Planning Board

PLANNING BOARD MINUTES WEDNESDAY, JULY 25, 2012 7:00 P.M. CITY COUNCIL ROOM PRESENT: Clifford Van Wagner, Chairman; Tom L. Lewis, Vice Chairman; Amy Durland; Philip Klein; Dan Gaba; Howard Pinsley; Mariesa Coppola STAFF: Kate Maynard, Principal Planner CALL TO ORDER: Clifford Van Wagner, Chairman called the meeting to order at 7:03 P.M. SALUTE TO THE FLAG ANNOUNCEMENT OF RECORDING OF PROCEEDING 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 -11.022 181 PHILA NEIGHBORHOOD ROOMING HOUSE, 181 Phila Street, public hearing for special use permit for neighborhood rooming house in the Urban Residential-3 District. COMMENTS FROM THE CHAIR: Siro's Update: NOVUS Engineering continuing noise monitoring in relation to PBA condition of Special Use Permit Approval. Kate Maynard provided update that Novus Engineering has been retained for monitoring, equipment is in place for 24/7 monitoring at fixed location, handheld monitoring will take place at various points around property at different times during track season. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday September 10, 2012 at 4:00 P.M. Planning Board Workshop, Monday, September 10, 2012 at 5:00 P.M. Planning Board Meeting, Wednesday, September 12, 2012 at 7:00 P.M. ADMINISTRATIVE ACTION 11.010.3 MARTELL BREW PUB (Currently known as Druthers Brewing). Administrative Action request to modify location of planters, retaining wall, and lighting fixture on-site. ACTION: Approve. 12.021 WINTERS LOT LINE ADJUSTMENT: Proposed lot line adjustment that includes merging of two parcels under the same ownership. ACTION: Approve. PRIVILEGE OF THE FLOOR: Opportunity to allow citizens to address planning issues not on the scheduled agenda. None heard. APPLICATIONS UNDER CONSIDERATION: 1. .03.044.3 OAK RIDGE SUBDIVISION, 1 OAK RIDGE BOULEVARD, letter of credit extension. Applicant: Snyder Builders, Joe Snyder BACKGROUND: This is a subdivision which was approved on May 7, 2003. The existing letter of credit is for $228,600 with an expiration date of September 9, 2012. The reason for the extension is the application of the final road topping. Request for extension until December 31, 2013. SEQRA: No SEQRA action required with sketch plan review. Dan Gaba made a motion for a Letter of Credit Extension for the Oak Ridge Subdivision. Howard Pinsley seconded the motion. Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Amy Durland in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 2. 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. SEQRA: Project appears to be a Type I action. The Planning Board initiated coordinated review and seeking lead agency January 26, 2011. Planning Board accepted lead agency on April 27, 2011. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 2 of 11 BACKGROUND: Planning Board last reviewed this project on April 27, 2011. Planning Board sketch discussions were held on the following dates: April 9, 2008 – 21 lots - April 29, 2009- 17 lots - July 14, 2010 – 15 lots This project has been on hold six to eight months. In the past discussions were held regarding street lights, curbing, and sidewalks. Also a request from the City Engineering Department to extend the water line under Route 9N and to have a hookup on the other side. We spoke about safe pedestrian traffic and stormwater management. There was also some discussion regarding the easement which is in place for a 36 inch storm drain which empties off of Buff Road in a westerly direction into what is Slade Creek. DISCLOSURE: Philip Klein disclosed that he does live approximately 250 feet from this project. He does not have any financial interest in this project. No recusal necessary. Agent: Jere Tatich, ELAN Planning and Design; Kurt Bedore, KB Engineering and Consulting PLLC; Lisa Nagle, ELAN Planning and Design Applicant: Michael Ballestero Mr. Tatich stated the applicant is presenting a 15 lot subdivision. We will be presenting three drawings of plot plans to review. Mr. Tatich gave a brief overview of the project for the benefit of the Board. It is a long linear site which has frontage along Buff Road. All lots exceed the minimum threshold for the UR-1. Lots 1 – 9 have direct access to Buff Road. We have a roadway to be discussed – either City owned or privately owned driveway which reduces the curb cuts from 5 to 1. Lots 11, 12, 13, 14, exit on to this driveway and lot 15 exits onto Buff Road. We are not proposing any development into the 100 foot buffer into the Slade Creek wetland area. Some concerns voiced were traffic concerns especially along the alley which picks up the 5 driveways. Kurt Bedore, KB Engineering and Consulting reviewed site distance for driveways between Evergreen Drive and Buff Road. Adequate site distance in both directions were noted as well as a summarization of information provided to the Board. These meet the criteria of the American Association of State Transportation Highway Officials and the New York State DOT criteria. Mr. Tatich reviewed questions previously asked by the Board. Turn around areas will be installed in all driveways exiting onto Buff Road. The majority of the west side of the property is under the ownership of two parcels. Deed restrictions will be imposed regarding development of the 100 foot buffer zone. Also some signage will be installed on each end of the buffer zone. Engineering documentation was provided regarding the slope stability and there was no concern regarding negative impacts on the east side of Slade Creek. Subdivision layout concern regarding noise buffer. There is a heavy tree edge along Route 9 and that tree edge will remain in place and undisturbed. There was discussion concerning infrastructure and connecting to the City system creating a loop system. The connection will be made per the City's request. Sidewalks and curbs will be installed per the City's requirement. Kurt Bedore, KB Engineering and Consulting reviewed the stormwater management plan. Per the NYS DEC new design standards place Heavy emphasis placed on water quality treatment, area water runoff reduction and other green technologies. Rain gardens will be used to dry wells and then into the Buff Road stormwater management system and into Slade Creek. Implementation of the curbing and sidewalks make the grass swale not practical. We are still working to meet the NYS-DEC regulations. Rain gardens are still being proposed. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 3 of 11 Mr. Tatich stated we received numerous comments from the City Engineer which we will comply with . We have utility easements along the frontage of the property and also to accommodate the 36" storm line that parallels the south property and we will develop an easement to determine ongoing responsibility. Clifford Van Wagner, Chairman stated in conversation with staff it has been determined that a utility easement should specify access for maintenance of utilities perforated pipe and stormwater and any necessary maintenance of the rain gardens. Kate Maynard, Principal Planner stated there is a current easement which exists, but it does not reflect current location of stormwater pipe. The City is requesting a modification to the easement for utility and stormwater maintenance and this should be reviewed prior to filing with the County. Mr. Tatich stated there will an additional two fire hydrants added. The City Engineer questioned the alley for the entrance to the five lots. As proposed it is a 20 foot wide alley which services five lots. Preference stated that is be a private owned alley. The City does not have jurisdiction over maintenance of private owned alleys. Clifford Van Wagner, Chairman stated staff had conversation with DPW and Public Safety and they are not interested in having this as a City owned street. It will remain as a privately owned shared driveway. 20' is acceptable for a private driveway. Just for the record we will not be voting on this tonight. The Board has requested that the applicant mark all 15 lots, and also delineate the perimeter of the 100 foot DEC wetland buffer. The Board will walk the entire parcel. The applicant has agreed to the Board's request. Clifford Van Wagner, Chairman stated in closing all items requested from the applicant have been provided and all questions answered and resolved. The applicants have gone to great lengths to accommodate the Board. Howard Pinsley asked for clarification there is no trail proposed for this site. Mr. Tatich stated no trail is proposed for the site. Dan Gaba asked if there was any discussion regarding a pedestrian crossing to be put in place. Mr. Tatich stated they met with the City and it was not pursued. Kate Maynard, Principal Planner stated a midblock crossing was put forth prior to the addition of the sidewalks along the project frontage. Now there will be a tie to existing sidewalks to south on the same side of the road. Clifford Van Wagner, Chairman questioned street lights. Mr. Tatich stated street lights will be placed per City's standards approximately every 150 feet. Approximately 8 Sternberg lights will be installed on the site. Clifford Van Wagner, Chairman asked if there was any questions or comments from the Board. Amy Durland stated she would like a rough idea of the split zones now and after the zoning change. Mr. Tatich stated if you look at Slade Creek as a boundary between the two zones. To the east is UR-1, and to the west of Slade Creek is RR-1. Amy Durland, stated RR-1 is 1/10th of the entire property. There are only the two little areas that go into the UR-1 area. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 4 of 11 Mr. Tatich stated yes that is correct. Amy Durland asked if driveway lengths were discussed. Mr. Tatich explained the plot plan and the building envelope and discussions with the applicant stated the homes being built closer to the road. A turn around within the boundaries of the property will be installed for easy access and egress. Amy Durland questioned the footprint of the home that currently exists on the property. Amy Durland stated she reviewed the minutes and she still has some of the same concerns she spoke of previously. Shared driveways configurations can create conflicts. Also she is still concerned regarding curb cuts on Buff Road. I know the traffic analysis indicated the line of site is acceptable. On our caravan we witnessed cars going quite fast. I do have safety concerns. Regarding the rain gardens and the placement thereof I am concerned regarding their maintenance since they do factor into the storm water management. We have run into this in other applications where something acceptable is being proposed, how do we assure that they are maintained. Kurt Bedore, Consulting Engineer stated signage will be implemented and deed restrictions will be imposed. This is a community outreach and education. Kate Maynard, Principal Planner stated it is the private owners' responsibility, so stated in a deed restriction and that it is also provided in an easement for the City to provide maintenance to the rain gardens and perforated pipe if necessary to maintain the stormwater management function. Also information will be provided to each new property owner regarding the rain gardens. They are designed to be relatively maintenance free. Clifford Van Wagner, Chairman stated the applicant will keep as many of the trees as possible during the construction project. They will also provide street trees every 100 feet. There will be a 5 foot planting strip and the trees planted will be of a 2 ½ " caliper. Amy Durland questioned if an entrance into the property in the vicinity of the easement to provide a look out as an open space amenity. Mr. Tatich stated he will confer with the project sponsor. Clifford Van Wagner, Chairman stated the Board will look at that area when they tour the property. PUBLIC HEARING: Clifford Van Wagner, Chairman asked if anyone in the audience would like to speak regarding this application. Donna, 7 Emerald Lane. Buff Road is somewhat of a thoroughfare. I am concerned regarding the curb cuts and parking on the street. I am also concerned since we have two bus stops for the children and the area is very congested. The area is at its max. Greg Edderberg, 20 Evergreen. I have traffic concerns as well. Questioned the use of a stop sign in the area. Clifford Van Wagner, Chairman stated the Planning Board does not have the authority to have a Stop Sign placed in the area. Homeowners can request a review of the area for a stop sign. Kate Maynard provided information that all inquiries should be provided to Public Safety. Peter Dallas, 6 Emerald Lane. Questioned the average lot size of the new home and how it compares to the area. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 5 of 11 Clifford Van Wagner, Chairman reviewed the acreage of the existing lots for the benefit of Mr. Dallas and the audience. The applicant will provide an overhead presentation for the next meeting. Jim Lesniewski, 10 Evergreen Drive. The concern on Buff Road is that the grass clippings and snow will be pushed out into Buff Road and the snow banks will be higher in that area and the road will become even more narrow. Clifford Van Wagner, Chairman stated the public hearing will remain open. Amy Durland requested when the applicant appears before the Board again could they provide a plan for excess parking. Clifford Van Wagner, Chairman stated the Board will review this application at the next Planning Board meeting. Board recessed at 8:27 P.M. Board reconvened at 8:35 P.M. 2. 12.027 HOME OF THE GOOD SHEPHERD SENIOR LIVING COMMUNITY, 394-402 Church Street, sketch plan review in the Urban Residential-1 District. RECUSAL: Clifford Van Wagner, Chairman Tom L Lewis, Vice Chairman assumed the responsibilities of the Chair. Applicant: Home of the Good Shepherd, Denise Cote Agents: Lee Rosen, Rosen Development Company, Inc., Owen Neitzel, Harris A. Sanders Architects, P.C., Jeremy Schneible, Tommell & Associates; Jason Tommell, Tommell & Associates SEQRA: No SEQRA review required with sketch plan. Action appears to be unlisted. BACKGROUND: Project site was previously approved as Hearthstone – 13 lot subdivision. Application proposes Senior assisted care facility – permitted in UR-1 (single family residential district) with special use permit and site plan review. Architectural review required with DRC. Jason Tommell gave a brief overview of the site. One of the challenges are the density calculations and determine the number of beds and the usefulness of the site in this allowed use. An archeological sensitive area was located on the eastern side of the site. We are working with an archeological professional and SHPO. Therefore we have shifted the site away from that area. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 6 of 11 Owen Neitzel, Harris A. Sanders Architects, P.C. The Home of the Good Shepard is proposing a 96 unit assisted living residence licensed by the New York State Department of Health. An explanation of the types of Assisted Living available. A presentation of the proposed expansion of the Home of the Good Shepard and proposed layout. Landscaping plans were reviewed. Jason Tommell reviewed the project. Parking will be allowed near the front entrance with several handicapped areas as well as. Additional parking will be provided 103 parking spaces. 86 parking spaces area required. 17 extra spaces will be provided. No waiver will be required for parking. Sidewalks will connect all buildings. Dumpster location not yet decided. Full SWPPP will be provided. The 12" water line to bore under Route 9N and tie into the looped water line. Buildings will be between 32 feet and 42 feet at their highest point. 60 feet is the maximum. Looking at porous asphalt. Existing vegetation will be maintained as much as possible. A lot line adjustment is proposed and will allow us to pull the main building further east and away from the existing residential development. Dan Gaba, stated he would like to see some iterations of the cottage homes proposed, not just buildings and parking, more landscaping and trees. Philip Klein stated he would prefer one or two story buildings not three story to keep the compatibility of the neighborhood. Jason Tommell stated they are also proposing some courtyard areas. Tom L Lewis, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Tom L Lewis asked if there was any further questions or comments from the Board. None heard. Jason Tommell, agent for the applicant said the applicant will return to the Board sometime in September to continue with the application process. Clifford Van Wagner, returned to the meeting and resumed his duties as Chairman. 3. 12.025 19 RAILROAD PLACE, 19 Railroad Place, site plan for movie theater and office development in the Transect-6 District. DISCLOSURE: Amy Durland is a member of the Sustainable Saratoga Urban Forestry Project, however she had no participation in the construction of the correspondence for this application. SEQRA: Action appears to be unlisted to Type I action due to being substantially contiguous to the National Historic Registry. DRC is other involved agency and deferred lead agency status to the Planning Board at their July 5, 2012 meeting. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 7 of 11 BACKGROUND: Clifford Van Wagner, Vice Chairman stated this is the former Price Chopper location (24,000 square feet existing structure). Price Chopper has since moved into 16,156 square footage space within adjacent Market Center. Applicant: RR Depot, LLC – Sonny Bonacio, Bonacio Construction; Larry Novak, Bonacio Construction. Agent: Mike Ingersoll, LA Group; Matt Brobston, LA Group; Matthew J Jones, Attorney Potential addition of formal pedestrian access between Railroad Place and Woodlawn on County property. Applicant is exploring this accommodation with the County. Connection could provide an important mid-block crossing and line up with pedestrian connection through parking garage on Woodlawn to Long Alley through existing connection to Broadway. Kate Maynard, Principal Planner stated a meeting was held on site and the proposed project was presented to the County. The County has expressed some additional concerns related to proposed changes on their property to accommodate connection. Currently under discussion with the County and the applicant's consultant to be held at the August 13, 2012 Building and Grounds Committee Meeting. No official decision has been made at this time. Applicant has proposed establishing $15,000 amount to make improvements that would allow for connection at the County site. If the County connection is not feasible, funding is to be utilized toward pedestrian improvements within the general vicinity of Broadway to Railroad Place between Church and Division. Clifford Van Wagner, Chairman stated this is the first application which has come before the Board which meets the intent and requirements of T-6 shallow build to and build out along frontage. Mr. Ingersoll stated limited public green space offered. Rooftop patio provides stormwater function, offers green space to private office users. There is also a possibility for additional planters at the front entrance and possibly bench type seating. Also green patio proposed on the rooftop to fulfill stormwater management requirement, and as a site amenity for private office workers. Matt Brobston, LA Group explained the green roof, its construction and maintenance. A representative from Creighton Manning reviewed the traffic study which was performed. He outlined the fact that the offices will be in use during the weekday and daytime and the cinemas will be in use in the evening and weekends. Discussion ensued regarding the traffic study information. Amy Durland stated there are several traffic studies which have been performed which indicate that the level of traffic is not of a volume we should be concerned with. I am not going to object to this project based upon the traffic issues. This is more for the Board than the applicant. I think that at some point we do need to address the traffic issue downtown. There are projects currently under construction and it seems just by observation that traffic downtown at peak times does need to be addressed. Dan Gaba stated that the Traffic Department, specifically, Mark Benaquista did review the letter from Creighton Manning and he does agree with their evaluation showing no significant impact. Clifford Van Wagner, Chairman asked if there was any further questions or comments from the Board. None heard. City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 8 of 11 PUBLIC HEARING: Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. Tom Denny, 205 East Avenue. He is representing Sustainable Saratoga Urban Forestry project. He appreciates the efforts of the Board. A letter was forwarded to the Board. Appreciates the rooftop gardens and admires the work Bonacio Construction has done and it is of the highest quality. Their projects are built to endure and the green aspect is great to see. Regarding the proposed canopy he requests it be removed and larger street trees planted instead. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. SEQRA: A review of SEQRA Part I and Part II found no significant areas of impact noted. SEQR DECISION: Howard Pinsley stated that based upon the information provided by the applicant in Part I of the SEQR Full Environmental Assessment Form, and analysis of the information provided and presented in Part II of the SEQR Full 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. Dan Gaba seconded the motion. VOTE: Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, Chairman, in favor; MOTION PASSES: 7-0 Clifford Van Wagner, Chairman stated if there are no further questions or comments from the Board we will move onto Site Plan review. Clifford Van Wagner, Chairman asked if anyone in the audience wished to make a comment on the Site Plan application for 19 Railroad Place. None heard. Clifford Van Wagner, Chairman stated the minutes will reflect the applicant's attempts along with Kate Maynard, Principal Planner, City of Saratoga Springs attempts to encourage a pedestrian walkway with Saratoga County. Tim Wales, City Engineer, at the workshop indicated he is satisfied and pleased with the all infrastructure with Market Center completed prior to this. All aspects of the project have been completed to the City's satisfaction. The applicant is in communication with Skip Scirocco, who states the City will pave Railroad Place after this project is completed. The Applicant has done some research to determine the improvements on the site of the current building City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 9 of 11 12,000 – 13,000 square feet. The County is not willing to commit. The applicant is willing to escrow $15,000 directly for pedestrian improvements in the area in the vicinity of his projects. Bike racks will be installed. Pull off area for cars is approximately 40 feet in length. CDTA is not in favor of using the cut out area on Church Street. Five street trees are to be planted on Railroad Place. All trees will be those which are on City's preferred listing. Street lights per City's standard. The Chairman commended the applicant for the green patio which is a great feature and we are interested to see. Tom L. Lewis, Vice Chairman made a motion for site plan approval for a movie theater and office uses in the Transect-6 District with the conditions listed by the Chairman. Dan Gaba seconded the motion. Clifford Van Wagner, Chairman asked if there was any further discussion. Amy Durland stated she would like to make it clear our role is not to discuss the use or make a decision on that basis. She would like to mention that she applauds the re-use of the building. She stated three concerns. One is the traffic, she feels it behooves the City to take a closer look at the traffic issues within the downtown area. The second item is the green patio. The fact that the City will be monitoring this stormwater management choice does ease her reservation. Thirdly, we do need to increase the urban forestry downtown. The additional size of trees will help. She prefers to see a different approach to planting. She does acknowledge the plan does comply with the City's standards, and the applicant has made some concessions regarding the plantings. Clifford Van Wagner, Chairman stated he commends the applicant for doing their homework and it is a great re-use. VOTE: Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 APPROVAL OF MINUTES: Howard Pinsley made a motion to approve the June 27, 2012 meeting minutes with any corrections as submitted. Mariesa Coppola seconded the motion. VOTE: Amy Durland, in favor; Philip Klein, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L. Lewis, Vice Chairman, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 6-0-1 Dan Gaba made a motion to approve the July 11, 2012 meeting minutes with any corrections as submitted. Tom L. Lewis, Vice Chairman seconded the motion. VOTE: Amy Durland, in favor; Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; MOTION PASSES: 6-0-1 City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 10 of 11 MOTION TO ADJOURN: There being no further business to discuss Clifford Van Wagner, Chairman adjourned the meeting at 10:45 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary Approved: 9/12/12 City of Saratoga Springs Planning Board Minutes – July 25, 2012 - Page 11 of 11