Planning Board

PLANNING BOARD MINUTES WEDNESDAY, OCTOBER 12, 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; Jamin Totino STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs CALL TO ORDER: Chair Clifford Van Wagner called the meeting to order at 7:07 P.M. SALUTE TO THE FLAG 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 There are no actions by the chair. ANNOUNCEMENT OF ADJOURNED PROJECTS: ADJOURNED AT THE APPLICANT'S REQUEST 11.034 181 PHILA NEIGHBORHOOD ROOMING HOUSE, 181 Phila Street, site plan 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 subdivisioin 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. AJOURNED – 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 a Urban Residential-2 District. 10.027 307 GRAND AVENUE MULTI-FAMILY, 307 Grand Avenue, public hearing on 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: ANNOUNCEMENT OF UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOP: Planning Board Caravan scheduled for Monday, October 24, 2011 at 4:00 P.M. Planning Board Workshop scheduled for Monday, October 24, 2011 at 5:00 P.M. Planning Board Meeting scheduled for Wednesday, October 26, 2011 at 7:00 P.M. PRIVILEGE OF THE FLOOR Opportunity to allow citizens to address planning issues not on the scheduled agenda. None heard. APPLICATIONS UNDER CONSIDERATION: 1. 11.035 PISCITELLI ZONING AMENDMENT, 95 Meadow Brook Road, City Council request for an Advisory Opinion for review of Zoning Map Amendment Proposal in the Rural Residential -1 and SR-2 Districts. SEQRA: No SEQRA action is required with an advisory opinion. Clifford Van Wagner, Chairman stated this parcel of land is 1.38 acres and it enjoys two zoning districts one is a RR-1 which is a two acre minimum zoning and the other is SR-2 which is 20,000 square foot minimum zoning. The property fronts on Meadow Brook Road which is the SR-2. The split zoning of the parcel is due to the conveyance of a parcel of land from adjacent tax parcel ID# 180.6-1-29 (RR-1 zoning that fronts on Beacon Hill Drive), and joined with previous Tax Parcel ID#180-6-1- 15 (SR-2 zoning). We have a request to for an advisory opinion to the City Council on whether we are in favor of changing the zoning of the parcel adjacent to 95 Meadow Brook Road which would reduce the lot size from minimum of two acres to 20,000 square feet and that would potentially allow for the future subdivision of the parcel. Applicant: Phil and Patricia Piscitelli Mr. Piscitelli stated he and his wife live at 95 Meadow Brook Road. Basically everything the Chairman stated is the issue in a nutshell. We purchased the lot about 10 years ago which was part of 14 Beacon Hill Drive and the zoning never changed on that piece of land. Now, we would like to sell that lot which leads me to have to change the zoning to an SR-2, so it is big enough to sell as a residential building lot. All the other lots along Meadow Brook Road are zoned SR-2. City of Saratoga Springs Planning Board Minutes – October 12, 2011 - Page 2 of 6 Clifford Van Wagner, Chairman stated the Planning Board in its recommendation back to the City Council has to take into consideration that the revision that is being requested is not contrary to the purposes and intent of the zoning code. The definition of the SR-2 district is to provide low and medium density single family residential uses where adequate infrastructure is available. We do know there is a water line on Meadow Brook Road so you have access to city water, just like the other houses. There is no sanitary storm sewer and none of the other houses have it either. One of the things staff spoke about is this is not infringing on the green belt in anyway. This is not the last parcel at the end of Meadow Brook Road. It is dead center as the map shows. There are houses to the right of it and houses to the left of it. As Mr. Piscitelli stated the lot sizes are all similiar. The house sizes are similar and the lot that he is looking to create will be in conformance with all the other lots. Clifford Van Wagner, Chairman asked if there were any other comments or questions from the Board. Amy Durland stated that the other criteria in making our determination is that the revision is not contrary to the Comprehensive Plan. This is in accordance with the Comprehensive Plan and the Comprehensive Plan identifies the frontage along Meadow Brook Road as medium density. So, this is in conformance. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. None heard. Clifford Van Wagner, Chairman stated this is a non binding advisory opinion to the City Council to approve the applicants request for a Zoning Amendment Change. Howard Pinsley made a motion for a positive advisory opinion to the City Council to approve the applicants request for a Zoning Amendment Change. Seconded by Tom Lewis, Vice Chair. Clifford Van Wagner, Chairman asked if there was any further discussion. Kate Maynard stated for the record to note the potential conditions and the reasons for the advisory opinion are reflected in what you have stated so far regarding infrastructure and being in conformance with the Comprehensive Plan and the density levels which are established for this area. VOTE: Tom Lewis, Vice Chair in favor; Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Jamin Totino, in favor; Clifford Van Wagner, in favor MOTION PASSES: 7-0. 2. 11.012.1 SEWARD STREET APARTMENTS, Corner of Seward Street & Morgan Street, site plan for multi-family apartment complex in the Urban Residential-4 District. Clifford Van Wagner, Chairman stated this project was last seen by the Planning Board for a third sketch plan on July 13, 2011. Prior site plan approval for Arcadia Apartments – 58 unit luxury senior apartment complex on November 12, 2008. UR-4 requires site plan review for multi-family residences. We are now looking at an amended sketch plan for a 57 unit project. It is not senior housing. We have in the past looked at the height of the buildings as they impact particularly the single family houses on Seward Street. We have looked at parking, pedestrian traffic and circulation, storm water and utilitites and the configuration of the various buildings on the lot. City of Saratoga Springs Planning Board Minutes – October 12, 2011 - Page 3 of 6 SEQRA: Action appears to be an unlisted action. Applicant: Gordon Residential Development, David Gordon represented by Jared George Agent: Dave Carr, LA Group; Mark Nadolny, Creighton Manning, Derek Gribulis, Cotler Architecture Mr. Carr stated he is here filling in for Norman Ward. This is the first time this application is before the Board in an official capacity for site plan approval. The Board stated at the workshop that this project is to go before the DRC for an advisory opinion on the architecture and the applicant has no problem with that. A slide presentation was given. This is in a UR-4 zone. The parcel size is just under 4 acres, and allows a maximum of 58 dwelling units. We are proposing 57 units at this time. Maximum height allowance is 70 feet in that zone. We are proposing two building types a two story building which is a touch over 29 feet and the three story is 40 feet 8 inches. Setbacks were shown. Minimun green space is 15% we are providing 42% and the required parking spaces are 87 and at this time we are providing 95. Mark Nadolny, Creighton Manning provided traffic study comparisons. Traffic on Seward Street has increased about 2 to 2 ½% per year since 2008. This is pretty typical general background growth It could also be associated with the Saratoga Hospital expansion as well, some additional traffic from there could also be realized on Seward Street as well. Trip generation was re-evaluated as well based upon the 57 units. Parking required for residential use in UR-4 is 1.5 spaces/unit. 86 spaces are required, 95 spaces provided. An additional 9 spaces are being provided. Discussion ensued regarding the safety of the ingress and egress from the project. Clifford Van Wagner, Chairman stated there will be no action on this application tonight. We will discuss this further at site plan. Clifford Van Wagner, Chairman stated he will open this up to the public. Is there anyone in the audience who would like to speak regarding this application. Ina Oharney, I live on Seward Street. I appreciate the applicant lowering the buildings. Seward Street is not very wide. Two cars can barely pass. There is no room for parking and additionally there are no sidewalks from this point around to the hospital. It is very dangerous. Amy Durland stated she is also concerned about bicycle traffic in this area. We are talking about a very narrow road on Seward Street which barely handles two cars passing. Clifford Van Wagner, Chairman stated typically when we ask an applicant to return to us we usually give them a list of items to be reviewed and discussed. Right now we have traffic, we have the curb cut on the north end of the project that goes into the project. Sidewalks. I will ask the Board for a formal motion to send this to the Design Review Commission. So they will see what currently is on the table. The Planning Board still has to wrestle with the height of the buildings and the impact on all the neighbors. There are neighbors on all three sides. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. Clifford Van Wagner, Chairman stated the applicants will be placed on the DRC agenda and we will hear their comments, revisit the site to review the site blind issue on Seward Street the north side. Amy Durland questioned the pedestrian access to the buildings. City of Saratoga Springs Planning Board Minutes – October 12, 2011 - Page 4 of 6 Derek Gribulis, Cottler Architecture gave a visual presentation regarding entrances to the building. Patios are in front of each apartment and they are connected to the sidewalks that circulate around. Clifford Van Wagner, Chairman reviewed the information regarding entrances to both the first floor units and the second floor units. Jamin Totino asked to see the elevation drawings. Mr. Jared George, Gordon Development stated he would like to get to the main points. The applicant has been before the Board many times. They have manipulated the plan to comments. We have done a great job adhering to the code. We just would like to know the main points here so they can really drill it down. Clifford Van Wagner, Chairman, stated we are getting there. This is the first official meeting, the sketch plans have been to give you our comments, the neighbor comments, and staff comments regarding many things including traffic circulation, height of the buildings, infrastructure and you have moved in a positive direction. What we need to do is to get some input from Design Review, so that is the next step and parking is what it is. Impact on the neighbors, conformance with the character of the neighborhood are things we can talk about. The height of the building and how it fits in with the neighbors is what we struggled with before and probably we are not there yet. It would be ill advised for you to ask me to call for a vote tonight we are getting there you just have to bear with us. Mr. George stated it is a little frustrating at times because we battled about the parking. I am trying to get to the bottom of this, we have to come back and huddle and we just want to make everyone happy. Clifford Van Wagner, Chairman stated we are getting there and what it is finally going to come down to is traffic, the height of the buildings and the number of units. DRC will offer a non-binding opinion. This board does not approve a project and hand it to DRC at the end. We work simultaneously with the Boards. Jamin Totino stated he would like to add one thing to the list. With regard to looking at the entranceways and floor plans. For me it is functionality. When I see a project in an urban area, I think it needs to foster that sense of urban community and so that is what I am looking at when I speak about functionality of the site plan. If you look at the building and the middle building of the property, I wonder how much sunlight that building will ever get. The third floor will get the bulk of it. I am worried about the placement of that building as well. Philip Klein stated also one item which was previously discussed was the screening of the property to the north. Dave Carr, LA Group stated he believe there is a berm in the northeast corner as well as plantings. This was part of the agreement with Birch Run, Phase I and II that was crafted with the previous project and has been maintained with this project. I believed these agreements were filed either yesterday or today with the County. President, Birch Run Homeowners Association stated the agreement has not been signed. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. Dan Gaba made a motion to for this application to go the DRC for an advisory opinion. Request an opinion regarding mass, scale and volume of proportions of the proposed structures, their layout, proportions of the proposed structures, nature and quality of materials, manner of construction and design including any rooftop structures and compatibility with the surrounding neighborhood to be received from the DRC to the Planning Board within 30 days. Seconded by Jamin Totino. City of Saratoga Springs Planning Board Minutes – October 12, 2011 - Page 5 of 6 Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Tom Lewis, Vice Chair in favor; Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Jamin Totino, in favor; Clifford Van Wagner, in favor MOTION PASSES: 7-0. APPROVAL OF MEETING MINUTES Philip Klein made a motion to approve the minutes of the September 27, 2011 meeting with corrections/changes as submitted. Seconded by Tom Lewis. VOTE: Tom Lewis, Vice Chair in favor; Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Clifford Van Wagner, in favor MOTION PASSES: 6-0. ADJOURNMENT There being no further business, Clifford Van Wagner adjourned the meeting at 8:30 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary City of Saratoga Springs Planning Board Minutes – October 12, 2011 - Page 6 of 6