Planning Board

PLANNING BOARD MINUTES WEDNESDAY, APRIL 27, 2011 7:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Clifford Van Wagner, Chairman, called the meeting to order at 7:00 P.M. PRESENT: Clifford Van Wagner, Chairman, Amy Durland, Philip Klein, Dan Gaba, Howard Pinsley, Tom L. Lewis STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs SALUTE TO FLAG: WELCOME TO NEW BOARD MEMBER: Clifford Van Wagner, Chairman would like to take this opportunity to welcome new board member Tom L. Lewis. ANNOUNCEMENT OF RECORDING OF PROCEEDINGS: Clifford Van Wagner stated 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. ANNOUNCEMENT OF ADJOURNED PROJECTS: ADJOURNED AT THE APPLICANT'S REQUEST: 10.042 THE MEWS, 60 Weibel Avenue, review of site plan of mixed use building in the Transect-4 District. 10.052 CDJT WORKFORCE HOUSING, Citywide, City Council request for an Advisory Opinion for review of Zoning Amendment Proposal request for workforce housing. ADJOURNED WAITING FOR ADDITIONAL INFORMATION: 11.001 420 BROADWAY (LILLIAN'S PARKING LOT), 420 Broadway, site plan for a mixed use building in the Transect-6 District. 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. 10.028 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, review of site plan for 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. 07.048.2 THE BULLPEN II, HORSESHOE INN, 9 Gridley Street, public hearing for a renewable special use permit for live outdoor entertainment in the Tourist Related Business District. 10.054 DYER LOT LINE ADJUSTMENT, 22 Dyer Circle – lot line adjustment. COMMENTS FROM THE CHAIR: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Next Planning Board Meeting is scheduled for Wednesday May 11, 2011 at 7:00 PM. Planning Board Caravan is schedule for Monday, May 9, 2011 at 4:00 PM Planning Board Workshop is scheduled for Monday, May 9, 2011 at 5:00 PM PRIVILEGE OF THE FLOOR: Opportunity to allow citizens to address planning issues not on the scheduled agenda. Geoff Wood 26 Lincoln Avenue. I had a follow up question to the discussion at the last meeting regarding 175 South Broadway and the site plan revisions for the Duo project. I wasn't clear was there a time requirement placed on the applicant to come back before the Board with revisions. I am concerned regarding the timing with the applicants return to the Board. Clifford Van Wagner, Chairman stated the staff will be monitoring this situation. If we do not hear from the applicant we will be reaching out to them. APPLICATIONS UNDER CONSIDERATION: 1. 011.002 BUFF ROAD SUBDIVISION, Buff Road and Route 9N, public hearing for a final 15 lot subdivision in the Urban Residential-1 and Rural Residential-1 Districts. DISCLOSURES: None. HISTORY: The Planning Board last saw the project January 26, 2011. Several Planning Board sketch discussions were held, 04/09/08 – 21 lots, 04/29/09 – 17 lots, 07/14/10 – 15 lots. This site is split by 2 Comprehensive Plan Districts. RR-1 minimum 2 acre lots subject to conservation subdivision requirements. UR-1 minimum lot size 12.500 square feet minimum mean width 100'. Clustering is allowed in the UR-1 district with water and sewer provided for project, more flexibility in shape and form of lots. No setbacks or minimum lot size is required. Buff Road serves as main collector road for existing neighborhoods as well as the connection between Church Street, (9N) and Washington Street corridors. Neighborhood has developed within context of existing development interconnectivity, and access for new lots off of newly provided streets. Paper street provided off Woodbridge with City of Saratoga Springs Planning Board Meeting Page 2 April 27, 2011 intent to provide access to this property to continue interconnection among neighborhoods and access off of a neighborhood street to lots is not being utilized with this application. This project proposes 13 separate curb cuts along Buff Road, shared driveways to minimize curbcuts have been talked about consistently from project inception. This is a Conservation Development District and any subdivision requires conservation analysis, preservation of 50% unconstrained lands, unit clustering on remaining 50% of unconstrained. Medium density residential maximum 3.5 units/acre. The City Engineer requested that the applicant consider extending a 12 inch water main across Church Street for potential water looping. As mentioned at the workshop those requests are common in big subdivision and big projects in the City where applicants are asked to do a little bit that doesn't necessarily 100% pertain to their projects. Agent: Jere Tatich, Prinicpal Architect ELAN Planning Design and Landscape Architecture Lisa Nagle, ELAN Planning Design and Landscape Architecture Applicant: Michael Ballestero Jere Tatich gave a brief presentation on the history of the project. He focused in on the issues and items raised at the workshop. At the conclusion of his presentation he asked for a vote if the Board felt it was a viable thing to do at this time. Also, SEQR lead agency status determination was requested. The proposed layout, the majority of the project will be along Buff Road. There was discussion at the workshop to consider what is now a shared driveway that accommodates three lots – Lots 11, 12 and 13 the idea was raised in lieu of having lots 10 and 14 enter onto Buff Road. If consideration would be given to utilize an alley for this right of way and all five lots that border the alley would then access from that in turn reducing the number of proposed curb cuts along Buff Road. We have met with the sponsor and he agreed that it was a good idea and the applicant will pursue that as a given for the project. Right now enterance is opposite Evergreen Road. We do not have a name for the alley yet. Clifford Van Wagner, Chairman stated that would eliminate two additional curb cuts. Jere Tatich stated that is correct. Workshop elements that the applicant came away with are streetscape elements the open space project, utilities and storm water. Initially sidewalks were not proposed. Sidewalks are now along the entire frontage along Buff Road. Street trees and lighting are proposed as per City standards. Currently a waiver request has been submitted for sidewalks which have to do with the new storm water management regulations. The Route 9 street buffer and Alley concepts. The site is wooded and it is the intent of the project sponsor to retain as much vegetation as viable. We have a new green infrastructure respective of storm water drainage; the idea is to get the water back into the ground in the immediate area which it falls. It is felt by installing the curbing that water is now collected into the bay to another portion of the site which is in conflict with the new storm water regulations. Our intent is where the water falls off the road in the right of way, to infiltrate it into the soil; we do have some overflow measures that would tie into some existing storm lines. Once again we intend to do some bioretention swales along the parallel road to infiltrate the water along with other hosts of onsite systems which we will speak about. Conditions of these requests are unique to the property. The new storm water regulations are very stringent and it will be hard to meet with curbing in the area. We have what was currently proposed is a city owned alley, lots 10 and 14 would access off. Open space discussions with staff and the open space plan which was updated in 2002 indicated a recreational trail which was being proposed as part of the master plan. Even though this is in the very early phase of the master plan if we could minimize the number of lots that the proposed route would go over would be a good thing. There are only two lots that the trail would cross under this proposal, lots 2, and lots 11. Clifford Van Wagner, Chairman stated is this an agreement you want to make with the City, a deed restriction on two a lot, lots 2 and 11 to protect the City's interest and to be part of final mylar which will be signed off on. City of Saratoga Springs Planning Board Meeting Page 3 April 27, 2011 Kate Maynard, Principal Planner stated one thing to note is to my knowledge the location of the trail is conceptual in nature so we turn to these applications to really be able to fine tune where that is. Another example which came to light most recently, is the adjacent subdivision Heritage Manor. It illustrates that it is just less than 7 acres that is to be turned over to the City by the Spellburgs upon demand of the City. This will fit in with that master plan and intent how best to be provided. At this point the question is raised how would you provide it if you were looking to secure in some manner and then to what extent could you get that specific, is it a natural trail location, are you just leaving the door open given the unsure nature at this point of that trail being in that manner. Clifford Van Wagner, Chairman stated there is no trail to the south, although there is a 6.91 acre parcel that you identified earlier that is potentially set up for the City to own. It seems at this time it would be premature to physically; exactly locate the trail behind this project. However, if the applicant was willing to put some sort of deed restriction on the two lots and have that be a part of the Mylar's which are signed before the project is approved, then we would have at least as much as we have for that 6.91 acre site to at some point down the road when the park is in the middle which is not part of this yet can be brought into play that perhaps this could move along. Is there any thought on the Boards part that we need to be any more specific at this time. Lisa Nagle, ELAN Planning and Design. Could the deed restriction be linked to implementation so if the other property were to happen than it would make sense? Amy Durland stated at the agenda workshop, you had stated that the sidewalk is taking the place of the trails. Jere Tatich stated yes. But we do see the sidewalks as an integral part of safe pedestrian movement. We do not want to say that it is not part of the big picture. Amy Durland stated she believes they are talking about different things. Because the reason that the City set aside that almost 7 acres in Heritage Manor was to link up with the trails that was separate from the idea of pedestrian access that would be provided by a sidewalk right on Buff Road. Is that graphic taken directly from the Open Space Plan? I don't know right now if we can reasonably indicate exactly where that trail should go. Only that there was an intention to have that trail both by the City and as reflected in the 2002 Open Space Plan. I am a little wary of right now indicating which lots and exactly where it will fall. I think that takes a little bit more thought, and my preference would be to leave it open if we can since we are not going to be able to know where the trail is at this point. It depends on a number of factors once it is investigated. Tom Lewis questioned if this was land that you are never going to build on anyway, why not just have an easement over the area you voluntarily agreed not to build on and just say the easement is for the purposes of a trail should that ever happen. Clifford Van Wagner, Chairman stated if you look at this because 3, 4, 5,6,7,8 and 12 are not part of it. In this concept 2 and 11 are the only lots that it could be on regardless of where it is located. Whether you move it up or down. Philip Klein stated as long as it stays on the west side. I remember distinctly when Mr. Farone was doing his heritage project that he was asked to supply access down to the creek which he has, and the reason that it was never marked exactly where the trail was going to be because the water level changes so rapidly with the spring rains and it is all wet as you indicated. So a succinct trail would not be there but there would be the possibility of certain times during the year for people to park their car walk down and walk the trail cross Route 9N and go up thru Putnam Brook. The chances of that happening in the near future are slim. If the applicant was willing to do the easement for those two lots and put it in writing then you always have that in case it ever came to fruition. Clifford Van Wagner, Chairman stated than the trail can be located anywhere west of Slade Creek. City of Saratoga Springs Planning Board Meeting Page 4 April 27, 2011 Amy Durland stated it seems to her if the trail ends up on that side of the creek it will involve other property owners who are not in the picture now. I was always under the impression as discussed with the Heritage Manor project that it was to be on the east side of Slade Creek and in fact at least in part on the ridge. There is a whole set of considerations when you put these trails in wetlands it is often not advisable for various reasons and we don't even know what those wetlands look like. We haven't gone down and seen those wetlands, or walked them and we don't know what we are dealing with. It seems a little premature to commit us to a plan because I don't know that that is ultimately the plan that we should approve until we look into it in more depth. Jere Tatich stated to the west side of Slade Creek are extensive wetlands in that area and based on a few other projects what we are seeing are the permitting of trails through the wetlands, it is very challenging and almost impossible to do. Amy Durland stated which is why she had conceptualized a trail at least in part up on the higher part of the ridge rather than on the wetlands. Clifford Van Wagner, Chairman stated, we have a concession from the applicant if conceptually he would consider an easement at that point in time when the trails to the south are completed and we have a trail to somewhere that an easement or would be willing to put in an easement in the subdivision that would comment on a trail in some location on lots 2 and 11. Jere Tatich stated the outside wetlands are designated as NYS DEC wetlands therefore a 100 foot buffer is incorporated into the design. That buffer extends from the edge of the wetlands back. A fire hydrant will be added. per Fire Department. A utility easement as well. We feel there is adequate water to service this project at this time. Clifford Van Wagner, Chairman stated our City Engineer strongly recommended the 12 foot main cross Church Street providing connection at 9N encouraged for looping to take place. Philip Klein requests a cost for looping the water system for the applicant? Kate Maynard stated these were the City Engineer's comments, for increased water pressure, deemed to benefit this project in particular and public benefit overall. Jere Tatich, stated regarding storm water management, the City Engineer was looking for a preferred lot configuration before he pursued the review of the proposed design on the storm water. We have agreed to that and we are ready to discuss this with him. This is to follow the current new regulations. We have proposed a system which was the desire of the project sponsor to meet the new regulations and we feel we have done that and we are ready to discuss and fine tune this system with the City Engineer. Clifford Van Wagner, Chairman questioned if the applicant had considered installing porous pavement for sidewalks which would go a considerable distance in increasing the storm water being brought back into the ground. If the Board were agreed to waive the curbs I think that is a great application and a good sign on your applicants part that you are willing to go along with these new storm water regulations. Clifford Van Wagner, Chairman stated that the applicant has come a long way since we began and now you are readily including sidewalks, potentially thinking of porous material, street trees, lights. You agreed to an alley configuration which eliminates two curb cuts, you are down to 11. You have agreed to retain the Route 9 tree buffer, and agreed to do the larger utility easement. We are getting a little closer on that trail in the back. We are moving in the right direction. Clifford Van Wagner, Chairman stated is there anyone on the Board who is opposed to this Board accepting Lead Agency Status. City of Saratoga Springs Planning Board Meeting Page 5 April 27, 2011 None heard no objections. Clifford Van Wagner Chairman asked if there were any further questions or comments from the Board. Amy Durland stated she has a fairly significant concern about the slope and the use of the slope by potential home owners. You had stated that 100 foot buffer is safeguarded by DEC but we all know that it is extremely unlikely that there will be any enforcement by DEC or any oversight. What I would like to ask is realistically I fully endorse and appreciate the fact that you are treating that 100 foot buffer as a no cut area. When homeowners come in how are you going to ensure that they are going to know, understand, retain, and convey that no cut interest once they sell their property to someone else. I am concerned there would be continued dumping of leaves, and debris and different things that people might just ignore the no cut directive and end up putting a pool or something back there and that they will let their dogs just run down the slope or recreational vehicles and will not respect it which is what I believe DEC and what I think you have in mind is a no cut area. How can we insure that it will remain a no cut area? Jere Tatich, stated I don't think we can insure that none of that will happen. People and society in general are becoming more educated as to the sensitivity of these areas. This will be indicated on the final plot plan and the survey drawing that the homeowners would receive. It will be on the deed. Amy Durland stated there are other options, there is signage, which does not have to be as intrusive as the signage that I believe that we are obligated to do because of the new storm water regulations. There is fencing, and other ways of conveying to homeowners what we are trying to do. Jere Tatich doesn't want to consider fencing. There will be a trail there. Discussion ensued regarding signage for the no cut buffer area. Amy Durland stated the other issue she has are the number of curb cuts. It is great that we have reduced them to 11. I know there have been some comments about not considering shared driveways. I actually think this is one of those situations where it might be useful to consider it, because that does affect the safety of the area and is something that could effectively be dealt with through appropriate design. You could do shared driveways with two lots sharing a driveway in such a way that it would minimize a conflict, and would limit the amount of curb cuts along Buff Road. Lisa Nagle, ELAN Planning and Design stated I believe there are three existing curb cuts already there. With the alley concept we would actually be introducing 6 new driveways and not 11. Clifford Van Wagner, Chairman stated at the beginning of your presentation you requested a vote tonight. I don't think we can. We are getting very close but we do need more input from Paul Male. This is not meant to be negative. It is a work in progress. This is the first meeting we have had since January. You have given us a lot of new information I think probably we need DPW and Department of Public Safety to weigh in on the alley, this is the first time we heard it. Clifford Van Wagner, Chairman asked if anyone in the audience would like to speak regarding this application. Jay Verro, 33 Evergreen which is right across from the proposed alley way. I like that we are reducing the curb cuts. I agree with Mrs. Durland about reducing the number. If I drive up and down the entire length of Buff Road, there are about 7 driveways not counting roadways so we are talking almost double the amount of driveways. There are a lot of kids in the neighborhood both in ours and in Heritage that walk, ride their bicycles and Buff is really a 30 MPH road but you would not know it. They zip down there pretty good. I would also like to hear what the engineer has to say about the curb cut waiver. City of Saratoga Springs Planning Board Meeting Page 6 April 27, 2011 Bill Karver, 25 Evergreen. What I would like to know in a subdivision plan like this aren't the abutting properties supposed to receive some idea what the plan is? There are several here that live directly across the street from this and to my knowledge no one has received anything. We have no idea what the houses look like or the driveways look like here and whether or not there are turnarounds on the driveways, etc., items like that that would speak to the safety and would be a major concern. Kate Maynard, Principal Planner stated per City regulations anyone within 250 feet of the property is notified. You would physically get a mailing which is verified by the postal service and stamped and approved by the postal service to assure that the mailings were delivered. She illustrates in her hand the certificate of mailing that was completed from the project file. Rick Muskroff, 30 Buff Road. I actually have one of those curb cuts on Buff Road. I want some company. I think it is a good idea. I think it adds to the neighborhood feel and it might slow down the traffic coming down Buff Road. Larry Voight, 6 Evergreen Drive. I would like to thank the Board for their careful consideration. I think there are a lot more concerns especially to the people who live nearby. My greatest concerns have already been addressed which is of course the traffic, and the noise, and the safety. Our subdivision was originally made with houses that were constructed for older people. I guess I am in that classification. The master bedrooms are on the first floor and the other bedrooms are upstairs and this is going to create a significant amount of noise, which we did not bargain for when we purchased our homes. Also, the additional traffic will add some pollution. We are already getting a significant amount of pollution off of Route 9N and would certainly like to have less pollution if possible. Another thing which was brought up was water, and I am concerned that if we put more people on the same water line that we are going to lose water pressure. I would like the Board to look into that. Greg Underberg, 20 Evergreen Drive. Traffic is a problem on Buff Road. Very little patrols for speed and that bend in the road is a blind spot. I would like to ask for consideration concerning signage before it becomes a requirement. If it goes the path of big yellow signs, the last thing we would like to look at in the neighborhood. Mention of a household landfill, and we would like assurances that it is only household items, not industrial. Amy Durland stated the signage in question would be in back of the houses and not visible from the street. But we can certainly speak of specifics when we get to that point. The signage that maybe required in the front of the house if there are rain gardens maybe the signage required will be what the state mandated. Ron Ferra, Emerald Lane. Does the Planning Board have any say in the quality of the homes being built? We have not heard anything about the quality of the homes going in there. I am concerned. Clifford Van Wagner, Chairman stated this public hearing will stay open. There will be plenty of opportunity as we have stated. We cannot make final vote on this because there are some outstanding issues we need to clarify with staff, Dept of Public Safety and DPW. I am concerned that some of the comments have been that cars speed down Buff Road. Philip Klein stated turnaround areas would be good, so that homeowners would not have to back out into Buff Road. Perhaps shared driveways could be placed closer together so that perhaps they could share a curb cut. Also, the landfill question could someone answer that. Jere Tatich, stated as part of the project process we had an archeological survey completed for the site. It was found to be an old homestead, some plates, etc., however it is over fifty years old it will be a no disturb area. This site was surveyed by Birchwood for an archeological survey and is identified by NYS, and identified on site survey. City of Saratoga Springs Planning Board Meeting Page 7 April 27, 2011 Amy Durland asked if the soils have been analyzed and are appropriate for rain gardens. Regarding zoning is your intention to keep the zones delineated as they are or to invoke the provision in the ordinance to extend the UR zone into what is now the RR zone. Jere Tatich, stated the soils are very appropriate for rain gardens. We are looking to invoke the provision that extends the UR zone into the RR zone. Amy Durland stated that Paul Male our City Engineer at the agenda workshop stated that he felt that we should consider that paper street and I know that I am only one member of the Board but I do believe that what he said is correct that the paper street is intended to be an entrance into this project and I don't know if it is still on the table but I wanted to bring it up as a possibility. Clifford Van Wagner, Chairman stated the neighbors who are across from Walter Drive and Westbury Drive who supported this project in view of the fact that this paper street was off the map as far as accessibility to this and it would also interfere with that significant tree buffer. The neighbors in this area testified they were told this was not a buildable lot and bought there homes based on that knowledge. Also the homes directly across the street from that would be lit up every time someone exited using the potential street. The alley which was proposed is a much better solution for storm water and accessibility. DISCLOSURE: Philip Klein stated he lives on the corner of Walter Drive and Buff Road, not within the notifiable area. He has lived there for 35 years. No need for recusal. Clifford Van Wagner, stated Dan brought up a good point in the construction of these driveways you could address one of the concerns the neighbors had that there will be enough space to take a car out of the garage back it up so you are always pulling out onto Buff Road. We would encourage you to incorporate that into these plans. So, you will come back. Sidewalks are in, you need to do research regarding water, storm drainage as far as the type of material for sidewalks, based on the seminars you all have attended, and the new storm water regulations our City Engineer speaks about they are sometimes in conflict with out current zoning code because these regs are new. We will have to make some changes as we go. Encourage further comment from the traffic department regarding the blind spot issue. Also, is there any opportunity for the City to consider a 4 way stop here? Go back and put your heads together and see if there is some opportunity to keep the City happy by doing this water line attachment to go across Route 9. Jere Tatich stated when they appeared before the Board previously a neighbor who is a jogger who stated the curb cuts help to make this a safer area. I do not remember his name, just his comments. 2. 11.013 DR. HARRISON DENTAL OFFICE ADDITION, 8 Medical Arts Lane, site plan for addition to Dental office in the office Medical Hospital Business District. Applicant: Dr. Wayne Harrison Agent: Roy Scott SEQRA: Project is a Type II action. No further action is required. Area variances received for relief of side and rear setbacks on 11/08/10. Identified that proposed project increases the building coverage by more than 2% and increase is 22% threshold for site plan review met. This project is being City of Saratoga Springs Planning Board Meeting Page 8 April 27, 2011 proposed to provide an accessible bathroom for his patients. Which he does not have now. Site was studied and came up with a plan after visiting the Zoning Board. We would like to make the addition look like it belongs on the building. Clifford Van Wagner, Chairman stated the entire site frontage has been paved into ROW to the edge of pavement. Parking is acceptable. Clifford Van Wagner, Chairman stated is there anyone in the audience who wishes to speak regarding Dr. Harrison's application? None heard. Any further comments from the Board. Amy Durland stated her only concern is stacked parking. These stacked spaces are for employees only. Dr. Harrison indicates that the staff is always there before the patients. Clifford Van Wagner, Chairman stated the Board does not waive any application fees only for non-profits. Clifford Van Wagner, Chairman requested a motion to approve the site plan for the addition to the Dr. Wayne Harrison dental office? Motion by Dan Gaba. Seconded by Howard Pinsley. Any further discussion. None. VOTE: A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; T. Lewis, in favor; Clifford Van Wagner, Chairman, in favor; Motion carries 6-0. Board recessed at 8:40 P.M. Board reconvened at 8:50 P.M. 3. 11.014 MOHR’S SERVICE CENTER, 239 Washington Street, public hearing for a special use permit for a car wash in the Transect-5 District. 4. 11.009 MOHR’S SERVICE CENTER, 239 Washington Street, site plan of car wash in the Transect-5 District. RECUSAL: Mr. Tom Lewis has recused himself from this application. SEQRA: City of Saratoga Springs Planning Board Meeting Page 9 April 27, 2011 Action appears to be unlisted. Special use permit was issued June 8, 1998. The Board granted a permanent special use permit for a vehicle repair facility with the following conditions: 1). the size of this facility shall not exceed 6 bays and 6700 square feet; the hours of operation shall be limited to between the hours of 7AM – 7PM, Monday through Friday, and between the hours of 7AM -6PM on Saturday. 3) There shall be no outdoor repairs. Site plan review is required with the application. Application has been submitted. DRC Architectural Review required. Variance for single story structure on site was granted April 25, 2011. "The cumulative area of all one story structures on any one lot shall not exceed 3,000 square feet. Clifford Van Wagner, Chairman reviewed the six Standards for Special Use Permit. Applicant: Mr. William Mohr Agent: Matt Brobston, LA Group Matt Brobston, LA Group, gave a visual presentation to the Board of the proposed car wash. This is an 8.9 acre parcel. This would be a 1,764 square foot one story addition. What exists there now is a 6,942 sq foot one story building which is a service center for Mohr's. Mr. Brobston explained several options that were explored by the applicant however this design was the best suited for the property and the neighbors that currently exist in the area. The reason the carwash was sited in this particular location and orientation is to limit the amount of exposure to the neighbors having these garage doors come up and down and hearing that. By orienting the car wash in this way the residential neighborhoods will be as effectively removed from that noise. Other concerns were the need for an additional curb cuts, ease of entry and exit for the car wash patrons, and sound issues. The applicant is receptive to grading and managing storm water on site as well as adding trees for buffering. Discharged water will be handled by the sewer system after it has been cleaned and filtered. Disturbance is less than 3/10th of an acre. Mr. Mohr for the last project did install a 10 inch water main along his section of the property along the Mobil Station. We are proposing a new connection for the facility with a new meter, a new service. Mark Blessick, Rightco Manufacturing – Manufacturer of the Car Wash Mr. Blessick stated the car wash across the street is touch free. No brushes. Cars are washed with water and soap. The equipment we are proposing is termed "friction" not really brushes but foam fingers. It is a completely different operation. Matt Brobston, stated the disturbance is less than 3/10th of an acre. The project does propose a vegetative buffer to alleviate noise and visual impact to the neighborhoods. He reviewed elevations, wetlands to the rear of the property which will remain undeveloped. This area is part of the West Avenue Corridor Plan. Discussion ensued regarding the corridor plan and the wetlands that currently exist in this area, and the feasibility of developing the area. The berm area was also discussed. Water reclamation, hours of operation of the car wash across the street. Mr. Gregory Mohr stated the hours of operation for the carwash in the area are November 1st through April 30th 6am – 12 midnight. May 1st through October 31st 6am – 10 pm. City of Saratoga Springs Planning Board Meeting Page 10 April 27, 2011 James Butkus, 9 Outlook, just to the east of the development we are discussing. The berm is on my property. The berm was installed by Mr. Farone. Mr. Butkus did question the water runoff and if it will affect his property concerning groundwater, which he states is a horrible groundwater problem. Also could the buffer be extended somewhat to deter people from cutting through his property to the Dunkin Donuts. Mr. Brobston stated no, the water runoff will not affect his property and the reason is the applicant will be taking the water and removing it and discharging it in another area. Also Mr. Mohr is agreeable to extending the buffer to help Mr. Butkus. Staff will research the hours of operation for the neighborhood car wash to verify the hours of operation. Clifford Van Wagner, Chairman stated Paul Male, City Engineer on Monday night spoke about the need to complete site plan. Some missing items include, decorative street lights, sidewalks, fill in the ditch, storm sewers and landscaping. Matt Brobston stated the applicant is proposing street lights, streets trees and extending the sidewalk to West. There currently is a dead end sidewalk along West, we will extend the sidewalk to meet up and connect with that sidewalk. Clifford Van Wagner, Chairman asked if anyone in audience would like to speak regarding the Mohr's application? None heard. Clifford Van Wagner, Chairman stated it appears we cannot vote tonight. We are very close. There are several items that staff will research, which precludes us from voting tonight. Amy Durland questioned the applicant regarding the petition which was submitted. Matt Brobston stated Mr. Mohr and his sons went out and visited the neighbors who had signed the petition. Many were unaware where the car wash was going to be built. They thought it was in their backyards. We have since showing them the proposed location they have said they do not have an issue with it. They did not show up but they did sign a letter, which can be provided. Amy Durland questioned the storage/reclamation system. Also if there is an accident with the tanks what will be discharged into the system? Lastly, could we have more information regarding the stacking of cars for the carwash? Matt Brobston showed the illustration to the Board and stated the storage tanks will be placed underground. All detergents used by the car wash are biodegradable. No alkali or no acid. Normal phosphates. MSDS sheets will be provided to the board if necessary. Mr. Mohr stated the owners are on site almost 24-7. They will be monitoring the situation and try to make the customers happy. Philip Klein also requested more information concerning the buffering when the applicant returns to the Board. 5. 10.039 WASHINGTON COMMONS, Washington Street and Central Avenue, public hearing for a special use permit of a mixed use building in the Transect-4 District. City of Saratoga Springs Planning Board Meeting Page 11 April 27, 2011 Applicant: Steve Ethier Agent: Brett Steenburgh The applicant has scaled the buildings down to two buildings with a greater area between the courtyard area. The Board was amenable to the new plan proposed. We have moved forward and provided more detailed plans which were reviewed. The applicant will construct two principal buildings separated by a courtyard. Two accessory garages behind each building. Each building will have 7500 square feet of office retail space, 6 residential units above for a total of 15,000 square foot of building on the site. It is required to have 68 parking spaces plus employee spaces and we are proposing 76 parking spaces. Mr. Ethier discussed with DOT the possibility of going with a two way ingress/egress onto Washington Street as well as a two way ingress/egress onto Central Avenue. DOT had no issues with this request. Clifford Van Wagner, Chairman questioned Mr. Steenburg if he was aware of the determination from the Saratoga County Planning Board. The Saratoga County Planning Board recommended to approve with the recommendation that the City of Saratoga Planning Board consider limiting access of the western most driveway to exit only as a way to minimize left turn movements in high volume corridor. Sidewalks along Washington Street. Mr. Steenburgh stated he believes Mr. Ethier will be amenable to this. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on the Washington Commons application tonight? None heard. Clifford Van Wagner, Chairman reviewed the Standards for Special Use Permits. Clifford Van Wagner, Chairman asked if there were any further comments from the Board. Amy Durland questioned the parking. I just want to make sure you have calculated properly so there is enough parking to meet the requirements. Clifford Van Wagner, Chairman asked if there were any further comments from the Board. Howard Pinsley stated that based upon the information provided by the applicant in Part I of the SEQR Short Environmental Assessment Form, and analysis of the information provided and presented in Part II of the SEQR Short Environmental Assessment Form, the project will not result in any large and important impacts and, therefore, is one that will not have a significant adverse impact on the environment. Based on this, I move to make a SEQR negative declaration for this action. Seconded by Tom Lewis. VOTE: A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; T. Lewis, in favor; Clifford Van Wagner, in favor Motion passes 6-0. Any further questions or comments. City of Saratoga Springs Planning Board Meeting Page 12 April 27, 2011 Amy Durland stated there were several comments from neighbors that came in the last time you were before the Board. Most of them deal with adequate buffers and meaningful buffers. When you come back for site plan that will be a topic. Clifford Van Wagner, Chairman stated we have a motion by Philip Klein for a special use permit for a mixed use building in a T-4 District. Seconded by Dan Gaba Any further discussion Hearing none. VOTE: A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; T. Lewis, in favor; Clifford Van Wagner, in favor Motion passes 6-0. APPROVAL OF MEETING MINUTES: Approval of meeting minutes were deferred until the next meeting. MOTION TO ADJOURN: There being no further business Clifford Van Wagner adjourned the meeting at 10:18 P.M. Respectfully submitted, Diane M. Buzanowski Approved: May 11, 2011 City of Saratoga Springs Planning Board Meeting Page 13 April 27, 2011