Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, MARCH 24, 2016 7:00 P.M. CITY COUNCIL ROOM PRESENT: Mark Torpey, Chairman; Clifford Van Wagner; Janet Casey; Jamin Totino; Howard Pinsley; Amy Durland ABSENT: Robert Bristol, Vice Chairman LATE ARRIVAL: Tom L. Lewis arrived at 7:08 P.M. STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Steve Shaw, Building Inspector/Code Enforcement Officer 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: 14.064 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. COMMENTS FROM THE CHAIR: ADMINISTRATIVE ACTIONS: 03.035.1-EXCELSIOR PARK PHASE 1A: Proposed postponement of 38 Street trees and 2 street lights within portion of site slated for future development. ACTION: Approved by the Chair. SEWARD AND MORGAN STREET APARTMENTS-Proposed additional landscaping and modification of site staircase from Seward Street. ACTION: Approved by the Chair. 14.041.1-90 EAST AVENUE – Proposed removal of condition requiring eating and drinking or retail use to constitute 10% or more of building square footage. ACTION: Approved by the Chair. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, April 11, 2016 at 4:00 P.M. Planning Board Workshop, Monday, April 11, 2016 at 5:00 P.M. Planning Board Meeting, Thursday, April 14, 2016 at 7:00 P.M. PRIVILEGE OF THE FLOOR: None heard. APPLICATIONS UNDER CONSIDERATION: 1. 14.022.1 KAY-GRAHAM MULTI-FAMILY RESIDENCES, 109 Washington Street, proposed site plan Approval extension in an Urban Residential -4 (UR-4) District. Applicant: Bruce Graham and Valarie Kay Agent: Brett Balzer, Dennis McGowan, Balzer & Tuck Architecture BACKGROUND: The Planning Board approved the site plan for a total of 3 multi-family residential units on July 10, 2014. Current expiration date of January 10, 2016. Application originally submitted prior to expiration, incorrect form but revised. 18 month extension requested until July 10, 2017. SEQRA: No additional SEQRA review is required with extension request. Kate Maynard, Principal Planner, City of Saratoga Springs stated there are two items being considered at this time to bring this project to resolution. Since the approval by the Planning Board a sanitary sewer line was discovered. Public infrastructure on this private property. An effort to secure an easement from the City is being requested for this property to move forward. There was also a judgment against this property for lack of maintenance. This property owner has resolved the issue which has allowed the application to appear before this Board. Mr. Balzer stated the reason for extension request is allow more time to establish easement for existing sewer infrastructure found on the property. The project remains exactly as was presented to this Board 18 months ago. Mark Torpey, Chairman stated this is a simple extension of the approved site plan. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. Clifford Van Wagner made a motion in the matter of the application of Kay-Graham Multi-Family Residences, 109 Washington Street request for an 18 month site plan extension until July 10, 2017 be approved. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 2 of 9 Jamin Totino seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, in favor; Amy Durland, in favor; Howard Pinsley, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 2. 16.001 55 PHILA MIXED-USE, 55 Phila Street, site plan review for construction of 1,700 SF of commercial space and 8 multifamily residential units within the T-6 District. RECUSAL: Tom L. Lewis recused from this application. Mark Torpey, Chairman provided the following correspondence was received by the Planning Board. -Correspondence dated March 10, 2016 from John Bonafide, SHPO. -Correspondence received from the Design Review Commission information requested on two SEQRA items. -Correspondence received from the Saratoga Library Director Ike Pulver. -Correspondence received from the Bogoshian Brothers, 57 Phila Street. SEQRA: Action appears to be a Type I due to the site’s location adjacent to the Broadway Historic District. Part 1 of the Long EAF has been submitted. Other involved agency, DRC has proactively deferred lead agency status to the Planning Board should the Board wish to assume lead agency. Planning Board accepted Lead Agency Status at the February 25, 2016 meeting. BACKGROUND: Residential uses (2nd floor and above) and retail space are permitted uses in the T-6 district with site plan review. Caffe Lena previously received site plan approval for expansion, and was approved for an extension of approval (currently still active). Applicant: 3 Franklin, LLC (Bonacio Construction) Sonny Bonacio Agent: Mike Ingersoll, Matt Brobston, LA Group; Matt Hurff, Frost Hurff Architects Mr. Ingersoll stated information received this date from the Chazen Company stating they were satisfied with the technical review. A visual presentation was provided to the Board of the updated site plan as well as a review of the site. A lot line will be adjusted as well as cross access easements will need to be obtained. Draft documents for these easements have been provided and are awaiting review. Parking was reviewed with the potential for stacked spaces. Video was provided on the proposed car lifts. The existing parking lot spaces accommodate Caffe Lena, Sweet Mimi’s. This project will remove surface lot parking. A loading ramp is proposed on Phila Street frontage. The applicant has provided that the street side ramp will be limited to infrequent deliveries utilizing on-street parking. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 3 of 9 We will be provided an 18 foot square area of civic space. Handicap access is provided for ease in drop off and pick- up. The roof will have a vortex treatment and green roof to meet the stormwater regulations. The green roof plan was reviewed. The City has the ability to inspect the green roof viability. Views from all elevations and around the building were provided as well as streetscape views of the neighborhood. Mr. Hurff stated Caffe Lena has an existing entrance and that will remain. A second entrance will be added. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. SEQRA: The Planning Board reviewed Part I of the SEQRA Short EAF form which was submitted by the applicant. Several questions were further clarified by the applicant. No large or important areas of concern were noted. The Planning Board reviewed Part II of the SEQRA Short EAF. No large or important areas of concern were noted. SEQR DECISION: 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. Jamin Totino seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, in favor; Amy Durland, in favor; Howard Pinsley, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated we will now move on to Site Plan Approval. Mark Torpey, Chairman asked if there was any further questions or comments from the Board. None heard. Mark Torpey, Chairman reviewed the conditions for Site Plan Approval. Contingency on the lot line adjustment to be administratively approved prior to moving forward. Jamin Totino made a motion in the matter of 55 Phila Mixed-Use, 55 Phila Street Site Plan be approved with the condition as noted by the chair. Clifford Van Wagner seconded the motion. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 4 of 9 Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, in favor; Amy Durland, in favor; Howard Pinsley, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 8:17 P.M. The Board recessed. 8:27 P.M. The Board reconvened. Tom L. Lewis resumed his position on the Board. 2. 14.057 RITE AID DEVELOPMENT, 90 West Avenue and 243 Washington Street, site plan review for a 14.368 sq. ft. retail building with a drive-in establishment in the Transect-5 (T-5) District. SEQRA: Action appears to be Unlisted, with involved Agencies of ZBA, DRC and the Planning Board. The ZBA initiated Coordinated Review on September 22, 2014. The Planning Board issued a Negative SEQRA Declaration on October 8, 2014. BACKGROUND: The following area variances were granted on January 26, 2015. REQUIRED PROPOSED TOTAL RELIEF REQUESTED Build to line: West Avenue 0-12” 32’10” 20.83’ (173.58%) Frontage build-out: West Avenue 70% 52.23% 17.77% (25.39%) Minimum Two-story Two-story One-story One story (approx.14,000 sq.ft.) in excess of 1,500 sq. ft. Special Use Permit (permanent) for a retail and drive in facility issued March 25, 2015. DRC Architectural Review approval November 18, 2015. Applicant: National Retail Properties, Inc., David Reif; John Schackelford Agent: Jaclyn Hakes, Jamie Easton, MJ Engineering; Matthew Jones, Alex Beso, Jones Firm Mark Torpey, Chairman, we have received updated plans from the applicant dated March 16, 2016. We have received feedback from the Office of Parks, Recreation and Historic Preservation relative to archeological and historic resources in terms of their requirements and review. County Planning Board decision has been received with a final decision of no impact. We have elevation drawings for four of the facades. In terms of perspective drawings we have received two, one Jamin requested, a view from West Avenue looking down into the curb cut entrance into the parking lot area. Perspective drawing at the corner of West and Washington Street. Tom Denny provided a number of recommendations which were shared with the applicant relative to streetscape, pedestrian connections and the right of way dimensions to provide for an appropriate level of trees. Also responses from MJ Engineering to questions asked of them. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 5 of 9 DISCLOSURE: Clifford Van Wagner stated the pharmacy he runs is not retail and not in competition with Rite Aid. There is no reason to recuse, just a disclosure. Mr. Jones recapped the project for the Board, introducing the applicants and other agents for the applicants. Eight items were enumerated at the last appearance before this Board on January 28, 2016, along with several other items of concern. A letter was submitted to Tim Wales, City Engineer addressing the main issues from MJ Engineering. A review of the project area which is in the gateway to the City was provided to the Board with some some revisions. Mr. Jones reviewed the appearances before the Land Use Boards. This is an important project for the redevelopment of West Avenue which is a gateway to the City. Jaclyn Hakes, MJ Engineering reviewed the list of concerns the Board had at the last meeting noting how the applicant has addressed them. ▪Washington Street, street trees and pedestrian scale street lighting. Along West Avenue a new rendering of that elevation, with a view of the curb cut. Preserving the existing trees along West Avenue. ▪Removal 4-6 spaces particularly in the first layer, along West Avenue. ▪Civic space bench was requested. Several amenities have been provided. ▪Complete streets checklist. This information was provided in the applicant’s most recent submission to the Board. ▪Transformer southern portion of the property, look to screen from neighbors, as well as noise buffering for the neighbors. Island location with the setback to be landscaped. ▪Photometric plan. We have removed four parking spaces, two to the north and two to the south. In its place landscaping and trees have been added to screen this parking area from West Avenue. Noted on the plan is the retention of three trees which currently exist on the site. A bench has been added along with an additional sidewalk providing additional civic space at the area at the corner. This area can accommodate some type of art display to be selected by the property owner which would fit in with the surrounding area. The bike rack has been moved. On Washington Street two street trees has been added along with an additional street light. There are street trees which currently exist on the site. This creates a nice street frontage. We have bulked up the landscaping along Washington Street paying particular attention to the low screening wall. Additional civic space has been added here with an additional tree. The island landscaping has been increased and screening has been added to the transformer area. A revised photometric plan was also submitted. No light spillage over any of the property boundaries. A visual revised rendering was provided to the Board. Jamie Easton, MJ Engineering. There was some correspondence from Planning following the January meeting. One thing in the comment was regarding parking. On the revised plan a parking schedule was provided per City code. One per 300 square feet, and 1 per 2 employees. We have a little over 12,000 square feet of retail space This equates to 43 parking spaces, plus 4 parking spaces for employees for a total of 47 parking spaces Per code 56 parking spaces are allowed by code. No waiver is required. Review of the temporary building during construction. Mark Torpey, Chairman stated the length of the building has also been an issue. My issue has been it is not very interactive. This being a focal point for the City at a key gateway intersection, it would seem appropriate for us to see a building which has more detail. There has been some discussion concerning an entrance, some engagement on Washington Street directly. From my vantage point you have a large expanse with minimal engagement with the pedestrian at a critical intersection into the City. There has to be some way to change some articulation to create more interest along this elevation. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 6 of 9 Discussion ensued concerning the recommendations of the Planning Board and the ability to modify the plans to adapt the design. Ms. Hakes addressed the concern of the Board concerning the Washington Street elevation. The applicant has increased the windows to provide some relief along the building itself. These windows are a combination of clear windows and spandrel glass. The clear windows were the recommendation of the DRC to help with pedestrian interface with the interior of the building. Spandrel coated glass is in other areas. Floor plan was was internally reworked to accommodate the windows and the two doors. Dormers were reworked to provide some relief to this elevation. Jamin Totino questioned other alternatives to public space. Perhaps a lighted flag pole. Mr. Reif, Rite Aid Corporation stated they are certainly amenable to “amp” things up. The biggest concern is the overall width of the area they have to work with. Mark Torpey, Chairman stated we would like to see some additional information. We spoke about how to “Amp” things up. Speaking with Kate would be helpful. We would like to see for the next meeting a layout with 47 parking spaces. The reason for the suggestion, is this is what is required and we do have a responsibility to adhere to the Comprehensive Plan to try to minimize the amount of pervious surface as best we can. We would like to see what the applicant can come up with eliminating back to 47. Moving the loading area back is also something which is referenced in our ordinance. This moves us in the right direction. Clifford Van Wagner stated we have to be careful. This is not the first time this corporation has built a store. They know square footage and they know what their needs are, and their history of operating sites across the state. Mr. John Schackelford, Real Estate Director, Rite Aid. 23 spaces are not adequate at the site. We would like to keep it at 55. We need to generate sales. To take parking away could impact sales. The drive thru is a convenience not to take the place of parking. Amy Durland stated the evaluation criteria in our zoning ordinance for site plan review stated our authority is to ensure that the development of the proposed site will not adversely impact surrounding properties, community character or the general health, safety and welfare of the community. The Planning Boards evaluation for site plan review shall include among other items not to list all ten, location, arrangement, size, design, general site compatibility of buildings and sign structures, adequacy and arrangement of vehicular traffic access and circulation. Including intersections, road widths, pavement surfaces, lane dividers, traffic controls, etc. We do have the authority to review these items. This is a transect zone and it is where the City has defined where growth is anticipated and encouraged and as a result of our philosophy, mission and Comprehensive Plan, we do want to try to reduce the amount of parking to the extent possible. Mark Torpey, Chairman stated he would like to see a design layout that comports with the city’s plan and the city’s standard. Also moving the loading area away from the street area. We are trying to make this the best project we can collectively. 3. 16.006 JEFFRERSON STREET SUBDIVISION, 321 Jefferson Street, final 2-lot residential subdivision Review within the UR-2 District. BACKGROUND: Application for 2 lot subdivision formerly submitted and withdrawn. City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 7 of 9 SEQRA: Action appears to be Unlisted. Applicant: Peter Belmonte Agent: Gavin Vuillame, Environmental Design Mr. Vuillame stated this project is much smaller in scale, than those Mr. Belmonte has been actively working on. It is approximately .40 acres. The property is at the corner of East Broadway and Jefferson Street. The home which existed on the property, which was an older residential building in disrepair. It has recently been removed. The site is currently vacant. We are proposing a two lot subdivision, which we would evenly split the parcel in half providing two 8700 square foot lots, which meet all the requirements in the UR-2 zoning district. All the setbacks have been identified on the maps provided to the Board. A visual presentation was provided for the Board’s review. NOTE: Board Alternate Amy Durland exited the meeting at 10:09 P.M. Mr. Vuillame state there is enough room for attached garages on these lots if so desired by the owners. Currently there is a sidewalk on the north side of east Broadway and we will be extending that to Jefferson Street, around the corner and terminated at the property line. Intersection radii will be tightened up a bit. ADA ramp will be facing south where future sidewalk will be located as well as moving the cross walk. Street lighting is proposed and street trees will be provided as well. The utility plan has been reviewed with the City Engineer and the only changes made are the extension of the sanitary sewer for out to the road in front of lot#1 in order to provide a sewer connection. The water line is an easy connection. We will be installing curbing and storm water we will install a catch basin with connection to a dry well within the right of way on Jefferson. There will be a road widening for this section is proposed to be 22’ consistent with the street width to the west. PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 10:17 P.M. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. SEQRA: The Board reviewed the SEQRA Part I which was submitted by the applicant. No large or important areas of concern were noted. The Board reviewed the SEQRA Part I short form. No large or important areas of concern were noted. SEQR DECISION: 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 City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 8 of 9 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; Jamin Totino, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 Tom L. Lewis made a motion in the matter of the application of the Jefferson Street final two lot subdivision be approved as submitted. Janet Casey seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 APPROVAL OF MINUTES: Approval of Meeting minutes was deferred to the April 14, 2016 meeting. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 10:20 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 5/12/16 City of Saratoga Springs Planning Board Minutes – March 24, 2016 - Page 9 of 9