Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, APRIL 28, 2016 7:00 P.M. CITY COUNCIL ROOM PRESENT: Mark Torpey, Chairman; Clifford Van Wagner; Tom L. Lewis; Janet Casey; Jamin Totino; Howard Pinsley; Ruth Horton, Alternate ABSENT: Bob Bristol, Vice Chairman 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: 15.049 LANDS OF STONE, 68 Weibel Avenue, sketch plan review of office, retail, and multi-family residential in the Transect-4 Urban Neighborhood (T-4) District. 15.041 77 EXCELSIOR MIXED USE DEVELOPMENT, Excelsior Avenue, site plan review for mixed-use development with 90 multi-family residential units and 1,440 sq ft of commercial space in the Transect-5 Neighborhood Center (T-5) District. COMMENTS FROM THE CHAIR: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, May 9, 2016 at 4:00 P.M. Planning Board Workshop, Monday, May 9, 2016 at 5:00 P.M. Planning Board Meeting, Thursday, May 12, 2016 at 7:00 P.M. PRIVILEGE OF THE FLOOR: None heard. COMMENTS FROM THE CHAIR: Introduction of new alternate to the Planning Board – Ruth Horton. APPLICATIONS UNDER CONSIDERATION:  1. 15.004.1 OAK RIDGE PHASE 2, Meadowbrook Road, Subdivision extension review within the Rural Residential (RR) District. Applicant: Jeff Snyder Agent: Mike Ingersoll, LA Group SEQRA: No further SEQRA action is required with proposed extension. BACKGROUND: Subdivision approval by the Planning Board on November 5, 2015. Initial approval for subdivisions is 180 days until May 5, 2016. Application for extension was submitted prior to the expiration date preserving the approval. The applicant is requesting an extension until August 5, 2016. Mr. Ingersoll started we are in the process of looking for a party to hold the conservation easement. Clifford Van Wagner made a motion in the matter of the application of the Oak Ridge Phase 2, Meadowbrook Rd for a 90 day extension until August 5, 2016 be approved. 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; Ruth Horton, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; MOTION PASSES: 6-0 2. 16.009.1 BEYER PROPOSED SUBDIVISION, 199 West Circular Street, Advisory Opinion to the Zoning Board of Appeals in an Urban Residential-2 (UR-2) District. Applicant: Donald Jeffrey Beyer BACKGROUND: Use variance for two-lot subdivision, denied December 6, 2010. Unfavorable advisory opinion issued October 13, 2010. Planning Board advisory opinion required followed by subdivision review. Area variance to or a two-lot residential subdivision, relief required from the minimum lot area requirement for proposed lot 1. AREA ARIANCE CONSIDERATIONS: City of Saratoga Springs Planning Board Minutes – April 28, 2016 - Page 2 of 6  REQUIRED PROPOSED TOTAL RELIEF REQUESTED Minimum lot size: Lot 1 6,600 sq. ft. 5,700 sq. ft. 900 sq. ft. (14%) Proposed lot 2 would conform with minimum average lot width and minimum lot area requirements and provide for a new single-family residence. Mr. Beyer stated he purchased the lot and his home approximately 10 years ago. I applied for a Use Variance at that time and it was denied. At this time I am applying for an area variance. I would like to divide the lot adjacent to the house into a legal size lot. This leaves a substandard lot with the house. The house is tucked so close to the road on both West Circular and Hyde Street, that it leaves all the setbacks easily accommodated for. The only issue is the garage sits back and I would either disassemble it or relocate it because it would fall on the property line between the two properties. The alley would be used as a driveway into the garage. I will return before this Board if the project is approved. In the past it has not been plowed by the City. Kate Maynard, Principal Planner stated we have no comments as yet from DPW questioning public access and maintenance. Discussion ensued regarding the curbing, sidewalks, tree planting, and lighting. Mr. Beyer stated the City redid the sidewalks from the school down several years ago. I asked the crew on this project if my side of the street was going to be done and I was told it was on their schedule for next year. Mark Torpey, Chairman advised the applicant to check with the City DPW to see if it is on their calendar. There are a number of projects in this area and the ZBA is concerned about creating a non conforming lot. Kate Maynard confirmed DPW as contact for information, also provided that streetscape improvements required are the responsibility of the project being proposed for that area per City regulations. Mr. Beyer stated both of my lots are larger than three or more of those lots in the area. Jamin Totino made a motion for a Favorable Advisory Opinion to the Zoning Board of Appeals in the matter of the Beyer Subdivision, 199 Circular Street. Tom L. Lewis 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; Ruth Horton, in favor; Howard Pinsley, in favor; Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; MOTION PASSES: 6-0 3. 15.045.1 MOORE HALL DEMO/CONDO CONSTRUCTION, 28 Union Avenue/35 White Street, Consideration of SEQRA Lead Agency for demolition of Moore Hall and construction of 26 Residential -4 District. RECUSAL: Tom L. Lewis recused from this application and exited the meeting at 7:21 P.M. City of Saratoga Springs Planning Board Minutes – April 28, 2016 - Page 3 of 6 Mark Torpey, Chairman provided some background information on this project noting the Planning Board issued a Favorable Advisory Opinion for the adaptive reuse of the existing structure on the site on October 28, 2015. The site is located on Union Avenue, which is a prominent gateway corridor into the City and also is in the Union Avenue Historic District. The ZBA and the DRC have proactively deferred SEQRA Lead Agency Status to the Planning Board should we accept it. MATERIALS/CORRESPONDENCE RECEIVED BY THE PLANNING BOARD: -Correspondence received from the Office of Parks and Recreation, and Historic Preservation dated April 5, 2016, regarding archeological and historic resources – no adverse impacts. -Correspondence received from the Office of Parks and Recreation and Historic Preservation dated February 26, 2016, regarding the archeological resources – no adverse impacts. -Correspondence from NYS-DEC, dated February 10, 2016, making a determination on no impact on plants or animals. -Correspondence/traffic study from Greenman-Peterson dated February 22, 2016. -Correspondence from SUNY Empire State College, expressing concerns about side yard setbacks as a neighbor to the project dated April 28, 2016. -Correspondence received from the Saratoga Springs Preservation Foundation dated April 23, 2016. -Correspondence received from Linell Land Inc., Barbara Glaser dated April 23, 2016. -SEQRA Part 1 short EAF submitted by the applicant. BACKGROUND: The Planning Board issued a favorable advisory opinion for the adaptive reuse of the existing structure on current site on October 28, 2015. That application has not been officially withdrawn at this point, however, the current proposal of demolition of existing structure and the construction of 26 units contained within 5 structures is being proposed as an alternative. The site is located on Union Avenue, prominent gateway corridor into the community, also Union Avenue Historic District. SEQRA: ZBA and DRC are other involved agencies (Variances and Historic Review both required), both have pro-actively Deferred SEQRA Lead Agency Status to the Planning Board. AREA VARIANCES REQUESTED: REQUIRED PROPOSED TOTAL RELIEF REQUESTED Minimum lot size per dwelling unit: 78,000 sq. ft. for 26 56,192.4 sq. ft. Max of 18 21,807 sq. ft. 8 additional units units units Minimum rear yard setback: North Ln for two-unit carriage 25 ft. 16 ft. 9. ft. (36%) houses. Minimum side yard setback: east for two-unit carriage house 20 ft. 13 ft. 7 ft. (35%) Minimum side yard setback: west for 18 unit condo building 20 ft. 10 ft. 10 ft. (50%) Minimum side yard setback: west for 18 unit condo building 20 ft. 10 ft. 10 ft. (50%) Minimum total side yard setback: 45 ft. 20 ft. 25 ft. (55%) Minimum rear yard setback: North Lane for one unit row 20 ft. 10 ft. 10 ft. (50%) house Minimum front yard setback: White Street 25 ft. 5 ft. 20 ft. (80%) Minimum side yard setback: west for three unit row house 20 ft. 18.39 ft. 1.61 ft. (8%) Minimum total side yard setback: 45 ft. 44.12 ft. .88 ft. (2%) Maximum principal building coverage: Union Avenue parcel 25% 52.39% 27.39% (109%) Maximum principal building coverage: White St. parcel 25% 39% 14% (56%) Mark Torpey, Chairman stated the Planning Board will now vote on SEQRA Lead Agency Status. City of Saratoga Springs Planning Board Minutes – April 28, 2016 - Page 4 of 6 Ruth Horton made a motion in the matter of Moore Hall Demo/Condo Construction, 28 Union Avenue/35 White Street that the Planning Board accept Lead Agency Status. 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; Ruth Horton, in favor; Howard Pinsley, in favor; Mark Torpey, Chairman, in favor; MOTION PASSES: 5-0 Applicant: Sonny Bonacio, Bonacio Construction; Tony Bonacio, Larry Novik, Bonacio Construction Agent: Mike Ingersoll, LA Group; Brett Balzer, Balzer Tuck Architecture Mr. Ingersoll provided a brief overview of Moore Hall as it stands on the site, and the project history. An aerial view of the project site and the streetscape elevation was provided. The current project site includes 4 tax parcels, approximately 190 feet high and 300 feet wide. This project is consistent with the UR-4 District. The front unit consists of 18 condos proposed. Two buildings containing duplex structures will be connected by foundation walls. A single family structure is also proposed, as well as a triplex. A total of 26 units on the property and all will have more than adequate parking provided on site. A visual view of the footprint of the proposed parking was provided to the Board. Mr. Ingersoll reviewed the 2008 approved site plan versus the 2016 proposed site plan. Mr. Balzer provided a visual presentation of the project beginning with the front building on Union Avenue housing 18 units. The goal is to fit in with the streetscape of the neighborhood. This is designed in the Victorian style as is the neighborhood. Granite, cedar siding, copper accents, aluminum clad simulated divided light windows, brick chimneys with terra cotta pots. It is setting a new level for residential condominiums. Review of the ADA accessibility. Mr. Ingersoll reviewed the stormwater management plan to handle all stormwater on site with the use of rain gardens. Great soils in this area. Mr. Balzer reviewed buildings 2, 3, 4, and 5. All materials will be similar to the main building, copying that design. Buildings 2 and 3 are housing 2 condos in each unit. Building 4 will be a single family home and building 5 will house the 3 units. These buildings have been placed on the site on how they will fit in with the community character, rhythm and context concerning elevations of adjacent structures. We have taken a lot of thought and care concerning the height of these structures. Shadow studies were provided to the Board due to the concern of Empire State College. Future perspectives will be provided to the Board. Mark Torpey, Chairman stated we will not review the SEQRA Part II this evening. We will provide some direction to the applicant in providing additional information to the Board. The impact on the land, the demolition, on transportation. Regarding north lane, will the alley be a two way alley or one way. The applicant should touch base with Mark Benaquista concerning the alley and perhaps he can provide some input. Mark Torpey, Chairman stated we will open up the public comment portion of the meeting. Does anyone in the audience wish to comment on this application. City of Saratoga Springs Planning Board Minutes – April 28, 2016 - Page 5 of 6 Bob Wright, 37 Clark Street. This proposal is beautiful. His main concern is traffic in this area. This needs to be addressed. Also we have some concern regarding demolition, dust and asbestos. Brian Rodems 84 White Street. This is a much better proposal than the previous proposal. Most of the neighborhood feels the applicant has met the criteria the neighborhood has requested. There could be issues with crossing the street and traffic. Jeffrey Allen, 48 Union Avenue. Very great project. Spoke with Sonny Bonacio and noted our concerns regarding demolition. Mark Torpey, Chairman stated infill development is good. In the review of Part I of the SEQRA looks good. I feel the applicant should articulate the demolition in a separate narrative noting the partial impact on the land. Historical and architectural resources. Transportation issues are also a concern. Feedback from Mark Benaquista concerning North Lane and seasonal consideration with schools. Consistency with community plans and density issues. Community character, discussion with Empire State College concerning the setbacks. HOA will overlay the entire project, will there be in place some restrictions in place to restrict general subletting. Jamin Totino questioned if there could be two ramps on the front façade to provide wheelchair accessibility. Kate Maynard, Principal Planner requested more information concerning stormwater management. Mr. Ingersoll stated they will be using porous pavement on the site in conjunction with the rain gardens handling all stormwater on site. Very impervious site. Discussion ensued concerning the Updated City Standard Details. Clifford Van Wagner made a motion to accept the three changes in the updated City Standard Details as offered. There are no recommendations, these are minor changes to the Standard Details per the City Engineer as presented. Jamin Totino seconded the motion. VOTE: Clifford Van Wagner, in favor; Jamin Totino, in favor; Ruth Horton, in favor; Howard Pinsley, in favor; Mark Torpey, Chairman, in favor; MOTION PASSES: 5-0 APPROVAL OF MINUTES: Approval of meeting minutes was deferred to the May 12, 2016 meeting. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 8:50 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 5/12/16 City of Saratoga Springs Planning Board Minutes – April 28, 2016 - Page 6 of 6