HomeMy WebLinkAbout20251110 Nelson Ave Ext Sketch Plan OSAC Response Letter 10.28.2026
74 Warren Street, Saratoga Springs, NY 12866 | 518.450.4030 | www.studioadpc.com
October 16, 2026
City of Saratoga Springs Planning Board
474 Broadway
Saratoga Spring, NY 12866
Attn: Susan Barden, Administrator of OPED
Re: Nelson Ave Extension – Open Space Advisory Committee’s Review
Dear Ms. Barden,
We are in receipt of the Open Space Advisory Committee’s (OPAC) letter regarding their
recommendations on the proposed subdivision on Nelson Avenue Extension. With respect to their
concerns and comments, we offer the following amendments to the sketch plan.
Extensive buffering will be incorporated within the conservation easement area, between the proposed
lots and the existing lots. The proposed buffering will consist of native vegetation and is intended to
perform as a riparian buffer. Riparian buffers are natural or reforested vegetated areas along
waterbodies that protect water quality through bank stabilization, erosion and sediment control,
reduced flood impacts, and filtration of nutrients. In addition to the stormwater benefits achieved
through the riparian buffer, the vegetation will mitigate visual impacts from the proposed development
and reduce noise levels generated from the new single-family lots. The use of berms in the buffer areas
will be considered upon further development of the construction plans, though, berms will reduce the
ability of stormwater runoff to maintain flow through the riparian buffer and could result in stormwater
ponding, so the incorporation of berms will most likely be limited.
Appendix B of the NYSDEC SPEDES General Permit for Stormwater Discharges states that no post
construction stormwater management practices (SMPs) are required for the proposed project, as the
development is a single-family residential subdivision that will have less than 25% impervious cover at
total site build-out. Sections 17.4(A) and 17.5(B)(1)(a) of Article 17 of the City of Saratoga Unified
Development Ordinance (UDO) state that post-construction SMPs are not required, as the project is a
residential development disturbing between 1-5 acres and does not directly discharge to an impaired
waterbody. Regardless, to ensure runoff from the proposed access roadway does not discharge to the
neighboring properties, vegetated swales will be constructed on either side of the driveway to capture
runoff and discharge to the riparian buffer. Both the vegetated swales and the riparian buffers are
considered Green Infrastructure (GI) Practices’ and will improve the water quality of the stormwater
runoff. An additional GI technique used in this development is the preservation of existing buffers,
achieved through the design of the cluster-conservation subdivision, which reduces overall site
disturbance. The development of post-construction SMPs could negatively impact the ecosystem by
increasing the footprint of disturbance and increase the tree-clearing required, reducing the size of the
riparian buffer.
74 Warren Street, Ste. 1 | Saratoga Springs, NY 12866 | 518.450.4030
In our opinion, the currently proposed sketch plan exhibits the most efficient layout with the least
amount of impact to neighboring developments. The dead-end road will discourage traffic other than
that of the property owners in the subdivision. Additionally, the separation of the proposed lots from
the existing property lines will allow for a buffer area to be developed between the lots, reducing both
visual and auditory impacts. The use of adjacent properties not shown as a part of the proposed project
is not desired or proposed. Relocation of the subdivision entrance is undesirable, as that will increase
the disturbance through existing forested areas, potentially impact a stream corridor buffer, and place
the subdivision road in lower areas known to be wet. The currently proposed location places the part of
the subdivision in the unwooded area, and on higher land to avoid impacts from groundwater. Lastly,
the currently proposed driveway location offers the safest sight distance for vehicles existing the
development.
Should you have any questions, please contact the undersigned at 518-450-4030.
Sincerely,
Kirsten Catellier, RLA
President
For
Studio A | Landscape Architecture + Engineering