Planning Board

PLANNING BOARD MINUTES WEDNESDAY, SEPTEMBER 14, 2011 7:00 P.M. CITY COUNCIL ROOM PRESENT: Clifford Van Wagner; Chair, Tom L Lewis; Vice Chair; Amy Durland, Philip Klein, Dan Gaba, Howard Pinsley LATE ARRIVAL: Dan Gaba arrived at 7:05 P.M. STAFF: Kate Maynard, Principal Planner CALL TO ORDER: Clifford Van Wagner called the meeting to order at 7:01 P.M. ANNOUNCEMENT OF RECORDING OF PROCEEDING: 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. REPORT ON ADMINISTRATIVE ACTIONS BY THE CHAIR: No administrative actions. ANNOUNCEMENT OF ADJOURNED PROJECTS: ADJOURNED AT APPLICANT'S REQUEST: 11.022 181 PHILA NEIGHBORHOOD ROOMING HOUSE, 181 Phila Street, public hearing for a special use permit for neighborhood rooming house in the Urban Residential -3 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. 10.052 CDJT WORKFORCE HOUSING, Citywide, City Council request for an Advisory Opinion for review of Zoning Amendment Proposal request for workforce housing. 11.002 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. 11.020 DUPRAS SUBDIVISION, 29 and 47 Staffords Bridge Road, public hearing on a 2 lot subdivision in the Rural Residential-1 District. ADJOURNED – WAITING FOR ADDITIONAL INFORMATION: 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 a special use permit 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. COMMENTS FROM THE CHAIR Clifford Van Wagner, Chairman stated staff and the Planning Board have been discussing the copious amounts of paperwork that the applicants need to provide the Planning Board. We are proposing tonight instead of the applicant being obligated to provide 12 sets of full size documents for every application, we are proposing 3 full size sets. The Planning Board would then get 11 x 17 packet of information with one full size summary sheet for the cover. We know that it is an expense for all the applicants to bring those papers and we can save a few trees along the way. We only need 3 full sets for the Planning Staff. We will be communicating with consultant firms and updating information within the application forms. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan will be held on Monday September 26, 2011 at 4:00 P.M. Planning Board Workshop will be held on Monday, September 26, 2011 at 5:00 P.M. Planning Board Meeting will be held on Tuesday, September 27, 2011 at 7:00 P. M. Quarterly Land Use Meeting, will be held on Monday, September 26, 2011 at 7:00 P.M. Mark Schachner, "Proper Land Use Decision-Making" PRIVILEGE OF THE FLOOR: Opportunity to allow citizens to address planning issues not on the scheduled agenda. None heard. LETTERS OF CREDIT 1. 06.042.2 262-268 BROADWAY, MIXED USE BUILDING (PARK PLACE), 268 Broadway. Applicant: Bonacio Construction. Proposed 18 month extension of letter of credit currently $23,000. Reason for extension asphalt paving and concrete work to be completed. Letter of credit extension March 31, 2013. Clifford Van Wagner, Chairman asked if there were any questions or comments from the Board. None heard. City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 2 of 8 Clifford Van Wagner, Chairman asked if anyone in the audience wished to speak regarding this request. Hearing none. Tom Lewis, Vice Chairman made a motion for an 18 month extension of letter of credit for $23,000. Seconded by Howard Pinsley. VOTE: Tom Lewis, Vice Chair, A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 6-0 2. 08.001.2 233 MAPLE AVENUE (formerly Dee Properties), 233 Maple Avenue. Project received final approval for 2 lot subdivision on February 13, 2008. Current LOC amount is $9,500. Request is to extend the LOC until March 12, 2013. Reason for extension cited economic climate. Applicant: Thomas Bell Clifford Van Wagner, Chairman asked if there were any questions or concerns from the Board. None heard. Clifford Van Wagner, Chairman asked if anyone in the audience wished to speak regarding this application. None heard. Philip Klein made a motion for an 18 month letter of credit extension in the amount of $9,500. Seconded by Dan Gaba. VOTE: Tom Lewis, in favor; A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 6-0 3. 10.045.1 NORTHWOODS VILLAGE PARKING LOT (SKIDMORE), 815 N. Broadway Project was approved October 14, 2010. Existing letter of credit is for $42,600. Request is to extend the letter of credit for 18 months. Applicant: Skidmore College Agent: Paul Lundberg (Skidmore College) Request is being made for 18 month letter of credit to phase paving and finish parking lots all at one time. No reduction requested. Letter of credit extension March 31, 2012. Clifford Van Wagner, Chairman asked if there were any questions or comments from the Board. City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 3 of 8 None heard. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. None heard. Howard Pinsley made a motion for an 18 month letter of credit extension in the amount of $42,600. Seconded by Amy Durland. VOTE: Tom Lewis, Vice Chairman, in favor; A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 6-0 4. 06.065.2 MOKASHA SQUARE SUBDIVISION, 4 Mokasha Square. Project approved in 2006. Existing letter of credit is for $81,700. Noted that top course of road is still not completed, reason for extension. Letter of credit extension March 31, 2013. Applicant: Andre Schmid Agent: Dave Carr Mr. Carr stated he notified the applicant of the requirement for video inspection of the sanitary sewer and to provide the City Engineer with this information. Clifford Van Wagner, Chairman asked if the Board had any further questions or comments. Philip Klein requested a change in the length of time the letter of credit is extended for. He cited a 12 month extension would give the applicant another year rather than another two winters without the top coat. None heard. Clifford Van Wagner, Chairman asked if anyone in the audience would like to speak regarding this application. None heard. Philip Klein made a motion for an 12 month letter of credit extension for $81,700 with no reduction. Seconded by Tom Lewis. VOTE: Tom Lewis, Vice Chairman, in favor; A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 6-0 APPLICATIONS UNDER CONSIDERATION: 5. 01.007.1 THE MILL PHASE IIA, 125 High Rock Avenue, modification to site plan in the Transect-5 District.. City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 4 of 8 DISCLOSURE: Clifford Van Wagner, Chairman stated that Mr. Roohan and I both sit on the Luther Forest Board. I have no financial interest in either the Luther Forest Board or this application. This is simply a disclosure no reason for recusal. This project was approved in 2001, that included two approved building additions one along front portion of the building, and two the demolition of existing addition to building and replaced with 9,500 square feet of new construction. Current application to modify approved site plan to replace addition with additional parking. Waiver of required parking previously approved by the Planning Board. With the increase in parking with site plan modification, waiver no longer required. Applicant: Tom Roohan, LLC Agent: Dave Carr, LA Group Mr. Carr gave a brief overview of the project which was started in 1999. The Special Use Permit was approved in early 2000. Phase I was completed in 2001. The Mill was demolished. Phase II is the office space. This originally was a brownfield site and there had to be some environmental cleanup. We are here tonight for an amendment to Phase IIA which was an expansion, the storage garage was to be removed and an office expansion was to be built. The 9,500 square feet of new construction was never built. Mr. Frost appeared before the DRC on September 7, 2011, for architectural approval which was received. What we are proposing is to remove the addition and just build a 14 car parking lot in the same footprint. There is a reduction in impervious area over what was originally approved. These spaces are viewed as public spaces. Howard Pinsley questioned if there were any environmental issues in what is to be demolished? Tom Roohan stated brownfield work was completed and it had to do with the furnace. There was some asbestos in the building which was taken care of. No environmental issues. The loading dock area does not have any heating equipment which is really where the asbestos comes from. We have had an environmental inspection to prepare for a demolition permit. No issues were found. Clifford Van Wagner, Chairman stated the building will return to what it was originally looking like back in the 1950's and 1960's. The shared parking for the farmer's market is certainly a bonus. We have less impervious surface than what was approved and a waiver of parking spots initially granted will now disappear. Clifford Van Wagner, Chairman asked if there were any questions or comments from the Board. None heard. Clifford Van Wagner, Chairman asked if there was any anyone in the audience who wished to speak regarding this application. None heard. Tom Lewis made a motion to approve The Mill Phase IIA, modification to the site plan. Seconded by Howard Pinsley. VOTE: Tom Lewis, Vice Chairman, in favor; A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 5 of 8  MOTION PASSES: 6-0 6. 08.051.3 (or 11.02.1) CARRIAGE HOUSE LANE SUBDIVISION, Carriage House Lane, public hearing for modification to subdivision in the Suburban Residential-1 District. Clifford Van Wagner, Chairman made the applicant aware that this request is only to modify a currently approved four lot subdivision, it is not a request to further subdivide the property. It is not a request for any more than the four approved lots that were approved in November of 2008. It remains a four lot subdivision and there are no requests in front of the Board to change that. We are being asked tonight to consider two things. An approved shared access on Clement for lots 2 and 3 to be separated so that there is one access on Clement for lot 3 and one access for Lot 2 on Carriage House Lane. The other request is simply a modification of the conservation easement boundaries. Conservation Subdivision requires 35% minimum land not preserved as part of the conservation analysis. The applicant is proposing to change the boundaries of the conservation easement only. Applicant: Renee Rosebrook Agent: John Witt Mr. Witt stated he came back for a sketch plan in early January so basically we are using the same concept. I did speak to the current owner of Lot #1. We spoke about modifying the conservation area and after speaking with her we decided to leave hers as is. In this proposal we are modifying the conservation area slightly. The difference is reducing the shared driveway between Lot #2 and Lot #3. Lot #2 would access their driveway off Carriage House Lane. Along with that there are a few notes on the filed plans that our engineers disagree with as far as driveway width on Lot #4 being under 500 feet. Clifford Van Wagner, Chairman stated a letter was received today from Tim Wales, City Engineer stating based upon his meeting today and my review of Section 11 of the 2010 fire code the driveway for Lot #4 is less than 500 feet in length and meets the provisions of this section. Accordingly the explanation contained in the Charles Johnson PE letter is acceptable and the provision of a residential fire suppression system can be removed. Clifford Van Wagner, Chairman asked if anyone in the audience wished to speak regarding this application. I would request that the comments made this evening refer only to the items being considered tonight which is the access to Lots #2, and #3 and the modification to the conservation easement. The subdivision is approved. CARLA AUSTEN, 25 Carriage House Lane. Property Lot #1. My primary concern is the change in the conservation land particularly as it abuts my property. I want to make sure that the buffer between the property does not change. I am also concerned about traffic on Carriage House Lane and furthermore about moving the house forward it will eliminate the field which is currently there and come into the vision with my property. Discussion ensued regarding added planting to increase the buffer between the properties. HERB SODER, 2 Carriage House Lane. I would like to assure Mr. Witt and Ms. Rosebrook that the neighbors have shown in our area that we are not against development or progress. What we are against is how it negatively impacts and changes the nature of our neighborhood. The previous meetings that lead to the approval of this site basically protected most of Carriage House Lane and by putting in additional entrance off Carriage House Lane you fundamentally changed the nature of the neighborhood. Carriage House Lane is 12 to 13 feet wide. This is a one car type access. We feel that we do not understand why the change was made off Clement Avenue which we did not have any problems with to asking that this access be provided on Carriage House Lane. Not just ordinary access but the impact on the neighborhood during construction will be onerous. I encourage you to really digest and look at the proposed access off Carriage House Lane. I don't understand why the previous approved plan is not acceptable. City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 6 of 8 CYNTHIA SODER, 2 Carriage House Lane. Our street is very narrow. There is no place to put the snow. The street cannot accommodate more traffic. CAROLYN WILLARD, I live across the street from Lot #1 and #2. I just wanted to add to the discussion that I think the issues on our street is that we are unwilling to have anymore traffic on the street and we would like to preserve the privacy the beauty, the rural nature of the street. Also, the street has become somewhat of a cut through and the traffic does go fairly fast down the street. Clifford Van Wagner, Chairman, stated that the Planning Board can make a request to public safety to look at the need for signage and possibly a stop sign to slow traffic down. PAM PERRY, 25 Carriage House Lane. One of the reasons we purchased this house was because of the plans we were shown and the conservation easement that existed. I am wondering why the applicant is changing the original plan. It is not the neighborhood for adding another driveway on Carriage House Lane. Clifford Van Wagner, Chairman stated the compelling reason is there have been no offers to purchase those lots. We heard at the last meeting at the sketch plan in January, there have been no offers. Clifford Van Wagner, Chairman asked if there are any further questions or comments from the board. Amy Durland stated regarding the 500 foot driveway, I am wondering how this was reduced to 450 ft. Mr. Witt stated it depends on the placement of the garage which would determine the actual length. Clifford Van Wagner, Chairman stated that once again these items are reviewed and before any final subdivision plans are signed by staff we will ascertain that the driveway is not 500 feet, or the plans will not be signed. There is a very valid point check system in the City where numerous sets of eyes review the plans. Amy Durland stated in the previous approval there was discussion having signage or monuments placed where no cutting is allowed for the conservation easement portion of the property, I just want to get affirmation that this will still be the case. We can reaffirm that as a part of this application. Mr. Witt stated absolutely. Amy Durland stated that for the first time tonight I have read a letter from a neighbor who expresses concerns about the project and mentions a colleague that viewed the area and expressed significant concerns both with the current proposal and the past subdivision and how they will affect this area. I would like to get more information on this if I could. Kate Maynard, Principal Planner, City of Saratoga Springs, stated this letter was just received today, September 14, 2011 by Dr. Stephen C. Verral. Amy Durland stated that she did not support this application the first time. The reasons I did not support it are pretty much still in place. Except that I was approving of the shared driveway arrangement or contiguous driveways, just because I do think that even though it maybe problematic in someway, I think it is a fairly progressive planning feature and can work in certain circumstances. Since that has been removed, I won't be supporting this application. Clifford Van Wagner, Chairman, asked if there were any further questions or comments from the Board. Dan Gaba stated he is in agreement with the applicant on the issue of shared driveways. We do see it from the real estate side, and could not agree more that we do run into that problem and it is a buyer reservation on looking at that shared driveway and how it will be maintained and do I like my neighbor or not. My question is when you gave us City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 7 of 8 several iterations, and we saw a larger buffer along Clement at that time and I wonder why you have gone away from that here. John Witt, stated because when sighting the house on the corner it is rather nice to have the ability to landscape it so that it is not all scrub. Also being able to clear some of the underbrush will make that corner safer pulling out into traffic. Clifford Van Wagner, Chairman stated the applicant's agent has requested a curb cut on Carriage House Lane for Lot #2, one curb cut on Clement Avenue for Lot #3. Also has requested no sprinklering of the house on Lot #4. The applicant has agreed to a driveway that would substantiate a 50,000 pound load that will be 12 feet wide. Also, has requested the conservation easement boundaries be modified reflective of the corner of Carriage House Lane and Clement Avenue. In discussion, concessions the applicant has agreed to a buffer that will be on the subdivision plans if approved that will further buffer the proposed house on Lot #2 and the driveway on Lot #2 with the existing house on Lot #1 and has agreed to tuck the building envelope of the house on Lot #2 back 40 foot setback so that it is respectful of the setback of the house on Lot #1. Howard Pinsley made a motion to reaffirm the SEQRA negative declaration that was issued on November 12, 2008 and to approve the application for a modification to the approved subdivision in this zone basically requesting two modifications. The curb cut on Carriage House Lane and the modification to the conservation easement boundaries only. Seconded by Tom Lewis. Clifford Van Wagner, Chairman asked if there was any further discussion by the Board. VOTE: Tom Lewis, Vice Chairman, in favor; A. Durland, opposed; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-1 APPROVAL OF MEETING MINUTES: Dan Gaba made a motion to approve the minutes of the August 10, 2011 minutes with corrections as submitted. VOTE: A. Durland, in favor; P. Klein, in favor; D. Gaba, in favor; H. Pinsley, in favor; Clifford Van Wagner, in favor ABSENT: Tom Lewis MOTION PASSES: 5-0-1 MOTION TO ADJOURN: There being no further business, Clifford Van Wagner adjourned the meeting at 8:27 PM. Respectfully submitted, Diane M. Buzanowski Recording Secretary City of Saratoga Springs Planning Board Meeting Minutes – September 14, 2011 - Page 8 of 8