Planning Board

PLANNING BOARD MINUTES (FINAL) WEDNESDAY, JUNE 24, 2015 7:00 P.M. CITY COUNCIL ROOM PRESENT: Mark Torpey, Chairman; Bob Bristol, Vice Chairman; Clifford Van Wagner; Dan Gaba; Howard Pinsley; Tom L. Lewis ABSENT: Janet Casey STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs. CALL TO ORDER: Mark Torpey, Chairman called the meeting to order at 7:03 P.M. SALUTE TO THE FLAG: ANNOUNCEMENT OF RECORDING OF PROCEEDING: Mark Torpey, 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: 14.067 STONE PROPERTY, 68 WEIBEL AVENUE, 30 Church Street, site plan modification in a Transect-6 (T-6) District. 14.074 UNION FOX APARTMENTS, 72 Union Avenue, Site plan review for multi-family residential in an Urban Residential-4 (UR-4) District. 14.010 SUBDIVISION OF LANDS OF HARRISON, 180 Meadowbrook Road, public hearing for a two-lot subdivision in the Rural Residential District. 14.053 21 PARK PLACE CONDOMINIUMS, 21 Park Place, Site plan review for multi-family residences in an Urban Residential-4 (UR-4) District. 15.014 SUBDIVISION OF LANDS OF MICHAEL MAGNATTA, Jefferson St., & East Broadway, 2 lot subdivision review within the UR-2 District. 15.022 EXPORT INSPECTION SUBDIVISION, 508 Grand Avenue, 2 lot residential subdivision in the Suburban Residential-2 (SR-2) District. COMMENTS FROM THE CHAIR: ADMINISTRATIVE ACTION: BOFF LOT LINE ADJUSTMENT, 66 Franklin Street. A minor line lot adjustment. One lot is under Historic Review with the DRC at this time. Action: Approved DISCLOSURE: Mark Torpey, Chairman disclosed that Board member Tom L. Lewis and Sandy Lewis will be the potential future homeowner of that property and Tom was not involved in the discussion whatsoever. I reviewed the information presented and made the decision which was signed administratively based on feedback from staff. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, July 6, 2015 at 4:00 P.M. Planning Board Workshop, Monday, July 6, 2015 at 5:00 P.M. Planning Board Meeting, Wednesday, July 8, 2015 at 7:00 P.M. PRIVILEGE OF THE FLOOR: None heard. APPLICATIONS UNDER CONSIDERATION: 1. 15.028 SARATOGA SPRINGS DSAD WAYFINDING PROGRAM, Consideration of a proposed Wayfinding Program for Saratoga Springs Downtown Special Assessment District. BACKGROUND: City SAD provided for a Phase I and 2 for a Wayfinding program for Downtown Saratoga Springs. An inventory of the many different signs and purposes of signs was completed in Phase I. Phase 2 investigated means to provide user friendly, consistent design standards and graphic image, and reduce signage “clutter” overall in our downtown area. Agent: Mike Ingersoll, SAD volunteer; Harvey Fox, Kathy Smith, Board members DSAD - The overall goals of the SAD is to promote distinct downtown identity and raising awareness of Saratoga Springs unique character - Enhance visitor and residents navigation to key destinations - Decrease traffic congestion by improving navigation to key destinations and parking - Removal of redundant and unnecessary signage. - Establish a maintenance plan for signage which identifies various agencies responsible for Implementation and maintenance. The City Council has allocated $100,000 within the Capital Budget towards implementation. Adoption of study would provide assurance that study would serve as City policy and future actions would be consistent with study provisions. Physical location of signage would be next step involved to site kiosks, signs within downtown. Mr. Ingersoll stated the Downtown Special Assessment District (DSAD), started this process several years ago. We had entertained several firms to come up with a wayfinding program. The DSAD is wholly funded to this point. We have met with merchants and the Commission has seen the preliminary information. In the interim we have taken many of the initial pedestrian level plans and converted them so they can be imbedded into the Planning doctrines which you operate. It will provide some guidance so we can have a unified downtown. The City Council this year has appropriated up to $100,000 if we can match that. So, we have the ability to have about $200,000 City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 3 of 12 worth of effort, which translates into a project from City Hall down to Washington Street. If we are successful and the City Council adopts the Standard Details it can then go out to bid in September, obtain a vendor and begin to implement this project. Many of the signs are based on education and travel and we are trying to declutter the streets and come up with some standards. When the consultant first came to Saratoga he identified well over 100 signs in two blocks and these are just the pedestrian signs. A visual presentation was provided to the Board of a streetscape view from Adirondack Trust down to Washington Street noting the signage clutter. Informational kiosks will be strategically located throughout the City. Another area reviewed was the City banners. The goals of the DSAD are to promote a distinct downtown community identity and raising awareness of Saratoga Springs unique character. Also to enhance visitors’ and residents’ navigation through the district to key destinations and decrease traffic congestion by improving navigation to key destinations and parking, including the removal of redundant and unnecessary signage. An additional goal is to establish a maintenance plan for signage which identifies the various agencies responsible for implementation and maintenance. We hope to achieve these goals through a community oriented process, working cooperatively with all involved stakeholders. Several examples of possible signage were provided to the Board including Informational, Directional, Identification and Branding. What we are requesting is the Board provides endorsement of this project to the City Council so we can institute this wayfinding program this fall. Mark Torpey, Chairman offered consideration of e-mapping and how this could be integrated into the physical wayfinding discussed tonight. Kate Maynard offered that with detailed specifications being proposed as the City’s standard details, that these would come back to the Planning Board and be considered for approval to become official standard details. This is how we ensure consistency with a host of different items including driveways, streetlights and catch basins. Howard Pinsley made a motion for a positive recommendation to the City Council in support of the Saratoga Springs Wayfinding Program. Clifford Van Wagner seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 2. 15.020 BETHESDA PARISH HOUSE, 26 Washington Street, Consideration of SEQRA Lead Agency for 4-story mixed use addition in the Transect-6 Urban Center (T-6) District. Mark Torpey, Chairman stated the Planning Board is being requested to consider Lead Agency Status for SEQRA. We will need to correspond with SHPO and this will require a 30 day waiting period for SHPO to respond to this request. No action will be taken this evening. Kate Maynard, Principal Planner provided some background information on this project. The current proposal seeks to construct a 4 story mixed use addition to the structure in the T-6 (Urban Core) District. Proposed uses are Day Care Center, group entertainment, Office and retail are permitted uses with site plan review in the T-6 District. DRC Architectural review is also required for the application. The site is within the Broadway Historic District (contributing structure) and adjacent to the Casino-Congress Park-Circular Street Historic District. Washington Street is the City’s current designated truck route and has featured new development projects such City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 4 of 12 as Rip Van Dam hotel, and Adelphi hotel expansions (currently under review). For a designated truck route featuring local destinations, the right of way is fairly narrow. Rip Van Dam has made traffic mitigation improvements including relocating stop bar for Broadway bound traffic on Washington, parking garage on Hamilton Street, and contribution towards improvements for transit. SEQRA: Action appears to be a Type I (located within the National Historic District) with other involved agency of DRC, and interested agency of NYS State Historic Preservation Office (SHPO). DRC pro-actively deferred to the Planning Board on June 17, 2015. Applicant: Bethesda Episcopal Church Agent: Mike Ingersoll, LA Group; Shannon Brown, John G. Waite & Associates, Architects Mr. Ingersoll stated they are before the Board this evening for consideration of SEQRA Lead Agency for this sensitive Historic renovation and expansion. This church is eligible for National Historic Register. We are speaking about the open land area adjacent to the Church. Recently the parish center and the rectory have been sold to the developers of the Adelphi and what has happened now is a lot of the uses are coming across the street to the new building along with some additional uses. Ms. Shannon Brown provided a visual presentation of the proposed project. The slideshow provided photos of the existing church along with the new addition. A courtyard will divide the church and the new addition. Floor plans were provided showing all the proposed uses. The chapel area, parish offices, retail space, a great hall, catering kitchen on the first floor and the courtyard area. Some work is proposed to be done to the church. Views of all sides of the project were provided along with some proposed materials to somewhat match that of the church. All elevations were also provided for the Board’s review. The ground floor will be used mainly by the Church. The second floor is to be used for some not for profit day care as well as a space for Sunday school on Sundays. The third floor provides some available office space and the church staff is speaking to some people who are interested. The fourth floor will be also be used as office space and a tenant is interest in renting out the entire floor. We are trying to work with the existing architecture. The roof of the chapel will be used as a children’s play area. Floor plans were also provided for the Board’s review. The applicant discussed the space requirements, the fact that there is no parking on site, and the management of stormwater, which will be handled on site. Mark Torpey, Chairman questioned if the wayfinding program would this site be involved and would there be potential signage here, would this be an appropriate site. If this is a potential site for signage the width of the streetscape and sidewalk becomes even more important. Also if the retail space could be moved back to be consistent with the handicap area to give it more of a pedestrian feel across the entire structure rather than just the center portion. The church is so tight to the street there is not a lot of room. From my vantage point it would seem helpful to at least move that retail portion back to the extent that you can. I think it would give a greater pedestrian feel as you are coming down the street. Ms. Brown stated the con hope is to progress this project since we are looking to try to get into the ground this fall. We are hoping to begin the SEQRA process and return to the Planning Board for site plan review. Bob Bristol, Vice Chairman made a motion for the Planning Board to request Lead Agency Status for SEQRA. Clifford Van Wagner seconded the motion. City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 5 of 12 VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 3. SKIDMORE COLLEGE FALSTAFF PARKING EXPANSION, 815 North Broadway , Site Plan review for parking lot expansion in the Institutional Education (INST-ED) District. SEQRA: Action appears to be unlisted. Short Form EAF submitted. BACKGROUND: Project proposes expansion of existing parking lot from 57 spaces to 131 spaces. Applicant: Skidmore College, Paul Londberg Agent: Dave Carr, LA Group Mr. Carr stated the College is seeking Site Plan Approval for the expansion of the Falstaff Parking Lot. A visual presentation of the project and site was provided to the Board. Access to the City’s reservoir will still be maintained. The college is committed to sustainability and always looking for ways to reduce its carbon footprint. They have a number of geothermal wells throughout the campus. They have solar, they have hydro. With this project they would be around 40% of the energy would be through alternative means. The proposal is to place a series of geothermal wells in the Pala Mountain Lot. To do that the lot need to be taken out of service. There are approximately 150 parking spaces which serves mainly staff and employees of the College. The entire project will take about 1 ½ years to complete. That is the reason for the current project. We are proposing 131 spaces an additional 74 spaces to the existing parking area. The college is trying to have the least amount of disturbance as possible. Utility pole in question will be protected with bollards. The lot will be expanded to a real parking lot as some point. This is in the master plan for the future. Landscaping/green space – a waiver is being requested at this time since the college needs more space. Permeable pavement was considered. However, the requirements are so stringent and we are on rock in this area. We do not have the soil for permeable pavers and this will be redesigned in the future. We are required to place 5 additional handicap parking spaces in this area placing them closer to the buildings. Kate Maynard, Principal Planner reviewed the zoning ordinance requirements. Landscaping of 10% or greater is required as a “shall” in the Ordinance. The Board cannot consider a waiver in this instance, but must decide if 10% landscaping provision is being met as proposed by the applicant. It was the Board’s recommendation that with mature trees being preserved and median landscaping added, that requirement was being met. The Board recommended that bollards be placed around the utility pole. SEQRA: The Planning Board reviewed Part I of the short EAF which was provided by the applicant to the Board. More clarification was requested on the number of parking spaces from 57 to 131. The Planning Board reviewed Part II of the short EAF. No large or important areas of concern were noted. City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 6 of 12 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. Clifford Van Wagner seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated now we will move onto Site Plan. We discussed two possible comments. One related to the provision if we feel it is adequate the surrounding area proximity to the trail, etc., and that would be sufficient to satisfy the obligation in terms of the language in the ordinance. The second is the relocation of the five handicap spaces that are required to be situated in a location that is better serving the handicapped. Placement of the protective bollards in the four parking spaces noted. Dan Gaba made a motion for Site Plan Approval with the above captioned conditions. Tom L. Lewis seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 8:35 PM the Board recessed. 8:45 PM the Board reconvened. 4. 15.028.1 HOMBERGER, 3 East Broadway, Advisory Opinion to the Zoning Board of Appeals on 2-lot subdivision in the Urban Residential-2 (UR-2) District. RECUSAL: Dan Gaba recused himself from this application. PARCEL HISTORY: -City Council consideration of proposed zoning map amendment from UR-6 to UR-2 granted June 3, 2003. -Planning Board advisory opinion to the City Council of proposed map amendment, favorable April 30, 2003. City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 7 of 12 BACKGROUND: Kate Maynard, Principal Planner stated this site was before the Planning Board for a two lot subdivision not that many months ago. That was approved by this Board, moved forward and final plans were signed, and they are moving forward with construction. This is taking the existing lot that remained and looking to subdivide that once more. Remove the house which currently exists and subdivide this property into two lots on East Broadway. Applicant: Kendra Homberger, Owner Agent: Paul Male, Engineer Mr. Male stated this is an existing lot on the corner of East Broadway and Cleveland about 12,924 square feet. This is zoned UR-2. We are proposing two lots one of which will be conforming. The second lot is deficient at 6,400 square feet where 6,600 square feet is required. We are looking for two variances. One for lot width and one for minimum lot size. The variance is not substantial and would create a lot that fits the neighborhood. There is no land for purchase at this time. All homes in the vicinity of this lot are zoned UR-2 with comparable average widths and areas. The lots would be improved with the new single family homes. Municipal water and sanitary sewer are available to the proposed new lot. Two curb cuts are proposed. One is off East Avenue and one is off Cleveland. Landscaping will be done on previous subdivision once construction is completed. Clifford Van Wagner made a motion for a positive Advisory Opinion to the Zoning Board of Appeals for the 2-lot subdivision in the Urban Residential-2 (UR-2) District. Tom L. Lewis seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Dan Gaba resumed his position on the Board. 5. 15.023 SPA SOLAR PARK DEVELOPMENT, Weibel Avenue Landfill, Advisory Opinion to City Council of proposed solar installation within the Institutional-Municipal Purpose (INST-MP) District. Mark Torpey, Chairman stated this is a 2 mega watt solar voltaic system at the Weibel Avenue Landfill. Mark Torpey disclosed he did sit on the selection committee for the City in reviewing the proposals of possible solar vendors. Sun Edison did win the bid. No reason for recusal. SEQRA: SEQRA Negative Declaration issued by the City Council for action on July 2, 2014. Applicant: City of Saratoga Springs Agent: Ben Suffrin, Sun Edison BACKGROUND: City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 8 of 12 Site consists of capped landfill, property owned by the City. Project concept has been vetted by the City Engineer and Planning Staff in association with Finance Department. As project is on City property with City as the applicant, formal site plan review is not required. An Advisory Opinion from Planning provide an updated survey as reference for project. Mr. Suffrin stated they have been working with the City since 2013 when we were selected to provide the solar facility planned for the Landfill. We have been working with Lynn and team as well as NY Sun Initiative and the permitting requirements from the DEC. A concern was voice concerning the visual impact at the workshop. A visual presentation of the project was provided. Mr. Suffrin stated this will cover the MSW and C&D Landfill. The panels do face due south so any sun impact would not be reflected into the apartments on Weibel Avenue. A view from all angles was provided from all angles for the Boards perspective. Working with the engineering team in the City we did work around all the gas activities and venting systems that work on the MSW landfill. There is a 10 foot buffer to allow for maintenance of any of the vents. Mark Torpey, Chairman questioned the flaring of the venting pipes and has that been looked at in the siting of the solar panels. Mr. Suffrin stated all the field work has been completed. The blower, the equipment and the flare have been placed. All the equipment is there. Clifford Van Wagner questioned if the topography of the land would be changed. Mr. Suffrin stated the topography will not change. We will place concrete ballasts so there is no penetration to the cap. Our racking structure will sit on top of that. A visual presentation was provided to the Board. The arrays will be largely screened or made unobtrusive. Discussion ensued regarding the height of the solar panel. The panels will be 300 feet from the apartments. Howard Pinsley questioned the height of the solar panels. Clifford Van Wagner stated they are just trying to get a perspective of where those panels start. Mr. Suffrin provided some input as to where the first panel will initiate. Where the first row of gas vents are placed that is where the solar panels will initiate. They are not visible from the sidewalk on Weibel. If you cannot see the gas vents now, you won’t be able to see the solar panels. The panels will be 15 feet in height at an angle of 20 degrees at the highest. Dan Gaba questioned the height of the gas vents. Mr. Suffrin stated the gas vents are approximately 6 feet in height. Clifford Van Wagner questioned if a mock up could be provided for the Boards review to see something this would provide more clarity for the Board. Lynn Bachner, Deputy Commissioner of Finance stated the bids have been awarded. This has been sponsored by Commission Madigan, Finance Commissioner in coordination with Commissioner Scirocco in DPW as well as Tim Wales, the City Engineer. There has been an awarded bid; there was a PPA which was completely executed last January. Those are the documents which went to Council. We are seeking a non-binding advisory opinion from the Planning Board. It would be Commissioner Madigan prerogative to present that but I do not believe there is a requirement to present that or circulate that. There is no more juncture of approval left. City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 9 of 12 Discussion ensued regarding the ability of the public to speak regarding this application and the view from the Apartments on Weibel Avenue. Lynn Bachner, Deputy Commission stated the Advisory Opinion will go to the Council. Beyond that I do not believe there any further decision points. The decision points have been made. Commissioner Madigan and Commissioner Scirrocco are very excited about the project and would be thrilled to do another presentation. Clifford Van Wagner stated he is just concerned regarding transparency. Lynn Bacher, Deputy Commissioner of Finance stated she will take this information back to the Commissioners. Mark Torpey, Chairman questioned if the property owner across the street was included in any conversations regarding this proposal. Ms. Bachner, Deputy Commissioner of Finance stated Sonny Bonacio basically expressed support of the project. He did state one concern and that was the question of glare. That question has already been addressed by Mr. Suffrin. We did not make contact with any neighbors. We did speak with Sonny Bonacio today and I believe Kate will supply the Board with an email of that. He has also been supplied with the conceptual design and these renderings. Mark Torpey, Chairman questioned during construction will there be any impact on the transfer station. Andrew Weber, Operations, Project Manager. We have spoken to the management of the transfer station in how we are going to be running our equipment. There will be several meetings between now and then to speak about logistics. The plan is to have the transfer station remain open during construction. We will be sharing the parcel. Mark Torpey, Chairman questioned the fencing proposed. Will it be an exposed chain link open fencing? Mr. Suffrin stated that is up to the City as to which type of fencing is used. Normally we use the open chain link fence. Mark Torpey, Chairman questioned the decommissioning of the project. This is a 20 year deal. What happens after 20 years? Mr. Suffrin stated there are three options. Purchase of the assets at the fair market value, or extend the contract, or removal of the panels and equipment and restore the area to its former condition. Mark Torpey, Chairman questioned the position of the inverters. In terms of transformers or inverters what protection do you have with regard to the noise profile. A data sheet is provided 70 decibels at one meter. Andrew Weber, Operations, Project Manager, stated the construction duration will take 3 ½ months from start to connection with the utility. Mark Torpey, Chairman questioned limiting the hours of construction for the people across the street. Andrew Weber, Operations, Project Manager stated 7am to 4 or 5 pm. No night time construction. City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 10 of 12 Howard Pinsley stated he read a email from Mr. Bonacio and he is concerned about the view from the apartments as well. Mr. Suffrin stated he will check a different view prospective. Kate Maynard, Principal Planner stated Sonny Bonacio and Larry Nealon were supplied a new copy of the plans. Clifford Van Wagner stated perhaps we can do a balloon float, for a better perspective on the height of the solar panels. Take the four corners and put a balloon at 16 feet at all four corners. Let us know when you are going to do it and we can drive by to see this visually. Mr. Suffrin stated they can provide some type of marker. We can do it. Dan Gaba questioned the area of the installation which will be fenced. Mr. Suffrin stated approximately 14 acres. Mark Torpey, Chairman questioned if it does come back with some judgment call regarding the height how much flexibility do you have to maneuver this? Mr. Suffrin stated we are somewhat restricted due to the gas piping. We are designing around those pipes. Clifford Van Wagner stated there will be a big surprise when this goes up concerning the view shed. The Planning Board needs to do their due diligence. Tom L. Lewis stated he will take a video from his 4th floor porch and send it to the Board. Mark Torpey, Chairman stated this is a great project, phenomenal really. Bob Bristol questioned the fencing and feels it should be clad if it is visible from the road. Mr. Suffrin stated it is plain chain link fencing 6 feet and there are options with different type of slats which can be added. It is up to the City really. Bob Bristol questioned the reflection of the panels. Mr. Suffrin stated the panels are slightly more reflective than concrete when facing directly at you. These panels absorb the sunlight. We want all the sunlight to be absorbed not reflect. Mark Torpey, Chairman stated we just want you to be in a good position when construction begins. One question regarding fire department approval. Mr. Weber stated once construction begins the fire department will be contacted as part of our procedure to review access and check to construct within fire department codes. Mark Torpey, Chairman questioned their interconnection with National Grid. Mr. Suffrin stated they have been in contact with National Grid and once the building permit is obtained. Further conversations will be scheduled. Clifford Van Wagner stated once you have the mock up finished you can contact Kate in Planning and she will City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 11 of 12 contact the members of this Board and we will then make a site visit. Perhaps Mr. Bonacio would also like to be present. Mark Torpey, Chairman questioned if there are any further questions or comment from the Board. None heard. Kate Maynard, Principal Planner will notify all three property owners in question and the Board members when this ready for review. APPROVAL OF MINUTES: Approval of meeting minutes was deferred to the July 8, 2015 meeting. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 9:40 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 9/9/15 City of Saratoga Springs – Planning Board Meeting – June 24, 2015 - Page 12 of 12