Planning Board

PLANNING BOARD MINUTES WEDNESDAY, NOVEMBER 10, 2010 7:00 P.M. CITY COUNCIL ROOM PRESENT: Jamin Totino; Vice Chair, Amy Durland, Michael Perkins, Philip Klein, Dan Gaba, Suzanne Bernardi-Cleary ABSENT: Clifford Van Wagner, Chairman STAFF : Kate Maynard, Principal Planner CALL TO ORDER Jamin Totino, Vice Chair called the meeting to order at 7:04 P.M. REPORT ON ADMINISTRATIVE ACTIONS BY THE CHAIR There were no administrative actions reported. ANNOUNCEMENT OF RECORDING OF PROCEEDING Jamin Totino said the proceedings of this meeting are being taped for the benefit of the secretary. Because the minutes are not a verbatim record of the proceedings, the minutes are not a word-for-word transcript of the recording. ADJOURNED – WAITING FOR ADDITIONAL INFORMATION: 10.013 WHITE FARMS ROAD BED AND BREAKFAST, 66 White Farms Road, public hearing for special use permit for six room corridor bed and breakfast in a Rural Residential-1 District. 10.024 LOGISTICS ONE FLEX WAREHOUSE EXPANSION, 29, 31 & 33 Cady Hill Boulevard, site plan review of warehouse expansion in the IND-G General Industrial District. 10.028 CELLCO-VERIZON CELL TOWER, 81 Nelson Avenue, SEQRA evaluation of potential environmental impact for a new 90’ monopine telecommunications tower and associated equipment in an Urban Residential-2 District. 10.027 307 GRAND AVENUE MULTI-FAMILY, 307 Grand Avenue, public hearing on special use permit for a multi-family housing in the Transect-4 District. 10.031 307 GRAND AVENUE MULTI-FAMILY, 307 Grand Avenue, review of site plan for multi- family housing in the Transect-4 District. UPCOMING PLANNING BOARD MEETING/AGENDA WORKSHOPS: Next Planning Board Caravan, Scheduled for Monday, November 22, 2010 at 4:00 P.M. Next Planning Board Workshop, Scheduled for Monday, November 22, 2010 at 5:00 P.M. Next Planning Board Meeting, Scheduled for Wednesday, November 23, 2010 at 7:00 P.M. PRIVILEGE OF THE FLOOR: Opportunity for citizens in the audience to address planning issues not on tonight’s agenda. None heard. APPLICATIONS UNDER CONSIDERATION: 1. 10.047 ELLSWORTH ICE CREAM BUILDING, 120 Division Street, site plan discussion of mixed use building in the Division Street Planned Unit Development District. SEQRA: Due to the fact that this is adjacent to the Franklin Square area this is a Type I unlisted action. Type I unlisted action is occurring wholly or partially within a substantially contiguous and Historic district, structured facility site or district that is listed on the national register of historic places. Applicant: Hotel Square Development, LLC Agent: LA Group, Mike Ingersoll Property owner Alexander Stephens, presentations by Michael Ingersoll of the LA Group and Michael Phinney of the Phinney Design Group. Michael Ingersoll, of the LA Group stated plans call for 94 residential units in total in several three story buildings. The cornerstone of which would be a mixed use building with 9,400 square feet of first floor retail space and studio one bedroom apartments on the second and third floors. Property owner Alex Stephens stated he grew up in Saratoga and has a vested interest in the community as a whole and that has been the primary consideration with this project and how we approach it. We think it is a very leading edge signature project that will fit in very well in the community be a very nice transition for its location from downtown towards the west side. It will foster a lot of activity within the community. A visual presentation was given to the Planning Board by Mr. Ingersoll. Mr. Stephens is very committed to having a diverse economic climate here, describing a variety of price points for the apartments and two styles of condominiums. The two parcels are part of a planned unit development district, established in 1983 by the City Council which calls for primarily industrial uses such as offices, retails sales spaces, garages, and storage. A survey was commissioned after purchase of the property, which indicated that there are two City of Saratoga Springs Planning Board Minutes – November 10, 2010 - Page 2 of 5 lines city lines running through the parcel, one for water, and one for sewage. There is no written easement it certainly would be desirous. Marvin Alley is 17 feet wide, and does not meet the city standards for the width of an alley or right of way. In general our hope is to take this whole block, build out a model and infill the project. Because we are in the zoning in the old PUD, there are very few criteria that we are abiding by however; we have tried to where it is best possible to abide by the T-5 zoning. One of the things we do have there are two parcels. We have under request of administrative action that the parcel lines be adjusted so there will be only two lots. The development plan is building out a streetscape of row houses much like you would see on Regent St. or Clinton Street, traditional brownstone walkups with a private alley in the back where all the garages would be kept. We have some commercial setting on Walworth, and Mr. Alderdice was concerned that if he had residences across the street of this nature that they would complain about his business. So they actually talked about extending the mixed use component. One the first floor of this building there is 9,500 square feet of potential of mixed use. Our vision for that is office space, neighborhood oriented boutiques, a small coffee shop, etc., nothing that generates too much traffic or parking spaces. Residence floors above. Some carriage house looks, with internalized garden walkways. Our green space intermingles around here. We have some rich textures to the streetscapes and the driveways throughout. We have a passageway that goes under the building, to Walworth. We are adding curbs and sidewalks, street edge around the entire frontage. This will encourage on street parallel parking. Street lights, street trees, the typical urban setting. One of the things we see as a positive is this access route now does not have a sidewalk for the kids on this side of the street. There will be an increase in water and sewage there was a usage there before and there was not a concern with flows. We are also taking a fire line in and around and looping that. All the units will have sprinklers. Storm water management will be managed. A Homeowners Association will maintain all the landscaping in and around the site. Mike Phinney, Principal, Phinney Design Group. We are trying to create a transitional property. There are five stories down to two or three stories. We are trying to create a transitional property. This is a "LEED neighborhood" which is a brand new accreditation package. It is unique because it has all these different elements with urbanism concepts, which are custom catered to this project in Saratoga Springs. Alex Stephens stated regarding the environmental concerns, prior to my acquiring the property, there was a PHASE I and PHASE II environmental done. It was determined that there were some issues and concerns and remediation was performed and it has all been documented and accepted by the Department of Environmental Conservation. Amy Durland asked for elaboration and explanation regarding what this entails. Mr. Ingersoll stated that Phase I includes a search of the property to see if there are any recorded issues at DEC. If you purchase an Industrial Property, this is triggered as a condition to acquire the property. All banks or lending institutions will ask for that. If there is an environmental spill and no record of clean up, this would be directed by DEC. This would trigger a PHASE II. PHASE II will investigate, ensure remediation and the DEC will sign off. Discussion ensued regarding easements for utilities, realignment of Walworth Street at City of Saratoga Springs Planning Board Minutes – November 10, 2010 - Page 3 of 5 Division Street, parking demand documentation, traffic impacts, widening of Marvin Alley, Garages on Cherry Street and the build out of vacant lots. Philip Klein questioned the time frame involved in the construction of the project. Mike Ingersoll, of the LA Group stated the applicant is looking at approximately 5 years or sooner. This will be driven by demand. Jamin Totino, Vice Chair, asked for more information regarding the height of the proposed buildings compared to those already in the neighborhood, and for a traffic analysis with consideration for the nearby plans for new apartments and retail space on Railroad Place. Traffic analysis completed by Creighton Manning and report was provided to the Board. Amy Durland stated as she had done at the agenda workshop possibly obtaining a list of Public notifications made even though it is not required. Mr. Ingersoll stated he would provide the Board with a list of neighbors the applicant has spoken to. Mike Phinney stated that prior to meeting before the Planning Board the applicant did seek out several neighbors and talk to them about the history of how this was formed, and what their concerns were. Recently Alex Stephens went door to door around the entire block and invited them to a public information meeting and gave them a similar presentation as this. Amy Durland stated her preference would be a bit more flexibility referring to green space at the site and the inclusion of energy efficient measure such as solar and geothermal electric systems. Mike Perkins stated he is concerned that given the size of the project, what if the project becomes delayed or stalled. He would like to see what could be done if that does occur, so that we do not leave an eyesore for a decade. Also Marvin Alley might be a potential concern. Alex Stephens stated we looked at how to keep this economically viable and moving with momentum. We have thought through this very carefully, strategically build, and have the economics to support it. That would be done based upon pre-sold. PUBLIC COMMENTS: Jamin Totino, Vice Chair asked if anyone in the audience would like to speak regarding this application. Dave Patterson, 127 Division Street, Saratoga Springs. The meeting which was held with the three gentlemen involved in this project last week with the neighborhood, lot of questions were asked, and a lot of information given to us. I have lived across the street from Ellsworth Ice Cream since 1993 and until three years ago just watched the trucks go through and all the pollution that the trucks caused. Seeing the empty shell of the building is not an attractive sight in any way. I think this is a really exciting project for the west side and I think the quality work that these three gentlemen do and we can all go around the city and see, it speaks for itself. On my own behalf I am very excited about the project and I hope it takes off. City of Saratoga Springs Planning Board Minutes – November 10, 2010 - Page 4 of 5 The Planning Board took no final action on the project, and the application will be placed on the agenda for the next Planning Board Meeting scheduled for November 23, 2010. APPROVAL OF MEETING MINUTES: Jamin Totino, Vice Chair, requested approval of minutes of the October 27, 2010 meeting with corrections as submitted. Motion by Philip Klein, seconded by Dan Gaba. VOTE: J. Totino, in favor; A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; ABSENT: Clifford Van Wagner, Absent ABSTAIN: Mike Perkins; Suzanne Bernardi-Cleary MOTION PASSES: 4-0 MOTION TO ADJOURN: There being no further business, Jamin Totino adjourned the meeting at 9:05 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary Approved: 12/8/10 City of Saratoga Springs Planning Board Minutes – November 10, 2010 - Page 5 of 5