Planning Board

PLANNING BOARD MINUTES (FINAL) WEDNESDAY, NOVEMBER 13, 2013 7:00 P.M. CITY COUNCIL ROOM PRESENT: Clifford Van Wagner, Chairman; Tom L. Lewis, Vice Chairman; Dan Gaba; Philip Klein; Robert Bristol; Howard Pinsley; Mariesa Coppola STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Mark Schachner, Counsel to the Planning Board arrived at 8:00 P.M. 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 recorded 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 PENDING ADDITIONAL INFORMATION: 13.032 ELLSWORTH MIXED USE BUILDING, 120 Division Street, site plan review of mixed use building featuring residential and commercial space in the Division Street Planned Unit Development District. COMMENTS FROM THE CHAIR: ADMINISTRATIVE ACTIONS/LOT LINE ADJUSTMENTS: 1. WOLFE – NEWARK STREET – Proposed lot line adjustment merging two parcels. Parcel meets underlying zoning requirement and area requirement for well and septic. ACTION: Approved by Chair. 2. 13.034 BCI CONSTRUCTION – Joseph Street Subdivision. Proposed lot line adjustment altering rear property boundaries of subject parcels. ACTION: Approved by Chair. 3. 12.023.3 CONGRESS PLAZA – Proposed administrative action related to South Federal Street adjacent portion of the site – relocation of sidewalk to avoid utility conflict, additional landscaping proposed. ACTION: Approved by Chair with modification. 4. 13.067 PIZZA HUT, 7 Ballston Avenue. Proposed administrative action to allow a 10 x 10 cooler on-site,  and approve dumpster re-location and enclosure on-site. ACTION: Approved by Chair with conditions. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, November 25, 2013 at 4:00 P.M. Planning Board Workshop, Monday, November 25, 2013 at 5:00 P.M. Planning Board Meeting, Tuesday, November 26, 2013 at 7:00 P.M. PRIVILEGE OF THE FLOOR: Opportunity to allow citizens to address planning issues not on the scheduled agenda. None heard. A. APPLICATIONS UNDER CONSIDERATION: 1. 13.063 BEEKMAN STREET PROPOSED MAP AND TEXT ZONING AMENDMENT OPINION, area bounded by South of West Circular Street, Western Alley, Grand Avenue and South Franklin Street, Advisory Opinion to the City Council to consider:  a map amendment to expand Neighborhood Complementary Use 1 District (NCU-1) to existing Urban Residential-2 (UR-2) District, Urban Residential-3 (UR-3) District, Urban Residential-7 (UR-7) District and Warehouse District (WD) properties.  a text amendment to existing NCU-1 regulations. RECUSAL: Robert Bristol recused himself from this application. Applicant: Commissioner John Franck Agent: Stephanie Ferradino, Beekman Street Association; Jonathan Haynes; Geoff Bornemann; Amejo Amyot BACKGROUND: Commissioner Franck has submitted the petition on behalf of the Beekman Street Association. The proposed amendment contemplates a map amendment that would extend the NCU-1 district to surrounding properties, and a text amendment that contemplates changes to the existing NCU-1 district. Public hearing has been noticed to all affected property owners and properties within 250 ft of affected properties. New overlay district designation re-naming to Beekman Street Creative Arts District, establishing of intent of district focused on cultivating, promoting and expanding cultural arts activities in this district and attracting neighborhood scale activities that complement the development of this creative arts community. 'Spine' established between Grand Avenue to West Circular Street as preferred location for creative arts (artist retail, studios and galleries) and complementary uses (retail, services, eating and drinking. Establishes requirement of uses on the first floor within this identified area. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 2 of 11 Expansion proposed to extend to parcels on north side of Grand Avenue east. Ms. Ferradino provided the Board with a visual presentation of the Beekman Street Arts District both past and present. The anticipated impact of the expansion is the arts district will be invigorated. The larger district allows more space for complementary uses. More properties available for smaller studio gallery uses. Property owners have more choice of uses. Additional draw to Saratoga Springs. Less expensive Broadway alternative for artists and small businesses. Residents have increase in neighborhood commercial activity. Increase demand for parking. Provides better support to allow existing businesses to thrive and opportunities for more businesses and art related uses. Property values and safety increases. This is compatible with the Comprehensive Plan since the area is designated high density residential -1 which permits density of 6-10 units per acre. The structure and organization of the amendments are compatible with existing ordinance. The amendments are a refinement adjustment to the existing zoning ordinance. PUBLIC HEARING: Clifford Van Wagner, Chairman opened the public hearing at 7:28 P.M. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. Douglas Ward, 119 Caroline Street, this sounds like a great plan for Beekman Street. I will be working with the City to move my property out of this application. John Colleton & Michael Zimmerman, 139 Grand Avenue. Request inclusion in this district. Maureen Curtin, 125 Grand Avenue, purchased her property approximately one year ago. She is concerned that this area remain residential. She is concerned regarding restaurants and bars in this area. She does pay high property taxes and is concerned. Clifford Van Wagner, Chairman stated this is an Advisory Opinion to the City Council. No decision will be made this evening. Jeff Ogden, 11 Loquetia Square read a letter into the record for JoAnn Yepsen, Mayor elect. She is in favor of the expansion. Mollie Cogan, 30 Oak Street. Enjoyed the growth of the neighborhood, families and is in favor of the continued growth. Adam Gallup, lives in Broadalbin. He has several co-workers and would like to open a small business in this area. Under contract for a property in this area. Jamin Totino, 23 Beekman Street. He spoke regarding numerous codes to be met before a business is opened. Special Use Permits would be needed. He is in favor of the expansion. He has been witness to the transformation of the street. Requests accessory building provision as a method for artists to have a foothold in this area. Frank Capone, 119 Grand Avenue. Loves this area. Has some concern regarding the recycling center. Impact on future expansion. Craig Healy 8-12 Ashton Lane. He believes in the expansion of this district. Loves the area. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 3 of 11 None heard. Clifford Van Wagner, Chairman stated they have received a lot of information to digest. This does not have to be all or nothing. Serious consideration will be given, we will look at everything and return and discuss this two weeks. Philip Klein questions how the properties were selected. Mr. Jonathan Hayes stated they were looking for increasing foot traffic. Critical connections such as Railroad Run and West Side Recreation up to Allerdice and Broadway. Cecilia Lockwood 143 Grand Avenue and I am very much in favor. We have a small weaving studio. We hand weave cloth and the neighborhood has been very accepting. We do have off street parking. If you decide to do a caravan a suggestion would be small business Saturday or any Friday or Saturday. Amejo Amyot, She does believe the rents are too high. We do want artists to come and live and open a small gallery. We would like to invite artists to come and live in the area. We are hoping this would build the volume of artists in this area. Richard Lockwood, 143 Grand Avenue. We do have open studios for educational purposes and workshops. We have a relationship with Saratoga Springs City Schools, all pro bono work and we do have Skidmore College student interns. Emily Din jay, owners of formerly Beekman Street Bistro, in favor of the expansion. We do run our bar and restaurant at 62 Beekman. We support local farmers and farmer markets. We display local artists work in our restaurant. Kate Maynard, Principal Planner stated several letters were received by the Board: Laura Rappaport, property borders this area. Brian and Dana Carroll, expresses concerns regarding expansion. Clifford Van Wagner, Chairman stated the public hearing will remain open. The City Council does expect a response within 60 days. Thank you all for attending. The Board recessed at 8:14 P.M. The Board reconvened at 8:22 P.M. Robert Bristol resumed his position on the Board. 2. 13.069 KAYDEROSS ESTATES RESIDENTIAL SUBDIVISION, Kaydeross Avenue West, sketch plan review Deleted: ¶ of four lot subdivision in the Rural Residential District. Applicant: David Decker, Managing Partner – Kaydeross Partners Agent: Matt Jones, Justin Grassi, Jones Firm; Kurt Bedore, Engineer SEQRA: SEQRA action is not required with sketch plan review. Action appears to be Unlisted. BACKGROUND: City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 4 of 11 Planning Board approved a 4 lot conservation subdivision on September 19, 2007. Project was very similar to what is currently proposed. Extension until September 19, 2009 granted. Plat was not signed by chair within this timeframe, approval expired. Mr. Jones stated this property is located east of PJ's, approximately 15 acres. Subject of this application is a conservation subdivision. We are requesting a conservation easement to be secured with the City Council as with the past approval. Also the applicant is requesting a waiver from the required subdivision regulations due to the inability to assure if this will be accepted by the City Council. Conservation analysis is required for a formal subdivision request. There will be wetland protection areas as well as buffering and woodland areas as well as roadways. Access is proposed as a public street. Stormwater management issues to be discussed as well. The proposal is for four plots with a roadway in the center. Kate Maynard, Principal Planner, City of Saratoga Springs, stated a conservation analysis will be required to be prepared for formal subdivision request. There are potentially valuable areas on the site in question. On this property consideration for protection of wetlands and buffer areas, woodland areas on the north (rear) portion of the property that is part of a larger woodland area, and road view shed. Layout consideration for example clustering of lots is strongly encouraged within the conservation subdivision regulations. Greater flexibility afforded to allow for this such as no setback requirements, or minimum lot size. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. None heard. Clifford Van Wagner, Chairman stated there will be no decision this evening. The Board requests a complete topographical map when the applicant returns for review. 3. 13.002.1 EXCELSIOR AVENUE MIXED USE DEVELOPMENT, Intersection of Excelsior and Marion Avenues, modification to Special Use Permit in the Transect-5 District. Applicant: Prime Beechwood, LLC; Andre Schmidt, Todd Curley Agent: Dave Carr, LA Group; Corrine Martino, LA Group, Mike Tuck, Architect; SEQRA: Planning Board issued a SEQRA negative declaration on March 27, 2013. BACKGROUND: Planning Board approved special use permit on March 27, 2013. The proposed modification of Building 3 along Excelsior Avenue is primarily to increase the number of residential units from 41 to 54. Revise the first floor space. Revise second story location of units to front of building, parking to the rear. Increase the commercial space along the west frontage. The changes are primarily taking place within the same building envelope. Current special use permit allows for a host of varied uses with a maximum for each use. Contemplates entire site, not per building. Number of residential units increase proposed from 41 to 54 units. Eating and Drinking space proposed to increase from 3,500 to 10,000 square footage. Ms. Martino stated this project is currently under construction. Ms. Martino briefly reviewed the project history for the Board. Currently the site infrastructure is under construction as well as the improvements to the DOT right of way. Projected opening of the Fresh Market is May of 2014. This is the original development plan which was approved in March. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 5 of 11 Mr. Tuck reviewed the architectural changes with the Board. Changes are taking place within the same building envelope. Current special use permit allows varied uses with a maximum for each use. Number of residential units increased per proposal from 41 to 54 units. Eating and Drinking space proposed to increase from 3,500 to 10,000 square feet. Parking plan was also reviewed. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. Clifford Van Wagner, Chairman asked if any one in the audience wished to comment on this application. None heard. Tom L. Lewis, Vice Chairman made a motion to reaffirm the SEQRA Negative Declaration which was approved on March 27, 2013. Philip Klein seconded the motion. Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Philip Klein, in favor; Bob Bristol, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 Clifford Van Wagner, Chairman stated now that we have reaffirmed SEQRA we will move onto the modification to the Special Use Permit. Tom L. Lewis, Vice Chairman made a motion to approve the modification to the Special Use Permit. Howard Pinsley seconded the motion. Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Philip Klein, in favor; Bob Bristol, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 4. 13.006.1 EXCELSIOR AVENUE MIXED USE DEVELOPMENT, Intersection of Excelsior and Marion Avenues, modification to site plan in the Transect-5 Districts. Applicant: Prime Beechwood, LLC; Andre Schmidt; Todd Curley Agent: Dave Carr, LA Group; Corrine Martino, LA Group, Mike Tuck, Architect; City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 6 of 11 SEQRA: Planning Board issued a SEQRA negative declaration on March 27, 2013. BACKGROUND: Planning Board approved site plan on March 27, 2013. The proposed modification relates to changes with Building 3 along Excelsior Avenue, primarily to increase the number of residential units from 41 to 54, revise the first floor space, increase commercial space and 21 additional parking spaces are required. Architectural review with DRC is required. Mr. Carr stated what the Board encouraged when the applicant appeared before the Board previously was augmentation to the landscaping in front of the building. The row of trees which is in the traditional right of way or tree belt would be 4 inch caliper. We tried to layer it with another row of trees which are smaller and multi- stemmed. The goal is to screen and break up the first level to screen the list level of parking. Mr. Carr reviewed what the applicant has added to the site. A lot of work has also been done off site. Improvements to the intersection of Marion and Route 50. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. Clifford Van Wagner, Chairman asked if anyone in the audience wished to comment on this application. None heard. Philip Klein made a motion to approve the modification to the site plan, noting that the water line be situated to the City Engineers satisfaction. Dan Gaba seconded the motion. Clifford Van Wagner, Chairman asked if there was any further discussion. None heard. VOTE: Philip Klein, in favor; Bob Bristol, in favor; Dan Gaba, in favor; Mariesa Coppola, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 The Board recessed at 9:09 P.M. The Board reconvened at 9:21 P.M. 5. 13.031 RIP VAN DAM HOTEL, 353 Broadway, site plan review of hotel, group entertainment, and eating and drinking in the Transect-6 District. 4. 13.055 HAMILTON STREET PARKING GARAGE, Hamilton Street between Congress and William Streets in the Transect-6 District, special use permit for parking structure. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 7 of 11 5. 13.056 HAMILTON STREET PARKING GARAGE, Hamilton Street between Congress and William Streets, site plan review in the Transect-6 District. Applicant: Presidian Saratoga Hospitality Group LLC; Drake Lettie and Charles Lettie Agent: Tony Stellato, CHA; Design Team SEQRA: Action appears to be a Type I with DRC as additional involved agency. DRC deferred SEQRA Lead Agency on May 1, 2013. Planning Board assumed lead agency on May 22, 2013. SEQRA review incorporates both proposed Rip Van Dam and Hamilton Street garage sites, revised EAF provided. SHPO is an interested agency under SEQRA, materials and request for any comment sent. No comments have been received to date from SHPO, 30 day comment period has been exceeded. BACKGROUND: Project site is within the National Register District. Historic Review with DRC is required. Project last seen by the Planning Board on September 11, 2013. Clifford Van Wagner, Chairman stated the Board continues to receive information from the applicant mostly centered around traffic. We will discuss traffic as well as the parking deck. Mr. Stellato stated he feels the applicant has responded to all the requests which were made by the Board and staff. Mr. Stellato recapped the project and reviewed the modifications which were made. The addition of a 4th deck to the parking garage bringing the total spaces available to 274, using a 88% occupancy rate. Updated sketch of Washington Street relocated loading area and parking space removal per the Department of Public Works, as well as roadway modifications and streetscape improvements along Broadway. Review of materials to be used as well as landscaping plan modifications was provided to the Board. John LaPosta, owner of Maestro's spoke regarding employees in entry level positions and the fact that they use public transportation. Mr. Stellato stated the Board should have received a letter from Waste Management the waste hauler for the hotel indicating the trash pickup arrangements which have been agreed upon between the Rip Van Dam and Waste Management. Mr. Stellato also reviewed the delivery vehicle schedule for the Board and the fact that the Rip Van Dam and the Adelphi are working together to synchronize deliveries. Mr. Stellato reviewed the benefits to the City with the restoration of the Rip Van Dam. Sales tax and room tax creating increased tax revenue to the City. Mitigation of the existing flooding issue at Washington and Broadway. Cristina Downey, traffic engineer for Creighton Manning reviewed the traffic study. Evaluation of peak hours different times of the year. The traffic study numbers were obtained using the months of June and September. The intersection will operate at Level C or better. Clifford Van Wagner, Chairman asked if there were any further questions or comments from the Board. None heard. Clifford Van Wagner, Chairman stated before we open this up to the public we continuously review the traffic impacts this has on the project. The hang up this Board has with the project is traffic. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 8 of 11 Kate Maynard, Principal Planner, City of Saratoga Springs, shared the memo from Creighton Manning , City Transportation Consultant which was finalized today and was provided to the applicant. Overall it questions the concern regarding the Washington and Broadway intersection, the queuing of vehicles and the delivery impacts, and loading zone site distance. This is the city's designated truck route. On street parking and limiting of on street parking, and its feasibility. Track season and seasonal increases in traffic it happens every year and it is a known entity, conditions during this time period need to be further assessed. Comments received by the Board: Gordon & Sharon Boyd dated October 26, 2013. Carolyn Hatch letter dated November 12, 2013. Petition parishioners dated November 9, 2013. Letter from the Senior Center President. Clifford Van Wagner, Chairman stated he has significant concerns that the traffic study does not reflect July and August. It is no surprise that people show up in July and August. It is a destination location. The convention and tourism bureau just listed today their statistics regarding the increased influx in travelers. It is important that these traffic studies include what happens on Broadway during July and August at all intersections in the City. Philip Klein questioned the paid valet service and the fact that you would be adding that cost and perhaps people would rather walk or park elsewhere. It is a long way to have someone run to park and retrieve vehicles. Especially if you have a function in the hotel. I think the parking deck would be closed off to anyone else. You would need a valet to retrieve your vehicle. It is a shame it is as far away as it is. Questioned if the applicant has exhausted conversations with Mr. Brause regarding placing a parking garage on the property across the street from the intended hotel. Mr. Brause is not interested in selling his property. Dan Gaba questioned the possibility of putting one level of parking on site. Hamilton Street to the hotel will that travel be safe. Clifford Van Wagner, Chairman stated there are other building that are close to your project that have underground parking facilities. They had to blast. There is bedrock on the west side. This all comes down to traffic during July and August. This is not an anomaly. To do a traffic study in June and September and not during the track months is really not complete. Mr. Stellato stated to do a traffic study at this point in time during July and August would be a hardship. Clifford Van Wagner, Chairman asked if anyone in the audience would like to speak regarding this application. Kathleen Smith, 497 Broadway. My husband and I ran a restaurant where Starbuck's is located back several years. This area has not changed much. August deliveries happen anytime of the day or night. There has been a lot of traffic in this area for over 40 years. It is a designated truck route. It is a lot of traffic for that area. Many times trucks ran over the sidewalk. Tom Roohan, 55 Warren Street stated this has been an impressive presentation. 170 rooms is a lot for this site. Truck routes, and pedestrians. This is too much for this site. If there is any flexibility to make this project a little smaller. City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 9 of 11 Michael Stonebach, 149 Woodlawn Avenue. Impressive presentation. Regarding valet parking, I agree with Dan Gaba concerning valets working on tips. August happens every year. We should design around August. Sharon Boyd, Bethesda Episcopal Church, 99 State Street. I agree with the previous speaker. I am nervous. The Church has many elderly people and children crossing the street on Sunday. Increased traffic and parking is a concern. Clifford Van Wagner, Chairman stated the public hearing will remain open. We heard from a member of the audience that Washington Street used to be one way. Should we perhaps talk to public safety? Kate Maynard, Principal Planner, City of Saratoga Springs, stated Mark Benaquista has not considered changing the street to one way. It is a designated truck route for the City. An alternative route has been discussed- Van Dam Street. Any change prompts potential concerns of truck traffic into and out of the City being relocated. To date no formal effort to change the route has occurred. Howard Pinsley stated when he was on the Chamber of Commerce they were constantly looking on how to get the trucks out of town to no avail. Clifford Van Wagner, Chairman stated we have concerns that July and August were not included in the traffic study. Interest was raised concerning parking on site. This is one of the largest hotels in the City. It is a tight spot and I agree it is a nice looking project. My fear for the residents of the City which is our responsibility is that the project is just too much for this site. We are talking about an intense amount of traffic. The applicant has proposed parking it is just too far away. It is a long distance away and a lot of vehicle trips. I would like to leave the applicant with what we want to talk about. Comments which need to be addressed are the items Kate has listed from Creighton Manning. We are not ready to review SEQRA since we have too many questions to be answered. Mark Schachner stated in fairness to the applicant we have just received information from the City's traffic engineer and the applicant is entitled to respond to items 9 – 12 which warrant a response. The Board is not ready to review SEQRA until these issues have been resolved. Matt Chauvin, Attorney for the applicant stated they do have very viable responses to the questions which were raised. This is not the largest hotel project in the City. The applicant will gather information and provide that to the Board and we will be back for the next meeting of the Board. Clifford Van Wagner, Chairman stated we do take these things seriously. We do not wish to be perceived difficult. We are a small community and we do receive comments from the residents of Saratoga which we take very seriously. This is a heavy lift. We are slowly working this thing out. There is still discomfort at this table. APPROVAL OF MINUTES: Dan Gaba made a motion to approve the meeting minutes of the October 23, 2013 Planning Board Meeting. Howard Pinsley seconded the motion. VOTE: Dan Gaba, in favor; Philip Klein, in favor; Mariesa Coppola, in favor; Howard Pinsley, in favor; Bob Bristol, Tom L. Lewis, Vice Chairman, in favor; Clifford Van Wagner, Chairman, in favor MOTION PASSES: 7-0 City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 10 of 11 MOTION TO ADJOURN: There being no further business to discuss Clifford Van Wagner, Chairman adjourned the meeting at 10:50 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary Approved: 11/26/13 City of Saratoga Springs Planning Board Minutes – November 13, 2013 - Page 11 of 11