Soil Group: A Soil testing was completed for the project site in May 2024. Test borings and infiltration tests were performed in general conformance with the NYSDEC Storm Water Management Design Manual guidelines. Soils encountered were described based on visual estimation of the grain size distribution, along with characteristics such as color, relative density, consistency, moisture, etc. Six (6) exploratory test pits were progressed at the project site to depths of approximately 10 feet and six (6) infiltration tests to a depth of 8 feet. The test pits indicated 0-12” of topsoil and 12”-120” of loamy sand, light and medium sand. No groundwater was encountered during the soil investigation. The infiltration tests varied by location from 6 to 20 inches per hour in most locations. New Street PUD August 27, 2026 Page 11 of 11 4.0 State Environmental Quality Review Act (SEQRA) Based upon the scope of the proposed project in comparison to Part 617 of Environmental Conservation Law (ECL) suggests this would be an Unlisted SEQR action. It is believed that the City of Saratoga Springs Planning Board would be the most appropriate regulatory body to be the SEQRA Lead Agency and the City would initiate this SEQRA review process by requesting lead agency status from involved and interested agencies. In support of the City’s initial evaluation of SEQRA, a draft Full Environmental Assessment Form (FEAF) has been prepared and included as part of the submission. It is believed that over the course of the project’s review, adequate information will be provided to potentially support the issuance of a negative declaration by the Lead Agency under SEQRA. 5.0 Permits / Approvals Based upon the conceptual plan developed, it is believed that the regulatory approvals that would be necessary are as follows: • City of Saratoga Springs City Council: PUD approval • City of Saratoga Springs Planning Board: Advisory Opinion, Subdivision • Saratoga County Planning Board: Referral • City of Saratoga Springs Waters Department: Water Permit • Saratoga County Sewer District No.1: Sewer Permit • NYSDEC Stormwater Permit Coverage/Sewer Approval Other agencies having jurisdiction may be identified over the course of the project’s review.