[Added 2-14-2005 by L.L. No. 1-2005]
This article shall be known as "Local Law #1 of 2005 of the Town of Saratoga" and amends the Town of Saratoga Zoning Law to provide for the creation of a planned unit development district to be known as "Saratoga Country Inn PUD."
The purpose and intent of the Country Inn PUD is to preserve the natural and scenic qualities of the area to be rezoned by allowing a mix of uses based on a creative, flexible and comprehensive design process. The Town of Saratoga, as a "Right to Farm" Town, seeks to maintain and preserve the rural tradition and character of the Town by encouraging new agricultural pursuits and by protecting the rights of existing agricultural businesses to continue to conduct sound agricultural practices. The lands of the Saratoga Country Inn PUD are within Saratoga County Consolidated Agriculture District #1 and, as such, agricultural activities are afforded special protection pursuant to Article 25-AA of the NYS Agriculture and Markets Law. The purpose of this article is to reinforce and provide notice that the provisions of both the Town of Saratoga Right to Farm Law[1] and Article 25-AA are applicable to the future activities of the PUD and those of surrounding properties. The owner and his or her assigns are hereby notified that sound agricultural practices, on any land in an agricultural district created pursuant to Article 25-AA, shall not constitute a private nuisance. Any future subdivision and/or sale of lands within the PUD are subject to the following Agricultural Disclosure Statement, which language shall be included in any conveyance of land within this PUD, including time-share-type conveyances:
"It is the policy of the state and this community to conserve, protect, and encourage the development and improvement of agricultural land for the production of food, and other products and also for its natural and ecological value. This disclosure notice is to inform prospective residents that the property they are about to acquire lies partially or wholly within the Saratoga County Consolidated Agricultural District #1, and that farming activities occur within the district. Such farming activities may include but not be limited to activities that cause noise, dust and odors."
[1]
Editor's Note: See Ch. 231, Farming, Art. I.
A. 
The Town of Saratoga Zoning Law and the Zoning Map of the Town of Saratoga are hereby amended by changing the area described in Subsection B (below) from the existing zoning districts, and creating within the boundaries of said described area the Saratoga Country Inn PUD District.
B. 
The area of the planned unit development district consists of 124 +/- acres in the Town of Saratoga and is bounded and described as set forth in Appendix A, attached hereto and made a part hereof.[1]
[1]
Editor's Note: Appendix A, showing the planned unit development district, is on file in the Town offices.
The Saratoga Country Inn PUD will consist of three areas. A development plan of the PUD is illustrated and attached as Appendix B.[1]
A. 
The first area (Area A) will consist of approximately 58 +/- acres and will be developed to include horse barns, storage barn with staff apartments on the second level, manager's office and apartment, paddocks, fields, and one one-family residence.
B. 
Area B will consist of approximately 53 +/- acres and will maintain its present zoning status. The portion of Area B north of Stafford's Bridge Road (County Route 68) shall remain subject to current Conservancy District zoning regulations, and the portion of Area B south of Stafford's Bridge Road (County Route 68) shall remain subject to current Rural Zoning District regulations.
C. 
Area C of the PUD will contain approximately 13 acres and be improved by a country inn having a combination of timeshare and hotel units, and may include amenities such as an indoor pool, spa, restaurant with bar and conference room.
[1]
Editor's Note: Appendix B, showing the development plan of the PUD, is on file in the Town offices.
A. 
There shall be no further development or subdivision of Area A. These restrictions shall be included in any future deed conveyance of this area.
B. 
Attached hereto as Appendix C is a building summary table for the improvements to be located within the PUD.[1] Subject to final approval of the construction plans by the Saratoga Town Planning Board, the listed uses, maximum sizes, number of units and proposed amenities shall not exceed those set forth in this appendix.
[1]
Editor's Note: Appendix C is included at the end of this chapter.
C. 
The proposed private access road connecting the development areas to County Route 68 shall be subject to the following standards:
(1) 
A driveway over 500 feet in length must be accessible and able to hold a 50,000 pound, 30 foot long vehicle as determined by a licensed engineer, with facilities for turning around to be available within 100 feet of any structure.
(2) 
A driveway over 500 feet in length must have a minimum width of 16 feet and minimum vertical clearance of 15 feet.
(3) 
It is understood that the private access road is subject to issuance of a permit from the Saratoga County Department of Public Works and it is intended that the access road will remain in private ownership in perpetuity. All access to this PUD from Wagman's Ridge Road shall be as shown on Appendix B[2] and is restricted to farming operations only.
[2]
Editor's Note: Appendix B is on file in the Town offices.
D. 
The report of the Saratoga Town Planning Board to the Town Board, attached hereto as Appendix D,[3] is hereby incorporated and made a part hereof. The PUD shall be subject to all recommendations and requirements contained in this report.
[3]
Editor's Note: Appendix D is on file in the Town offices.
E. 
Final construction plans for this PUD are subject to further review and determination by the Saratoga Town Planning Board utilizing the requirements set forth in this article together with the criteria for special permit review as contained in Article VIII of this chapter. The Planning Board is further authorized, as part of its final review, to conduct an architectural review so as to ensure that exterior materials, colors and general architectural design of all buildings are compatible with the surrounding neighborhood and the overall character of this district. Such review and approval process by the Planning Board should be completed within 90 days of the enactment of this article, unless extended or adjourned with the consent of the developer.
F. 
All utilities shall be underground.
G. 
There shall be no construction on Sundays.
H. 
Any future deeds or conveyances of any of the lands contained within this planned unit development district shall contain a specific reference to this article.
All final construction plans shall be certified by a licensed architect or engineer. All construction shall be subject to inspection by the Town of Saratoga Building Inspector, Town Engineer or any individual designated as a Clerk of the Works at any time. If a Clerk of the Works is designated by the Town Board, the developer shall be responsible to reimburse the Town for the reasonable fees and expenses paid to such person on a monthly basis.
This PUD is subject to § 400-45J of this chapter which provides for a revocation of approval and reversion of the zoning of this PUD if construction work on the proposed development has not begun within two years. In accordance with the aforesaid provision of this chapter, all construction work in this PUD must be completed within 18 months of issuance of the first building permit.
The Town Board hereby finds that there is both a present and anticipated future need for park and recreational facilities within the Town, and further that a suitable park of adequate size and need cannot be located on this PUD. Accordingly, the Town Board assesses a payment in lieu of parkland fee in the amount of $200 per residential dwelling unit. Residential dwelling units shall include each apartment, one-family residence, time-share unit and hotel unit which is constructed within this development. Such fees shall be paid at the time a building permit is issued for construction.
All land uses allowed by this article are contingent upon the applicant's ability to provide an adequate potable water supply and sanitary sewage treatment services in accordance with NYS Department of Health regulations and Town of Saratoga regulations, as applicable. All stormwater management systems shall be designed in accordance with and meet the standards of the EPA Phase II Stormwater Management Program, including the filing of an NOI with NYSDEC and the preparation of a stormwater pollution prevention plan (SWPPP). All such water, sewer and stormwater management issues shall be reviewed and approved by the Town of Saratoga Planting Board during the final approval phase.
Prior to the issuance of any building permit or commencement of any construction, the developer shall file a performance bond or letter of credit with the Town Supervisor in the amounts and for the time periods required by the Town Planning Board, and acceptable as to amount and form to the Town Supervisor, Town Engineer and Town Attorney to guarantee such performance and/or completion of the requirements of this planned unit development district as to the following matters:
A. 
All roads and driveways constructed within the PUD; and
B. 
The stormwater management system.
The Saratoga Town Board, as lead agency for this project pursuant to the State Environmental Quality Review Act, has adopted a negative declaration and declaration of nonsignificance concerning this project, a copy of which is annexed hereto and made a part hereof and designated as Appendix E.[1] The developer agrees to comply with all of the mitigating measures which are a part thereof, if any, at no cost to the Town. No certificate of occupancy will be issued until the mitigating measures are complete.
[1]
Editor's Note: Appendix E is on file in the Town offices.