Planning Board

PLANNING BOARD MINUTES WEDNESDAY, APRIL 8, 2015 7:00 P.M. CITY COUNCIL ROOM PRESENT: Mark Torpey, Chairman; Robert Bristol, Vice Chair; Clifford Van Wagner; Dan Gaba; Howard Pinsley; Tom L. Lewis LATE ARRIVAL: Janet Casey arrived at 7:04 P.M. STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs. CALL TO ORDER: Mark Torpey, Chairman called the meeting to order at 7:02 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: 14.059 77 EXCELSIOR MIXED USE DEVELOPMENT, 77 Excelsior Avenue, Special use permit for commercial and residential uses in a Transect-5 (T-5) District. 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. 14.052.1 CITY CENTER PARKING GARAGE, TWO LOT SUBDIVISION, High Rock and Maple Avenues, In the Transect-6 (T-6) Urban Core District. 14.060 HOFFMAN CARWASH FACILITY, 2216 NYS Route 50, proposed special use permit for a car wash Facility in the Highway General Business (HGB) 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. COMMENTS FROM THE CHAIR: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, April 20, 2015 at 4:00 P.M. Planning Board Workshop, Monday, April 20, 2015 at 5:00 P.M. Planning Board Meeting, Wednesday, April 22, 2015 at 7:00 P.M. PRIVILEGE OF THE FLOOR: None heard. APPLICATIONS UNDER CONSIDERATION: 1. 14.045 DYER LOT LINE ADJUSTMENT, 72 Dyer Switch Road, lot line adjustment in a Rural Residential (RR) District. SEQRA: Action appears to be a Type II action “replacement or reconstruction of a structure of facility, in kind on the same site, including upgraded buildings to meet building or fire codes. BACKGROUND: Kate Maynard, Principal Planner stated this application was before the Planning Board in January 26, 2011, with a somewhat different request. The application requested at that time, a lot line adjustment with the retention of 3 lots. There are a number of either recently demolished or existing homes or structures on the site. This area is somewhat unique. There are more seasonal homes in this area, many are changing to year round occupation. There are a number of separate or providing water, utility and electric easements and access to all or varying property owners. Items previously discussed at that time were the possibility of providing public water within this area. The applicant is prepared to discuss his current approach to this application. At the present time the applicant is proposing 2 lots. They are willing to basically go from three to two lots. On lot 1 there were questions concerning the existing garage on the site due to its size. There were questions whether this could be utilized for residential purpose in terms of its context. An affidavit submitted by the applicant received 1/25/15 stating that it was not nor would it be accommodated for any residential use. There is also a house to be removed on lot 1. Due to the lot size proposed this will be in conformance to the RR-1 district. This has been noticed per the Board’s recommendation. BACKGROUND: Applicant currently owns 3 separate parcels with mother Doris Dyer, Proposal is for lot line adjustment with no increase in density proposed. Net decrease to 2 total lots. Proposed action denied as an administrative action by Planning Board chair, referral for review by full Planning Board. Prior lot line adjustment contemplated retention of 3 lots. Last seen by applicant on 01/26/11. Board requested neighbor notification for all those utilizing shared easement or sharing parcel boundary with the applicant. Applicant: Dan Dyer, owner Agent: Jim Doyle, attorney City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 3 of 8 Mr. Doyle stated the applicants have resided on this property for some time. It has been a hodge podge of families and property lines for a number of years. Mr. Doyle provided a visual presentation to the Board. He reviewed existing conditions on the site and what is proposed for the site. Mr. Dyer proposes to build a new house on one site and his mother will move into his current home. The third home will be demolished. Lot line easements were reviewed and information was provided to the Board. Mr. Doyle explained the current well and usage. Three homes in this area do have public water. Cost is a concern regarding tying into public water. Discussion ensued regarding water lines versus wells. The applicant was encouraged to speak with neighbors concerning water line connection to parcels. Investigate the cost and location in bringing water line to the properties. Mr. Doyle stated that he will do a mailing to all neighbors requesting their opinion on public water line installation; however some of these properties are summer homes. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Ago Phissera, 88 Dyer Switch Road, lived there for 25 years. Dan has been an excellent neighbor. Regarding the water, all of these homes were here prior to the City installation of a water line. These homes have been here for a long time and have their own well. I have over 4 acres and have a well. I am not interested in public water. This area is becoming less dense with the inception of this project. Mr. Doyle stated he will work with staff, send out mailings and speak to neighbors. We will return in a few weeks. 2. 14.069.1 130 EXCELSIOR MIXED USE, 130 EXCELSIOR AVENUE, Site Plan review for mixed use development in the Transect-5 (T-5) District. SEQRA: Planning Board accepted lead agency status, and issued a negative declaration on January 28, 2015. BACKGROUND: The site is located in a T-5 district. It is the last parcel of T-5 before it transitions into Urban Residential-1 to the east. There is a mix of uses and scale of uses proximate including existing commercial businesses, new mixed use Fresh Market site project and established residential homes east of the site. Special use permit and site plan approval is required by the Planning Board. Architectural Review is required by the DRC. Special use permit for 65 residential Units and various commercial uses were approved on January 28, 2015. Applicant: 130 Excelsior Avenue, LLC (Bonacio Construction) Agent: Dave Carr, LA Group; Mike Ingersoll, LA Group; Brett Balzer; Shawn Korp, Balzer + Tuck Architecture Kate Maynard, Principal Planner stated DRC did approve this project for Mass and Scale on April 1, 2015. Letter was received from the Department of Public Safety outlining the changes taking place along this corridor. A cross section plan. The Excelsior Avenue study did layout overall build out looking at some of the zoning changes and cumulatively as the project builds out along the corridor, looking at cost sharing. We are looking at this on a case by case basis. The Fresh Market did provide for the widening and turn lane with that project between East and Marion. Public safety is looking at something which has not been done, not duplicating the work which has been done prior. What they are looking for in the public right of way such as the width of your pavement, curb location, your underground and above ground utilities. Recent developments that the City Council has adopted include the green belt trail. Things have occurred which have changed that policy. This area was subject to rezoning. There are several projects in this area, substantial projects which are redeveloping this area. City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 4 of 8 Mr. Carr reviewed the project timeline. Application has been made to the Saratoga County Sewer District. Comments have been received from them. Site plan application has been submitted. Last Wednesday we received Mass and Scale approval from the DRC. Site is less than 3 acres. 2750 sq ft. of commercial space, it is separated on the ground level by a residential breezeway. This includes 65 apartments which were proposed. What we are proposing as was discussed in the Special Use Permit we are over the amount of spaces for parking. We are proposing 146 parking spaces which are 9 less than originally submitted. 112 parking spaces are required, we are proposing 146. No parking on the street. Landscape cutouts along where the trail is located. There is a connection to the trail and the landscaping plan was reviewed. Center island on the property will be landscaped. There is a depression in the area and we are using it as a storm water feature here as well. We do meet the green space requirement of the City. Mr. Carr reviewed Kate’s comments made at the workshop and responded to them. Our streetscape design does not meet the City standard. We are prepared to meet the City standard. Basically the City standard is parallel parking space, At least 5 feet of green space and then the sidewalk. We are showing the parking space up against sidewalk. We have placed the green space on the back side of the parking. Again flip flopping is easily done and we can do it. The reason we did it this way is because you cannot get to the sidewalk from your parking spot if there is any kind of snow storage there. It is something we tried. We will move it back. Trees and lighting will remain in the 100’ right of way. Parking was reviewed. Wetland buffer. Buffer permit is required. We are hoping to flag the wetlands next week. DEC has been out there and does not feel there is an issue. Steep slope protection. Clearing is about 20 feet from the top. Landscaping/buffering. Protection of trees is possible in the right of way and on a portion of the site. Less intense single family uses to the east, existing commercial to the west. Buffering between site and to the east. 4 total trees are proposed. Vegetative swale to treat storm water on the ground and the site, which is a requirement. Side entrance off parking lot – One parking space will be removed making total parking 145 spaces to Allow for comfortable access. Spring Run Trail. Connection from Excelsior Avenue down to Spring Run Trail is proposed. The trail location will be moved 3 ½ feet from parking area with the addition of landscaping. There are steps to get down to the trail. The trail is going through a cleared area – no trees will be removed. We are doing this to protect the slope which exists along the side of the building. Easement will be added to the plans when the trail location entrance is decided. Bench will be added at the beginning of the trail. Mr. Balzer, Balzer + Tuck Architecture provided the Board with a visual presentation which was provided to the Design Review Commission. Mr. Balzer stated the site plan has been revised. We have introduced the row house streetscape. We have separated the commercial from the residential by introducing the residential breezeway. Mr. Balzer reviewed the elevations both north and south. We have stepped back the 4th floor a full 6 ½ feet. We have removed the end units on the 4th floor adjacent to resident neighborhoods. We have given this project a row house type of rhythm. This is a T-5 District with building elevations allowed up to 60' as of right. A view of the neighborhood was also provided as well as a view shed from Route 50. No mechanicals are to be viewed from the street. A review of the commercial space and locations was also provided. A view of elevations and floor plans were provided for the Board’s review. Custom steel metal decks and railings were added. The roof will handle drainage internally. Down lighting is proposed. Mike Ingersoll, LA Group, stated there has been a lot of dialogue regarding creating a linkage from the new trail at Exit 15, Excelsior Park and goes all the way to Lake Avenue. The idea being considered, unfunded, and unstudied. City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 5 of 8 You could actually establish an off road path that goes all the way on City property onto High Rock Park. You could develop a plan that gets you off the sidewalks all the way here if you had the cooperation of all the landowners. In this case you have one that is cooperative, and develop an off road bike trail. There is a proposal which was presented to the Green Belt Committee and that cost would be $25,000. This is prior to the road work and also Skidmore is desirous to get a connection onto campus from East Avenue. The plan needs to be studied, put on paper, dialoged. There has been dialogue with trying to connect the trail at Exit 15 that ends and goes nowhere, but from Excelsior Park all the way to Lake Avenue. This Board does have in its complete authority, to use recreation fees, which currently amount to over $90,000 the Board could earmark some money out of these funds to pay for this study. It is a tangible recreational use. The applicant will contribute $6,500 towards that plan. Discussion ensued among the Board regarding this proposal and the usage of recreation fees. Kate Maynard, Principal Planner stated she would like to confer with legal counsel as to the Planning Board’ s ability to allocate usage of recreation fees. There are very specific guidelines set forth. Examples of what the recreation fees have been used for in the past was discussed. Kate Maynard, Principal Planner stated there was comment from Traffic Safety noted the utility poles need to be relocated back from the street, and the curb bump outs proposed for the existing pole location eliminated. Dave Carr, LA Group stated the bump outs are required for storm water management per the DEC. Kate Maynard, Principal Planner stated the County referral was received. They approved the project with the following notation – our previous review of the special use permit for this mixed use development noted no impacts of a countywide nature. There are, however, items noted as considerations for the local planning board under site plan review. Both boards (city and county) have noted the increasing development potential and activity in the area of Excelsior and Marion Avenues. We have previously pointed out that this particular project warrants a careful Consideration of any connection to Spring Run, a close review of the means of managing run-off, erosion and Storm water from the site, and a look at this individual project’s part of the cumulative impacts to the various traffic Corridors in light of the increased mixed-use development. Mark Torpey, Chairman read the mix of commercial/residential with the surrounding environmental aspects of the site provide an opportunity for both elements to be enhanced. We would encourage the connection between the Spring Run Trail and the project parking area are more appealing by a move away from parking lot edge, providing a green space between the trail and the lot for snow removal/storage and lawn maintenance. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. Kate Maynard, Principal Planner stated an additional item Tim Wales, City Engineer spoke about was the delineation of the wetlands, DEC permitting and the public access easement being added. Clifford Van Wagner made a motion for Site Plan application for the 130 Excelsior Mixed Use project at 130 Excelsior Avenue be approved. The Planning Board gratefully accepts the applicant’s $6,500 cash donation to be utilized for the Cross Section Plan. The Planning Board also recommends that a portion of the $97,500 recreation fee up to $25,000 be utilized to fund that. Also wetland delineation and easements be added to the drawings. Outline the street corridor section. Dan Gaba seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 6 of 8 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; Janet Casey, in favor MOTION PASSES: 7-0 The Board recessed at 9:17 P.M. The Board reconvened at 9:27 P.M. 3. 15.004 OAK RIDGE SUBDIVISION PHASE 2, Meadowbrook Road, 72 lot conservation subdivision within The Suburban Residential-2 (SR-2) District. SEQRA: SEQRA Phase I issued negative declaration on May 7, 2003. SEQRA review for current Phase 2 project is required. BACKGROUND: Applicant: Jeff Snyder, Oak Ridge Development, LLC; Mark Taber, Project Manager Agent: Dave Carr, Mike Ingersoll, LA Group; Mark Tabor, Project Manager Mr. Carr stated the applicant is before the Board for preliminary subdivision with is required for conservation Subdivision. SR-1 requires 35% of unconstrained land be preserved for permanent protection. Mr. Ingersoll stated in 2014, 31 of 42 lots have been built. 75% completion. Aerial view and visual presentation was provided to the Board. Of the 72 lots 64 are provided within the density calculation. An additional 8 units (8%) are proposed as a density bonus in exchange for the permanent public access to the proposed trail. There is a Homeowners Association here. The HOA is dependent upon the project build out. The center green area is unique in this unique neighborhood. This is a throwback to an old neighborhood with alleys and boulevards. Three different typologies of land exist in this area. Mr. Carr stated one of the requirements of a conservation easement is to do a conservation analysis of the land. This was done in 2003. The layout for Phase II almost exactly matches what we were showing. We do require a land analyses, we always look at the land, reflagged the wetlands, and looked at the slopes and how it changed since 2003. A new survey was completed. Reverified the flood plains. Smaller lots, conserving the land, not building out the entire lot. We are looking at a public access trail. In Phase II we will connect the stub streets. We are making the loop connection. Sanitary sewer connection into the Saratoga County Sewer District. City water we will continue in a loop system. We have deep sandy soils here and will use it to our advantage with infiltration of storm water management. We are doing some bioretention areas, roadside infiltration areas, and infiltration ponds. Mark Torpey, Chairman requested a copy of the HOA agreement. Mr. Carr cited the other agencies involved in this project are: - Saratoga County Sewer District. - Department of Health - Army Corps of Engineers - County Planning Board - DEC City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 7 of 8 The plans have been sent out for technical review. This project was presented to update the Board. Tom L. Lewis made a motion to Initiate Coordinated SEQRA review and request Lead Agency Status. 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; Janet Casey, in favor MOTION PASSES: 7-0 APPROVAL OF MINUTES: Approval of meeting minutes was deferred to the next Planning Board Meeting scheduled for April 22, 2015. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 10:06 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 4/22/15 City of Saratoga Springs – Planning Board Meeting – April 8, 2015 - Page 8 of 8