Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, AUGUST 10, 2017 6:00 P.M. CITY COUNCIL ROOM CALL TO ORDER: Mark Torpey, Chairman, called the meeting to order at 6:03 P.M. SALUTE TO THE FLAG: PRESENT: Mark Torpey, Chairman; Jamin Totino, Vice Chairman; Clifford Van Wagner; Bob Bristol; Todd Fabozzi; ABSENT: Amy Durland; Janet Casey LATE ARRIVAL: Abigail Wolfson, alternate arrived at 6:48 P.M. STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Tim Wales, City Engineer 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, September 11, 2017 at 4:00 P.M. Planning Board Workshop, Monday, September 11, 2017 at 5:00 P.M. Planning Board Meeting, Thursday, September 14, 2017 at 6:00 P.M. PRIVILEGE OF THE FLOOR: None heard. COMMENTS FROM THE CHAIR: Mark Torpey, Chairman stated the agenda will be heard out of order this evening. The Station Park at Saratoga will be heard first followed by the Intrada Saratoga Springs.  A. APPLICATIONS UNDER CONSIDERATION: 1. 17.027.1 STATION PARK AT SARATOGA, Station Lane, SEQRA coordinated review (ZBA) within the T-5 District. BACKGROUND: Joint meeting held on January 26, 2017 primarily to discuss Top Capital, and Vecino Group future submission. Two future applications have been discussed with applicants on north side of Station Lane, not yet submitted formally. Area bounded by Church Street, West Avenue on the east, RR corridor to the west, and Washington Street is identified by the City for establishment of a large new neighborhood within the City. The area is Community Mixed Use Comprehensive Plan designation: “The Community Mixed use designation includes areas of moderate density residential and community supported commercial uses. These areas are characterized by mixed use neighborhoods that are walk able and connected to adjacent residential neighborhoods. Each area includes a variety of neighborhood scale businesses and services that meets the needs of the surrounding community. While the character of each Community Mixed Use area may vary, all areas are intended to be pedestrian oriented with an attractive streetscape, along with amenities such as small parks and plazas. In some areas identity is already well established through architecture and streetscape while in others, identity will be shaped by future planning sessions. All four applicants met in March to discuss comprehensive aspects of the sites and review of potential impacts and opportunities. All applicants are in communication sharing data collaboratively. Land Use Board process initiated with submission to the ZBA for proposed variances. SEQRA: Action appears to be a Type 1 action with DRC and ZBA also involved agencies. Both have pro-actively deferred lead agency status to the Planning Board should they wish to accept it. The Planning Board accepted Lead Agency Status on April 27, 2017. Project last appeared before this Board formally on May 11, 2017. Mark Torpey, Chairman stated what is before the Board this evening is consideration for SEQRA Coordinated Review. There were several variances required from the ZBA for the project. In order for this project to move forward the Planning Board must rule on SEQRA. We are speaking of a project with a 110 room hotel, 114 senior housing units, 66 assisted living units, 2 restaurants approximately 5,000 square feet each, 72 condos, 5 retail stores and 14 and Townhouse units. Very large project in conjunction with the other projects we have been working on in this area. This is the largest project in comparison. This applicant has performed a traffic study. We have received a great deal of information and we are awaiting information from the traffic study as well as other questions which needs to be answered in terms of the Board undertaking SEQRA this evening. Applicant: Top Capital of NY, LLC Agent: Don Minnery, Saratoga Associates; Emily Gardner, Saratoga Associates; Mary Jo Bennatenny; Lou Giardino; Amy Dague, SRF-Traffic Study Mr. Minnery stated they will review the traffic study in its entirety for the overall 4 projects. Then specific Station Park analysis, review of the geotechnical information, and review Part I of the EAF which the Board had several questions and would like clarification and answers on and also Part II questions. We understand we will not complete SEQRA this evening. Amy Dake, Senior Traffic Engineer, SRF and Associates stated she will provide a brief overview of the study. This information is in draft form and she anticipates making some changes following the review by this Board. City of Saratoga Springs – Planning Board – August 10, 2017 - Page 2 of 13 Ms. Dake provided a visual presentation of the study area and the existing traffic study. A visual presentation of the proposed project was also provided. The project site is bounded by Station Lane to the north, West Avenue to the east, railroad tracks to the west, and Washington Street to the south. The area includes the existing intersections of Church Street/West Avenue, Station Lane/West Avenue and Washington Street/Washington Street. We then reviewed the multimodal forms of transportation. Pedestrian facilities which currently exist were reviewed noting sidewalk areas, bicycle facilities and trail facilities. CDTA routes were reviewed as well as the trolley concept. We reviewed the background traffic conditions this includes areas which are under construction and would generate additional traffic in the study area. The following projects were identified: Pitney Meadows Community Farm, The YMCA expansion, the Rite Aid Pharmacy expansion, a residential and retail development at 118 West Avenue, the West Avenue Development which is next to the YMCA, and the Washington Commons Residential and Commercial Space. Traffic related information with regard to all of those developments was obtained from the City. Traffic related to all of those was added to the existing conditions. In addition to that we added a 0.3% growth rate for the five years we studied in order to account for anything which might happen and generate additional traffic in the area. On top of that we looked at the other three developments in our area that are before your Board at this time, Intrada, Akew, and Faden. So we have townhouse units, condominiums, assisted living, senior housing, couple of restaurants, a hotel and some retail space throughout the buildings. Information was provided and reviewed concerning trip generations, site traffic volumes and adjustments as well as capacity analysis results showing level of service. Ms. Dake reviewed the transportation demand management recommendations as well which includes various strategies that produce a more efficient use of transportation resources and increases the efficiency of the transportation system. The following strategies are recommended for consideration in connection with the proposed project. Transit Coordination, Share Programs such as bike share, or car share, shared parking and unbundled parking, bicycle facilities and services. These strategies can reduce travel demand. Ms. Dake provided the following conclusions and recommendations to the Board. -Transportation Demand Management strategies are recommended for all of the pending and proposed developments in this area in order to reduce site generated traffic volumes as a form of mitigation for these projects. Mark Torpey, Chairman requested the thresholds for Transportation Demand Management for the project. Ms. Dake stated she will provide information to the Board. -Signal timing optimization is recommended at the West Ave/Church St intersection. The drop in the level of service at this location was not huge and it was mitigated by minor changes to the signal timing. A round about was evaluated at this location but does not operate well at this location. Level of services E’s and F’s. It does not fit in the right of way. Signal timing optimization combined with area wide TDM strategies will provide acceptable operating conditions at this location. -A new three color, fully actuated signal is recommended at the West Avenue/Station Lane intersection in 5 years when build out is complete. -A roundabout was evaluated at the West Avenue/Washington Street intersection and is not feasible at this location. Therefore, installation of a new right turn lane is recommended on the eastbound, northbound and southbound approaches. The signal will require phasing and timing optimization. Level of service currently is D’s and E’s. -A signal lane roundabout is recommended at the new Washington St/Station Boulevard intersection. Todd Fabozzi questioned the use of a roundabout and pedestrian safety in this urban area. Clifford Van Wagner stated he agrees with Todd. Ms. Dake provided information on the use of a roundabout and traffic flow. Pedestrians and roundabouts are something which is being studied. This intersection can certainly be signalized versus a roundabout. Kate Maynard, Principal Planner stated this area it is looking to be a neighborhood center and pedestrian friendly. City of Saratoga Springs – Planning Board – August 10, 2017 - Page 3 of 13 This is a much more urban model, much more than is currently there. I would recommend strongly the Board consider how the land use interacts with the transportation mitigation. There are a series of ideas to contemplate and consider. Roundabouts do have some pros but they are not a catchall solution. Mark Torpey, Chairman stated at that particular intersection there will be mitigation necessary as it is a deep “F” rating. Jamin Totino, Vice Chairman stated he is concerned about the idea of the widening of the street. I cannot think of a place in town that has three or four right turn lanes. That would be a significant intersection. This entire area is meant to be a pedestrian friendly area. To widen three streets in this intersection I worry what the end result would be. We need to pay close attention to that as well. Clifford Van Wagner spoke about the new construction of Rite Aid and the Stewarts shops which have both undergone major construction and now we tell them we will be removing 10 feet of the frontage. I don’t know where you will get the property. Ms. Dake stated she will revisit the site and see what can be done. We have projected traffic volumes and we tend to overestimate our trip generation. There is a chance it might not be as bad as projected. Clifford Van Wagner stated this is also the truck corridor and that has not been considered. Mark Torpey, Chairman stated we do have some comments from the Complete Street Advisory Board. They have provided some good comments which were provided to the applicant’s agent. Tim Wales, City Engineer questioned the Table #3 Capacity Analysis. Are the figures before mitigation? Ms. Dake stated yes. Tim Wales, City Engineer stated he is interested to see the capacity table with mitigation. There are a number of failures listed in the Level of Service. I am also concerned about the TDM. There are a number of initiatives there which rely on the City. They may or may not be ready to implement. We need to have a discussion about capacity analysis without TDM. I think we need to see what the mitigation is without the TDM. Ms. Dake stated the mitigation is without the TDM. Kate Maynard, Principal Planner, City of Saratoga Springs stated it might come to a series of conversations about physical improvements and programming changes. We have received some correspondence over the last several days. Complete Streets Advisory Board which does have a number of technical comments as well as broader Complete Street items. Correspondence was received from CDTA. I have reached out to DOT and once we receive their input I will forward that onto the Board. Mark Torpey, Chairman stated we will now hear from Tom Johnson from Chazen Engineering. Tom Johnson, Traffic Engineer; Transportation Services Manager, Chazen Engineering. This study I have performed a is a broad brush analysis and traffic study for this project using information obtained from SRF Associates for Station Park at Saratoga and Creighton Manning’s information concerning project Intrada. Additional technical information was requested and will be reviewed for a more in-depth study. I have received the appendices and have begun to review them. The study does follow the standard procedures for analyzing existing, no-build and build conditions for a traffic study to determine the impacts of the projects under construction. I am in agreement with their trip generation calculations which are a big part of the traffic studies on the surface. I have not gotten into the review of credits taken for the traffic volumes as well as the internal and pass by credits. Internal credits as well as pass by credits are appropriate to take when you have a Mixed Use Development. Mitigation measures and level of service tables need to City of Saratoga Springs – Planning Board – August 10, 2017 - Page 4 of 13 be provided for all approaches for a clear idea of the level of services purposes. This will help the Board know of all the impacts and whether or not to accept decreases in the level of service. Everyone is under the impression that it will be very difficult to enter and exit this development. This information will be helpful to the Board in making their determination if they can live with a level “D” or “E” level of service. The concepts of mitigation measures were difficult to read and follow. A simple concept on an aerial versus a designed sketch would be very beneficial and easier for the Board to visually see. The concepts should also provide information concerning the sidewalks, the pedestrian paths, the bikeway, so you can see everything and the concept and not just the intersection but extend beyond the intersection and if it touches additional intersections and driveways and how everything will fit along the corridor. It is important to see the entire corridor with all the improvements. What impacts the right turn lanes have on existing properties. Mention of signaling at these intersections. We would like to see a signal analysis to assure that a signal is warranted at these intersections. A sight distance is a concern since the vehicular traffic travels at a rate of 50 mph coming into the City, the feasibility of the recommended roundabout for this intersection should be expanded to include the high speeds and the grade of Washington Street over the railroad tracks. A network analysis should be conducted to determine the feasibility of implementing roundabouts adjacent to signalized intersections. There is a possibility of extending the review area on Church Street to the east and West Avenue to the south to determine if other intersections would be impacted. The amount of traffic based on the figures shows we are at the 100 trip threshold at these nearby intersections. A 100 trip threshold is an industry guideline used to establish what intersections to include in the traffic study. It may impact level of service at these intersections as well. I am trying to get a good handle on what the traffic currently is, what the impacts would be and all of the improvements determine how it will affect your sidewalk systems, you plan for the bike path, and the pedestrian path as well. Those will be included in my next review as well. Mark Torpey, Chairman thanked Mr. Johnson and requested the information on the next review be provided to staff and forwarded onto the Board so the traffic analysis can be finalized. Jamin Totino, Vice Chairman stated he has been concerned about the traffic on West Avenue for some time. In addition when a new project is proposed in this area traffic has been an issue. Expanding the traffic study in this area is a good idea and warranted. Discussion ensued concerning the delays in traffic exiting the existing businesses. Mark Torpey, Chairman stated perhaps the applicant’s agent can update the Board concerning the test pits and borings, as well as reviewing the T-5 requirements and identifying some concerns in terms of the layout. Additional information concerning any new items or information would be helpful as well. Mr. Minnery stated information has been received concerning the geotechnical studies. A visual presentation was provided where the test pits and borings were performed. Infiltration site test results are performed to determine the permeability of the soils. This area is all sand and great for stormwater management. Groundwater elevations at the test locations were provided as well as the mapping surface of the water table. A chart of depth to groundwater was provided to the Board. Infiltration test results were very good for the stormwater management. These soils are not so good for foundations. We have begun to look at different layout configurations and revisions for the hotel on the site. A visual of the proposed changes was provided to the Board concerning the location modifications. Mark Torpey, Chairman questioned if any of the changes made affected the number of units proposed. Mr. Minnery stated there is a reduction in the units and reduction in parking. We will analyze this and provide the information upon our return before the Board. We have also straightened out the boulevard, which may very well affect the variances and we will review this information as we move forward. Updated information will be forwarded to the staff. Jamin Totino, Vice Chairman reiterated the point of a T-5 District is to build a neighborhood center. Which is very much pedestrian focused in building connections to adjacent areas. Creation of street frontage is important with sidewalks and City of Saratoga Springs – Planning Board – August 10, 2017 - Page 5 of 13 street trees and street lights. Parking is going to be a challenge. The focus is building a neighborhood. You are headed in the right direction but there are some concerns. Mr. Giardino stated the revisions which were made to the project were based upon two things. The traffic and the geotechnical study as well. We are certain that the requirements for parking in the senior buildings will be significantly less than the code would require. We have studies as well to address that. We were waiting for the elevation to groundwater and where bedrock was which is the reason we moved everything to the south especially the hotel and condominiums which require heavier foundations. Discussion ensued regarding the possibility of shared parking with the railroad station. Kate Maynard, Principal Planner, City of Saratoga Springs stated it is within the Boards purview to waive parking spaces, once a review is done to determine if there is sufficient parking provided and if it will result in an adverse impact on the site. Once the applicant provides updated information and drawings and the final traffic analysis to make your determination. Mark Torpey, Chairman stated he feels premature discussing Part II of the SEQRA form. We will pause on this and wait for updated information to complete the SEQRA analysis. 7:30 P.M. The Board recessed. 7:37 P.M. The Board reconvened. 2. 17.044 INTRADA SARATOGA SPRINGS, Washington Street, West Avenue, Station Lane, Special Use permit for construction of multi-family residences within the T-5 District. SEQRA: Action appears to be an Unlisted Action taken on own. DRC other involved agency. However, items of cumulative potential impact have been discussed including Traffic, Stormwater Management, Community Character, Water, and 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. Mark Torpey, Chairman provided to the Board some background information on the project. He stated this project is before the Board for Special Use Permit, as well as SEQRA. This is in the T-5 zone. There are four buildings in all with 158 residential units and also a commercial accessory building associated with this project. We have heard about the traffic study and there is more information which needs to be processed and reviewed. The project site is 19.14 acres and has 260 parking spaces. There are 96 one bedroom units, 44 two bedroom units, 18 three bedroom units 8 units reserved for youth aging out of foster care. Mixture of the 50, 60 and 80% AMI income requirement. Basically all units will be affordable housing except for one unit set aside for the building manager. 40 year commitment by the applicant for affordable housing. 30 year loan in place with the Housing Finance Committee as well. City Council approved a pilot program to help the applicant out with the pro-forma for the bank. Water and sanitary sewer connections will be provided on Washington Street. There is no impact for pump station requirements per the City Engineer. Utilizing an existing curb cut on Washington Street with the Post Office for ingress and egress so there is no additional point of entry. Parkland easement, wetland trail, interpretative signage, ACOE delineation and DEC delineation have all been documented and are on file. Endangered species information has been reviewed and received as well. Green infrastructure practice on the bioswale is a component of the project. Funding has been provided for the escrow account so the City Engineer can begin studies on the additional traffic analysis that we have looked at. Applicant: Vecino Group Agent: Mike Ingersoll, Matt Brobston, LA Group; Molly Chang, Architect City of Saratoga Springs – Planning Board – August 10, 2017 - Page 6 of 13 Mr. Ingersoll provided information concerning the funding process and the hope for all approvals in place for 2019 occupancy. A visual presentation of the project was provided to the Board for review as well as. We formally modified the site plan on Washington Street. We were able to create some parking with a few tweaks of the building. We also have some soils data that is encouraging for the infrastructure. We have deeper soils and will provide deeper infiltration. Our civic space could be a part of the park. We do have a traffic analysis to present with an offer for a fair share contribution to move forward. Lastly we will talk about further about existing drainage and we have a more thorough analysis and provide more drainage concepts. A visual presentation of the site plan was provided to the Board. Introduction of two streets in the site as well as parallel parking with the ability to create pedestrian linkage. Mr. Ingersoll reviewed the water line location to the site as well. Soil information was obtained today and shows good soils by the road in front. This will provide the ability to infiltrate with bioretention basins. Possibly with the right separations we will be able to do permeable pavement. Mr. Ingersoll reviewed their traffic generated in the corridor. We produce 67 total peak trips, 59 to the east, and 8 to the west. The magnitude of traffic generated by the site on any one approach for offsite intersections will be less than the NYSDOT and ITE threshold of 100 site generated vehicles. We do not feel we have SEQRA issue. Discussion ensued concerning the on street parking and traffic mitigation. Mr. Ingersoll stated existing conditions at the Washington Street/West Avenue intersection in the PM hour is 2,008 trips. Additional growth brings it to 2,366 trips. Peak hours with the non Top Capital Projects are 2,534, at full build out are 2,721. Our calculations show us at 2.2% increase in the traffic in this area. We are willing to provide funding in the Amount of $25,000 in our Special Use account for our fair share in traffic mitigation. Discussion ensued concerning the proposal to have money placed in escrow for traffic mitigation. Justin Grassi, Land Use Board attorney stated in order to move forward the Board must review SEQRA, to make a determination of significance. During this review we find the applicant to have no or small impact on traffic and we move forward and grant Special Use and/or we move to Site Plan, and then we try to impose a condition concerning traffic fees, there could be an argument made that there was a small to no impact, there would be no support to adding the condition to site plan. Mark Torpey, Chairman discussed how this can be worded and worked into the SEQRA determination. Kate Maynard, Principal Planner, City of Saratoga Springs stated based on the traffic study we are still trying to figure out what may need to happen in this area. We have existing deficiencies and the cumulative as well as the individual impacts that we are looking at. I would caution the Board in terms of its been a very good exercise to date in terms of collaboration among the applicants. They have come to the table provided monies for escrow and provided their data freely. There is a lot of good cooperation that we are very happy to see. In terms of what the Board wants to do, were are not quite there yet. You may agree in terms of furthering the cooperation, as Mark stated ensuring that this is looked at proportionately. I terms of establishing a cap it is one we would have to live with further down the road. Mark Torpey, Chairman stated he feels it is premature to come up with a number at this point. Todd Fabozzi, stated we are looking at other intersections. There has to be an agreement on a formula, this is only for one intersection. Mark Torpey, Chairman stated the Board will be working with the applicant on the Open Space portion of it including the possibility of rescinding the recreation fees as a result of that donation. We are conscious of working with the applicant to decrease the cost. Tim Wales, City Engineer stated regarding the 2.2% figure, and the numbers of trips generated by this entire area are at 300-400 new trips. Did you take a percentage of the total trips per day? City of Saratoga Springs – Planning Board – August 10, 2017 - Page 7 of 13 Mr. Ingersoll stated absolutely. If nothing is built, the City still has an issue with traffic from Greenfield. Mr. Ingersoll stated there is a sound rationale in what the applicant is proposing for traffic mitigation. This project alone does not degregate the level of service in this intersection. No applicant will move into this corridor knowing they have to pay hundreds of thousands of dollars. It is not fair. No one has paid yet. Tim Wales, City Engineer stated he is not sure what that number is. If all 4 projects come up with a total of one million dollars, each applicant will be responsible for 30% of that. If these improvements are required before all these projects are built someone has to come up with an extra $700,000. The City cannot come up with the extra funds there is capital budget planning involved. It could take several years for the City to come up with the funding. In the meantime these projects are moving forward and the traffic is building up. Maybe as you move forward you can consider a percentage versus a set amount. Mark Torpey, Chairman stated we still have more work to do on the traffic study. Hopefully it will be less than a million dollars. Look at the TDMs and their impact. Then we would be in a position to revisit this. Mr. Ingersoll stated we are proposing some type of a playground or civic amenity. We are prepared tonight to give the the City $20,000 to be set aside in escrow for this civic amenity, which would serve this project and the city as well. This would be our civic contribution. Existing drainage pattern was provided to the Board. PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 8:22 P.M. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Chris LePan, 3 St. Charles Place. The test pit information only provided depths. You are digging a hole next to wetlands. This does not make sense. These projects are holistic. Ground water and drainage to be treated holistically. Tim Wales, City Engineer stated we are still waiting for the geotechnical reports. Mark Torpey, Chairman stated the Board has reviewed Part I of the SEQRA form submitted by the applicant. There are still some questions are concerns which need to be addressed. Does the Board feel comfortable moving forward with SEQRA review. Jamin Totino, Vice Chairman questioned the possibility of a conditioned SEQRA Negative Declaration. Justin Grassi, Attorney for the Land Use Board spoke regarding SEQRA. As an unlisted action a conditioned Negative Declaration is on the table. There are procedural aspects to a conditioned Negative Declaration which might make it unattractive for both the applicant and the Board. One of those is that if a conditioned negative declaration is issued, we must leave the public hearing opened for another 30 days, in which they can comment on the conditions to see if any new significant impacts are raised by the public. So, that means we will wait an additional 30 days in which to take action on this application for Special Use Permit. The alternative if the mitigation efforts were self imposed by the applicant, then it would not be a conditioned Negative Declaration. If the applicant were able to provide reasonable mitigation measures that gave us no or small impact or even moderate to large, and we were able to go into Part III, and we would say even though its moderate to large, it would not be a significant environmental impact because the applicant proposes such and such that would also work to avoid a conditioned negative declaration. Mark Torpey, Chairman and the Board reviewed the SEQRA Part II form. Mark Torpey, Chairman stated SEQRA Part II form question #13 impact on transportation. We identified a number of different things – one is to look at potentially reducing parking. We looked at whether or not on street and parallel parking on Washington was potentially appropriate and safe and we will have more information to assess that as well. City of Saratoga Springs – Planning Board – August 10, 2017 - Page 8 of 13 We spoke about coming up with a mitigation strategy that makes sense. We do not know exactly what that is yet. Nor do we know the total cost associated with it, so we need more information. I would call it an agreement that you’ll come up with a fair share and an equitable method for apportioning costs. You have provided one mathematical way of getting there but I think there may be some others as well and we will want to work those out certainly. Mr. Ingersoll stated on the record we will offer to work with the other applicants to present to the Board prior to site plan review a fair share mitigation as best as we can. Justin Grassi, Attorney for the Land Use Boards stated if the applicant is self imposing a condition and what the Board would want to be aware of is that calculation would have to be in front of the Board before any approvals are granted so there is some mechanism of enforcement. Mark Torpey, Chairman stated we also have some recommendations from the Complete Streets Committee, the CDTA and DOT, so having your input and thought on that would be helpful as well. 157 out of 158 units are affordable, and that you are committed to that. The affordable component is so important. Justin Grassi, Attorney for the Land Use Board stated this will come back at the Special Use Permit is approved as well. The Board will have the option to limiting that to a certain number of units if it so chooses. SEQR DECISION: Clifford Van Wagner stated that based upon the information provided by the applicant in Part I of the SEQR Full Environmental Assessment Form, and analysis of the information provided and presented in Part II of the SEQR Full Environmental Assessment Form, the project will not result in any large and important impacts and, therefore, is one that will not have a significant adverse impact on the environment. Based on this, I move to make a SEQR negative declaration for this action. 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; Bob Bristol, in favor; Abigail Wolfson, alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated the Board will now move onto Special Use Permit, reviewing the criteria for a Special Use Permit. This project is in conformance with the Comprehensive Plan. The first project to provide affordable housing for the City. This is in harmony and promotes the general purposes of the Comprehensive Plan. The density intensity and compatibility of use with the neighborhood and community character. This is compatible with existing uses. Safe and efficient pedestrian and vehicular access. Reducing the parking, issues associated with transportation and spoke about strategies for mitigation. We would like to see before Site Plan what the mitigation is and the fair contribution by each of the participants. A final plan that looks at these intersections and pedestrian experience is safe and promotes walk ability of the community. This project has the ability to connect to existing infrastructure concerning water and sewer. This is a fairly low imprint for this project. Environmental and natural resources of the site and neighboring lands. We spoke about the potential open space, the contribution of $20,000 by the applicant towards the park. We had discussion concerning the trail connection and interpretative signage. Long term economic viability of site, neighboring properties and districts. The city has stepped up with a pilot payment in lieu of to improve the viability of the project. Definitive commitment of 157 out of 158 units that will be affordable for a 40 year commitment. City of Saratoga Springs – Planning Board – August 10, 2017 - Page 9 of 13 PUBLIC HEARING: Mark Torpey, Chairman closed the public hearing at 8:47 P.M. Jamin Totino, Vice Chairman made a motion in the matter of Intrada Saratoga Springs, Washington Street, West Avenue, Station Lane that the application for Special Use Permit be approved. 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; Bob Bristol, in favor; Abigail Wolfson, alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 The Board recessed at 8:48 P.M. The Board reconvened at 8:54 P.M. 3. 17.033 HENRY STREET CONDOMINIUMS, 120 Henry Street, two lot final-commercial subdivision within The Transect-5 Neighborhood Center (T-5) District. 3. 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. SEQRA: Unlisted Action. DRC is other involved agency; they pro-actively deferred SEQRA lead agency status on May 17, 2017. Mark Torpey, Chairman stated this project is before the Board for a two lot subdivision as well as a Special Use Permit. This is for the construction of a 30 unit multi-family residential building in the T-5 District. At the workshop we discussed several items which remain outstanding. The applicant has since provided the photometric analysis. Janet Casey requested I ask about HOA control of the artwork, or perhaps professionals have control of this civic space. Other items were brought up such as the lease line. Applicant: Bob Boucher, applicant/developer Agent: Mike Ingersoll, Matt Brobston, LA Group Mr. Ingersoll provided a visual presentation of the site. Based on our last appearance before the Board we have submitted and provided to you a revised streetscape and civic space. Mr. Ingersoll provided a review of some of the changes. There will be no shared parking on this site. Mr. Ingersoll provided information concerning additional parking availability within 300 feet of the building. The loading area we proposed is still being reviewed and is not finalized. The art gallery management policy will be finalized before site plan approval. We are in the process of coordinating with Skidmore, the art galleries and the HOA to form an Art Committee. Photometric diagram was prepared and provided. We will commit as part of the subdivision and site plan to extend the water main and the extension of the sewer along Henry Street. Civic and pedestrian area was revised. Additional benches were added. Delivery and loading zone area was revised. Major deliveries will be accommodated in the parking garage area. A parking study was performed by the applicant’s agent noting there are 79 parking spaces available within the 300 feet of the building available. The City of Saratoga Springs – Planning Board – August 10, 2017 - Page 10 of 13 photometric study was reviewed for the Board, noting compliance with the dark sky guidelines. No spillovers to the neighbors. The lease line is 40 feet from the building. We are not impeding the lease line. PUBLIC HEARING: 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 9:15 P.M. Mark Torpey, Chairman asked if there was any further comment from the Board. Jamin Totino, Vice Chairman stated this is a very creative project. I have thought so from the beginning. The applicant has come a long way in working with the neighbors and making the project more compatible with the neighborhood. I think it is a great project. Mark Torpey, Chairman questioned if the Board is comfortable with the proposed parking. Mr. Ingersoll stated when the applicant reappears before the Board for Site Plan approval all the issues regarding parking will be resolved for presentation to the Board. SEQRA The Board is in receipt of the EAF Part I long form provided by the applicant. This has been reviewed to the Boards satisfaction. The Board reviewed the Part II long form EAF, noting the location of the property being adjacent to the historic district. No large or important areas of concern were noted. SEQR DECISION: Clifford Van Wagner stated that based upon the information provided by the applicant in Part I of the SEQR Full Environmental Assessment Form, and analysis of the information provided and presented in Part II of the SEQR Full Environmental Assessment Form, the project will not result in any large and important impacts and, therefore, is one that will not have a significant adverse impact on the environment. Based on this, I move to make a SEQR negative declaration for this action. 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; Bob Bristol, in favor; Abigail Wolfson, alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated we will now move onto the 2-lot subdivision. We spoke about the lease line, No issues relative to that. Any questions or comments from the Board. City of Saratoga Springs – Planning Board – August 10, 2017 - Page 11 of 13 Jamin Totino, Vice Chairman made a motion in the matter of the Henry Street Condominiums, 120 Henry Street, 2 lot final commercial application be approved as submitted. Bob Bristol 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; Bob Bristol, in favor; Abigail Wolfson, alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated we will now move to the Special Use Permit. The Board discussed the following items regarding the lighting, the applicant has proposed lighting fixtures with the ability to be dimmed if necessary. At site plan approval we will further discuss the oversight and jurisdiction of the proposed art gallery. 30 units in total for the project. Other aspects can be dealt with a site plan. Clifford Van Wagner made a motion in the matter of the Henry Street Condominiums, 120 Henry Street, that the application for Special Use Permit be approved with the conditions as noted by the chair. Jamin Totino, Vice Chairman 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; Bob Bristol, in favor; Abigail Wolfson, alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 5. 17.049 SPENCER SUBDVISION (BELMONTE), Kaydeross Park Road & Arrowhead Road, sketch plan review for 20 lot subdivision in the Suburban Residential-2 (SR-2) District. SEQRA: No action required with site plan review. Action appears to be unlisted. BACKGROUND: Proposed project is adjacent to SR-2 Zoning District which permits clustering to be considered as well as 20% bonus of units should permanent public accessible open space be provided. Mark Torpey, Chairman stated this project is proposing a 20 lot subdivision with clustering. This is a sketch plan discussion to provided feedback to the applicant. Applicant: Peter Belmonte, Belmonte Builders City of Saratoga Springs – Planning Board – August 10, 2017 - Page 12 of 13 Agent: Brian Osterhout, Environmental Design Partnership Mr. Osterhout stated this is two parcels which are being combined for 12.79 acres. No constrained lands on this project. A visual presentation of the proposed project was provided to the Board. There is a lack of pedestrian connection in this general area. An aerial view of the area was also provided. A density bonus is allowed in this area. Extensive archeology studies have been done in this area and we just received information yesterday that this area is now clear. When we return for preliminary subdivision approval we are looking to obtain a 22 lot subdivision. The lots will be smaller than 22,000 square feet. We are looking to maintain the rural character of this area so there will be no homes built along Kaydeross Park Road maintaining open space and providing a rural buffer. We will be connecting through to Julian’s Way and extend this pedestrian connection. The 22 lots works well and we are working between two areas that are already developed. We are proposing 5.8 acres of open space. Some of this will be used for stormwater management. 2.72 acres is required and right now this is more than double the requirement. Mark Torpey, Chairman asked if the applicant is proposing maintaining some of the larger trees in the area or perhaps just clear cutting. Mr. Belmonte stated it is always their intention to save the vegetation whenever possible. It is difficult sometime when you get into the compressed lots it is not always as flexible as we hope. The tree scapes at the rear edges of the lots will be saved and we will maintain as much as possible of the streetscape and open space as possible. Mr. Osterhout spoke regarding existing infrastructure and the ability to extend and connect. Upgrades to existing pump stations were made by the County. There will be no issues concerning capacity and we will provide documentation to the City. No wetlands present. Concerning endangered species there are only the northern long eared bat which is present on almost every project these days. What would be proposed is no tree taking during maternity roosting season which November 1st through March 31st clearing window. The Karner Blue Butterfly assessment was conducted. No Blue Lupine in this area. This site is located in an archeological sensitive area so studies have been done. Once completed all final reports will be provided to the Board. Several proposed models of homes were provided. They are in keeping with the current homes in the area. There is an existing pole barn structure on the site. It does not have any real significance. There will be sidewalks, street tress and street lights. Kate Maynard, Principal Planner, City of Saratoga Springs stated encourages the Board to be concerned about Open Space and obtain more information concerning what that consists of. Stormwater management, buffered areas details. Mark Torpey, Chairman thanked the applicants for the presentation. Look forward to having the project return before the Board. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 10:00 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 12/14/17 City of Saratoga Springs – Planning Board – August 10, 2017 - Page 13 of 13