Planning Board

PLANNING BOARD MINUTES WEDNESDAY, SEPTEMBER 12, 2012 7:00 P.M. CITY COUNCIL ROOM PRESENT: Tom L. Lewis, Vice Chairman; Philip Klein; Dan Gaba; Howard Pinsley; Mariesa Coppola ABSENT: Clifford Van Wagner, Chairman; Amy Durland STAFF: Kate Maynard, Principal Planner CALL TO ORDER: Tom L. Lewis, Vice Chairman called the meeting to order at 7:00 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: Zoning Ordinance, Subdivision Regulations, City Code Changes approved by Council on Tuesday, September 4, 2012. They will become effective once filed with the Department of State. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday September 24, 2012 at 4:00 P.M. Planning Board Workshop, Monday, September 24, 2012 at 5:00 P.M. Planning Board Meeting, Tuesday, September 25, 2012 at 7:00 P.M. LOT LINE ADJUSTMENTS Kate Maynard, Principal Planner, City of Saratoga Springs updated the Board on two lot line adjustments which transpired. Macica Lot Line Adjustment, approved following review by the Chair. Scripter Lot Line Adjustment, approved following review by the Chair. PRIVILEGE OF THE FLOOR Opportunity to allow citizens to address planning issues not on the scheduled agenda. Ina Harney, 40 Seward Street, across the street from the hospital construction. Ms. Harney is concerned regarding the blasting, hours of operation, dirt and mess and how long this will continue. Kate Maynard, Principal Planner informed Ms. Harney she will investigate with all concerned parties and inform Ms. Harney of her investigation. LETTERS OF CREDIT: 1. 11.023.1 60 WEIBEL AVENUE APARTMENTS, Letter of Credit reduction. Existing letter of credit is $876,100 with an expiration of September 9, 2012. Reduction request submitted in July proposed a new Letter of Credit amount of $124,450. The maximum Letter of Credit reduction allowed by the Planning Board is 75% of the original total, which would be $219,025, expiring September 9, 2014. Applicant: Bonacio Construction Agent: Keith Ferrara, Bonacio Construction Mr. Ferrara stated the $219,025 amount is correct and the applicant will request the full 18 month extension. Kate Maynard, Principal Planner, stated the extension is granted until September 9, 2014. The information was checked with Jennifer Merriman who verified the September 9, 2014 date. Philip Klein made a motion to extend the letter of credit if necessary 18 months from this date in the amount of $219,025. Dan Gaba seconded the motion. VOTE: Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, in favor MOTION PASSES: 5-0 APPLICATIONS UNDER CONSIDERATION: 1. 11.0234 LATCHFORD SUBDIVISION, 22 Doten Avenue, public hearing for a two lot subdivision in the Urban Residential-2 District. Tom L Lewis, Vice Chairman stated some issues to consider are the width of Penn Street. Existing width is 14 ft. Current proposed widening along property frontage of 4 feet would bring the pavement width to 18 feet. Streetlights, street trees, sidewalks and curbs are required. Demolition of existing structure proposed prior to the subdivision map being filed. Applicant: Tim Latchford; Mark Carpenter, Property Owner Agent: Jeremy Schneible, Tommell and Associates City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 2 of 7 Jeremy Schneible gave a quick overview of the project which is a two lot subdivision is requested in the UR-2 District. Mr. Schneible provided the Board with a visual presentation of the site. The two lots will be accessing the City's infrastructure. Street trees and street lights per City's code. Tom L Lewis, Vice Chairman asked if anyone in the audience wished to comment on this application. Robert Townsend, 23 Doten Avenue. Mr. Townsend requested a copy of the engineering drawings. I am interested in this project and I believe this is a good proposal. I am here to learn more about it. Kate Maynard, Principal Planner stated the one consideration is the widening of Penn Street by 4 feet which would bring the pavement width to 18 feet. Our standards are 22 feet in width for a rural road. Mark Carpenter the property owner. Not aware the process was going to be this extensive. Discussion ensued regarding the widening of Penn Street. Mr. Schneibel discussed stormwater management, catch basins and dry wells. Proposed the use of perforated pipe between the inlets. In the event dry wells are used, they will meet the City standards of a five foot separation. Kate Maynard, Principal Planner stated since you are using the depth of 4 ½ feet the Board could consider offering a waiver. Tim Wales, the City Engineer is in favor of granting the waiver and consideration that the stormwater be fulfilled on the plans to meet the City specifications and standards. SEQRA: The Board reviewed Part II of the SEQRA Full Environmental Assessment Form. No large or important areas of concern noted. SEQRA DECISION: Philip Klein 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. Howard Pinsley seconded the motion. VOTE: Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, in favor MOTION PASSES: 5-0 Tom L Lewis, Vice Chairman stated now we need to vote on the subdivision. Dan Gaba made a motion for granting a two lot subdivision in the UR-2 District with a waiver per ground water regulations acceptable to the City Engineer's specifications. Seconded by Philip Klein. City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 3 of 7 VOTE: Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, in favor MOTION PASSES: 5-0 2. 12.031 324 WEST AVENUE MEDICAL OFFICE BUILDING, 324 West Avenue, public hearing for a special use permit for medical office building in the Transect-District. 3. 12.031 324 WEST AVENUE MEDICAL OFFICE BUILDING, 324 West Avenue, site plan for medical office building in the Transect 4 -District. Saratoga County Planning Board issued no significant countywide or intercommunity impact. DISCLOSURE: Kate Maynard is a patient of Dr. Brennan. She has no financial interest in the application, therefore there is no need for recusal. SEQRA: Project appears to be an unlisted action. The existing structure was previously utilized as an Attorney's office. The proposed use is a medical office, which requires a special use permit. Adjacent uses are the YMCA and residential. Applicant: Rik Woldring, Dr. Tracey Brennan Agent: Gavin Vuillame, Environmental Design Gavin Vuillame, Environmental Design stated the applicant would like to convert the existing office building an attorney's office to a Medical office with parking on the south side. This is a ½ acre site with frontage along West Avenue. A shed on the property is being used by a fiber optic company who has a twenty year lease for the shed. The existing building will have very minor modification on the inside. On the outside improvements to the roof along with landscaping and a sidewalk to the main entrance of the building are proposed. We are also proposing some stormwater management in the area of the new parking lot. Utilities on the site will be a 6 inch water line from the City . Tim Wales City Engineer verified the water line and the lack of sanitary sewers in this area. There is a county sewer line behind the property and the sewer district did give permission to hook into. A visual presentation was provided to the Board. Street trees and street lights and sidewalks per City standards. Possibly request for a waiver for sidewalks due to the size of the area. Tom L Lewis, Vice Chairman asked if there were any further questions or comments from the Board. None heard. SEQRA City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 4 of 7 No large or important areas of concern were noted. Dan Gaba wished to note for the record a park area is nearby. SEQR DECISION: Philip Klein 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. Howard Pinsley seconded the motion. VOTE: Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, in favor MOTION PASSES: 5-0 Howard Pinsley made a motion to approve special use permit. Mariesa Coppola seconded the motion. VOTE: Philip Klein, in favor; Dan Gaba, in favor; Howard Pinsley, in favor; Mariesa Coppola, in favor; Tom L Lewis, in favor MOTION PASSES: 5-0 Tom L Lewis, Vice Chairman stated now we will move onto Site Plan. Gavin Vuillame gave a visual presentation of the site plan. Discussion ensued regarding parking and the use of permeable pavement. Gavin Vuillame stated a stormwater management will be presented and it will meet the green infrastructure requirements. Rik Woldring, co-applicant stated he respectfully requests deferring the sidewalks until necessary. He does not understand the implementation of sidewalks in this area right now. Saratoga County Planning Board determined the second curb cut was fine. A Parking waiver was requested. The Board requested from the applicant a number of examination rooms for the doctor's office. Tom L Lewis, Vice Chairman, asked if anyone in the audience wished to comment on this application. City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 5 of 7 None heard. The applicant requested deferring the installation of the streetlights until the sidewalks are installed. At the next visit the applicant will provide better alliteration on the plans. 4. 12.029 120 DIVISION STREET, 120 Division Street, sketch plan for two family residences and commercial space in the Division Street Planned Unit Development District. SEQRA Type I action. Unlisted action that is occurring wholly or partially within or substantially contiguous to any historic building, structure, facility, site or district., that is listed on the National Historic Places. No involved agencies identified with this action. Location of the site is highly visible, transitional adjacent to Franklin Square and the National Historic District Registry District; Allerdice, Dehn's commercial uses and surrounded by predominately residential area. Within 2 blocks of the City recreations fields and Division Street Elementary School. The Site is within the Division Street PUD – an expansive PUD that includes Allerdice, Dehn's Flowers, Recreation fields, and Division Street Elementary School. PUD is generally for commercial/industrial uses and transitional housing. Interpretation by standing Zoning Officer made the project is consistent with the PUD with the inclusion of commercial space within the site plan. Under provisions of the PUD specifically, and PUD section of the Code, to be reviewed by Planning Board for site plan approval. Site plan consisting of mixed use retail office and 96 residential units approved by the Planning Board on December 8, 2010. Site plan approval expired on December 8, 2011. Applicant: Peter Belmonte, Steve Ethier; EB Alliance Agent: Brett Steenburgh Mr. Belmonte is looking to have an open conversation regarding the sketch plan for this project. Comparison of this project from 2010 until now. Looking for as much information to move this project forward. Brett Steenburgh gave a visual presentation to the Board. He stated the proposed site is located along Division Street boarded by Cherry Street, and Walworth, the old Ellsworth Ice Cream. Originally 96 units were approved the applicant is now looking to develop 34 residential units, two car garages, street trees, street lights, the widening of Walworth, a green belt along the sides, 2,000 square foot of commercial space. Opened up the floor plan with more windows and light. Philip Klein asked if there was any news on the southeast corner, and wished to compliment the applicant on a much improved plan based on the area you have to work with. Steve Ethier, co-applicant has been in contact with the Ellsworth family. There is title dispute and will be in litigation for years. Kate Maynard stated just wanted to state we have had a number of conversations regarding one of the oldest PUD's in the City approved back in 1983. It is fairly expansive. It was commercial industrial uses in terms of what is put forward in that. The sketch which has been provided by the applicant is in compliance with the PUD. This is a brand new application we have provided comparison with what was approved back in 2010. This is not a modification but a new application. Upgrading of utilities, sanitary and storm which bisect the site. No current easement in place at this time. Green space or civic space, a focal point and pedestrian connection from West Harrison to Cherry and all City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 6 of 7 points southwest. Fronting on four different streets. Possibly widening Marvin Alley. Walworth and Division for site distance purposes to eliminate the skew for better visual. Kate Maynard read into the record Amy Durland's comments. I would like to thank the applicants for coming in for sketch plan review. Based upon the application information received so far I am interested in the following: the possibility of retaining all or some of the urban forested area on the northeast portion of the property which could form the foundation for a City and/or neighborhood park, which in general would provide a rare amenity for the City. A more complete articulation of the commercial component of the project including its size and location. How the project site layout supports function and flow including details on building frontage, curb cuts, green space, any possible civic space, or pedestrian arcade and how complete street skolls will be met, and how Mark Benaquista's comments will be addressed and particularly how on site parking will be accommodated. It is possible but not likely that additional topics may result from the sketch plan discussions given the scope of the project I think an additional sketch plan discussion may be helpful. Thank you very much. Tom L Lewis, Vice Chairman stated since the chairman is not here we do not have his comments, and would like to recommend a second sketch plan review. Tom L Lewis, Vice Chairman asked if there was any further comments from the Board. None heard. The applicant is in favor of another sketch plan and would like to be placed on the Planning Boards next agenda in two weeks. APPROVAL OF MINUTES: Tom L Lewis, Vice Chairman made a motion to approve the July 25, 2012 meeting minutes with any corrections as submitted. Dan Gaba seconded the motion. VOTE: 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: 5-0 MOTION TO ADJOURN: There being no further business to discuss Tom L Lewis, Vice Chairman adjourned the meeting at 9:10 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary Approved: 9/25/12 City of Saratoga Springs Planning Board Minutes – September 12, 2012 - Page 7 of 7