Planning Board

PLANNING BOARD MINUTES WEDNESDAY, OCTOBER 24, 2012 7:00 P.M. CITY COUNCIL ROOM PRESENT: Clifford Van Wagner, Chairman; Tom L. Lewis, Vice Chairman, Dan Gaba; Mariesa Coppola ABSENT: Philip Klein, Howard Pinsley LATE ARRIVAL: Amy Durland arrived at 7:34 P.M. STAFF: Kate Maynard, Principal Planner, CALL TO ORDER: Clifford Van Wagner, Chairman called the meeting to order at 7:00 P.M. SALUTE TO THE FLAG ANNOUNCEMENT OF RECORDING OF PROCEEDING Clifford Van Wagner, Chairman 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: -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. -12.041 THE MOUZON HOUSE, 1 York Street, site plan modification for restaurant in the Transect-6 Urban Core District. -12.032 324 WEST AVENUE MEDICAL OFFICE BUILDING, 324 West Avenue, site plan for medical office building in the Transect-4 District. -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: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Tuesday, November 13, 2012 at 4:00 P.M. Planning Board Workshop, Tuesday, November 13, 2012 at 5:00 P.M. Planning Board Meeting, Wednesday, November 14, 2012 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. 12.040 SCHRADE INSURANCE AGENCY, 227 Washington Street, sketch site plan for office and multi-family residential in the Transect-4 Urban Neighborhood District. SEQRA: No SEQRA action is required during site plan. BACKGROUND: Site was previously proposed for use as an office building (1988, use variance denied), a self storage facility (1992, application withdrawn) and restaurant (1997). Formal review will include Special Use Permit for residential, office. Site Plan review. Architectural review with DRC. Applicant: Rick and Betsy Schrade Agents: Tonya Yasenchak, Engineering America Jeremy Schneible, Jason Tommell, Tommell and Associates Mr. Tommell, stated a professional office is proposed. The Zoning Ordinance revisions as adopted would provide for proposed Office use professional and business office uses combined, medical office and real estate office remain separate. Surrounding area consists of residential, office and retail uses. Mr. Tommell presented to the Board a brief overview of the project. Multiuse professional office building with residential units on top. On site parking, covered parking possibly a canopy. Utilities in the back, deliveries in the back. Curbs and sidewalks all around. Architectural standards are required and the applicant will meet all the Design Review Commission regulations. Architect Tonya Yasenchak, stated this will be a mixed use building. The first floor will house three offices and the second floor three apartments. We will use this as a transition building in this neighborhood. We will be using a mix of materials with brick. This will tie the neighborhoods together and will be complimentary. Every office will have an individual entryway. All materials will blend with the architecture of the building. Mr. Tommell stated the stormwater management will meet the City's standards and they will be using every inch of green space they have available. A full SWPPP is required. No green roof is proposed. Sidewalks will be provided and street tress and street lights will be provided per the City's standards. Landscaping and screening plans will be submitted with the applicant's formal submission. The applicant is looking to save the mature trees if at all possible. 17 parking spaces currently proposed and required. On street parking is provided. The applicant is requesting waiver of two parking spaces. An arborist has been hired to evaluate the trees and save those which are worthwhile. City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 2 of 9 Kate Maynard, Principal Planner stated one of the questions which always comes up are plans for snow removal. Mr. Tommell stated they will provide a detailed plan for snow removal. Kate Maynard, Principal Planner stated the on street parking is to count toward the parking . The frontage does not count. Waiver of parking or shared parking. Covered parking would be considered as an accessory structure. There will be issues concerning buffering and headlights, etc. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. Constance Carroll, 61 Bensonhurst. I am delighted that there is something that is very transitional going in there. She did question the current trees and stated they are on her property. I would love to see this project come to fruition. Concern was voiced over the swampy area and drainage issued, and buffering to protect from lights. Sarah Folk, 229 Washington Street. Regarding the trees, I believe they are right on the property line between 227 and 229. The site plan states as a requirement that the trees stay. Also stated a concern regarding the parking. Clifford Van Wagner, Chairman stated there are not a lot of issues which need to be dealt with. Decrease in two parking spaces. Sidewalks will be an issue. Applicant should speak with staff regarding positioning. The Design Review Commission is an involved agency and we will work simultaneously with them. The applicant should go on their Agenda once the sketch plan is completed. Snow removal was discussed. Residents in the area should be noticed for special use and site plan. Hopefully we have given you some direction as to what we are looking for. You are entitled to another sketch plan if necessary. Board recessed at 7:35 P.M. Board reconvened at 7:45 P.M. 2. 12.029 120 DIVISION STREET, 120 Division Street, sketch site plan for 18 duplexes and commercial space in the Division Street Planned Unit Development District. RECUSAL: Tom L. Lewis, Vice Chairman, recused himself from this application. SEQRA: No SEQRA action is required with sketch plan review. BACKGROUND: The site is within the Division Street PUD an expansive PUD that includes Allerdice, Dehn's Flowers, Recreation fields, and Division Elementary School. PUD is generally for commercial/industrial uses and transitional housing. The standing Zoning Officer in his interpretation made that the project is consistent with the PUD with the inclusion of commercial space within the site plan. Under provisions of the PUD specifically, and the PUD section of the Code, to be reviewed by the Planning Board for subdivision review. A site plan consisting of mixed use retail, office and 96 residential units was approved by the Planning Board on December 8, 2010. Site plan approval expired on December 8, 2011. Applicant: Peter Belmonte, Steven Ethier City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 3 of 9 Agent: Brett Steenburgh Mr. Steenburgh gave a brief overview of the project for the Board incorporating some of the suggestions previously recommended by the Board. The 24 foot wide one way road with parking. Some of the driveways have been modified to allow for this. Bump outs provided at points of pedestrian crossing to narrow crossing, traffic calming. The utility easement area/pedestrian connection through the site has been increased to 25 feet. Alignment with Division Street, crosswalk and sidewalk and handicapped ramp provided. Additional parking was added along the one way street. Discussion regarding traffic flow on interior streets and public street access, as well as the residence driveways, Mark Benaquista's comments and the Department of Public Works comments. Clifford Van Wagner, Chairman stated the City Engineer had was the constricted right of way which runs through the property which is down to 15 feet and he was looking for 20 feet or more however the applicant has increased that to 25 feet. The Design Review Commission will help out with materials and treatments. One way versus two way which bisects this project. Is there preference by the Board which they prefer. Amy Durland stated if possible a two way street is always preferable whenever possible. What internal mechanism will be instituted to mitigate traffic in this project. Kate Maynard, Principal Planner stated this project is fronting on four public streets. Circulation of the project using Marvin Alley and Cherry Street. One way versus two way – there are advantages to each. Clifford Van Wagner, Chairman stated that the applicant can come back before the Board with their premier project. PUBLIC HEARING: Clifford Van Wagner, Chairman asked if there was anyone in the audience who wished to comment on this application. Matthew Brobston, 159 Division Street. I am speaking with regard to not having parking on two sides. I prefer to keep it one side as it currently exists. This will provide a larger green space and more area for walking. Clifford Van Wagner, Chairman asked if there was any further comments from staff or board. Amy Durland stated in her opinion there are still some concerns. It just feels as if there is too much in here that we are trying to fit in. The fact that there are so many parking spaces, you are over parked. I cannot help but feel that the driveways and the parking are driving this project. The ambiguity of the units and their frontage are of a concern. 3. 12.039 HIDDEN FOUNTAIN COMMONS, Northwest Corner of Lawrence Street and Church Street (61 Lawrence Street), public hearing for a special use permit for office, retail and multi-family residential in the Transect-5 Neighborhood Center District. SEQRA: This is a Type I action. Design Review Commission is the other involved agency. The Design Review Commission deferred Lead Agency Status to the Planning Board at their October 3, 2012 meeting. City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 4 of 9 The Saratoga County Planning Board has been notified of this application and they have not found any issues with this project. The building currently exists at 61 Lawrence Street formerly Freeman and Shea. They received a renewable Special Use Permit for education and training service use in 2006, which expired on April 5, 2011. The parcel contains an existing structure which is within the National Historic Register District. The parcel containing the existing parking lot which is proposed for the new building is not within the Historic District. Site Plan review and architectural review of the building and signage are also required. Applicant: Brayton Construction, Inc. Agent: Michael Ingersoll, Matthew Brobston, LA Group Mr. Ingersoll gave a visual presentation of the project to the Board. The property is approximately one half an acre. Fence is proposed along the western property adjacent to a residential building Lighting will be proposed as well as on site parking. The applicant will occupy the rear of the building. This will be a new structure. The first floor will be mixed use commercial retail space. Smaller spaces will be rented out. Upper floor consist of six apartments. Gardens in between with a fountain. The applicants will dress up the corner with parking in the rear. Drainage will be rerouted. 29 on site parking spaces, as well as on street parking. Screening for parking will be provided. New street trees and new sidewalks. Entrance will be on Church Street, 2 way street. Railroad will be one way. The new structure will fit in with the neighborhood using materials such as stone, shingles and clapboard. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. Phil Zenowicz, 106 Van Dam Street. Concern was voiced over increased alley traffic as well as the underground stream which exists in this area. Linda Bullerd, 25 Thomas Street. Concern regarding parking. She owns a home with no driveway or garage and parking is at a premium. This area is totally inundated with cars. Her fear is she will not be able to access her home. There is a taxi company which uses the street for parking their cars. Lisa Roberts, 11 Church Street. Concern was voice regarding a left hand turn into alley – no site line for traffic. Concern was voiced regarding the lack of lighting in this area. Les Jackson, 102 Van Damm Street. Stated this is a terrific plan. Snow removal, will it be removed from the property. Clifford Van Wagner, Chairman stated the Special Use Permit will legalize the use. Site Plan review will discuss egress and ingress and lighting as well as street trees per City specifications. The Design Review Commission will allow for plenty of opportunity to comment. Discussion ensued regarding hours of operation, proposed uses, site plan review will be required for any changes, restriction of traffic access from alley. Amy Durland stated she has concern regarding the cumulative aspect of parking within the downtown area. She has raised this issue with other applications as well. It is a tough problem. As I’ve suggested before, downtown parking is something that the Planning Board might consider looking at comprehensively with the Planning staff. Clifford Van Wagner, Chairman asked if there were any further questions or comments. This is an application for a Special Use Permit. City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 5 of 9 SEQRA Part II of SEQRA was reviewed and no large or important areas of concern were noted. Mariesa Coppola 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; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 Clifford Van Wagner, Chairman stated we will now move onto Special Use. This use is compatible with the neighborhood. We will delve further into this on Site Plan Review. There will be no exit onto the alley. Tom L. Lewis, Vice Chairman, made a motion for Special Use Permit for Hidden Fountain Commons, 61 Lawrence Street. Seconded by Mariesa Coppola. Clifford Van Wagner, Chairman, asked if there was any further discussion. None heard. VOTE: Amy Durland, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 The Board recessed at 10:00 P.M. for a fire alarm. The Board reconvened at 10:15 P.M. all clear was issued. 4. 12.036 MUNTER/GRANDE INDUSTRIAL PARK SUBDIVISION, Cady Hill Boulevard, public hearing for a two lot subdivision in the General Industrial District. 5. 12.037 MUNTER/GRANDE INDUSTRIAL PARK SITE PLAN, Cady Hill Boulevard, site plan review of light industrial development in the General Industrial District. Applicant: John Munter, Thomas Munter, Thomas Nace City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 6 of 9 Application for a two lot subdivision. Property proposed for a subdivision is located at the corner of Cady Hill Boulevard and Grande Boulevard and consists of 37.219 acres in the IND-G District. Future additions if there are to be any will be subject to review by this Board. Mr. Munter gave a visual presentation of the project to the Board. He stated the there will be widening of the road a portion of the way into and extending the road into the parcel. The access to the 2 lot subdivision will be provided through previously established cross access easement constructed with Unlimited Potential. Proposed conveyance private driveway to the City. One lot subdivision with the intent for development at this point. Clifford Van Wagner, Chairman stated the City Engineer had concerns regarding the sewer pump station. Mr. Nace the designer of the pump station assured the Board that the pump station was designed with the capacity of 28 gallons per minute. With the amount of employees and usage the pump station currently pumps 3,000 gallons per day or the equivalent of 2 gallons per minute. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. None heard. SEQRA: Review of SEQRA Part I and Part II revealed no large or important areas of concern noted. Department of Environmental Conservation letter stated the no cut buffer remain intact, so that the lupine will not be effected. Dan Gaba 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. Tom L. Lewis, Vice Chairman seconded the motion. VOTE: Amy Durland, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 Clifford Van Wagner, Chairman stated we will now move onto discussion for a two lot subdivision. Kate Maynard, Principal Planner stated there is a question regarding the access. With lack of City support to create a City street serving limited development, it will be either County owned or private access with an easement. If Board is comfortable with either arrangement, should specify this within any approval. Otherwise, if the County is not interested in establishing a County road and it is proposed to be private, the subdivision configuration would change and require an appearance back before the Planning Board. Van Wagner agreed and it is specified that the Board is comfortable with either a County road, or a private road with shared access among properties Dan Gaba made a motion for a two-lot subdivision in the General Industrial District. Tom L. Lewis seconded the motion. City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 7 of 9 Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Amy Durland, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 Clifford Van Wagner, Chairman stated we will now move onto Site Plan Review. The applicant is looking for approval to build a 30,000 square foot building. 25,000 square feet of warehouse, 5,000 square feet of office. Two future additions totaling 20,000 square feet would be subject to future approval. Traffic generation was discussed concerning the number of trips, peak hours associated with anticipated uses. Shared parking discussed with adjacent parcel Unlimited Potential, and there was no interest. Lighting was discussed, dumpster location, illustration of building. The pump station is more than adequate. When a tenant is acquired for this building the applicant will forward a letter to the City notifying the use of the building and the approximate water and sewage usage as well as vehicular traffic which will be generated. Mr. Munter stated this will be a spec building. They have had increased interest in the space. A visual presentation was provided to the Board regarding the current proposal. Amy Durland clarified that the site design is not optimal in terms of conservation, as suggested in the application. The layout is because of the client’s interest in retaining expansion potential. Kate Maynard, Principal Planner, stated there is ongoing transportation planning occurring within the area. There was a Route 50 linkage study which included recommendations for Geyser Road, and currently there is a plan looking specifically at improvements at the Route 50/ Geyser Road intersection. There is also the Geyser Road multi-use path which has been progressed through conceptual design for the north side of Geyser Road from the City boundary to Route 50. Clifford Van Wagner provided that the traffic analysis for this project does not warrant any additional traffic mitigation for this project, however the applicant has been a leader within the industrial park in advocating for transportation improvements in the area and has stated they will continue to assist in these efforts, including coordination of private fundraising efforts towards the implementation of improvements. Saratoga County Planning Board correspondence received on September 25, 2012, approved this project. Tom L Lewis, Vice Chairman made a motion in the matter of the Munter/Grande Industrial Park Site Plan on Cady Hill Boulevard. Dan Gaba seconded the motion. Clifford Van Wagner, Chairman stated again when a tenant is acquired for this building the applicant will forward a letter to the City notifying the use of the building and the approximate water and sewage usage. Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 8 of 9  Amy Durland, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 APPROVAL OF MINUTES: Tom L Lewis, Vice Chairman made a motion to approve the minutes of the September 25, 2012 meeting with corrections as submitted. Amy Durland seconded the motion. VOTE: Amy Durland, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Tom L Lewis, Vice Chairman, in favor; Clifford Van Wagner, in favor MOTION PASSES: 5-0 MOTION TO ADJOURN: There being no further business to discuss Clifford Van Wagner, Chairman adjourned the meeting at 11:02 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary Approved: 11/14/12 City of Saratoga Springs Planning Board Minutes – October 24, 2012 - Page 9 of 9