Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, JUNE 22, 2017 6:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Mark Torpey, Chairman, called the meeting to order at 6:00 P.M. SALUTE TO THE FLAG: PRESENT: Mark Torpey, Chairman; Jamin Totino, Vice Chairman; Bob Bristol; Ruth Horton, alternate; Janet Casey, Todd Fabozzi ABSENT: Clifford Van Wagner; Amy Durland STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Mark Schachner, Counsel for the Land Use Boards- exited the meeting at 7:00 P.M. ANNOUNCEMENT OF RECORDING OF PROCEEDING: 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: 1. 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. 2. 16.025 MENDENHALL SUBDIVISION, 101 Old Schuylerville Road, 4-lot preliminary conservation subdivision within the Rural Residential (RR) District. 3. 17.017 SHELTERS OF SARATOGA (CODE BLUE), 14 Walworth Street, Special Use Permit for use as a neighborhood rooming house within the Urban Residential-4 (UR-4) District. 4. 17.031 SHELTERS OF SARATOGA (CODE BLUE), 14 Walworth Street, Site Plan for neighborhood rooming House within the Urban Residential (TRB) District. COMMENTS FROM THE CHAIR: Homewood Suites – Administrative Action – Proposed reduction of three parking spaces along the frontage due to relocation of gazebo and additional landscaped area. ACTION: APPROVED Zumpano Subdivision – 119 East Avenue - Administrative Action – Proposed relocation of sidewalk along Bingham Street due to steep grade. ACTION: APPROVED UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, June 10, 2017 at 4:00 P.M. Planning Board Workshop, Monday, June 10, 2017 at 5:00 P.M. Planning Board Meeting, Thursday, July 13, 2017 at 6:00 P.M. PRIVILEGE OF THE FLOOR: None heard. A. APPLICATIONS UNDER CONSIDERATION: 1. 17.033 HENRY STREET CONDOMINIUMS, 120 Henry Street, two lot final commercial subdivision within the Transect-5 Neighborhood Center (T-5) District. 2. 17.032 HENRY STREET CONDOMINIUMS, 120 Henry Street, Special Use Permit for construction of a 30 unit multi-family residential building within the Transect-5 Neighborhood Center (T-5) District. BACKGROUND: Mark Torpey, Chairman stated this project has previously appeared before the Board. The applicant will be taking a 1.25 lot and dividing it into two. This is a 5 story building, 30 units, 70 bedrooms, and 81,000 square feet. Kate Maynard, Principal Planner, City of Saratoga Springs stated the Board now has a traffic analysis submitted by Creighton Manning for this project. The updated sketch also shows frontage improvements we spoke about. There was also a visual analysis as well as the results of the balloon test which the applicant has provided. CORRESPONDENCE RECEIVED BY THE BOARD: -Leo and Olga Geoffrion, High Rock Avenue, letter dated May 29, 2017. -Anne and Terry Diggory, Circular Street, letter dated May 24, 2017. -Joe Stanek and Betty Spinelli, High Rock Avenue, letter dated May 24, 2017. SEQRA: Unlisted Action. The DRC is other involved agency; they pro-actively deferred SEQRA Lead Agency to the Planning Board on May 17, 2017. Applicant: Bob Boucher, Developer, Architect. Agent: Mike Ingersoll, Matt Brobston, LA Group Mr. Ingersoll stated what the applicant is focusing on the questions which arose from the last meeting as well as the workshop. We have submitted some visual analyses which we have updated including a shadow study which was just completed. We will provide a short visual presentation of the site which is under a half an acre. The project does follow the prescription for the T-5 zone. We have moved one of the entrances away and they will be opposite York Street. Required parking will be handled within the building. Mr. Ingersoll stated the building was slid back allowing a 5 foot cushion and the entire back of the building is below grade. The building in the rear is only 3 ½ stories in height. We will introduce some additional screening in the rear as well. In the front we have added the required street trees and sidewalks for a total of ten feet as well as adding planters as previously discussed. A streetscape view was provided of the site. An updated traffic analysis was provided to the Board. A presentation of the balloon float results were provided City of Saratoga Springs – Planning Board – June 22, 2017 - Page 2 of 15 as well as a visual of the proposed project. Different lines of sight were provided as well. Revisions were made to the rear of the building. Mr. Ingersoll also provided a visual presentation on the shadow study. Mark Torpey, Chairman questioned if there was any thought given to a shared parking arrangement with the Four Seasons. Mr. Ingersoll stated they are not in a position to offer shared parking at this time. Mr. Boucher stated revisions were made to the rear of the building. We are discussing some landscaping which would go along Bank Alley and the units in the back in that corner have been redesigned to have less window frontage in that corner to be less impactful. The lighting on the building will be housed in the plinth blocks. They will not be forward projecting. The lights will emit light out the sides, no direct light that will encroach into Bank Alley. Also the units will have shades with a 90% opacity, with a sheer automated blind that at sunset will lower electronically in each of those units. It is a mandatory window treatment. The proposed windows to be used will have a unique filtering system to prevent seeing into the units. PUBLIC HEARING: Mark Torpey, Chairman stated the public hearing was opened and remains open. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Barbara Peters, lives across the street. The apartment is going to be my front yard. A glass building built on a quiet street. The modernization of Saratoga Springs should not begin in this area. Michael Mill, 6 Bank Alley. Would like to see the rear of the building. Three to five foot setback on Bank Alley is a concern. Snow is a concern. This building belongs somewhere else not this close to the historic district. Tom McTygue, owner of the adjacent property. Concern regarding height in this area does not look like a Saratoga Building. Louie St. Lamont, 163 Circular Street. I would like to see a rendering of the project from different angles. This is a narrow alley which is a concern. Ann Diggory, 173 Circular Street. I have submitted a letter to the Board. I am concerned regarding zoning and what the intent of the zoning in this area notes. The height of the building is a concern. Not in favor of the project. Mike Murray, 175 Circular Street. It is a contemporary design in a historic neighborhood. We have lived here for 30 years. Re-working the neighborhood to accommodate the building is upsetting. Leslie Mills, 6 Bank Alley. I agree with everyone’s concerns. We live on this very narrow alley. We have two children, we walk the alley. This is a safety concern both walking and driving. Leo Jeffrey, 38 High Rock. Concern in the way it is being subdivided. Not in favor of the project, does not fit the area. Submitted written comments. Tom McTygue, request public works and engineering to review and make comments back to the Board members noting their concerns. Jamin Totino provided information concerning the process an application like such goes through. In regards to what one of the members of the public stated concerning the tight building envelope. The way this subdivision is being proposed is very tight on this parcel. This is a unique situation with the alley in the rear. We are wrestling with how this fits on the property and if the subdivision fits in this area. This is also directly adjacent to a historical district. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 3 of 15 Janet Casey stated she is concerned and has questions regarding the lighting and the alley in the rear. She does have some concern over context and if it is suitable. Mark Torpey, Chairman spoke concerning the criteria for Special Use Permit and the lighting proposed and its effect on the neighborhood and perhaps some examples of where this has been used. Mr. Boucher stated they will provide a photometric study and additional information to the Board. That will speak to the engineering and light spill over. Mr. Ingersoll suggested to the Board if going to the DRC for review would help with the Boards questions and concerns before they proceed further with the project. Kate Maynard, Principal Planner, City of Saratoga Springs, stated what she would recommend is to be very specific in your questions and what information you are looking for from the DRC based on past experience. Janet Casey stated she would love to have the DRC’s opinion on context. On the suitability of a contemporary building built all the way out to the line in this particular neighborhood. Jamin Totino, Vice Chairman stated his concern and request from the DRC is how they feel about the transition into the historic district. Todd Fabozzi stated it is his opinion that these types of buildings for the 21st century are completely appropriate. I very much believe that Saratoga Springs should continue to develop in a way that is walk able and sustainable. The more we keep a cap on the ability to do that the more we will push growth out to the periphery. This is an excellent addition to Saratoga Springs. The building next door is a suburban building. I am very much in support of this project. There are some items we need to discuss and refine. Ruth Horton, alternate stated what spoke to her is the first floor mixed use, commercial use. Suggests the applicant provide some additional amenities to the neighborhood and to draw people out there. Mark Torpey, Chairman stated some items we will be asking the DRC for are their opinion on mass and scale. The notion of the lighting impacts. This is a new technology, examples of illumination and perhaps renderings as well as the step down to the residential neighborhood. If there are any additional information requests we can add them. Kate Maynard, Principal Planner stated we should put this in writing to give the DRC some ideas of the direction we are going for their review. I will begin with these items and if the Board has any other questions or comments for the DRC please let me know. Mark Torpey, Chairman stated also the curation would be an additional point for the DRC’s advice. We will see this application following their appearance at the DRC. 3. 16.040 WEST AVENUE MIXED-USE DEVELOPMENT, 106-120 West Avenue, Special Use Permit for mixed-use development within the T-5 Neighborhood Center (T-5) District. 4. 16.015.1 WEST AVENUE MIXED-USE SITE PLAN, 106-120 West Avenue, Site Plan Review for 4,100 square feet of of retail, 36 multi-family units within the Transect-5 Neighborhood Center (T-5) District. Mark Torpey, Chairman stated this project is a proposed 4 story mixed use development with 4,100 square feet of commercial and 36 multi-family units in a T-5 Neighborhood Center District. Proper noticing for this application was City of Saratoga Springs – Planning Board – June 22, 2017 - Page 4 of 15 completed. The Planning Board accepted Lead Agency Status for this project on November 22, 2016. This project requires DRC Architectural review. We have received some correspondence from CDTA, as well as feedback in the form of an Advisory Opinion from the DRC with favorable comments concerning civic space as well as the stepping down the rear of the building in terms of its integration and flow into the residential district. The DRC will also have full architectural review of this project. Kate Maynard, Principal Planner, City of Saratoga Springs stated additional correspondence was received this date from a neighboring property owner Christine Brenner. SEQRA: DRC deferred SEQRA lead agency status to the Planning Board who accepted lead agency on 11/22/16. BACKGROUND: The site is located within the T-5 Neighborhood Center and Urban Residential-2 Districts. Proposed project will require Special Use Permit and Site Plan Review with the Planning Board, and Architectural Review with DRC. Joint meeting held for application on May 26, 2016. Planning Board primarily discussed parking violation on site from adjacent property expansion onto this site. This has now been removed and trees planted in location. Planning Board last reviewed this application at its November 11, 2016 meeting. Planning Board wished to have input from DRC regarding the application and SEQRA review. DRC has provided input. Applicant: Bill Barber, AB Acquisitions Agent: Nick Costa; Advanced Engineering; George Olsen, Olsen Associates Mr. Costa with Advanced Engineering provided a visual presentation of the West Avenue Mixed Use Development project before the Board. The proposed building with commercial space on the first floor and 34 apartments units which was reduced from 36. This was done as part of the building revision. The site is in a T-5 zone. Since the last appearance before the Board there have been several comments and several revisions of this plan per the suggestions of the Board. One of them being the reduction of the units to 34 versus 36. There have been some landscaping changes as well as some lighting changes and some circulation changes. The landscaping at the rear of the building with the intent to screen the building from the adjacent residential neighbors. There are some building elevations that show the difference in the profile. There was pole mounted lighting proposed and that has been changed to building mounted lighting which has helped us reduce the lighting values to the specification that the City requires. There were some changes made to the front of the building. Some areas were removed from the retail space and increase in the civic space. Details on the site including storm water management, green infrastructure and porous pavement is being utilized here. There is an underground retention system as well as a sand filter to comply with the requirements of the NYS-DEC. Each unit will have interior parking assigned in the garage. Retail spaces will be separate. Infrastructure to the site including sanitary sewer and water is already in place on West Avenue. A fire hydrant has been added to the site. The circulation around the rear has been changed per the suggestion of the Board. A review of the building elevations was provided to the Board. Mr. Barber stated there will be some architectural intervention to prevent the neighbors from seeing the tenants on the roof. The possibility of a green roof is being considered. George Olsen, Olsen Associates spoke concerning the rooftop mechanicals which will be clustered to the rear of the building with screening. Information was provided to the Board concerning the proposed civic space in the front of the building. Mr. Olsen provided a visual presentation of the building as well as views of all elevations. Discussion ensued concerning civic space location in the front of the building and the proximity to the Fortunate Cup. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 5 of 15 Kate Maynard, Principal Planner, City of Saratoga Springs stated the landscaping plans do not reflect what is being shown, as well as the quantity of plantings seems less than what is being shown. Mr. Barber apologized that the plans do not reflect the current visual. Mr. Barber stated he assures the Board that the largest trees possible will be planted in this area. He has also stated in conversation with the neighbors he has assured them that the landscaping will be done to their satisfaction. Updated plans will be provided to the Board. Mr. Olsen stated one of the items which have been added is a pool which will be screed with a 6ft high green wall. Mark Torpey, Chairman questioned the driveway connection to the Kamen Building. Mr. Costa stated this is two way traffic to relieve the traffic on West Avenue somewhat. Todd Fabozzi questioned two entrance/exits onto the adjacent property. Mr. Costa stated he believes this was proposed when shared parking was a possibility. Mark Torpey, Chairman stated he believes that the Board is looking to have only one access point – closing off the lower driveway to the west. Also, parking for the retail customers was questioned as well as screening and venting of the current proposed covered parking for the building. Any ideas on proposed uses for the commercial space. Kate Maynard, Principal Planner, City of Saratoga Springs explained it is important to note what uses will occupy the commercial space since currently you are proposing retail. Any deviation from that will change the Special Use Permit. Mr. Barber stated their request is for retail. PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 7:50 P.M. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Patrice Carroll, 106 West Avenue. She would like some clarification concerning the parking and the green space on the north side. Mr. Costa provided additional information addressing the concern of the neighbor as well as the Board. Robert Braim, 24 St. Rose Court. I have lived here for 39 years. I have four major issues with this development and that information was provided to the Board via written correspondence. They are drainage, substantial barriers to buffer the project from adjoining neighbors, compliance with the pending UDO development so that any third party costs would be ameliorated and full communication would be carried out with the neighbors concerning water, light and ventilation. We are not against the project, we do have some requests and that is the building be stepped down in the rear. Thank you to the developer for that concession. Also that a green roof be included. I do have a petition from the neighbors which was submitted to the Board. Mark Torpey, Chairman questioned if Tim Wales had made any comments on the drainage associated with this project. At the workshop we spoke about the infrastructure. Did he have any comments concerning drainage. Kate Maynard, Principal Planner, City of Saratoga Springs stated she has not had a conversation with the City Engineer. This project was overseen by an outside engineer. No specific concerns were noted at that time. Mr. Costa explained the proposed stormwater management plans for the site noting underground cistern system. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 6 of 15 The SWPPP was reviewed by Chazen and they had some minor comments, SHPO signing off on this project as well as any endangered species to be reviewed by the DEC. The stormwater system will be discharging less fully developed than what it is discharging at this time. Chris DePan 3 St. Charles Place. I have similar shallow ground water and water in the basement. Drainage and water displacement needs to be further addressed on this project. Jamin Totino, Vice Chairman stated he is also concerned regarding drainage. There is potential for some contiguous underground water system that we do not have enough information about. We have heard twice now not about drainage but about water displacement. I would like to have more information concerning this during site plan review. I also live on the west side and have water issues. It is a shallow water table. I am interested in the displacement question. Carrie Smith, 3 St. Charles Place. When we say we have ground water issues and serious ponding we are speaking about dry weather and wet weather. On our neighbors property there is water sitting on the ground almost year round. Infiltration is not the solution in this case. The Board needs to take into consideration local conditions and apply professional judgment on how the site is handled. Mark Torpey, Chairman stated the flooding issues were not raised at the workshop. I would like to have Tim Wales weight in on this and look to see some other design elements to the storm water issue. It would be helpful also to have the drawings updated to include large species of trees. Some positioning of the garage venting, noting the first floor is to be retail, and the green roof proposal. Jamin Totino, Vice Chairman stated also if the applicant could include the type of plants proposed in the rear of the property might help address ground water issues. This could help be a part of the solution. Mark Torpey, Chairman thanked the applicant for his patience and working with the neighbors on some issues. I am supportive of the project, and I believe the Board is also supportive of the project. We are trying to have some of the issues clarified. Justin Grassi, Attorney for the Planning Board stated prior to Site Plan Approval and Special Use Permit the first action the Board must take is the SEQRA review. During this process we will need to evaluate the drainage and stormwater. If the Board is requesting more information you may wish to hold off on the SEQRA determination as well. Mark Torpey, Chairman stated the additional information we have identified will allow us to review SEQRA, Special Use and Site Plan Review. We will only need to review the updated plans and we will be in a position to review them at the next meeting scheduled for July 13, 2017. The Board recessed at 8:15 P.M. The Board reconvened at 8:19 P.M. 5. 17.041 FADEN MIXED USE DEVELOPMENT, West Avenue & Station Lane, Sketch Site Plan for mixed-use Development within the T-5 District. Mark Torpey, Chairman stated this is a sketch plan. There are a couple of buildings on the property. Mixed use, 6,500 square feet of commercial, 61 condos in one building and building two has 10 condos. At the workshop it was noted by a Board member for a layout or configuration of the buildings on this property that would not impact on the wetlands. SEQRA: Action appears to be an unlisted action on its own. However, items of cumulative potential impact have been discussed including Traffic, Stormwater Management, Community Character and Water/Sanitary infrastructure. Top Capital City of Saratoga Springs – Planning Board – June 22, 2017 - Page 7 of 15 is serving as coordinator of information related to traffic and utilities for cumulative of 3 active, 4th potential project in Station Lane. Applicant: Ross Fadden Agent: Scott Lansing, Lansing Engineering; Brett Balzer, Shawn Corp, Balzer Tuck Architecture; Kevin Weed, Wetland Scientist; Gilbert Van Guilder Land Surveyors. Mr. Lansing stated the applicant is before the Board this evening for a sketch plan discussion. We have met with Planning Staff, and now we are looking for feedback from the Board. We will review the plans and the wetlands and what advancements we have made since our earlier conversations with the planning staff. We will review the renderings as well. A visual presentation of the proposed 1.99 acre site in the T-5. The parcel is currently wooded and vacant. Mr. Lansing provided a visual of the DEC wetland along with 100 foot buffer which takes up approximately 1/4 of the parcel itself. A view of the neighboring properties and uses such as commercial, retail, service and residential surrounding the parcel as well as the open space wetland area. Proposed conditions – 2 buildings are being proposed on the parcel. The primary goal of the applicant on the parcel is to provide a mixed use development. Part of that is to create affordable condominiums. The buildings proposed are 3 and 4 stories in height. Concerning building #1 there will be a community area and rooftop recreation area. On the first floor of this building along West Avenue we are proposing retail uses. Retail, office and the bottom section is food eating and drinking establishment with outdoor eating. The first floor of this building includes parking. We are proposing 60 parking stalls in that area. All those spaces have access to the core of the building which will have access to the upper floors. A pass through area is also proposed for vehicles and pedestrians to reach the rear area of the building. The second through fourth floor of building #1 will be condominiums. 61 condos are proposed in this concept. Building #2 located along Station Lane, we are proposing 10 condominiums facing forward towards Station Lane. One of the entrances will be facing Station Lane. The rear of the building will house the parking for the condominium units dedicating a space for each condominium unit. This is a 3 story building which will have access to a fourth floor rooftop area. Parking on the first floor of building #1 as well as parking spaces between the two buildings as well as parking being offered along West Avenue and Station Lane. That is to serve retail uses as well as condominium uses. We do meet the city’s requirement for parking for retail, eating and drinking establishment and the condominiums which require 133-134 parking spaces we currently show 135 overall on the site. Mark Torpey, Chairman questioned Kate Maynard, Principal Planner regarding on street parking on West Avenue. Kate Maynard, Principal Planner, City of Saratoga Springs stated this will be the first parking proposed on West Avenue. In conversations with Mark Benaquista about public safety’s acceptance of this. Historically with the project which was done on West Avenue, it was intentional at that point, to look at the center turn lane, and traffic throughout. From a design standpoint, we have seen over time our details are all really meant to work together. On street parking works with our sidewalks, with our tree belt, with the lighting. The on-street parking works to as a convenience to the first floor uses and somewhat of a front door presence versus people going behind the building and parking. It is also a traffic calming measure. In this case Mark Benaquista after a lot of conversation felt that public safety would accept this segment along West Avenue in this particular instance. He would like to see that it would be flush or to make sure to taper out as you get closer to Station Lane to allow for better plowing. This will be a trial of sorts. Discussion ensued concerning the close proximity between the easterly driveway and the intersection of West Avenue. Mr. Lansing stated we do have some adjustment to the plan to address some of those comments. We are providing full access at this site both in and out. We have secondary access as well. We do have full pedestrian access around and through the site. Civic Space was explained and locations were noted. Recreational space will also be provided; the applicant is currently in talks with the adjacent land owners and the city regarding vacant land to possibly be used for park land. Recreation fees will be used to help develop this parcel. Water and sanitary sewer is available to this project. Stormwater management will be handled on site according to the rules and regulations and to the City Engineer’s satisfaction. Concerning the wetlands our consultant Kevin Wie submitted a plan to the DEC outlining the proposed uses, and proposed buffering. Originally our plan was just to grade everything out. Documentation was provided from City of Saratoga Springs – Planning Board – June 22, 2017 - Page 8 of 15 the DEC that the uses are not conceptually approvable. A copy of this letter was provided to the City. Since then we have modified the plan. In coordination with our wetland consultant and the DEC we have pulled the building back and provided a retaining wall along the edge of the building to lessen the impact of the wetland buffer. We have been in contact with DEC concerning these changes and they have stated this would be in compliance. This did have an impact on building #1. We went from 61 condominium units to 58 a loss of 3 units. At the workshop there was conversation concerning a no impact plan. Mr. Lansing provided a visual presentation of what a no impact plan might look like. This is a reduction from 61 to 58 and now down to 46 condominium units on building #1. There would also be a retaining wall as part of this plan. Also, the building in the front has gone down from 10 units to 6 units. The parking on the entire site was adjusted as well. In our opinion this does not meet the intent of T-5 zone. In our opinion the intent of the T-5 zone The frontage has a specific build to requirements which we meet on West Avenue but fall short of that on Station Lane. This building in this configuration would be narrower and taller and would not necessarily meet the mass and scale that we feel the T-5 has a goal for. There are fiscal ramifications of the project going from 61 condominiums to 46. The applicant is trying very hard to provide affordable condominium units with this project with reducing the number of units there are still basic construction costs which must be met driving the price per unit up. We did modify the parallel parking and removed the one green space in accordance with the comments and also provided parallel parking. Kevin Weed, Wetland Scientist; Gilbert Van Guilder Land Surveyors. We did submit a plan to the DEC on a conceptual level to see what their comments would be. We did not go into the discussions of the weighing standards or pros and cons. We simply asked for comments and initial thoughts. The comments from DEC were as expected. The uses proposed in the adjacent area were incompatible to what they would like to see and therefore their weighing standards become important. Generally they stated this is not something they would generally permit. In working the design further we were able to reduce the impact from .4 acres in the original design to .2 acres in the proposed new design. A project that has been reduced to this extent, reducing the impacts by half is something I could present comfortably to the DEC in a formal capacity with the weighing standards taken into effect. This is a unique site. There is currently a pump station within the buffer. This is something in my experience I have never seen. You immediately have degradation to the existing 100 foot adjacent area. Secondly there appears to have been some level of construction on this site in history. There is construction debris in the adjacent area very unnatural. Because of those past activities I the forest type is what I would consider early successional. There are no mature trees in the portion where we are proposing to impact. Lastly, when we were doing the delineation we came across some homeless people on the site. Associated with that there is a tremendous amount of garbage in that area. We have an opportunity to present to the DEC the current conditions which exist on the site. It is not a pristine area. This is something that has been altered throughout history and is continually altered. We have an opportunity to place deed restrictions on all of the unused portions of the site, and the adjacent areas and the wetlands so no future impacts can occur. We also offer to plant larger trees along the edge to provide a physical barrier as well as bring in larger trees that what currently is there. Brett Balzer, Balzer & Tuck Architects provided a visual presentation of early conceptual plans. A review of the elevations were provided. On the West Avenue elevation there is a grade change on the site about 6 feet which essentially buries portions of the first floor. Pedestrian access is provided to all commercial retail on the West Avenue elevation. The building has been stepped back to give the perception of a 3 story building from West Avenue. A row house style building is proposed along Station Lane. 10 row houses, 3 stories in height. A roof terrace will be provided to all condominium units. We have a community room component up there. Jamin Totino, Vice Chairman stated this is one of four projects in this area. This has been the topic of conversation within the Planning Board and the City in how we can coordinate and look at these projects holistically. Along with that is a traffic study which includes the impact of these four projects. This is only one piece. The question the Board has to wrestle with and our City Engineer raised some good points around the trade off, allowing the infiltration of the 100 foot wetland buffer from the DEC wetlands and that is contingent upon DEC approval. This building will offer some level of affordable workforce housing. What is the price point for these condominiums and how does this affect the affordability with projects A, B or C not infiltrating the wetland buffer. The City engineer brought up the point of infiltrating the 100 foot buffer, with or without DEC approval what does that mean for the three other applicants in this area. We heard about the water impact on the west side. This bring up the question of what is the holistic hydrology of the whole particular area and what impact does displacement have. Conceptually I am in favor of this. If this is going to provide City of Saratoga Springs – Planning Board – June 22, 2017 - Page 9 of 15 some level of moderately priced housing. I would like to know more about the economics of it. I am concerned about the traffic impact. Mark Torpey, Chairman questioned Kate if there is a precedent for a structure built within the 100 foot wetland buffer is there a precedent? Kate Maynard, Principal Planner stated she cannot think of one since her time here. The policy of the Board is caution when considering impact on natural resources such as wetlands and their buffer areas, and the viability of the project. I would recommend more information from the applicant. Mr. Lansing stated this is not proposed for any workforce housing or subsidized housing of that nature. The target amounts is $250,000 to $450,000. Concerning the wetlands and the buffer. As far as wetlands and buffers we deal with this on a routine basis. As far as projects go a slight buffer is a minor impact. Concerning the storm water pollution plan and drainage, we will put together a plan and submit for the City Engineer’s approval. We have been in coordination with the other projects in this area and we are working together. Kate Maynard advised the Board that affordable units is a relative term unless specific definition is applied to units. Desire to provide units may be present but market demands, selling project to new party, ability to gain higher return on investment have all caused prices to rise to regular market rate at time of purchase/ renting. This has happened to quite a few projects that were initially described as “affordable” without conditions being applied to it in terms of levels of affordability, manner of enforcement etc . Janet Casey questioned the applicants concerning the condominiums affordability. Is that still a part of this project. We would like to know where you are basing that affordability on. Mr. Lansing stated we feel these condominiums are affordable much more so than other condominiums in the area but would not be restricted to certain thresholds. Mark Torpey, Chairman questioned if the uses for the retails space have been determined. Also some clarification on the phasing of this project. Mr. Lansing stated a subway restaurant is a tenant. The other spaces will be marketed at a later date. Mr. Lansing stated Phase I will be the main building, Phase II back section of building #1. Phase III is the second building. Todd Fabozzi stated he likes the project and is in favor of the project. A little more work needs to be done regarding public space, a nicer area for the tenants to congregate. I am not in favor of encroachment into the buffer. The buffer is there for a biological or environmental reason. Mark Torpey, Chairman asked if anyone in the audience wished to speak on this application. None heard. Mr. Lansing questioned how the Board feels concerning the wetlands encroachment. Mark Torpey, Chairman stated he wants to get a holistic sense on what the function of the buffer is and how this all reacts. Jamin Totino, Vice Chairman stated he agrees with Todd, I would lean in favor of not encroaching on the buffer. We need to look at this in coordination with the other projects. Janet Casey stated she also agrees with Todd and is in favor of not encroaching on the buffer. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 10 of 15 6. 17.044 INTRADA SARATOGA SPRINGS, Washington St., West Avenue, Station Lane, Special Use Permit for construction of 156 multi-family residential units with accessory community programming facilities within the T-5 District. Mark Torpey, Chairman stated this is in the same area. Special Use permit for the construction of 156 multi-family residential units in the T-5 District. An affordable workforce housing component is proposed. We need to seek coordinated SEQRA Review. Tonight the only action we will be taking is to request SEQRA Lead Agency Status. SEQRA: Action appears to be Unlisted taken on own. DRC and DEC other involved agencies. However, items of cumulative potential impact have been discussed including Traffic, Stormwater Management, Community Character, and Water/Sanitary infrastructure. Top Capital is serving as coordinator of cumulative assessment 3 active, 4th potential project in direct area. Will be providing traffic study, water and sanitary report. Also, 3 active projects moving forward with concept to create public park space on Vecino property, with potential recreation fees. BACKGROUND: Kate Maynard, Principal Planner, City of Saratoga Springs stated a traffic study is underway initiated by Top Capital. I met with a traffic engineer from Rochester who will be leading the effort. We spoke about existing conditions, the future and looking at all projects together. Taking into condition cumulative impact and what may be a phased approach for implementation. There may be a proposal of physical mitigation such as roundabouts or traffic lights, as well as demand management practices such as incentizing ridership for mass transit for new residents in area. A meeting was held with Top Capital and CDTA. CDTA was very interested in the connections in the area and within the sites. Universal access program was also discussed. CDTA was open to speaking with the applicants on site. The train service and bike share will also be run by CDTA. We spoke about the Greenbelt Trail and mapping will be provided that should assist with understanding connection to north. Water and sewer is being coordinated. That is underway and will be forthcoming. Applicant: Rick Manzardo, Vecino Group; Agent: Mike Ingersoll, Matt Brobston, LA Group; Scott Townsend, Architect; Don Minnery Mr. Ingersoll stated this is truly an affordable housing project. A visual presentation was provided. No wetland impacts. This site encompasses 19 acres and is the largest. Access and curb cut currently exist. We abut Station Lane we will not interface with Station Lane. A visual presentation of the site survey denoting the wetland area and the buffer area. We do not plan to encroach on that. Visualization of the project 158 units. On street parking, sidewalks, street trees will be on the site. Parking is in the rear of the building with screening. Our project does meet the T-5 requirements. We have no infiltration plan at present. Regarding the infrastructure it will be accessed from the road. We have a unique proposal with CAPTAIN. They will take 8 units and transition to foster care. There will be no commercial use here. This project retains 63% green space. We have ample area for public benefit. 243 parking spaces, rain gardens are proposed and access points have been provided for the Boards review. Rich Manzardo, Vecino Group. We are a support and affordable housing group out of Missouri. We have done research on this area and we came in and do not have a set development that we do. CAPTAIN did request 8 units but it may go up to 12. They will have offices on site at all time with a case supervisor to look over these units from CAPTAIN, and they have funding from the State. This is renewable every 5 years. The project is an affordable project locked in affordability for 40 years. 108 units 24 up to 50% AMI, 24 up to 80% AMI and 109 up 60% AMI and one unit reserved for a maintenance supervisor. It is broken down as 96 one bedroom units, 42 two bedroom units and 18 three bedroom units. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 11 of 15 Mr. Ingersoll reviewed the architecture visually for the Board noting the property and layout of the proposed projects. We will review the wetlands and hydrology. Scott Townsend, 3 T Architects provided a visual presentation of the proposed project. There are 4 buildings, Three 40 unit buildings, one 3 story unit building. We are proposing a stately but humble three story building that fits in this area. We have been before the DRC on a conceptual level which was very well received and we will be returning back to them. Mr. Townsend reviewed the proposed materials for the project. Discussion ensued regarding creation a public space. Mr. Ingersoll provided a visual presentation of the proposed site noting the proposed drainage plan and the properties in play as well as the vehicular access points. Massing of the building was also provided to the Board. Proposed vehicular circulation and linkages within the sites was also provided to the Board. Pedestrian linkages was also provided as well as green space areas. We are close to 70% green. There is the ability to offer up 12 acres to the city as a recreation component. Jamin Totino, Vice Chairman made a motion in the matter of the Intrada Saratoga Springs, Washington and West Avenue and Station Lane, for the Planning Board to accept Lead Agency Status and initiate coordinated review with the DEC. Janet Casey seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Ruth Horton, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 7. 17.042 KCG MIXED USE DEVELOPMENT, 153 South Broadway, Special Use Permit for multi-family residential (110 units), eating and drinking establishment, retail, office, service establishment, convenience sales, medical offices and educational facilities within the T-5 District. Mark Torpey, Chairman stated due to monies allocated by the state we need to proceed with determination of Lead Agency Status for SEQRA as well as offer Planning Board input and guidance. Applicant: KCG Agent: Mike Ingersoll, Matt Brobston LA Group; Steve Carmina, Principal Carmina, Wood & Morris Architects SEQRA: Action appears to be Unlisted with involved agencies including Planning Board and DRC, NYS HCR and potential Saratoga County IDA. DRC has pro-actively deferred lead agency status. BACKGROUND: Proposed redevelopment is existing Spa Diner site on South Broadway. Area is within South Broadway City of Saratoga Springs – Planning Board – June 22, 2017 - Page 12 of 15 Corridor, gateway to the City and has been desired by City policies and planning for redevelopment and adding to Existing neighborhood, Spa State Park, hotels, etc. Mr. Ingersoll stated this is a 3 acre parcel lease agreement with the applicant. We have a combined commercial mix with a portion of the affordable housing unit. This is a much more urban solution. Mr. Ingersoll provided a visual presentation of the site noting the topography of the site noting as much as a 10 foot change in grade. There are eight tax parcels which comprise this site. We will need to determine with the owner if this parcel needs to be consolidated. What we are proposing is a project on the corner of Canfield and South Broadway, and we are proposing to wrap the site on the corner. This provides us with the ability to have an upper level parking deck and a lower level beneath. The majority of the commercial office space on the South Broadway side. The residential area is to the rear. We are also looking at the possibility of providing a pocket park at the end of this block. We also will provide green space. This proposed project will have 110 residential units and 35,000 square feet of commercial, eating and drinking establishment, office use, and retail as well. The eating and drinking establishment will be located on the southern portion of the building. Anthony Ceroy, KCG Development. We are a nationally focused real estate company focused on multi-family. We pride ourselves on mixed-use, mixed income, integrative community development project. We found a number of initiatives which could work here in conversations with the Mayor’s Office, Planning Staff and local stakeholders. There is a large group of people who are not served in the local community at this time. In coordination with SEDC we are planning to bring together a co-work/incubator space that will hopefully create symbiotic relationship with the housing and office tenants. We always like to have as much pedestrian access and utilization as possible, engaging the street frontage as much as we can as well as units which will serve a range of people such as 14 Veterans, as well as a range of people from 60% AMI up to 130% of AMI, which the State of New York deems to be middle income housing. We will also have a 40 year requirement to maintain compliance. This is truly a mixed income work force housing. Our goal is to modernize the gateway to the City while bringing in this mix of uses to create a more integrated development. Steve Carmina, Architect provides a view of the site plan. This is a unique opportunity. We will be serving two populations. One at the retail level and one at the upper level which is residential. A visual presentation was provided to the Board. Mr. Carmina reviewed the parking arrangements for the retail components as well as including a two tiered parking deck is proposed. This is a very rudimentary level massing of the project and how they address the street frontages. The streetscape will be improved with new sidewalks, street trees, lighting etc., in general enhancing the landscaping and creating a porch element and dealing with grading changes. A rooftop eating and drinking area is proposed as well. We are trying to develop some fenestration concepts, and the residential unit opposed to the commercial. We are trying to develop some inspirational themes taking into consideration our client, the area and the community. We have a drop box which enables all parties concerned the ability to provide insight and suggestions to the project. Bob Bristol made a motion in the matter of KCG Mixed Use Development, 153 South Broadway that the Planning Board Initiate coordinated review and seek Lead Agency Status for SEQRA. Todd Fabozzi seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Ruth Horton, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 City of Saratoga Springs – Planning Board – June 22, 2017 - Page 13 of 15 PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 10:04 P.M. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. Mark Torpey, Chairman stated the public hearing will remain open. 8. 17.045 KENYON SUBDIVISION, 45 Doten Avenue, 2 lot residential subdivision within the UR-2 District. Applicant: Ross and Anu Kenyon BACKGROUND: Two lot subdivision proposed in an area experiencing high level of residential re-development activity. Large scale stormwater capital improvement project moving forward Tim Wales coordinating details of project subdivision details. Mr. Kenyon provided a visual presentation of the site which is on Doten Avenue. We have a 19,000 square foot lot with 136½ feet of frontage. Mr. Kenyon stated he will be the engineer on this project as well. What they are proposing is to subdivide the property into two parcels. One has 70 feet of frontage and the other 66½ feet of frontage. So with that in the UR-2 District we would meet all the minimum lot sizes, frontage requirements, permeable areas, and building coverage percentages. We are very accommodating to the utilities for the site in terms of sewer and water readily accessible. In the plans before you, we have incorporated the streetscape elements, a tree, street lights and a sidewalk. We are not requesting any variances. Our project would dovetail nicely with a project in the planning stages by the city to incorporate drainage on the west side of Doten Avenue and also create a pedestrian connection between Doten Avenue and Joshua Street to the west. We will need a waiver on the 2½ foot right of way deed. We started with an existing structure very close to the property line. We did remove a section of the structure which was encroaching 5 feet past the property line. We are also proposing to move the sidewalk a little closer to the street standard. We are proposing a 24 to 32 inch tree belt. We have some good reasons for this. One is to encourage a possible connection on the south side and the other is that it mirrors the current configuration that is on the east side of the street. A visual presentation shows the proposed plan and reviewed views from all elevations. The city was concerned regarding the tree removal. Per the plans one 20” cedar and two 18” cedars will be removed as well as a fence which currently exists which will be removed following subdivision and the new construction. Todd Fabozzi questioned the reasoning for the tree removal. Mr. Kenyon stated they are proposing the driveway location where the one current tree exists and the other is for aesthetics and curb appeal as well as sunlight to the new home. Street trees are proposed following construction. PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 10:15 P.M. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. Mark Torpey, Chairman closed the public hearing at 10:16 P.M. City of Saratoga Springs – Planning Board – June 22, 2017 - Page 14 of 15 SEQRA: Mark Torpey, Chairman stated Part I of the SEQRA short EAF was reviewed by the Board and is acceptable. Mark Torpey, Chairman reviewed Part II of the SEQRA short EAF with the Board. No large or important areas of concern were noted. SEQR DECISION: Jamin Totino, Vice Chairman 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. Ruth Horton, alternate seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Ruth Horton, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated moving on to the two lot subdivision. We have noted two conditions - a 2 ½ foot right of way request, and moving the sidewalk closer to the street. Rationale is acceptable. Bob Bristol made a motion in the matter of the Kenyon Subdivision, 45 Doten Avenue be approved with the conditions noted by the Chair. Ruth Horton, alternate seconded the motion. VOTE: Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Ruth Horton, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 APPROVAL OF MEETING MINUTES: Approval of meeting minutes was deferred to the July 13, 2017 meeting. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 10:37 P.M. Respectfully submitted, City of Saratoga Springs – Planning Board – June 22, 2017 - Page 15 of 15  Diane M. Buzanowski Recording Secretary APPROVED 7/13/17 City of Saratoga Springs – Planning Board – June 22, 2017 - Page 16 of 15