HomeMy WebLinkAbout20261001 120 Division St City Square Site Plan Modification NarrativeProject Narrative
CITY SQUARE SUBDIVISION
ELLSWORTH SQUARE, LLC
120 Division Street
City of Saratoga Springs
Saratoga County, New York
October 12, 2026
Prepared By:
The Environmental Design Partnership, LLP
900 Route 146
Clifton Park, NY 12065
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1.0 Project Overview
This project's intent is to reconfigure the previously approved 2014 City Square Site Plan by
replacing residential/commercial space with single-family residences. Proposed Modifications
include:
1) Two Single -Family Residences (Matching As -Built Design)
2014 Approved Site Plan: 4,000 SF Commercial Building w/ Six Residential Units
2) Four Single -Family Residences (Matching As -Built design)
2014 Approved Site Plan: Eight -Unit Residential Building
The property is located within the Planned Unit Development (PUD) District under the City's
Unified Development Ordinance (UDO), which is intended to support commercial and industrial
activities along Division Street all while ensuring efficient use of land, promoting good site design
and establishing a pleasing environment.
2.0 Existing Conditions
Many of the homes proposed in the original site plan are constructed. The proposed residences
will be identical to the adjacent properties and follow the same landscaping design. Both the
access roads and originally proposed utilities are in place and can readily accommodate these
modifications to the site plan.
Figure 1: Site Location
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900 Route 146, Clifton Park, New York 12065
phone (518) 371-7621
e-mail: info@edpllp.com
ENVIRONMENTAL DESIGN
PARTNERSHIP, LLP.
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3.0 Site Context
The project site is located along Division and Walworth Street, a primary local urban street in
the city and characterized by a mix of commercial, residential, and mixed -use development.
Surrounding land uses include neighborhood -scale commercial and residential uses. The
corridor continues to experience reinvestment and redevelopment and serves as an important
transition between small-scale commercial areas and adjacent residential neighborhoods.
The site's location and size make it well suited for redevelopment consistent with the intent of
the PUD District.
4.0 Redevelopment and Site Design
Both the original and modified site plan design emphasize a downtown luxury walking
community with historic Victorian architecture. The proposed buildings will meet the required
frontage build -out and reinforce the pedestrian character of the area.
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 and offers an integrated feel with custom street
lights and accessible alleyways.
5.0 Access, Circulation, and Parking
Access to the site is provided via an existing entrance on Cherry Street, as shown on Figure 1, and
along Marvin Alley. No additional driveways or access points will be introduced.
Pedestrian infrastructure is proposed along both Cherry and Walworth Street and will link into
existing sidewalks. In addition, an internal sidewalk network is provided throughout the site,
creating connectivity between buildings, parking areas, and on -site green spaces.
This system of sidewalk connectivity supports safe and efficient pedestrian movement within the
site and reinforces the pedestrian -oriented intent of the Division Street PUD and the City Square
Subdivision design objectives.
6.0 Zoning Compliance
The proposed development has been designed to align with the dimensional and bulk
requirements of the Division Steet PUD District.
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900 Route 146, Clifton Park, New York 12065
phone (518) 371-7621
e-mail: info@edpllp.com
ENVIRONMENTAL DESIGN
} PARTNERSHIP, LLP.
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The building frontage along Division Steet and Walworth Street has been configured to meet the
required build -out percentage, reinforcing the curb appeal and pedestrian character of the
corridor. The existing City Square entrances provide organized access while minimizing disruption
to neighboring roadways.
Green 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 PUD to create an active and pedestrian -
friendly environment that will service commercial business and residences alike.
7.0 Prior Approvals
In 2014, the Planning Board granted Site Plan Approval for the City Square Development. 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.
In 2019, the Planning Board granted a Site Plan modification to the original 2014 plans to
reconfigure the tentative lot lines within Great Lot 8: Reduce the number of units from five to
four and provide open space between units 2 and 3.
The current application builds upon the previously approved concept, with modifications to
building type and refinements to site layout.
8.0 Summary
The proposed development at 120 Division Street represents a well -considered redevelopment of
a key property along the Division Street corridor.
The project introduces a mixed -use development that reinforces the streetscape, supports a
variety of uses, and integrates building placement, access, and green space in a cohesive manner.
The development is consistent with the intent of the Division Street Planned Unit Development
and contributes to the continued responsible development of the area.
4
900 Route 146, Clifton Park, New York 12065
phone (518) 371-7621
e-mail: info@edpllp.com