Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, JULY 13, 2017 6:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Mark Torpey, Chairman, called the meeting to order at 6:05 P.M. SALUTE TO THE FLAG: PRESENT: Mark Torpey, Chairman; Jamin Totino, Vice Chairman; Clifford Van Wagner; Amy Durland; Janet Casey; Todd Fabozzi; Ruth Horton, alternate; ABSENT: Bob Bristol STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Tim Wales, City Engineer Mark Schachner, Counsel for the Land Use Boards Justin Grassi, Counsel for the Land Use Boards 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: 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. 16.025 MENDENHALL SUBDIVISION, 101 Old Schuylerville Road, 4-lot preliminary conservation subdivision within the Rural Residential (RR) District. COMMENTS FROM THE CHAIR: UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, July 24, 2017 at 4:00 P.M. Planning Board Workshop, Monday, July 24, 2017 at 5:00 P.M. Planning Board Meeting, Thursday, July 27, 2017 at 6:00 P.M. PRIVILEGE OF THE FLOOR: None heard. A. APPLICATIONS UNDER CONSIDERATION: 1. 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. 2. 17.031 SHELTERS OF SARATOGA (CODE BLUE), 14 Walworth Street, Site Plan for neighborhood rooming House within the Urban Residential (TRB) District. BACKGROUND: SOS has current facility at 14 Walworth Street which serves homeless in the community with formal stay and programming. The Code Blue shelter was started 5 years ago within Saratoga Springs to provide shelter for those without on nights where the temperature drops lower than 32 degrees. It has different temporary locations Including Salvation Army. NYS Governor Cuomo signed an executive order in 2016 requiring existing homeless shelters to provide Code Blue Shelters statewide when the temperature drops below 32 degrees. Mark Torpey, Chairman stated the Planning Board has had a number of meetings to date on this particular project. Public Hearings were held on April 13, 2017, April 27, 2017, and May 25, 2017. The Planning Board closed the public hearing and issued a SEQRA Negative Declaration at the June 8, 2017 meeting. Since the last meeting the ZBA has ruled on the appeal of the Zoning Officers interpretation was not timely. It was beyond 60 days. That was a unanimous decision not to consider that appeal. Mark Torpey, Chairman reviewed the following statistics. The application is requesting a 6400 square foot addition, to the existing structure. We are looking at 50 beds for the Code Blue facility. The establishment of a Neighborhood Advisory Council with broader representation. The most current revised edition is dated June 6, 2017. We have a proposal for the Neighborhood Advisory Council which we can discuss later. There are four parcels which will be consolidated into one 0.44 acre site. This particular property resides on the boundary of the Downtown Core and the CRN-1District, and the UR-4 District. Mark Torpey, Chairman stated concerning the Neighborhood Advisory Council one of the revisions is an increase in the area of neighborhood inclusion. There is a proposal of ten members, 4 neighbor representatives, 1 representative of the police department, one representative from SOS, one representative from Code Blue, one outreach coordinator, and 2 representatives from the Shelters of Saratoga Board of Directors. The Board will discuss how these neighborhood representatives will be chosen. Jamin Totino, Vice Chairman stated he is fine with 4 neighbors on the Neighborhood Advisory Committee. I would like to expand the radius to 2500 feet. This gives you more area to work with especially if you are looking at two year roll over. Over time this will be more sustainable. It was the consensus of the Board that the radius be expanded to 2500 feet. Amy Durland stated she would like to have a chance to review the document. The radius is fine. She would like to Neighborhood Advisory Council to be a meaningful council and that will provide input to the administrators of the program. How will the neighbors be selected for this Council. Mark Torpey, Chairman stated the neighbors will serve a two year term beginning in January, and shall be selected by the then members of the Committee following the submission of a letter of interest submitted by a neighbor who wants to participate in good faith and be a contributing active participant. Discussion ensued among the Board concerning how the initial participants will be chosen for the Neighborhood Advisory Council. Mark Schachner, Counsel to the Planning Board stated I think you will end up with who you end up with. After the Neighborhood Advisory Council is formed it is clear how succession will occur. Jamin Totino, Vice Chairman stated the Neighborhood Advisory Council meetings will be open to the public, therefore allowing anyone who wishes to attend may do so. Clifford Van Wagner is in agreement with Jamin. The meetings are open meetings and any interested party may attend. I was more concerned regarding the radius of neighbors to be considered for this council. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 2 of 20 The Board reviewed the criteria for the Special Use Permits: 1. The extent to which the use is in harmony with and promotes the general purposes and intent of the Comprehensive Plan and this Chapter. Jamin Totino, Vice Chairman stated the language we have in the draft captures it for me. Comprehensive Plan provides for a range of opportunities and seeks to assist at risk populations. It does meet the criteria for Comprehensive Plan and code. Mark Torpey provided specific information from the Comprehensive Plan Resiliency Section 3.2-59 Identify emergency shelter locations within the City that provide safe, clean facilities for the public to seek shelter during an emergency, such as long-term power outages. This signifies and identifies what we are trying to do. This is also referenced in our draft decision, Also to assist at risk persons with housing needs, and provide adequate temporary shelters for the homeless and at risk population. Also under public services 3.4-65 Continue current and improve coordination and delivery of a wide range of support services for special needs population, including seniors, such as accessibility, medical, food, social, transportation options, security, recreation, and delivery of information. Many of the things we are speaking about with this project fit in these categories as well. The project is trying to address a community wide issue that is of concern to the broad community and it is in sync with the Comprehensive Plan. 2. The density, intensity and compatibility of the use with the neighborhood and community character. Clifford Van Wagner stated the proposal is compatible with the density and intensity of the neighborhood and community character. This portion of the west side neighborhood reflects a mix of uses and types. Currently, Allerdice Building Supply, which includes a storefront, several storage barns, a wood shop and a welding shop. Shelters of Saratoga (SOS), Franklin Community Center, and the Masie Center are nearby and the area is clustered with single, duplex, and multi-family housing types. City Square, on the site of the old Ellsworth ice cream property, is also under development with a mix of residential and commercial uses and the Habitat for Humanity home have recently been completed. This area has historically included rooming houses, most notably Tom’s lodge which once sat less than a block away between Washington Street and Grand Avenue. Mark Torpey, Chairman stated this area is on the border of the Downtown Core and CR-1 in terms of the Comprehensive Plan. That boundary in terms of how we looked at this in the past and many projects is fluid and I believe this is the highest density commercial, residential area in the city. When it comes to the density and intensity issue I believe we are are the highest densities in the city in terms of what the Comprehensive Plan is calling out for. There is no guidance anywhere in the zoning ordinance or Comprehensive Plan that speaks to the issue of number of people per acre. It is all based on number of units or dwelling units per acre. Perhaps the UDO can take this over and address further. We mentioned the varied mix of uses. The Neighborhood Advisory Council is properly structured and will serve to ensure the compatibility of the use. There is a feedback mechanism in place which is important. Lastly, the requirement for an annual report to the Planning Board will also reinforce where we are going. Janet Casey questioned the logistics of where the Annual Report would go and do we have a precedent for that. Kate Maynard, Principal Planner stated this has been done in the past with for example Siro’s the most recent. Discussion ensued concerning the process to be followed with the filing of the Annual Report. Mark Schachner, Land Use Board Attorney stated if you approve this application and if this application sets forth any conditions, it is the enforcement staff which enforces those conditions. We can bring a potential violation to the staff. Jamin Totino, Vice Chairman proposed reading the draft motion for the Special Use Permit would provide a more efficient way to review the criteria. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 3 of 20 Jamin Totino, Vice Chairman provided the following draft motion in the matter of the Special Use Permit for the Shelters of Saratoga: WHEREAS Shelters of Saratoga seeks final Special Use Permit approval for the Code Blue Shelter (Neighborhood Rooming House) within the Urban Residential-4 (UR-4) in the City 0f Saratoga Springs; WHEREAS the proposed project has been subject to careful consideration over the course of project review that has included but is not limited to review of: A. Area Variance approval from the ZBA for minimum side yard setback and total side yard setback requirements Constituting all variances that are needed to allow operation of the Code Blue Shelter on this site. B. Special Use Permit application submissions (last revised April 13, 2017) and discussions at numerous Planning Board meetings. C. SEQRA Negative Declaration finding of no significant adverse environmental impacts. D. Site visits by Planning Board members to view physical property characteristics. E. Correspondence and input from adjacent property owners and the public including at duly noticed Public Hearings on April 13, 2017, April 27, 2017 and May 25, 2017. NOW, THEREFORE BE IT RESOLVED that the Planning Board hereby makes the following findings, determinations and certifications: 1. The proposal is in harmony with and promotes the general purposes and intents of the Comprehensive Plan and the Zoning Ordinance. The Comprehensive Plan specifically notes: 3-4-50 “Encourage a range of residential opportunities that will be available to all residents to promote the social and economic diversity vital to a balanced community”, as well as 3.4-55 “Assist at risk persons with housing needs, and provide adequate temporary shelters for the homeless and at risk population”. All variances necessary for the project were secured. 2. The proposal is compatible with the density and intensity of the neighborhood community character. This portion of the west side neighborhood reflects a mix of uses and types. Currently, Allerdice Building Supply, which includes a storefront, several storage barns, a wood shop and a welding shop. Shelters of Saratoga (SOS), Franklin Community Center, and the Masie Center are nearby and the area is clustered with single, duplex, and multi-family housing types. City Square, on the site of the old Ellsworth ice cream property, is also under development with a mix of residential and commercial uses, and the Habitat for Humanity home has recently been completed. This area has historically included rooming houses, most notably Tom’s lodge which once sat less than a block away between Washington Street and Grand Avenue. 3. The proposal provides safe and efficient pedestrian and vehicular access, circulation and parking. The primary public access for vehicular and pedestrian access will be from Walworth Street. Several Project modifications have been made to allow very limited access through Marvin Alley including limited delivery access, garbage pickup, and a stockade fence. These steps will help ensure appropriate and safe access to and throughout the site. 4. The proposal sufficiently controls existing and future demand on infrastructure, public facilities, and services. The Code Blue Shelter will efficiently utilize an existing site already with access to public street frontage, existing water, sanitary and electricity services. Undue future demands on infrastructure beyond project projections are not anticipated. 5. The proposal does not create an impact on environmental and natural resources of the site and Neighboring lands, including potential for erosion, flooding, excessive light, noise, vibration and the like. Proposed SOS and Code Blue programming and security measures will limit on-site outdoor activity, lighting and noise. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 4 of 20  6. The proposal will not impact the long term economic viability of the site, neighboring properties, and districts. The neighborhood continues to experience strong redevelopment and new construction activity, which is anticipated to continue in light of current market trends. While some date has been presented that indicates a potential 12% reduction in market value of neighboring properties, this information pertains to permanent homeless shelters. In addition, noted conditions will be required that include a strictly limited use of the 6,400 square foot space during only Code Blue required operations, and a maximum of 50 guests permitted on any given night. THE PLANNING BOARD HEREBY GRANTS APPROVAL OF THE APPLICANT’S SPECIAL USE PERMIT PER THE REQUIREMENTS SET FORTH IN THE CITY OF SARATOGA SPRINGS ZONING ORDINANCE AND SUBJECT TO THE FOLLOWING CONDITIONS: 1. The Code Blue Shelter will only operate during the times a State-mandated Code Blue alert is in effect, unless appropriate approvals are obtained from the City via application to the entire Planning Board to amend the Special Use Permit. 2. All outdoor nighttime activity shall cease at 10:00 P.M. nightly. 3. Gate providing access to Marvin Alley shall be closed and locked at all times, opening only for deliveries or specific access needs to the site. 4. A maximum of 50 guests shall not be exceeded on any single night the Code Blue Shelter is in operation. 5. As outlined by the applicant, guests shall be released from site in morning or when temperatures increase above 32 degrees over time, not all at once. 6. During periods of time that a Code Blue alert is in effect, Shelters of Saratoga or its successor will dedicate staffing and finances to monitor the grounds and immediate surrounding neighborhood. 7. As outlines by the applicant’s description, the Shelter will institute a permanent Neighborhood Advisory Council (NAC) that will include at least 4 neighborhood residents residing within 2,500 feet of the property. 8. The Code Blue Shelter shall abide by provisions as set forward in Neighborhood Advisory Council Policy – Shelters of Saratoga – Code Blue, last revised on June 6, 2017. In the event of any discrepancy between the submitted policy and any provision of this decision, the decision revision shall apply. 9. The Director of Code Blue Shelter in conjunction with the Neighborhood Advisory Council shall provide the Planning Board an annual report providing overview of Code Blue shelter operations, including programming statistics as well as any issues or neighborhood complaints, provided in April of each year. Upon basis of police reports, notable neighborhood input or complaints regarding Code Blue shelter activity, the Planning Board may require the applicant to provide additional information or appear before the Planning Board to discuss provisions of the Code Blue shelter’s operation. Clifford Van Wagner seconded the motion. Clifford Van Wagner proposed an amendment to condition #1. The amendment should read the Code Blue Shelter will only operate during the times a State mandated Code Blue alert is in effect, unless appropriate approvals are obtained from the City via application to the entire Planning Board to amend the Special Use Permit. Jamin Totino accepted the amendment to condition #1. Amy Durland requested some clarification to condition #5. Mark Torpey, Chairman provided insight to condition #5, noting neighbors were concerned of all patrons leaving at once. Several have jobs they will be heading to others will leave at different times in the AM preventing a mass exodus. Amy Durland requested #9 be amended with stronger, clearer language. She provided the following: The Director of Code Blue Shelter in conjunction with the Neighborhood Advisory Council shall provide the Planning Board an annual report providing overview of Code Blue shelter operations, including programming statistics as well as any issues or neighborhood complaints, provided in April of each year. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 5 of 20 Mark Torpey, Chairman questioned condition #7 amend the 450ft radius to 2,500 ft of the property. Mark Schachner, Attorney to the Land Use Boards stated the addition of a sentence at the end of #8 to read as such, In the event of any discrepancy between the submitted policy and any provision of this decision, the decision revision shall apply. Amy Durland stated she is going to support this application for all the reasons indicated. However, the people who expressed complaints and concerns were not expressing complaints about homeless people, or having a community work on or solve the problems that it might have, in terms of providing social services. I have heard the concerns that social services programs always end up on the West Side. The West Side absorbs a disproportionate percentage of the community’s social services programs. I’ve wished that this proposal were for my neighborhood or the neighborhoods of of some of the community of some of the community leaders who support it. I support Shelters and this project, and this is not directly relevant to this decision but I believe the city needs to look at the issue of saturation of social service programs on the West Side, to the exclusion of other areas of the city. I don’t think this is right. Clifford Van Wagner expressed his frustration at the workshop that the Mayor spoke at the last meeting when the public hearing was closed. I am a third generation Saratogian and would like to commend the Mitzen family for what they have done. This is a huge lift. Thank you to the Mitzens. Mark Torpey, Chairman stated he is glad there is some feedback to the Board on how things are working or not. We will review that data and see how things are working. Jamin Totino, Vice Chairman stated he is in agreement with Amy Durland and Cliff Van Wagner. Thank you to the neighbors. Nothing is perfect and this does not satisfy all the neighbors concerns. We appreciate your input. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 Mark Torpey, Chairman stated we will now move on to Site Plan Review. There are a few additional conditions: A lot line adjustment needs to be completed, taking 4 parcels and consolidating them into 1. The fact that with the consolidation there are two principal structures on a single lot. We would need to approve that as well. We spoke about limited access, single curb cut on Walworth, site plan drawings which reflect the sidewalks and street trees meeting city standards. Confined back yard area. Privacy fence along Marvin Alley along with additional cobra lighting. Surveillance cameras to provide additional views across the property. Clifford Van Wagner made a motion for site plan approval for the Shelters of Saratoga (Code Blue) with the conditions as noted by the Chair. 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, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 City of Saratoga Springs – Planning Board – July 13, 2017 - Page 6 of 20 Mark Schachner, Attorney for the Land Use Boards exited the meeting at 7:00 P.M. 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. Applicant: Bill Barber, AB Acquisitions Agent: Nick Costa; Advanced Engineering; George Olsen, Olsen Associates 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. SEQRA: DRC deferred SEQRA lead agency status to the Planning Board who accepted lead agency on 11/22/16. 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. The Planning Board accepted Lead Agency Status for this project on November 22, 2016. The DRC provided an Advisory Opinion to us per our request to help us with our SEQRA assessment. DRC Advisory Opinion stated the project was consistent with community character, a general approval of Mass and Scale for the project. DRC Architectural Review will be required. The biggest issues raised at the last meeting were some storm water issues and the City Engineer is here this evening to provide advice and guidance. Tim Wales, City Engineer stated he has reviewed the plans which have been through two iterations with the designated engineer. There are still some comments on storm water and infiltration. There is nothing which jumps out at me as a huge problem when reviewing the evaluation of soils and the SWPPP conditions. This is a collection of storm water which has already fallen and infiltrated into the ground which would happen naturally anyway. We do have some comments on infiltration and infiltration practices, but they are resolvable technical comments including SWPPP operation and maintenance of the storm water management system. There was a comment on displacement of a foundation. Jamin Totino, Vice Chairman stated we have received additional correspondence today outlining some of the neighbors concerns which is as the development increased their water issues increased. I have heard that in other parts of the city as well. If infiltration and storm water is managed appropriately, that raises the question what if it is displacement. Tim Wales, City Engineer stated the amount of rain falling is the same either an undeveloped lot or if it’s a lot with pervious surface the same amount of water is getting into the ground. Bill Barber, AB Acquisitions, stated in our design we are proposing some foundation drains that will take that water and push it into the storm water system. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 7 of 20 Tim Wales, City Engineer stated you must treat both quantitatively and qualitatively the amount of storm water on the site. Ground water levels fluctuate based on climate, changing conditions, and mostly hydrological cycles. I do not see where a foundation makes the ground water higher. Water is going into the ground from rain. The current infiltration practices are able to meet the SWPPP standards. There is nothing technically that stands out. Mark Torpey, Chairman stated on one side of the building the stormwater comes in and then goes out to a storm sewer. The other side of the building stormwater filtrates into the ground, and then is being conveyed out to a conduit and out to The storm sewer. Is there a possibility to provide retention and conveyance to a storm connect so there is no infiltration component. Or is that too unrealistic. Nick Costa, Advanced Engineering prepared the SWPPP, and the design of the storm water management. Mr. Costa stated the problem is that NYS-DEC has requirements for quality treatment. What we are doing on the left side of the project we are meeting that quality treatment. We are doing porous pavement and infiltration. With the approval of the City we will put underneath the infiltration we could have a liner and take the water with under drains out to the street. That is an option. Tim Wales, City Engineer stated nothing prevents the applicant to connect into the City’s system. This project will be in compliance with City’s and DEC storm water management system. Jamin Totino, Vice Chairman wanted to address then neighbors concerns. Amy Durland stated correspondence received by neighbors, states that they had a finished basement and they had no trouble but that all changed when the building at 120 West Avenue was built. Once the foundation was set the flooding began and went on for years. The neighbor was speaking about herself and other neighbors. This is seriously disconcerting. How can we address that to the neighbor’s satisfaction? Is the applicant willing to go above and beyond the standard requirements? Is there any ability for the city to come back to this if there is flooding. Is there a mechanism to put this in place? Discussion ensued among the Board concerning storm water and flooding. Tim Wales, City Engineer reviewed the MS-4 requirements, noting you cannot create flooding in the streets. Yearly reports are required from all applicants. PUBLIC HEARING: Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Chris LePan, 3 St. Charles Place. Spoke with Nick and Bill in a phone conversation discussing our infiltration concerns. They were open to using a different system in this area. Mr. Costa stated we would have to get the City Engineer’s concurrence with the change in design of the infiltration. Mr. Wales stated he recommends some testing now in this area. More data to be obtained in the field. I would be happy to consider other plans. Mr. LePan stated he does have information from some of the neighbors. The big issue is what is going on below the ground. We have groundwater, our neighbors have ground water. Mr. Wales, City Engineer recommends more up to date test pits, as well as falling head tests with results to the City Engineer. Mark Torpey, Chairman asked if there were any further comments from the audience. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 8 of 20 Carrie Smith, 3 St. Charles Place. What is the next step with this project. Will we have an opportunity to also review the plans. Tim Wales, City Engineer stated the Ms. Smith can also review the plans before the final approval. Mark Torpey Chairman stated we have a retail use component, the applicant has responded to some concerns in stepping back the rear of the building. Easement with the property to the north to assure connectivity in that direction. Property to the south does not have a certificate of occupancy, the Board will hold off on a connection to that property until that CO is satisfied. Amy Durland stated she wants the ability to have that land connectivity and continuity. Nick Costa stated they heard the Planning Boards remarks concerning the curb cuts. We did eliminate the second curb cut. We changed the stone area to grass. We also changed all the trees to 4 inch caliper and 15-20 feet in height. Kate Maynard, Principal Planner, City of Saratoga Springs spoke concerning the trees along the rear boundary and property line. Justin Grassi, Attorney for the Land Use Boards stated if we were to require plantings on someone else property they still have the right to take them down. We cannot put conditions on the neighbors property. Mark Torpey, Chairman stated the applicant is willing to work with the neighbors concerning additional tree plantings. Mark Torpey, Chairman stated the Board will now review SEQRA. The DRC deferred SEQRA Lead Agency to the Planning Board. The Planning Board accepted Lead Agency Status on November 22, 2016. SEQRA: The Board reviewed Part I of the SEQRA form submitted by the applicant. The Board reviewed Part II of the SEQRA form. No large or important areas of concern were noted. SEQRA 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. 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, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 City of Saratoga Springs – Planning Board – July 13, 2017 - Page 9 of 20 Mark Torpey, Chairman stated we will now move on the Special Use Permit. We spoke about retail use only. Spoke about the grass strip, as well as the 15-20 ft. trees along the frontage. Two civic space elements, the rear connectivity, need for an easement for the property to the north. We spoke about good faith conversation with the neighbors and Tim Wales approval. PUBLIC HEARING: Mark Torpey, Chairman closed the public hearing at 7:42 P.M. Jamin Totino, Vice Chairman made a motion in the matter of the West Avenue Mixed Used Development, 106-120 West Avenue that the application for Special Use Permit be approved with the conditions as noted by the Chair. Clifford Van Wagner, seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 Mark Torpey, Chairman stated we move on to Site Plan. There were several items discussed. Photometric analysis was provided by the applicant. We spoke about the first floor garage being completely screened to provide some buffering, to be approved via Administrative Action. HVAC equipment on the roof to be screened from the street and sound proofing. Civic element with seating to be provided. Clifford Van Wagner made a motion in the matter of the West Avenue Mixed Use Site Plan, 106-120 West Avenue, be approved with the conditions as noted by the Chair. Janet Casey seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 The Board recessed at 7:48 P.M. The Board reconvened at 7:59 P.M. 5. 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. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 10 of 20 SEQRA: Action appears to be Unlisted with involved agencies including Planning Board, DRC, NYS HCR, and 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 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. Mark Torpey, Chairman stated this project is proposing 110 units with a full complement of uses, eating and drinking establishment, retail, office, service establishment, convenience sales, medical offices and educational facilities within the T-5 District. One of the issues here are 8 tax parcels are being consolidated into one 3.6 acres and a split between the commercial, eating and drinking as well as an affordable component to this project. We have heard back from the potential funding agency at the state that they agreed with the Planning Board’s request to be Lead Agent for SEQRA determination. Kate Maynard, Principal Planner, City of Saratoga Springs stated that the Board also has heard from the County IDA, who have submitted a letter deferring Lead Agency Status for SEQRA to the Planning Board. Applicant: KCG Agent: Mike Ingersoll, LA Group; Bob Kernan, LA Group Mr. Ingersoll stated KCG is the developer for this project. The architect has provided a visual presentation of the project as well as the drop box for additional comments and suggestions for the project. We have a combined commercial mix with a portion of the affordable housing unit. We have worked with is Cheryl Perez, Saratoga Rural Preservation Housing which is now Veterans and Community Housing. 14 of these units are under the agreement to serve a range of people including veterans. Half of the project is at 60% AMI. Basically this covers the worker housing market the City has been striving for. The other half of the units will go up to 90% of middle income up to 130% of AMI. This is based on the $82,000 household income which the City has determined is the combined household income. Housing will follow that formula. This will serve 3% of the City’s demand. We will also have a requirement to maintain compliance. They have been working with the SEDC and they have been working with Clarkson where over 12,000 square feet on the second floor will be set aside for this collaborative entrepaneur project. It is an incubator start up through educational opportunities as well. Mark Torpey, Chairman questioned the breakdown of the rental costs based on one or two bedroom apartments. Also, if the applicant could provide what the breakdown for the incentive units would be. Mr. Ingersoll provided a visual presentation of the site. There are 8 tax parcels which will need to be consolidated for this leased project. Mr. Ingersoll provided a recap of the grade change on the site along South Broadway and Canfield Street. Commercial entrances along South Broadway and the retail properties. Entry plaza is proposed along the corner of South Broadway and Canfield. Civic space is required to be accessible by the public not just the users of the site. Ten residences will exist on the lower level. Covered residential parking will be provided on the first level. Parking will also be available on the street. We are close to the 1.5 parking spaces per unit. We do have a shared parking arrangement. We will be requesting a waiver of parking for this project. Kate Maynard, Principal Planner, City of Saratoga Springs stated in conversation with Mark Benaquista concerning the on street parking and the potential DPS acceptance of on-street parking along South Broadway. Mr. Ingersoll provided a visual presentation on the civic space for this project, as well as the grading change plans for the residential and commercial space. Traffic analysis has been submitted. No archeological issues on the site. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 11 of 20 Clifford Van Wagner suggested a Joint Land Use Board meeting with the DRC since there are no zoning issues with this project. It has always been valuable to meet jointly and hear comments and concerns together. Mark Torpey, Chairman stated it would be great to get more detail from the DRC and help with our questions concerning SEQRA. Amy Durland stated one of the interests in the transect zones is not to create “super blocks”. To have the grid and connections roadways and streets and street networks. There is a guideline for all the transect zones to have limited block perimeters. Does this comply with that? Also, how this project squares with that intent would be helpful information to have. Mr. Ingersoll stated he will review the number; however, the project is not taking up the whole block. Discussion ensued among the Board concerning the traffic study and its impact. Mark Torpey, Chairman stated for the Joint Board Meeting, since community character is a part of the SEQRA evaluation, having more detail refinement on the civic space elements would be helpful. PUBLIC HEARING: Mark Torpey, Chairman stated the public hearing has been opened and remains open. 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 8:36 P.M. Clifford Van Wagner made a motion for the Planning Board to assume Lead Agency Status for the project. Janet Casey seconded the motion. Mark Torpey, Chairman asked if there were any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 6. 17.047 UNIVERSAL PRESERVATION HALL RENOVATION, 25 Washington St. Site Plan review for renovations and addition construction within the Transect-6 District. SEQRA: Action appears to be a Type II action with no further environmental review required. BACKGROUND: Universal Preservation Hall renovations are forging ahead, currently with partnership in place for Proctor’s to provide programming at the site. Site plan review is required with the Planning Board and Historic Review with the DRC. Physical site work involves rehabilitation of the existing structure and 1,350 square foot addition along the eastern side of the property boundary. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 12 of 20 Mark Torpey, Chairman stated the applicant is before the Board for Site Plan Review for a cultural facility within the Transect-6 District. This is a 1,350 square foot addition. The Planning Board did visit the site. Applicant: Universal Preservation Hall Agent: Mark Thaler of Lacey, Thaler, Reilly, Wilson; Phillip Morris, CEO; Teddy Foster; UPH; We are here this evening to address the comments from the workshop. Engineering comments from Chazen were reviewed and noted. Items 1 – 4 will be corrected. Item #5 referred to the removal of brick pavers in the rear and at the rear of the site; we have an area where we cross over in the area of 18 Division Street. Sonny Bonacio who is the President of the HOA for that building is here this evening. In addition to people coming off of Washington Street to enter the building we will also have the ability for the people who are parking to the north can now pass through 18 Division and come down through the site. Item #5 referred to an easement we are working with Sonny Bonacio HOA President to provide a mid block connection. Amy Durland questioned the comment concerning the removal of brick pavers. Mr. Thaler stated the brick pavers which are fairly new and come up to the gate will be removed and that area will be regraded and paved up to the gate. There will be access from Washington Street to the new addition and into the building. The area in the back is where people can pass from Division Street, come through. Sonny Bonacio, 22 Greenfield Avenue, President of HOA – 18 Division Street. Mr. Bonacio stated his board has been working with UPH and we are all very excited. Two residents who own property at 18 Division Street are also on the Board so we have that communication in keeping everyone informed. Jerry Ursack and myself are on the Proctors Board. That connection is critical. We are working with Ed Mitzen who has given some parking. The mid block connection, is something we have wanted for some time. We have been waiting for the final drawings to come from the Planning Board and our Board will do the construction easements, the grading easements and the final easements. Amy Durland questioned if it will be opened all the time. Mr. Bonacio stated no, not at this time. It will be open for concert times only. We have had some issues. We have with the help of Wally Allerdice found ways to keep people who do not belong in this area out. So, we are hoping that long term if there is enough good pedestrian flow it will keep that access open. There is a possibility. Our long term vision is to keep that open. Todd Fabozzi questioned what is being proposed. Mr. Thaler stated for the times when there are performances scheduled temporary signage would be used. Mr. Bonacio stated once this get established people will find their own way. Mark Torpey, Chairman stated there is no need to review each of the comments. Just review the ones that are the most important for us to review. The comments that are technical in nature we can work with the City Engineer to the City standards and his satisfaction. Mr. Thaler stated lighting and tree issues are combined. We have some stormwater retention issues, and we have some trees. As part of the stormwater retention we have structure which will contain water and allow for infiltration. We are not adding any water that will get out to the street. By the time we are done we have green space being added to offset the green space we are taking for the addition. All will tie in to the 24 inch line that is already exiting out to Washington Street. We are adding some retention to slow the surge down into that system. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 13 of 20 Tim Wales, City Engineer stated the infrastructure which is currently there will not handle additional flow. It is supposed to be upgraded with the Rip Van Dam project whenever that occurs. I do not feel, however that we are speaking about a ton of water. There are quite a few storm water issues we can work through. Nothing is incredibly alarming. Mr. Thaler stated the tree plantings which we discussed are somewhat problematic. We are in fact planting additional areas which are now paved out front. Along the sidewalk we are showing and additional light pole and this one is not in contract. There is an additional light added by the Adelphi as well as an existing cobra light. We do plan on installing two lights by the stairway entrance to the structure. We do not feel any additional lighting is needed and we are hopeful it will not be required. Tim Wales, City Engineer stated the Cobra lighting is for traffic. We are hopeful to remove the Cobra lighting in the city and use only for main arterials. Kate Maynard, Principal Planner stated looking at the long term build out of this area. We are seeing more activity. We have a number of projects in this area in place, the Commissary Kitchen for example concerning lighting for safety reasons in the right of way. There will be a lot of activity along the frontage of the building; we are looking to have the lighting be provided security wise as well as the public right of way for the purposes of this project ensuring that it is evenly spaced and still serving the public. Mark Torpey, Chairman questioned the Board and how they feel concerning the lighting in front of this building. Jamin Totino, Vice Chairman stated he is not uncomfortable with the proposed lighting he would however find it helpful to have a rendering of the front elevation which has the lights included. Clifford Van Wagner questioned the proposed lighting on the new addition. Mr. Thaler reviewed all the lighting proposed on the new addition as well as the canopy. Amy Durland questioned in the absence of street trees would lawn trees be an option. Mr. Thaler stated one of the things we have are the Historic Preservation Tax Credits. At one time there was discussion concerning planters and SHPO stated they did not want the planters. So, putting ornamental trees on the property are not what they are looking for. Clifford Van Wagner stated we have two lights on either side of the entry stairs. There will be up lighting on the face of the building. Discussion ensued concerning the lighting which exists, entrance to the building lighting and what is required by city standards. Kate Maynard, Principal Planner, City of Saratoga Springs stated the applicant is currently requesting a waiver of a street light. In the Boards conversations we would need more information such as a rendering of the front façade of the building including the proposed lighting at the entrance. Mr. Thaler stated we did also discuss the HVAC equipment in the rear of the building and looking at some noise mitigation. These should not be problematic there are a low level. This is a performance venue and we want it to be quiet equipment. There will be a fence behind the green area in the rear of the building. People will not be able to walk through this area. Mark Torpey, Chairman questioned snowmelt, and if there are concerns about snow or ice shed off the roof. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 14 of 20 Mr. Morris stated there will be radiant hearing in the sidewalks all around the building. There is no place to put snow. Mr. Thaler stated there are snow guards and fencing in place. Clifford Van Wagner stated it is time to address the alternate side parking issue 7 days a week. It is not part of this application but we need to send a message to public safety concerning this issue and let them have a look and review. Mark Torpey, Chairman stated the items we have reviewed for the Site Plan – are as follows: Temporary signage for direction; potential for trees and street lights, and due to the uniqueness of the façade, the Board will issue a waiver of those requirements noting the installation of two Sternberg lights at the entrance to the building; an easement that’s in place with the neighbor to the north; complete snow melt system; tree screening. Jamin Totino, Vice Chairman stated this is a great project. Ruth Horton made a motion in the mater of the Universal Preservation Hall Renovation, 25 Washington Street, that the Application for Site Plan be approved with the conditions as noted by the chair. Amy Durland seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 NOTE: Due to the recusal of 3 Board Members for the remainder of the agenda items this evening. Approval of Meeting Minutes was completed prior to the remainder of the applications. APPROVAL OF MEETING MINUTES: Mark Torpey, Chairman made a motion to approve the minutes of the February 23, 2017 meeting minutes as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman made a motion to approve the minutes of the March 9, 2017 meeting minutes as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Amy Durland, 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 – July 13, 2017 - Page 15 of 20 Mark Torpey, Chairman made a motion to approve the minutes of the March 23, 2017 meeting minutes with edits as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Ruth Horton, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 Mark Torpey, Chairman made a motion to approve the minutes of the April 13, 2017 meeting minutes as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman made a motion to approve the minutes of the April 27, 2017 meeting minutes with edits as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 Mark Torpey, Chairman made a motion to approve the minutes of the May 11, 2017 meeting minutes with edits as submitted. VOTE: Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Amy Durland, in favor; Ruth Horton, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 7-0 Mark Torpey, Chairman made a motion to approve the minutes of the May 25, 2017 meeting minutes with edits as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Bob Bristol, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 Mark Torpey, Chairman made a motion to approve the minutes of the June 8, 2017 meeting minutes as submitted. VOTE: Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor; Ruth Horton, alternate, in favor MOTION PASSES: 5-0 Mark Torpey, Chairman made a motion to approve the minutes of the June 22, 2017 meeting minutes as submitted. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 16 of 20 VOTE: Jamin Totino, Vice Chairman, in favor; Todd Fabozzi, in favor; Ruth Horton, alternate, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor MOTION PASSES: 5-0 RECUSALS: Jamin Totino, Vice Chairman recused from the following applications and exited the meeting at 9:23 P.M. Janet Casey, recused from the following applications and exited the meeting at 9:23 P.M. Todd Fabozzi recused from the following applications and exited the meeting at 9:23 P.M. 7. 17.043 SKIDMORE SCIENCE CENTER, 815 N Broadway, Site Plan review of 117,000 square foot building within the INST-EDU District. SEQRA: This action appears to be an Unlisted Action; a short EAF has been submitted by the applicant. BACKGROUND: Proposed addition – new structure to the existing college campus. Agents: Don McPherson & Bob Kernan, LA Group; Paul Emory, Skidmore College; Dorn Payette, Payette Architects Mr. McPherson stated he is here this evening to present this project. That is the Center for Integrated Sciences. Skidmore’s goal is to integrate the sciences and bring them together in generally one location. An aerial view was provided to the Board noting the proposed location of the addition. This is within the core of the campus and very deep into the campus basically. There will be some improvements closer to Broadway. We will be demolishing Harder Hall, and build a new structure which wraps around the east and north and connects in to the Old Dana. This chosen alternative allows the college to expand the facilities while having the least impact on the existing building, surrounding campus buildings and the existing site infrastructure. We have three floors of building and the fourth floor is the penthouse level which is 60 feet above grade and that is the maximum allowed. The penthouse is stepped back from the edge of the main building to reduce its visual impact. It is a science building and they do require a lot of mechanical needs. There is also a 160 sq. ft. occupied space on the penthouse level which is a research lab which is placed away from a trafficked corridor. The required height variance associated with the proposed building expansion is set within the college campus, well from any neighboring properties. With the project there is a net decrease of 28 parking spaces. Stormwater management for the project there is a net gain of approximately ¼ of an acre of impervious area combined with parking and building. That is accommodated in a large stormwater basin which was constructed for an earlier project in 2008. Even with the loss of the parking spaces as noted parking needs are still met beyond what is required by the code. Skidmore does not want to build or maintain parking they do not need. The reason for the additional parking is to accommodate outside community functions and sporting events, concerts, etc. A relative expansion to the current stormwater system brings us up to DEC regulations for storm water management for both quality and quantity treatment. Comments were received from the review engineer many of which were stormwater management related we are on a good road to resolving those. The project takes advantage of the geothermal field which was installed approximately two years ago and is now being plumbed to the building. It is a continuation of Skidmore’s goal of sustainable energy and thinking green. The building is being designed to sustainable principals. Mark Torpey, Chairman questioned the amount of heating and cooling load does the geothermal system serve for the campus as a whole and specifically what percentage of it will it be providing energy for this addition. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 17 of 20 Mr. Emory, Skidmore College stated currently 40% of the colleges needs are being met by geothermal energy. With this project we expect that number to rise to approximately 60%. Mr. McPherson stated even with the new impervious areas we are leaving a grove of trees from street and the stormwater basin and likewise from the campus to the parking area. Some trees will be removed to increase the stormwater basin. Mr. Payette provided a visual presentation and review of all elevations of the building, noting the addition of a curtain wall and metal screen to help control the heat load which will be on an atrium on the inside of the building. The new building will be higher than most other existing buildings due to the mechanicals on the roof. A majority of the mechanicals have been moved off the roof in an attempt to reduce the number of mechanicals. We are doing everything we can to the sustainability of this project. Silver certification is what is being proposed. Discussion ensued concerning LEED certification. Tim Wales, City Engineer spoke concerning the significant amount of water/flooding issues which come down North Broadway from Skidmore with a sudden micro burst. The stormwater management on campus is woefully inadequate. We have had comments from DOT and this is one of the rare instances where I am not comfortable approving this project until we have some type of campus wide holistic approach to rectifying this situation. The Hampton Inn gets water in the lobby. We have had several instances of this, to the point where it blows a manhole cover off and I believe this is contributing. I would like to look at this before we have an additional building on this property what is going on and what can be done about this. Mr. McPherson stated this is the first time Skidmore is hearing about this downstream concerns. Tim Wales, City Engineer stated perhaps a look at the stormwater system is in order. It may not have been maintained, and therefore is not able to maintain its capacity. Mr. McPherson stated we are planning to expand this system as part of this project. If the existing is not functioning as we designed we can take care of this as part of the project. Doug Heller, LA Group stated the existing pond where we are looking to put the parking lot there are two ponds now. The area is less than ideal and we will be increasing the pond and meet all the DEC regulations for flow rates leaving the site. One of the ponds is less than ideal and we will expand that pond to meet standards and regulations. Tim Wales, City Engineer stated we can discuss this. Mark Torpey, Chairman stated that the Board will see the project when the stormwater issues are resolved to the satisfaction of the City Engineer. 8. 17.037 SKIDMORE COLLEGE BOATHOUSE, Staffords Bridge Road, Special Use Permit for Marina and Dock within the Rural Residential District. 9. 17.038 SKIDMORE COLLEGE BOATHOUSE, Staffords Bridge Road, Site Plan review for Marina and Dock Within the Rural Residential District. BACKGROUND: Existing college rowing facility and storage proposed for expansion, 2,400 square foot facility and 1,500 square foot storage building proposed. From the City’s Zoning Ordinance: Marina and Docks: A facility located within 500 feet of a navigable water way for boat storage and servicing, and which may contain retail and eating and drinking facilities. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 18 of 20 SEQRA: Planning Board issued a SEQRA Negative Declaration conditioned on the project’s receipt of a DEC permit. DEC permit has been issued. Project than received required variances from the ZBA and is now before the Planning Board for Special Use Permit and site plan review. Agents: Don McPherson & Bob Kernan, LA Group Mr. McPherson stated since this project was last before the Board a DEC permit has been issued as well as variances from the ZBA. We are hoping to obtain a Special Use Permit as well as Site Plan approval, a lot line adjustment and a waiver for parking. Mr. McPherson provided a visual presentation of the proposed project which has been in the works for the last five or six years. Part of this is the capacity. There is no room for the team to be indoors. The existing facility is merely storage for the boats and there are more boats than can fit into that building. A visual presentation of the proposed project and the existing neighborhood was provided for the Boards review. Mr. McPherson provided information to the Board concerning the construction of the existing bridge nearby which provided a narrow strip of area for parking. Skidmore has invested in the old boathouse to both stabilize it and improve the appearance. The buildings are in the extreme corner of the property which is also the extreme corner of the City. The majority of this property has significant environmental constraints for development, including wetland and unstable soils. These conditions have caused this difficulty by limiting the developable areas to approximately .3 acres on a narrow stretch of land. A visual rendering of the proposed project was provided. The currently parking area has morphed over time and could be better organized. The property line is right up to the existing building. If we move the building 60 feet to meet the setbacks we are in the wetlands. We have received permits from the Army Corps of Engineers and the DEC for disturbance in the wetlands. We will utilize the existing driveway. Parking spaces were discussed. We will use the current well and sanitary holding tanks. Mark Torpey, Chairman questioned how the buildings are flood proofed. Mr. McPherson provided information on how this is accomplished. The utility building has ports on the side to allow flood waters to pass through since it is not an occupied space, just boat storage. The training building is flood proofed to keep the water out. At the doors there is actually a slot available for a metal panel to be inserted during a flood event to resist the flood waters instead of allowing them to pass through. Both are code complaint. 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. John and Sherri Van Horn, 202 Meadowbrook Road. They are in favor of this project. They own property here and have a hunting and fishing camp. A concern is the potential of fencing. No fencing is identified and I am hoping there will not be any installed since it is a nature trail for animals. We use this for seasonal use. Also, the ability to use his property for additional parking needs was offered. Mr. McPherson stated no fencing is proposed in this area. We are below the flood plain area. We appreciate Mr. VanHorn being a good neighbor. Ruth Horton questioned security on this site. Mr. McPherson stated the site is posted. Mark Torpey, Chairman reviewed the conditions for the Special Use Permit. The DEC permit is in place. Variances received from the ZBA. DEC reviewed SEQRA for this project and we have that documentation. City of Saratoga Springs – Planning Board – July 13, 2017 - Page 19 of 20 County Agreement must be in place and is contingent for the project to move forward. Both buildings will be flood proofed. Anchoring of the propane tank. Clifford Van Wagner made a motion in the matter of the Skidmore College Boathouse, Staffords Bridge Road, for the expansion of 2400 and 1500 square foot facilities for boat storage and a rowing facility, no retail or eating and drinking establishment that the application for Special Use permit be approved with the conditions as noted by the Chair. Ruth Horton seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Ruth Horton, alternate, in favor; Amy Durland, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 4-0 Mark Torpey, Chairman stated moving on to Site Plan Review. There was some discussion concerning a parking waiver. This is a seasonal use. Waiver is for 18 additional spaces. Overflow parking for major event uses. Down facing lighting on the exterior of the building for security with motion sensors. Clifford Van Wagner made a motion in the matter of the Skidmore College Boathouse, Staffords Bridge Road Site Plan Review application that it be approved with the conditions as noted by the Chair. Ruth Horton, Alternate seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Clifford Van Wagner, in favor; Ruth Horton, alternate, in favor; Amy Durland, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 4-0 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 12/14/17 City of Saratoga Springs – Planning Board – July 13, 2017 - Page 20 of 20