Planning Board

PLANNING BOARD MINUTES (FINAL) THURSDAY, OCTOBER 26, 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, Janet Casey, Clifford Van Wagner, Amy Durland, Todd Fabozzi; Abby Wolfson ABSENT: Bob Bristol STAFF: Kate Maynard, Principal Planner, City of Saratoga Springs Justin Grassi, Counsel for the Land Use Boards arrived at 7:35 P.M. ANNOUNCEMENT OF RECORDING OF PROCEEDING: The proceedings of this meeting are being recorded for the benefit of the secretary. Because the minutes are not a verbatim record of the proceedings, the minutes are not a word-for-word transcript of the recording. ANNOUNCEMENT OF ADJOURNED PROJECTS: ADJOURNED PENDING ADDITIONAL INFORMATION: 17.036.1 MANEY MULTI-FAMILY, 18 Cherry Street and 38 Marvin Alley, consideration of SEQRA Lead Agency Status and coordinated SEQRA Review for multi-family residences in the Urban Residential-4 UR-4) District. 17.057 CERRONE SUBDIVISION, Old Schuylerville Road, two lot residential conservation subdivision within the RR District. 17.027.1 STATION PARK (TOP CAPITAL) MIXED USE DEVELOPMENT, Washington Street/Station Lane, SEQRA review within the Transect-5 neighborhood Center (T-5) District. 17.061 STATION LANE APARTMENTS, (ASKEW), Station Lane, Special Use Permit for 36 multi-family residential units within three proposed structures within the Transect-5 Neighborhood Center (T-5) District. 16.025 MENDENHALL SUBDIVISION, 101 Old Schuylerville Road, 4-lot preliminary conservation subdivision within the Rural Residential (RR) District. UPCOMING PLANNING BOARD MEETINGS/AGENDA WORKSHOPS: Planning Board Caravan, Monday, November 6, 2017 at 4:00 P.M. Planning Board Workshop, Monday, November 6, 2017at 5:00 P.M. Planning Board Meeting, Thursday, November 9, 2017 at 6:00 P.M. PRIVILEGE OF THE FLOOR: None heard. S A. APPLICATIONS UNDER CONSIDERATION: RECUSAL: Board member Amy Durland recused from the following application. 1. 17.071.1 ZIMMERMAN PROPOSED TWO LOT SUBDIVISION, 139 Grand Avenue, Zoning Board of Appeals, Advisory Opinion and request for SEQRA Lead Agency in the Urban Residential-3 (UR-3) District. SEQRA: Action appears to be a Type I due to its location within the Historic District. The property not just the structure is a contributing property to the Historic District. ZBA has requested lead agency and requested Planning Board to defer. Revised long EAF has been received. BACKGROUND: Applicant wishes to subdivide property at the corner of Grand and Beekman into 2 lots. Variances required: Lot is currently 0.193 ac with proposed subdivision into 4,125 square feet for each lot (6,600 minimum required) and 60’ average lot width (lot 1 proposes 55’). Side yard setback for original structure on lot 1. Advisory Opinion is required of the Planning Board due to the lots as proposed being substandard. Kate Maynard, Principal Planner, City of Saratoga Springs stated the property is a contributing property to the Historic District. A long EAF form is required since this is a Type I action and has been received. CORRESPONDENCE RECEIVED BY THE PLANNING BOARD: Letter received from Frank Capone. Letter forwarded from Maureen Curtin from the project applicants. Applicant: Michael Zimmerman & John Galt Mr. Geoff stated they are proposing a subdivision. They are looking to open up the street. Looking to subdivide the property to make it look better in the neighborhood. This property is far over on Beekman and we are far over on Grand it allows a huge amount of land to create a home and a more pleasant walking atmosphere and hopefully to help out the arts district. We find that having a double lot is a maintenance nightmare for us. Mr. Zimmerman stated the proposal is to take the lot on 139 Grand Avenue, 0.193 acres and over 8,000 square feet and divide it into two properties. Each being non-conforming 4,125 square feet. This property is unique as it currently stands with 150 feet frontage on Beekman Street. The existing lot is conforming with both the minimum average lot width and minimum lot size requirements. The request would result in the creation of two substandard lots. Parcel A would not meet either the minimum average lot width or minimum lot size requirements, and Parcel B would not meet the minimum lot size requirement. The current requirement is 6600 square feet. The proposed variances fit in with the density and character of the neighborhood. Many of the homes in the neighborhood are built on similar or small lots. This plan would also alleviate some of the parking issues which currently exist on Beekman Street. The applicant provided information concerning the sizes of neighboring homes. This variance will create the possibility of two ample sized homes on ample sized lots with plenty of space for each. Information was provided to the Board showing this would not negatively impact the neighborhood character and actually fits in the neighborhood. Clifford Van Wagner spoke concerning the proposed subdivision. He does not think it is a good idea to create two substandard lots for no compelling reason. The Planning Board does not create substandard lots. This is a contributing property to the Historic District. I would not be in favor of any subdivision of this lot. City of Saratoga Springs – Planning Board October 26, 2017 - Page 2 of 15 PUBLIC COMMENT: Jenn Eggleston, 135 Grand Avenue. We just moved in at the end of August. We had no idea the property could be subdivided. We might have reconsidered purchasing this home. Frank Capone, 119 Grand Avenue, Dublin Square Apartment Homeowners Association President. I forwarded a letter to staff. Many of the Dublin Square Apartment Homeowners are against this. This affects the value of our homes and we are not in favor of the substandard lots being created. Beth Dellarocco, 124 Beekman Street. This is a really tiny lot. It is two substandard lots. It is just too small. This is a mistake; maintain this as a Historic house. Colleen Morgan, 7 Dublin Street. I am against the proposed project. The newly created lots will be substandard lots. This will not fit in with the character of the neighborhood. Property values will diminish. The letter we received from the applicants was somewhat threatening and inaccurate. Charles Colamerri, I agree with everything Colleen said. We should not grant smaller lots for subdivision. Jamin Totino, Vice Chairman stated the comments of the neighbors are comments I also share. They are asking us to create two substandard lots and the potential impact on the neighbors will change the character of the neighborhood and negatively impact the neighborhood as well. Kate Maynard, Principal Planner, City of Saratoga Springs stated there is no record of this property being two lots prior. It is historically listed as one lot. Mark Torpey, Chairman stated we have two actions on this application tonight. One is to defer Lead Agency Status for SEQRA to the ZBA if the Board agrees and also an Advisory Opinion to the ZBA on this project. Discussion ensued among the Board on the order of the actions. It was the consensus of the Board to provide the Advisory Opinion first and then the SEQRA Lead Agency Status determination. Mr. Zimmerman stated it was not their intention to be threatening in their communication with the neighbors. The information we obtained was from staff which are no longer employed by the City. Mark Torpey, Chairman stated adding an additional curb cut on Beekman with its proximity to Grand Avenue is a bit of a challenge. Also its proximity to the Historic District. Discussion ensued among the Board concerning the Advisory Opinion. Clifford Van Wagner stated the relief is substantial. The current lot as it exists meets all the requirements of zoning, to take this lot and subdivide it into two illegal lots, I adamantly oppose the creation of two substandard lots which in addition when you look at the ability to build a home that is 20 feet deep you have a ridiculously small home. Janet Casey stated she agrees with Cliff’s comments. Also, this is a historic property, so to create to substandard lots by subdividing historic property, she is not in favor of. I am not inclined to be in favor of it. Clifford Van Wagner made a motion for a Negative Advisory Opinion based on the information and comments provided by the Board. Jamin Totino, Vice Chairman seconded the motion. VOTE: Janet Casey, in favor; Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; City of Saratoga Springs – Planning Board October 26, 2017 - Page 3 of 15  Abigail Wolfson, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman discussed the deferral of Lead Agency Status to the ZBA. Jamin Totino, Vice Chairman made a motion in the matter of the Zimmerman Two Lot Subdivision, 139 Grand Avenue the Planning Board to defer Lead Agency Status to the Zoning Board of Appeals. Janet Casey seconded the motion. VOTE: Janet Casey, in favor; Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Abigail Wolfson, Alternate, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Board member Amy Durland assumed her position on the Board. 2. 17.067 GREENFIELD MANUFACTURING ADDITION, 25 Freedom Way, Site Plan review of proposed 20,875 square feet addition for manufacturing use within the General Industrial (IND-G) District. Mark Torpey, Chairman stated what is before the Board this evening is the site plan review of an 10,875 square foot addition to an existing building and a 10,750 square foot new building in the WJ Grande Industrial Park. This will require two principal structures on one lot. The Planning Board needs to take action to allow this within the IND-G district is required. There was a lot line adjustment needed as well for an additional 9,000 square feet to be acquired from Munter Enterprises on the southern side of the property boundary. Concerning Creighton Manning Engineer traffic report further clarification is needed regarding the original traffic report and versus proposed. The number of parking spaces has gone from 20-27. Kate Maynard, Principal Planner, City of Saratoga Springs stated that the lot line adjustment is a separate action. In the past we have made that a condition of the site plan approval. An application has been submitted separately for this action and reviewed by the Board’s Vice Chair. SEQRA: Action appears to be Unlisted. Applicant: Duane Palmateer, President, Greenfield Manufacturing Agent: John Munter, Munter Enterprises Mr. Munter provided a visual presentation of the proposed project location. Mr. Duane Palmateer, owner/president of Greenfield Manufacturing. Greenfield Manufacturing moved into the park in 2002. We made a decision to build and own our own building. We have been leasing for many years. Our business is growing and we are looking to expand and we do not have the space. We need additional space for warehousing and light work. The new building is for storage and its own containment type operations. This is an opportunity for us to further our business again. We have been a great neighbor in the park and continue to hire more people. Mark Torpey, Chairman stated he was looking at the Letter of Credit. It cites work to be done in the right of way and also City of Saratoga Springs – Planning Board October 26, 2017 - Page 4 of 15 also work on site. There is no proposed work in the right of way, so I am looking for a sense of these inner roadways and responsibility for plowing. Is it strictly on private property. Mr. Munter stated we have approached the city and county to take over Freedom Way. They denied the request. At the present time Freedom Way is a private roadway. 3 buildings along this private roadway will share in the maintenance. This street is built to county and city specifications, so if in the future further development occurs hopefully it will be taken over. Nothing is done on City property. Kate Maynard, Principal Planner, City of Saratoga Springs stated to note the utilities are laid out for the future and current tenants and owners. Mark Torpey, Chairman questioned if all the MSDS forms are kept on file with public safety. Kate Maynard, Principal Planner, City of Saratoga Springs stated she can check on this with public safety, she will send this information to Public Safety. Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. Mark Torpey, Chairman asked if there were any further questions or comments from the Board. Amy Durland questioned if there is any future subdivision considered in the future. Mr. Munter stated for the remaining acreage outside of this parcel it is very possible. 35 acres remain undeveloped. That is part of the IND-G zone. If one company comes in and takes all the 35 acres then no. If smaller companies come in and only want a part of the acreage then yes. Amy Durland questioned the applicant’s statement that the wastewater does not go into the sewer system. Can you briefly explain how it is disposed of. Mr. Palmateer stated it is considered industrial waste. We have a truck come in and load the industrial waste for removal. This is not hazardous waste. We are a zero discharge into the city’s sewer system except for the domestic waste. None of the production floor waste is piped to the sanitary sewer we are zero discharge to the city’s system in this regard. Amy Durland questioned if there was a landscape plan and the possibility of solar. Mr. Palmateer stated there is a landscape plan. He also provided information on the possibility of going solar. They are very open to solar, but not at this time. Discussion ensued among the Board if the other chemical companies on the site discharge any waste in to the city/county system and also the difference in setbacks in this district versus regular zoning regulations. Mr. Munter stated that the chemical companies that are currently on the site do not discharge into the system. He also explained why there is a difference in the setbacks in the IND-G District. Mr. Palmateer stated we work directly with the fire department and they have knowledge of the workings of the building. The entire industrial park does meet to discuss safety issues in the park. PUBLIC HEARING: Mark Torpey, Chairman opened the public hearing at 7:09 P.M. City of Saratoga Springs – Planning Board October 26, 2017 - Page 5 of 15 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 7:10 P.M. SEQRA: Mark Torpey, Chairman stated Part I of the EAF was submitted by the applicant and reviewed by the Board. The Board reviewed Part II of the EAF noting the presence of Frosted Elfin and Karner Blue on the site. 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, Vice Chairman seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Janet Casey, in favor; Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; Abigail Wolfson, Alternate, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated moving onto Site Plan Approval the following conditions will apply: 1. The tree planting schedule will be larger species trees that are in conformance with the Urban Forest master plan. 2. The Planning Board notes the approval on this single lot 2 principal structures are located. 3. A lot line adjustment be completed and signed off on as well. 4. The addition of the sidewalk between the two sites to be connected as part of this site plan. Jamin Totino, Vice Chairman made a motion in the matter of the Greenfield Manufacturing Addition, 25 Freedom Way that the site plan approval be granted with the conditions as noted by the Chairman. Janet Casey seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Janet Casey, in favor; Clifford Van Wagner, in favor; Jamin Totino, Vice Chairman, in favor; City of Saratoga Springs – Planning Board October 26, 2017 - Page 6 of 15  Abigail Wolfson, Alternate, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 3. 17.068 HELIN SUBDIVISION SKETCH, 2 Glenmore Avenue, 5-lot residential subdivision, sketch review within the Urban Residential-2 (UR-2) District. Mark Torpey, Chairman stated this is a sketch discussion this evening for a 5 lot subdivision. The property is surrounded by Grand Avenue, West Circular and Glenmore Avenue in the UR-2 District. Minimum lot size for that district is 6600 square feet. The applicant will speak to the design and layout. There is an existing house on this property at this time, with the intent to demolish as part of the overall project. The applicant has presented views of a 5 lot subdivision as well as a 6 lot subdivision. BACKGROUND: The current parcel consists of 0.9 acre within the UR-2 District. The sketch proposal consists of a 5 residential lot subdivision. The parcel has frontage on Grand Avenue, Glenmore Avenue and West Circular Street. The additional alternative of 6 lots is not zoning compliant and will require variances. Applicant: Jesse Boucher, Kodiak Construction Owner: Marie and James Helin Mr. Boucher stated they are under contract to purchase this property. It is 0.9 acres which allows for a 5 lot subdivision that conforms to all zoning requirements a visual presentation of the proposed subdivision was provided for the Boards review noting the lot configuration for five lots. Mr. Boucher also provided a 6 lot configuration of this property noting the 3 upper lots meet the 6600 square foot requirement. The lower 3 lots are 6,350 square feet each, approximately 250 square feet short of the zoning requirement. Mark Torpey, Chairman stated no action will be taken this evening. This is a sketch discussion to provide input to the applicant. The Board has provided this input on several projects and is looking for the garages to be recessed, and any potential for porches for greater connectivity with the street for a more vibrant neighborhood. This maybe something you want to consider as you progress the plans. Also when you are looking at the tree layout you will have to take into consideration the power lines. Perhaps using trees that are approved in the urban forest master plan which are smaller trees and also consideration of some approved larger trees for those that do not have that constraint on the lots. On the property line towards Grand Avenue I noticed the property line goes through the sidewalk. Concern regarding the ROW. Mr. Boucher stated all the information is based on a map pulled from a 1989 survey which the current owners have. This is the way everything was set up back then. Kate Maynard stated the applicant will want to confirm the property in the ROW. Mark Torpey, Chairman reviewed the requirements for a subdivision concerning sidewalks, street trees, street lights, and ADA compliant sidewalks at the corners. Amy Durland questioned the initial request for a 5 lot subdivision. I am assuming that 5 conforming lots are acceptable to you and the seller. Perhaps 6 would be better configuration wise. The thought was that perhaps the odd shaped middle lot could be reconfigured and perhaps create some type of pocket park. Perhaps the city can help to fund this and be an additional bonus for the neighborhood. Mr. Boucher stated that he did consider moving the 5th lot to the end, but due to the setbacks it would be even more constrained. The thought behind the 6 lots would be to spread the cost of sidewalks, street trees and street lights by 6. City of Saratoga Springs – Planning Board October 26, 2017 - Page 7 of 15 If the opportunity exists to decrease the cost it works better for the potential buyers. Discussion ensued concerning the number of the potential subdivision lots. Jamin Totino, Vice Chairman questioned the possibility of 4 conforming lots. Clifford Van Wagner stated the six lot subdivision drives the price of the homes down and creates a more affordable housing price. Janet Casey stated she states this is a compelling argument for 6. Mark Torpey, Chairman stated feedback has been given to the applicant. PUBLIC COMMENT: Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. None heard. 7:30 P.M. The Board recessed. 7:38 P.M. The Board reconvened. 4. 13.031.4 RIP VAN DAM, 353 Broadway, Site plan modification within the T-6 District. SEQRA: Negative declaration issued for project and correlated Hamilton Street Parking Garage. Current project proposes changes to uses (removal of banquet facility, addition of eating and drinking on top floor), but anticipates an increase in square footage to the space. Planning Board analysis of whether project is overall below the threshold for SEQRA Negative Declaration or if the action needs to be opened for anything to be considered. BACKGROUND: Planning Board issued site plan approval for original hotel and banquet facility proposal. Extension of approval and modification issued. Current proposal seeks to remove banquet facility as use, create 2,900 square feet restaurant on top story, and increase room numbers from 142 to 159. Decrease in overall square footage. Mark Torpey, Chairman stated several things have changed since the application last appeared before the Board. The room count has gone from 142 rooms to 159 rooms. The ballroom or event facility which was to be a 200 seat facility has now been removed from the proposal. There is a swimming pool added to the hotel. A 2900 square foot restaurant which has been added. Also an open air terrace affiliated with the restaurant has been added as well. These are significant changes to what was originally proposed. There are some architectural changes as well. The Planning Board did give site plan approval for this project back in March of 2014. The original proposal was for a hotel with 176 rooms. There were many conditions associated with that approval. Also, the Board approved a site plan modification in September of 2015 and that was the time that the original 176 hotel was reduced to 142 rooms. This is the third iteration of the project. We had 3 members of the Board that had gone through the initial presentation. 4 members of the Board were not on the Board at that time. So additional information would be helpful to these Board members. Todd Fabozzi stated he is especially interested in the Civic Space and what was previously proposed and what is proposed now. Kate Maynard, Principal Planner stated there are areas you may wish to review such as SEQRA to reaffirm the SEQRA Negative Declaration. Some other areas to touch on are traffic, there is also the cumulative aspect in this area with the City of Saratoga Springs – Planning Board October 26, 2017 - Page 8 of 15 next agenda item which are adjacent to each other, such as curb cuts, frontages if it comports with what we are looking for in this urban core area. Civic space. Traffic analysis, this is our truck route. The transformer relocation. This is scheduled to appear before the DRC next week. Mark Torpey, Chairman stated the first step is for us to reaffirm SEQRA. The drawings provided are very appreciative by the Board to gain some insight from DRC more formally before we render our final decision. Justin Grassi, Attorney, for the Land Use Board stated the Planning Board will be looking at any environmental impacts which are new and haven’t been evaluated yet. If there are any such changes the Board will then re-open SEQRA and do a re-evaluation. Clifford Van Wagner stated when we initially reviewed SEQRA for this project we did not have any information or data on the Washington Street project which indicates a change in the neighborhood and precludes us from re-affirming the SEQRA Negative Declaration. This is not the same application. Justin Grassi, Attorney for the Land Use Board stated if the Board was to determine this was a new and different project, it is always recommended to review SEQRA again. Applicant: Saratoga Springs Partners, LLC Agents: Tony Stellato, CHA; Mark Chauvin, Attorney; Javier Negroni, Architect, DLW Architects Matt Chauvin, Attorney stated the project was initially approved in March 2014 at 176 rooms. We did return before the Board for a modification and extension of that approval to 142 rooms. It was a different applicant. The ownership of the project has changed. It is our position tonight to ask for a modification of that approval. We are coming to you with a decrease in the intensity of the use particularly as we have removed the banquet facility from the equation. If there is any impact from this project we are decreasing the impact from a SEQRA perspective when you look at this project. These two projects are two separate applications and projects. We have worked with our neighbor in the coordination of deliveries, etc. This project is different and an improved project we are asking you to improve on the approval which was granted. Mr. Negroni, Architect stated his challenge was to modify and improve it and accommodate the applicants needs. We kept the building at six stories. The whole concept was to minimize the impact on the main street, Broadway. A visual presentation of the proposal of the project was provided emphasizing the reduction in impact of the proposal. The floor plans were provided for the Boards review, noting that the character of the town was first and foremost in the design. We have pedestrian access, we have a lobby. The pool will be in the basement. The second floor will provide meeting rooms. Mr. Negroni provided some floor plans for the Boards review. Visual photographs from all elevations were provided. The use of the brick and staggering the reveal is how we articulate the side of the building and minimize the size of the building. Mark Torpey, Chairman stated the new design does not provide an area for some civic space. The previous rendition had the front of the building set back further. A recessed façade off of Washington. One of the vantage points off of Broadway is less open to reflect the vision of the UPH coming down the street. More difficult to see that focal point now. Amy Durland questioned the 70 foot building height noting additional features higher than the proposed building height. Mr. Negroni, Architect stated only the elevator and stairs are higher to reach the roof. These are no more than 8 feet higher. Mr. Stellato, CHA civil engineer for the project. Mr. Stellato, provided views of the previous proposal as well as the new proposal. The height of the building has remained the same. All elevations of the proposed building were provided to the Board. This does show how the ground floor plan has been modified. The front of the building has been moved forward as well as the column lines. Some of the supporting space is different. The driveways are very much the same not as far back onto the site as previously proposed but the curb cuts remains as well as the service driveway. City of Saratoga Springs – Planning Board October 26, 2017 - Page 9 of 15 A visual presentation of what was previously proposed and the newly submitted plan was reviewed for the Board. This shows orientation, function and program where the building hits the ground. Very little of the site plan has changed. We are trying to add more civic space and street trees adding benches and an art pad. There is an opportunity to discuss some changes that might enhance the civic space and those visuals were presented to the Board. Todd Fabozzi stated to him the essence of civic space is not something to just walk by but a mechanism to allow people to stop and linger and best of all to sit. I think the Adelphi is the perfect way to address that. When you’re speaking about Grand Hotels, two benches does not do it. Mr. Stellato stated first of all they are proud of the streetscape at the Adelphi. There is an opportunity to do some here as well. Our challenge here is what we can plant since we have little area where it will grow. Clifford Van Wagner stated the Adelphi looks great because you have planned it. You did not plan it here. On Monday night we brought it up at the workshop and now you are trying to provide civic space where there wasn’t going to be any. I don’t think you designed civic space into the project as was done in the Adelphi. Mr. Negroni, architect stated he knows that area of the building needs to be developed more. We thought of this area, the drop off as the gathering space. Landscape was not an option due to the limited space. We did think of a fountain feature as well. We have reduced the program and therefore reduced the area for civic space. Janet Casey questioned there isn’t as much room for civic space since everything has been brought up to the road. She is concerned about the traffic. The turn in from the corner will not allow for many cars to enter into the driveway. The truck traffic on that street is a disaster. Mark Torpey, Chairman stated he believes the Board feels that the input from DRC will be helpful. We are not going to take any action on this application tonight and perhaps treat this as a sketch conversation. Make some comments and take back our feedback. Mr. Stellato stated when we talk about the civic space we have less of an area than the Adelphi. Keeping that in mind we still are providing civic space in front of the existing building. There are seating areas, planting areas and art pads. The Broadway streetscape will be very much improved and very much like that of the Adelphi. Our challenge is the sidewalk is only 8 feet. When we speak of civic space in the narrow corridor we have civic space under the cover of the second floor. Perhaps some outdoor seating. There is pedestrian activity connected to the street and is part of the Streetscape that is privately owned. Amy Durland stated the City’s Urban Forestry Program surveyed the City and identified Washington Street as a street of particular need in terms of plantings and trees. I myself am not rejecting that an unimportant. I just don’t know if it’s possible, or if it supersedes other considerations. Mr. Stellato stated it is possible. We have identified areas to provide two street trees which will be very nice. Also some areas to be landscaped. Jamin Totino, Vice Chairman stated part of the issue is that you are at zero feet and you are allowed 0-12 feet setback. To underscore what was previously stated it seems like since Monday civic space is the afterthought. It wasn’t a Central theme of what you were considering when you designed the building. Mr. Stellato stated when we think of civic space the building is built back and there is roof over it, it is still civic space. Jamin Totino, Vice Chairman stated he disagrees. In regard to future consideration is if you were to step the buildings back some you would have room for street trees and you would better conceptualize civic space. Civic space is not a tree or a bench but how the street flows. This has been identified as a high need area this project will set the tone for the rest of the street. It is important to think about this in a more holistic way. City of Saratoga Springs – Planning Board October 26, 2017 - Page 10 of 15 Mr. Chauvin stated they are in a different space now and they are proposing civic space in the front of the building, considering the space that they have for it. This building was moved forward to accommodate the historic buildings, and maintain as much of them as possible while incorporating civic space. Jamin Totino, Vice Chairman stated you are building a hotel that fronts on Washington Street. This project will set the tone for the rest of Washington Street moving west. If we don’t consider something along these lines you still have to consider the pedestrian experience on Washington Street. It is another major entranceway and connection street into the city. Discussion ensued among the Board and the applicant concerning the civic space and the historic buildings surrounding the hotel. Janet Casey stated she understand the applicants concern about balance. The applicant has pulled the building line all the way out to the lot line in order to align with the Starbucks building which is historic and you are trying to balance that off. In order to preserve what you are seeing as a historic line is you have lost the civic space and I think you have lost something in having a less deep turnaround there. What we are trying to say is you have lost civic space and less deep drive area so that there could be potentially traffic issues. I understand the balance you are trying to achieve but it is a choice I do not believe I would make. Mr. Stellato provided the streetscape which was proposed for the Boards information noting the plantings, street trees, street lights, benches. This area also does provide some storm water management treatment. Mr. Stellato continued to provide site plan information interspersing it with what was previously approved for the Boards review. Mark Torpey, Chairman requested a previous rendering of what was approved versus what is being proposed. Mr. Stellato spoke about the deliveries and the delivery entrance which is not a thoroughfare. The Adelphi has an easement through here. Trash receptacles are in this area as well as modifying the removal process. We met with National Grid concerning the transformer. We moved the transformer and it will service several buildings as well. Traffic flow was reviewed and was also provided as well as stacking for the entrance to the hotel. Spoke about the curb cuts which have not changed and those were part of the original approved plan. Mark Torpey, Chairman stated the old site plan approval did include a whole laundry list of conditions. One in particular was that the hotel would provide web based driving directions to encourage folks to go to the parking garage rather than the hotel entrance. Is that an effective way to have patrons go to the garage and valet transport them to the hotel. You can eliminate some of the concerns the Board currently has. Mr. Stellato stated concerning the parking for the hotel. The parking garage on Hamilton Street. The original demand for the hotel and banquet hall as well as the 40 spaces which 260 Broadway has reserved gave us a demand of 285. The parking garage that was approved has 341 spaces. The hotel has a 216 parking space demand. The applicant is still proposing to build the garage per the approved plan at 341 spaces. It is felt there is a demand for the spaces. The original approval did account for spaces to be available to the public for a charge. Finally, no changes to the utilities other than the transformer. Water and sewer are exactly the same. Stormwater management plan essentially remains the same. There is a proposal to extend the stormwater improvements down Washington Street to Phila Street. Amy Durland stated you eliminated the banquet facility and have introduced a 2900 square foot banquet facility. How many seats is that? Mr. Stellato stated the restaurant number is approximately 80. Mr. Chauvin stated the applicant will meet all of the conditions which were previously approved by this Board; he feels that the new applicant is improving the project. Mark Torpey, Chairman stated the original approval makes reference to Maestro’s which no longer exists here. City of Saratoga Springs – Planning Board October 26, 2017 - Page 11 of 15 If a restaurant is associated with hotel we need to address that. Concerning parking spaces for Palio which no longer exists in Saratoga Springs. I would like your consideration to reallocate the 43 spaces from Palio to UPH. Providing free parking and provide real value with a wonderful addition to the City. Something to think about. PUBLIC COMMENTS: Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. It is preferable to have concerns in writing so they can be posted on the web for all concerned parties to see. CORRESPONDENCE RECEIVED BY THE BOARD: Kate Maynard, Principal Planner stated the Board is in receipt of the following correspondence. Email correspondence from the Saratoga Springs Preservation Foundation. Email correspondence received from Debby Copeletti. Email correspondence from Rumara Jewett. Mark Torpey, Chairman stated no action is to be taken this evening. DRC will review this application and provide feedback to the Planning Board. We will need to address SEQRA. Samantha Bosshart, Saratoga Springs Preservation Foundation. I have already submitted a written letter expressing my concerns. An earlier reiteration of this project in concept was not as overwhelming to the oldest commercial building on Broadway. It was also not set right on it and it had more of a transparency to it versus the looming overwhelming building which has been brought forward. The impact to the two historic buildings has changed based on what they are proposing in the site plan. I believe it is quite substantial. I have asked for an Advisory Opinion from the State Historic Preservation Office. They have 30 days to respond. It was not clear how the new building will connect with the historic structure. It is unfortunate that the elevator tower is on the most prominate and visual side of the building next door to the oldest historical buildings on Broadway. The view shed to the UPH is important. The earlier rendering where the façade was pushed back gave it some relief. What protection will be made during construction if they will be blasting to put in the underground pool and the Starbucks and the Rip Van Dam buildings. Dr. Doris Stahl, President, Franklin Square Four Condominium Association. I am speaking on behalf of the Condo Association. The people who are here tonight have been impacted with some changes in the building. We have 58 families that live in Franklin Square 4. More than 2/3rds of the tenants are full time tenants/owners of these condos. We are here because we love it. We have paid over $400,000 in taxes for the City. More than 4 million dollars in taxes over 10 years. We are here to stay and we are getting ready to put some money into this property to enhance it even more. We are not anti-development. There are some improvements which need to be made. A fan on the commissary building is an issue and we hope you consider the placement of the fan, remediation and noise abatement. People cannot sleep, cannot open their windows or doors and they cannot enjoy being out on their terrace. Please pay close attention and help us in this matter. Kate Maynard, Principal Planner stated the Commissary Kitchen was a separate project. The exhaust fan being mentioned was initially proposed for another area. Elizabeth Winner Rosenberg stated I don’t see these projects as not be related. There is a lot going on in this area. Washington Street is going to have a lot going on in a very short period of time. You must take into consideration the additional traffic and pedestrian traffic. Noise abatement. Please do the best you can for all of us who have invested in our homes. Rumara Jewett stated she wrote a 20 page letter. I am professional artist and portrait painter. The Adelphi which is the most beautiful building in Saratoga. You are creating structures that will alter the visual landscape of Broadway that surround the Adelphi and other historic buildings around there. The Rip Van Dam extension and changes are happening in a place where there will be thousands of people attending the shows at the UPH put on by Proctors. Whatever you City of Saratoga Springs – Planning Board October 26, 2017 - Page 12 of 15 put there people will notice. I appreciate the changes which were made. I asked for more views from different locations from Broadway. Samantha Bosshart, Saratoga Springs Preservation Foundation stated she struggles with the renderings. I know in the past there have been balloon studies on other projects and I think since this project is so significant that perhaps a balloon study of the height where these buildings are would be very helpful to DRC and the public to understand the height and scale and mass. Mark Torpey, Chairman asked if there were any further questions or comments from the Board. Clifford Van Wagner stated the width of Washington Street is what it is. I would love to see one side of the street parking 24/7 all year around. It should probably be on the south side. We need to have the ability for trucks and cars to pass. That cannot happen with parking on both sides of the street. This is a great opportunity to do this. Kate Maynard, Principal Planner, City of Saratoga Springs stated she will reach out to Mark Benaquista. Mr. Chauvin stated for the record the issue with the fan is not a part of this building or this project. We will take the information received from the Board and the public and review and discuss the project. Jamin Totino, Vice Chairman exited the meeting at 9:30 P.M. 9:30 P.M. The Board recessed. 9:45 P.M. The Board reconvened. 8. 17.063 WASHINGTON STREET HOTEL & SPA, 19-23 Washington Street, SEQRA Consideration of Lead Agency Status and coordinated review for construction of 62,567 square feet Hotel & Spa within the T-6 Urban Core District. SEQRA: Action appears to be Unlisted with involved agencies of ZBA and DRC. DRC has proactively deferred lead agency status to the Planning Board; ZBA has proactively deferred Lead Agency Status on October 16, 2017. Given proximity to national historic district and historic structures nearby including Bethesda and UPH, Planning Board can seek input from SHPO to consider within SEQRA review. BACKGROUND: Planning Board previously reviewed sketch plan review for the site which has been revised with current application. Hotel and Spa are permitted uses in the T-6 District with site plan review. Application also requires variances from build out requirement, and DRC for architectural review. Applicant: Toby Milday, Partner, Adelphi Hotel Partners, LLC Agent: Tony Stellato, CHA; Jeremy Scherring, Mark Zeff Design in NYC. Mr. Milday stated he would like to introduce this project. This is a 2nd phase to the Adelphi Hotel. We own the Salt and Char restaurant which is our only connection with the Rip Van Dam. We have been completing a four year historic renovation of the building which is completed. We are looking at this project at 19-23 Washington Street. We have a stone house; we are proposing in the back building a 10,000 square foot destination spa with some meeting rooms and 50 additional rooms above. This will include a full renovation of the stone house on Washington Street. It is a wellness facility based on the spa. There can be some juices but no restaurant associated with it. City of Saratoga Springs – Planning Board October 26, 2017 - Page 13 of 15 This does not add any additional activity to our commissary kitchen. I did hear the comments about the commissary kitchen and we will do everything in our power to fix the problem. We want to be good neighbors. We will correct it. This is a historic area and a very important part of Saratoga. We are working with UPH on one side and the Rip Van Dam on the other side. We have this beautiful stone house and we are true believers that these historic buildings make the city what it is today. Our architect will provide you information on the proposed renovations. Jeremy Scherring, Architect with Mark Zeff Design in NYC provided a review of the proposed spa. There are treatment rooms along the west side of the plan, hot and cold pools, relaxation rooms and changing areas which is all happening underground of the stone house. At grade level our building is set back. One is the stone building and one is the UPH. Our proposal is to push back from Washington Street so that we respect this building and UPH. Mr. Scherring reviewed the floor plans of the project, including a hair salon and indoor pool. There will be a one story connector to the stone house, which will be a standalone suite. Also a review of all elevations was provided to the Board. Mr.Stellato spoke concerning the site plan, traffic and the transformer. There is no restaurant in this hotel. Fruit plates and juices will be offered. We did return before the Board back in 2015 with a different rendition of this project. A banquet hall and 23 hotel rooms and 250 seat banquet hall. We introduced that to the Board along with a traffic study. We spoke about the validity of the study and it was felt that it was a valid study and we could build upon it. We have a 52 room and the spa. We are on a site under a half acre here. We did discuss with National Grid the transformer relocation which has been moved. We will surround this transformer with a stone wall and landscaping. The driveway to the hotel has become shorter. Mr. Stellato provided a visual presentation of the site for the Boards review. He also reviewed the proposed deliveries, and trash collection and coordination of those with the Adelphi. Mr. Milday stated there is no restaurant in this hotel. We do have a prep kitchen which will be serving fruit plates and juices. There are several meeting rooms which could have pastries and coffee. It is very light service. There is also room service and that will be coming from the kitchen in the Adelphi which provides our room service. Mr. Stellato discussed the traffic study in 2015 which recommended no mitigation. There is a decrease in the trip generations being just hotel traffic. The site driveway will be pavers with a herringbone pattern. It is an appropriate look with the granite curb. Pavers will be used in the courtyard by the pool. There will be valet parking. The utility plan is A new 6” water service as well as a new sanitary sewer service will be provided to the project. A benefit to relocating the transformer is the two electrical poles will be eliminated following construction. Sternberg Lighting is proposed along the corridor. Stormwater management is proposed and will be handled by a large stormwater gallery. The new storm sewer improvement project picks up the stormwater and will improve the management of stormwater all the way to Phila Street. Discussion ensued among the Board and applicant concerning the potential variances which will be required. PUBLIC COMMENT: Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application. Samantha Bosshart, Saratoga Springs Preservation Foundation stated she has submitted a letter. The Foundation has some concerns. They are very pleased that the transformers will be moved. That is important to the appearance of the stone building. I still think it would be helpful just as I stated at the previous application a balloon study would be helpful to see how this will look behind the stone building. I have concerns about removing portions of the stone building. It is an impact to the historic resources. I did seek an Advisory Opinion from SHPO. Elizabeth Winner Rosenberg voiced concern regarding the mechanical location for the hair salon and the spa in the basement. She has concerns regarding the amenities and what the spa patrons will be expecting in terms of food and refreshment. She also questioned it being ADA compliant. Mark Torpey, Chairman stated what is before the board right now is to accept Lead Agency Status. Both the DRC and the ZBA have deferred to us. City of Saratoga Springs – Planning Board October 26, 2017 - Page 14 of 15 Clifford Van Wagner made a motion in the matter of the Washington Street Hotel & Spa, 19-23 Washington Street, that the Planning Board accepts SEQRA Lead Agency Status for this project. Amy Durland seconded the motion. Mark Torpey, Chairman asked if there was any further discussion. None heard. VOTE: Janet Casey, in favor; Clifford Van Wagner, in favor; Abigail Wolfson, Alternate, in favor; Amy Durland, in favor; Todd Fabozzi, in favor; Mark Torpey, Chairman, in favor MOTION PASSES: 6-0 Mark Torpey, Chairman stated the suggestion for a balloon float would be very helpful for the Board and for our analysis. We await feedback from the DRC in assisting us with our SEQRA determination and review of the project as well. A better understanding of the shared services arrangement would be helpful. Tim Wales was interested concerning the stormwater management treatment in place amongst all parties to make the upgrades that are necessary. We would like to have confirmation for Tim Wales that it is in place and adequate amongst the partners. Parking lot details concerning screening and landscaping. Queuing and stacking here with respect to the parking spaces shown in front of the building, and get a sense of how the Board feels about that operation is taking place is it safe. We spoke about the pedestrian connection and pedestrian safety walking along that area with the five curb cuts. APPROVAL OF MEETING MINUTES: Approval of meeting minutes was deferred to November 6, 2017 Planning Board workshop. MOTION TO ADJOURN: There being no further business to discuss Mark Torpey, Chairman adjourned the meeting at 10:28 P.M. Respectfully submitted, Diane M. Buzanowski Recording Secretary APPROVED 12/14/17 City of Saratoga Springs – Planning Board October 26, 2017 - Page 15 of 15