Planning Board

PLANNING BOARD MINUTES (FINAL) WEDNESDAY, SEPTEMBER 24, 2015 7:00 P.M. CITY COUNCIL ROOM PRESENT: Dan Gaba; Clifford Van Wagner; Bob Bristol, Vice Chairman; Howard Pinsley; Tom L. Lewis; Janet Casey ABSENT: Mark Torpey, Chairman; Howard Pinsley STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Steve Shaw, Building Inspector, City of Saratoga Springs Tim Wales, City Engineer, City of Saratoga Springs CALL TO ORDER: Bob Bristol, Vice Chairman called the meeting to order at 7:00 P.M. SALUTE TO THE FLAG: ANNOUNCEMENT OF RECORDING OF PROCEEDING: Bob Bristol, Vice 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. 14.052 CITY CENTER PARKING GARAGE, High Rock, Lake and Maple Avenues, site plan review of a parking facility in the Transect-6 Urban Core (T-6) District. 15.004.1 OAK RIDGE FINAL CONSERVATION SUBDIVISION, proposed 72 lot final conservation subdivision within the Suburban Residential-1 (SR-1) District. COMMENTS FROM THE CHAIR: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, October 12, 2015 at 4:00 P.M. Planning Board Workshop, Monday, October 12, 2015 at 5:00 P.M. Planning Board Meeting, Wednesday, October 14, 2015 at 7:00 P.M. PRIVILEGE OF THE FLOOR: None heard. APPLICATIONS UNDER CONSIDERATION: 1. 14.060 HOFFMAN CARWASH FACILITY, 2216 NYS Route 50, proposed special use permit for a car wash facility in the Highway General Business District (HGB) District. 2. 14.072 HOFFMAN CARWASH FACILITY, 2216 NYS Route 50, site plan review for a car wash facility in the Highway General Business (HGB) District. BACKGROUND: Site is between existing used car sales directly to the north and Adirondack Trust Bank is directly to the south. Site is located at the southern boundary of the City just north of the Route 50 Northline Road intersection. Site is located within the Highway General Business District and within Gateway Design Overlay District. Special Use Permit, site plan review and architectural review (DRC) is required. Applicant: Martin Hoffman, Hoffman Development Agent: Gavin Vuillame, Environmental Design; Marty Andrews, Hoffman Development Mr. Vuillame stated at the last Planning Board Meeting a presentation was provided outlining the 3 options which were amenable to both the applicant and Adirondack Trust with regards to the shared access. At the suggestion of the Planning Board a meeting was arranged with the Adirondack Trust representatives, DOT, a member of the City Planning Board staff and the applicant. At that meeting it was decided that the best alternative for all concerned is the one which has the T intersection upon entrance to the site. There is a small staging area upon entrance. To the right, Adirondack Trust, to the left Hoffman Car Wash. Once in the site both the bank and the carwash will have stop bars and stop signage which will control traffic as it exits alleviating congestion at the intersection. It is a well controlled intersection. We will widen the intersection to 30 feet with minor modifications to curbing within the bank. Some radiant heat will be installed where the land slopes to the exit. We will make improvements to curbing and the driveway on the site. Other minor engineering modifications were made and have been reviewed by the City Engineer. Kate Maynard, Principal Planner stated a meeting was held at the site with Hoffman’s, Adirondack Trust representatives, Kevin Novak, Department of Transportation and I. It was a productive meeting in which all the technical details were discussed as well as movements in and out of the site. An additional item discussed was the relocation of additional landscaping due to the site modifications. If necessary the applicant will fulfill this request. We did ask for additional comments concerning the construction timing as well as materials utilized. Updated plans provided to the Board reflect the points of consensus and modifications verbally deemed acceptable to Adirondack Trust. Bob Bristol, Vice Chairman questioned the water service, from the Village of Ballston Spa. Mr. Vuillame stated the 1 inch water service which currently exists will be utilized. We will also be utilizing an additional well which will be for the car wash portion of the facility. Bob Bristol, Vice Chairman asked if there were any further questions or comments from the Board. Tom L. Lewis wished to hear from a representative from Adirondack Trust. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 2 of 10 Mike Ingersoll, LA Group, representing the Adirondack Trust Company. Everything is agreed to in concept. The only thing the bank is requesting is that it receives the opportunity to have a last look at the final details and materials before construction begins. One of the concerns is that the entrance remains open during construction. Mr. Vuillame stated a permit application has been made to the Department of Transportation. A request was also made of the DOT to allow a gravel driveway during construction. If that is denied and the current driveway is to be used during construction, repairs will be made to the driveway to bring it back to its current condition. PUBLIC HEARING: Bob Bristol, Vice Chairman stated the public hearing remains open. Bob Bristol, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Bob Bristol, Vice Chairman closed the public hearing at 7:17 P.M. Bob Bristol, Vice Chairman stated we will move on to the Special Use Permit. Clifford Van Wagner made a motion that the application for Hoffman Carwash Special Use Permit be approved with the following conditions: Per the Criteria for Special Use Permit that the project is in harmony with and promotes the general purposes and intent of the Comprehensive Plan and this Chapter. The density, intensity and compatibility of the use with the neighborhood and community character are harmonious. The motion will include the sign off by the Adirondack Trust Company. The option presented tonight is the one the Board is approving for the Special Use Permit. This includes a section of heated pavement and includes improvements to the Adirondack Trust Company, in the event of any damage throughout the construction, the access will be brought back to its existing state today. Tom L. Lewis seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 Bob Bristol, Vice Chairman stated we will move onto site plan. Tom L. Lewis made a motion to approve the Site Plan Application for the Hoffman Carwash. Janet Casey seconded the motion. Clifford Van Wagner, stated we should note at the last meeting the applicant indicated that this was a carwash and associated vacuum cleaner banks but no motor vehicle servicing at this site. The dumpster is now enclosed. Noise baffling is proposed. Hours of Operation 8AM-8PM summer hours; 8AM-7PM regular hours; Sundays 8AM- 6PM. Army Corps of Engineers approval issued regarding the wetland impact. Bob Bristol, Vice Chairman asked if there was any further discussion. None heard. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 3 of 10 VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 3. 15.039 SARATOGA HOSPITAL PROPOSED PUD AMENDMENT Seward Street, request for advisory opinion from City Council and consideration of SEQRA Lead Agency. SEQRA: Action appears to be an unlisted action with the involved agencies the City Council and the Planning Board. The City Council pro-actively deferred Lead Agency to the Planning Board should the Board wish to assume Lead Agency Status. BACKGROUND: Saratoga Hospital PUD established in 1987 and has been subject to numerous amendments as the hospital has expanded. The most recent amendment was in 2013 which permitted the demolition of the Cramer House and new construction expansion. The City Council requested the Planning Board advisory opinion on the proposed amendment on August 18, 2015. This amendment sought geographic expansion of 3 additional parcels (from 28.69 to 48.07 acres). Since referral, the applicant has revised the amendment to include portions of 2 parcels, with the remaining area to remain UR-1. The proposed 88,500 square foot medical office building and related parking is proposed. Applicant: Saratoga Hospital, Kevin Ronayne, Facilities Operation Manager Agent: Matthew J. Jones, Alex Besso, The Jones Firm; Mike Ingersoll, Matt Brobston, LA Group; Mr. Jones stated this is a pending application before the City Council who has referred this to the Planning Board for an advisory opinion concerning a PUD amendment for a parcel along Morgan Street. The City Council has deferred SEQRA Lead Agency status to the Planning Board. A visual presentation was provided for the Board’s review. Mr. Jones reviewed the proposed revision which he believes is consistent with the Comprehensive Plan and the general purposes and intent of this Chapter. Mr. Jones provided information to the Board concerning the number of locations which the hospital provides services throughout the city. It is expensive for the hospital to do this. The hospital’s consideration is to house all these services at this new location helping to reduce costs, and attract new physicians. The applicant is proposing a 3 story 75,000 square foot medical office building with related parking noting the remaining area to remain UR-1. The applicant is proposing the approval of a PUD for 8 ½ acres of land. A meeting was held with approximately 15 of the neighbors to inform of the proposal and hear their concerns. Mike Ingersoll, LA Group stated there are some trees on the property, which we believe we can work around in order to save them. There is a berm located on Birch Run which is on this property which we will provide the rights to Birch Run to maintain. We will address neighbors concerns and provide additional screening if necessary. We are aware of the neighbors concerns and we have hired a lighting consultant. A visual rendering of the proposed building was provided. Lighting will be dimmed down around the building during non-business hours. These are initial concepts we are presenting. This building is three stories in height, which does comply with the zoning regulations. There is a grade change in this area. The building configured with a gable roof so as to hide the mechanicals. We have located City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 4 of 10 bedrock in the area and it is possible to have some basement area but that will not be determined until the construction begins. The building materials are still being formulated but the ideas which have been discussed to date are a base course of some type of masonry, some type of siding whether clapboard or cement board. There is a front door to this building, which will lead to sidewalk improvements to the hospital. There are also three entrances to the building. Further details will be forthcoming. Street drainage will be dealt with. The entire area will be surveyed upon approval. The Board will clearly want to see more information concerning Morgan and Myrtle and Church Streets and the pedestrian orientation as well as a traffic analysis at the intersection which will necessitate additional signage as well as a possible traffic signal adjustment. Mr. Jones reviewed the proposed parking calculation and noted the applicant is looking to minimize the amount of impervious surface. PUBLIC COMMENTS: Bob Bristol, Vice Chairman asked if anyone in the audience wished to comment on this application. Jack Despart, neighbor on Morgan Street, stated he received information via mail. He has met with the mayor. The project has changed since it was originally presented. It was originally 30% of the property to be used, now it is 50% of the property to be used. This will increase parking and traffic. There is bedrock in this area and will include blasting. All the neighbors are against this project many of whom have not been notified. Mike Ingersoll stated in order to save the trees fill will be used to accommodate the trees. Kate Maynard, Principal Planner stated when this project returns before the City Council notification will be made to the neighbors who are within a 250 foot radius. Joann Novella, 14 Seward Street, 40 year resident. My concern is traffic. How many offices will be in the building. How many cars will be generated by the patients visiting the physicians’ offices and staff. Kevin Ronayne, Vice President Operations/Facilities, Saratoga Hospital stated the intent of the hospital is to fill the building over time. Currently, the hospital has leases in buildings in the neighborhood. The building will be filled as those leases expire. We will fill the first floor with offices whose leases end late in 2016, the second floor in 2017 and so on. It will be 2022 before the entire building is filled. Mr. Ronayne provided specific information concerning vehicles at physician offices around the area. The oncology office – Dr. Mastroianni’s office on 3 Care Lane will add 68 cars. 18 staff and 40 patients per day. General surgery office located at 1 West which will move over in 2017 has 17 staff and 31 patients per day. Our bariatric office which is March of 2019 has 9 staff and 9 patients per day. Pulmonology and nephrology have 17 staff and 23 patients per day. Urology which is now January of 2020 has 17 staff and 40 patients per day. Lastly cardiology in 2020 has 15 staff and 20 patients per day. If you take all of that volume in 2020 it does average out to about 260 cars per day. Mr. Ingersoll stated the traffic is dispersed throughout the day. The traffic analysis will go into further detail. Dean Higgins, 15 Saratoga Circle. Stated Mr. Jones met with the 2 HOA’s – Birch Run. The neighbors are concerned with the size of the building and the associated traffic. The property is now zoned UR-1. We are also concerned regarding the other properties which are for sale, which are substantial in size. This is a big project in a residential neighborhood. Marcie Taylor, 49 Doten Avenue. I am a victim of unbridled development. We have a substandard street for the amount of development and traffic. Traffic has quadrupled and the speed is a problem. Infrastructure on the street is also substandard. There is flooding in this area. Some apartments are flooding. I don’t know how you are going to do this. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 5 of 10 Bob Bristol, Vice Chairman stated we do need to decide whether we will accept Lead Agency Status for this project. Clifford Van Wagner stated the Board needs to decide whether or not to accept Lead Agency Status. You can understand the hospital wanting to have physicians’ offices in one location versus leases in several different buildings. All the duplication of services which currently exist which would be eliminated and we understand that. At this time I would make a motion for the Planning Board to accept Lead Agency Status to keep the dialogue continuing along with the concerns of the neighbors. Tom L. Lewis seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 Kate Maynard, Principal Planner stated the Board could discuss what was presented this evening. You have a mix of UR-1; UR-4; PUD seeking to expand, which is a difference in intensities. Recommending the Board look at both the geographic expansion of this project as well as the physical aspects. It is a mix in terms of usage. The height approximately 60 feet, this is quite different from some existing single family homes proximate. Newer construction of apartments directly to east are of a higher density and mass. Composition of what is located there in terms of parking. Many of these issues are site plan related. With amended proposal, portion of property to remain UR-1 between hospital uses. Does the hospital intend to hold onto the property or to sell to a developer. Mr. Jones stated there are two parcels in question here. A total of approximately 16 acres. The hospital does not have any plans for the other parcel at this time. Our focus on this application is purely driven by the medical office building. We are certain the hospital is not a residential developer and has no inclination to get into the real estate business. Mr. Jones requested the next action would be to review SEQRA Part I and Part II and requested the Board begin the SEQRA review. Clifford Van Wagner noted that there are only 5 Board members present this evening. It has been my experience in the past when the neighbors voice concern over such things as the drainage, and traffic it is the applicant’s duty to mitigate these issues. Bob Bristol, Vice Chairman stated this is a large building he is concerned with regards to its impact aesthetically. Tim Wales, City Engineer, stated he preliminary looked at the plans. We have spoken to the applicant concerning the water. Also the concern regarding the drainage issues mentioned. Traffic is also an issue. We will work with the applicant once we receive the design specifications. These issues are high on our radar. Kate Maynard, Principal Planner stated Part I was submitted. A revision was sent via email which provides for the expansion area. It would be helpful to have an updated redlined version of the PUD noting the site specific changes. Discussion ensued regarding moving forward with review of SEQRA Part I. Tom L. Lewis recommended reviewing Part I and Part II at the next meeting. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 6 of 10 It was the consensus of the Board to postpone the SEQRA review until the next Planning Board meeting scheduled for October 14, 2015. The Board recessed at 8:29 P.M. The Board reconvened at 8:40 P.M. 4. 15.022 EXPERT INSPECTION SUBDIVISION, 508 Grand Avenue, 2 lot residential subdivision in the Suburban Residential-2 (SR-2) District. SEQRA: Action appears to be unlisted. Applicant: Jon Kearn Agent: Dan Wheeler, Land Surveyor Mr. Wheeler stated the applicant is looking to preserve as many trees as possible. There is an existing sanitary sewer easement approximately 7 feet which crosses an adjacent property. Neighbors have voiced concerned regarding a 24 inch white pine. What we are proposing and the applicant is willing provide for borings under the tree to connect the sanitary sewer. We have been in contact with Tim Wales, City Engineer and he is agreeable to this. We have included on the plans no cut buffers. Visual presentation of the project was provided for the Boards review. There was a concern regarding the overhead wires. The one pole is on the edge of the easement. No wires cross over the easement. Service to the proposed new construction will be underground along the driveway. Discussion ensued regarding no cut buffer zones. It was suggested iron rods be installed along the no cut buffer. Mr. Wheeler stated the no cut buffer zone will be delineated and filed on the map with the deed. A deed restriction is a possibility. PUBLIC HEARING: Bob Bristol, Vice Chairman opened the public hearing at 8:49 P.M. Bob Bristol, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Bob Bristol, Vice Chairman closed the public hearing at 8:50 P.M. SEQRA: The Board reviewed Part I of the Short EAF form. No large or important areas of concern were noted. Item #9 was blank. Will be completed and re-submitted by the applicant. The Board reviewed Part II of the Short EAF form. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 7 of 10 No large or important areas of concern were noted. SEQR DECISION: 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. Clifford Van Wagner seconded the motion. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 Kate Maynard, Principal Planner noted that the Right of Way is substandard in this area by 2 ½ feet, this area is required to be conveyed and merged with City Right of Way. Existing fencing and shed should be removed from Lot #2. This should be considered prior to the signing of the Mylars. The applicant stated the shed and existing fencing will be removed. Clifford Van Wagner made a motion for subdivision approval in the matter of the application for the Expert Inspection Subdivision, 508 Grand Avenue with the following conditions: The Right-of-Way is substandard. 2 ½ feet to be conveyed and merged into the City Right of Way. Existing fencing and shed between Lots 1 and 2 are to be demolished prior to the signing of the Mylar’s. Lot 2 shall have 5 permanent pins placed which will delineate the no cut buffer which will also be formalized as a deed restriction. Dan Gaba seconded the motion. Bob Bristol, Vice Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Dan Gaba, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 5. 15.038 HOMBERGER SUBDIVISION, 3 East Broadway, 2 lot residential subdivision in the Urban Residential-2 (UR-2) District. RECUSAL: City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 8 of 10 Dan Gaba recused himself from this application and exited the meeting at 8:59 P.M. DISCLOSURE: Tom L. Lewis disclosed that Dave Trojanski is building a home for me. I have no financial interest in the above noted application and can remain impartial in voting. BACKGROUND: A two lot subdivision proposed in the neighborhood experiencing a high level of redevelopment. Adjacent to McKenzie’s Way, near Chloe’s Way and a number of smaller subdivisions constructed/approved in the past few years. Action reflects second subdivision on the property. The Planning Board issued a favorable advisory opinion for variances considered for re-subdivision of property on June 24, 2015. The ZBA issued required variances, Allowing for subdivision to formally be considered by the Planning Board. SEQRA: Action appears to be unlisted. Applicant: Dave Trojanski, Trojanski Builders Agent: Paul Male, PE. Mr. Male stated this is the second subdivision of Kendra Homberger’s property. The Board approved a subdivision concerning the rear of the property. At this time the front portion of the property is the requested area for subdivision approval. A variance for relief for minimum lot width was granted by the Zoning Board of Appeals on July 13, 2015. Public water and public sewer. A lot of improvements were required for the first subdivision including sidewalks, curbing, street trees, street lights, curbing, etc. Dave Trojanski provided a cash escrow for that. Much of that work has been completed. The only remaining work to be completed for this new subdivision would be two new laterals, one water, one sewer and two driveway aprons. We propose to leave the money in place which is currently there to cover the cost of those improvements. The City Engineer had a number of comments which have been addressed. Tim Wales, City Engineer stated he is fine with all the plans as submitted. PUBLIC HEARING: Bob Bristol, Vice Chairman opened the public hearing at 9:07 P.M. Bob Bristol, Vice Chairman asked if anyone in the audience wished to comment on this application. None heard. Bob Bristol, Vice Chairman closed the public hearing at 9:08 P.M. SEQRA: The Board reviewed Part I of the short EAF form which was submitted by the applicant. City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 9 of 10 No large or important areas of concern were noted. The Board reviewed Part II of the short EAF form. No large or important areas of concern were noted. SEQR DECISION: Clifford Van Wagner 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. Janet Casey seconded the motion. VOTE: Clifford Van Wagner, in favor; Tom L. Lewis, in favor; Bob Bristol, Vice Chairman, in favor; Janet Casey, in favor MOTION PASSES: 4-0 Clifford Van Wagner made a motion for a 2 lot residential at 3 East Broadway be approved. Janet Casey seconded the motion. VOTE: Clifford Van Wagner, in favor; Bob Bristol, Vice Chairman, in favor; Tom L. Lewis, in favor; Janet Casey, in favor MOTION PASSES: 4-0 APPROVAL OF MEETING MINUTES: Approval of meeting minutes was deferred to the October 14, 2015 Planning Board Meeting. MOTION TO ADJOURN: There being no further business to discuss Bob Bristol, Vice Chairman adjourned the meeting at 9:10 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 10/28/15 City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 10 of 10 City of Saratoga Springs Planning Board Minutes – September 24, 2015 - Page 11 of 10