HomeMy WebLinkAbout20180029 2776.2 SPR info.CITY OF SARATOGA SPRINGS
PLANNING BOARD
0
City Hall - 474 Broadway
Saratoga Springs, New York 12866
Tel: 518-587-3550 fax: 518-580-9480
www.saratoga-springs.org
Planning Board Meeting — February 1 1, 2015
(REVISED)
RECORD OF DECISION
Members Present: Torpey, Bristol, Lewis, Van Wagner, Gaba, Pinsley, Casey
A. Applications under Consideration:
MARK TORPEY, Chair
ROBERT F. BRISTOL, Vice Chair
TOM L. LEWIS
CLIFFORD VAN WAGNER
DAN GABA
HOWARD PINSLEY
JANET CASEY
I . 14.067 Stone Property, 68 Weibel Avenue, SEQRA review for existing buildings,
parking and infrastructure on-site.
ACTION: No action. Continued until February 25, 2015.
2. 14.069 130 Excelsior Mixed Use, 130 Excelsior Ave, special use permit for
mixed use development in the Transect -5 (T5) District
ACTION: Motion to issue SEQRA negative declaration- passed 7-0 (In favor:
Torpey, Bristol, Lewis, Van Wagner, Gaba, Pinsley, Casey). Motion to issue
approval for special use permit- passed 7-0 (In favor: Torpey, Bristol, Lewis, Van
Wagner, Gaba, Pinsley, Casey).
3. 14.059 77 Excelsior Mixcd Use Development, 77 Excelsior Avenue, Special Use
permit for commercial and residential uses in a Transcct 5 (T 5) District.
ACTION: No action. Continued until February 25, 2015.
ACTION: No action. Continued until February 25, 2015.
5. 14.053 21 Park Place Condominiums, 21 Park Place, Site plan review for multi-
family residences in an Urban Residential -4 (UR -4) District.
ACTION: No action. Continued until February 25, 2015.
6. 14.064 Union Fox Apartments, 72 Union Avenue, Site plan review for multi-
family residential in an Urban Residential -4 (UR -4) District.
ACTION: No action. Continued until February 25, 2015.
B: Planning Board Minutes:
® January 14, 2015- passed 5-1-1 (In favor: Torpey, Bristol, Lewis, Gaba, Pinsley; Abstention: Casey;
Absent: Van Wagner).
■ January 28, 2015- passed 5-1-1 (In favor: Torpey, Bristol, Lewis, Gaba, Pinsley; Abstention: Casey;
Absent: Van Wagner).
Signature:
Planning Board Chair
Date: February 24, 2015
CITY OF SARATOGA SPRINGS
PLANNING BOARD
City Hall - 474 Broadway
Saratoga Springs, New York 12866
Tel: 518-587-3550 fax: 518-580-9480
www.saratoga-springs.org
Planning Board Meeting — March 11, 2015
RECORD OF DECISION
Members Present: Torpey, Lewis, Van Wagner, Gaba, Pinsley, Casey
Members Absent: Bristol
A. Applications under Consideration:
MARK TORPEY, Chair
ROBERT F. BRISTOL, Vice Chair
TOM L. LEWIS
CLIFFORD VAN WAGNER
DAN GABA
HOWARD PINSLEY
JANET CASEY
ACTION: Adjourned until March 25, 2015.
2. 14.053 21 Park Place Condominiums, 21 Park Place, Site plan review for multi -family
residences in an Urban Residential -4 (UR -4) District.
ACTION: No action. Continued until March 25, 2015.
3. 14.060 Hoffman Carwash Facility, 2216 NYS Route 50, proposed special use permit for
a car wash facility in the Highway General Business (HGB) District.
ACTION: No action. Continued until March 25, 2015.
4. 14.076 19/23 Washington Street Development, 19 and 23 Washington Street, (Adelphi
Hotel Redevelopment), Sketch plan review and consideration of SEQRA lead agency and
SEQR review for Hotel and Group Entertainment Facilities.
ACTION : No formal action with sketch plan review.
5. 15.001.1 Saratoga Independent School, 459-539 Lake Ave, Consideration of SEQRA
lead agency status and environmental review in the Rural Residential (RR) District.
ACTION: Motion to seek continued status as SEQRA lead agency- passed 6-0 (Torpey,
Van Wagner, Lewis, Gaba, Pinsley, Casey). Motion to approve amended SEQRA negative
declaration- passed 6-0 (Torpey, Van Wagner, Lewis, Gaba, Pinsley, Casey).
6. 15.003 Brodwin Pre•e 131 Lincoln Ave Advisory Opinion to thc Zoning Board of
Appeals in thc Urban Rc.;idcntial 1 District.
Signature: Date: March 12, 2015
Planning Board Chair
CITY OF SARATOGA SPRINGS
PLANNING BOARD
0
City Hall - 474 Broadway
Saratoga Springs, New York 12866
Tel: 518-587-3550 fax: 518-580-9480
www.saratoga-springs.org
Planning Board Meeting — July 22, 2015
RECORD OF DECISION
Members Present: Torpey, Bristol, Van Wagner, Lewis, Gaba, Casey
Member Absent: Pinsley
A. Applications under Consideration:
MARK TORPEY, Chair
ROBERT F. BRISTOL, Vice Chair
TOM L. LEWIS
CLIFFORD VAN WAGNER
DAN GABA
HOWARD PINSLEY
JANET CASEY
1. 15.019 Proposed Zoning Ordinance text amendment- Clubhouse definition
(Saratoga National), Advisory Opinion to the City Council.
ACTION: Motion to set public hearing for August 12, 2015, request 60 day
extension from City Council, and permit applicant to contact Mark Schachner
regarding the proposed amendment- passed 6-0 (In favor: Torpey, Bristol, Van
Wagner, Lewis, Gaba, Casey).
2. 15.018 O'Shea/Ethier Subdivision, 316-318 Ballston Ave., public hearing for a
12 -lot residential subdivision within the Transect -4 Urban Neighborhood (T-4)
District.
ACTION: Motion to affirm SEQRA negative declaration and approve 12 -lot
subdivision- passed 6-0 (In favor: Torpey, Bristol, Van Wagner, Lewis, Gaba,
Casey).
3. 14.053 21 Park Place Condominiums, 21 Park Place, Site plan review for multi-
family residences in an Urban Residential -4 (UR -4) District.
ACTION: No action. Continued until August 12, 2015.
4. 15.032 Bazaar Subdivision,. 2 North Circular St., public hearing for a two -lot
residential subdivision in the Urban Residential -2 (UR -2) District.
ACTION: Motion to issue a SEQRA negative declaration- passed 6-0 (In favor:
Torpey, Bristol, Van Wagner, Lewis, Gaba, Casey). Motion to approve two -lot
subdivision- passed 6-0 (In favor: Torpey, Bristol, Van Wagner, Lewis, Gaba,
Casey).
5. 15.031 Agrochem Farm and Dairy, Freedom Way, public hearing for a two -lot
commercial subdivision in the Industrial- General (IND -G) District.
ACTION: Motion to issue a SEQRA negative declaration- passed 6-0 (In favor:
Torpey, Bristol, Van Wagner, Lewis, Gaba, Casey). Motion to approve two -lot
subdivision- passed 6-0 (In favor: Torpey, Bristol, Van Wagner, Lewis, Gaba,
Casey).
PLANNING BOARD RECORD OF DECISION, PAGE 2
JULY 22, 2015
6. 15.030 Agrochem Farm and Dairy, Freedom Way, Site plan review for
manufacturing use in the Industrial -General (IND -G) District.
ACTION: Motion to approve site plan- passed 6-0 (In favor: Torpey, Bristol, Van
Wagner, Lewis, Gaba, Casey).
7. 15.016 East Ave Development — Residential, East Avenue, Special use peiniit
review for 2 attached residential units of proposed mixed-use development within
the Transect -5 (T-5) District.
ACTION: Motion to accept SEQRA lead agency status- passed 5-0-1 (In favor:
Torpey, Bristol, Van Wagner, Lewis, Casey; Recusal: Gaba). Motion to issue a
SEQRA negative declaration- passed 5-0-1 (In favor: Torpey, Bristol, Van Wagner,
Lewis, Casey; Recusal: Gaba). Motion to issue special use permit with conditions -
passed 5-0-1 (In favor: Torpey, Bristol, Van Wagner, Lewis, Casey; Recusal: Gaba).
8. 15.017 East Ave Development —Mixed -Use, East Avenue, Special use permit
review for 12 residential units and 6,700 square feet of commercial development
within the Transect -5 (T-5) District.
ACTION: Motion to issue special use permit with conditions- passed 5-0-1 (In
favor: Torpey, Bristol, Van Wagner, Lewis, Casey; Recusal: Gaba).
9. 15.034 Graziano Subdivision, 33 Joseph Street, public hearing for a two -lot
residential subdivision in the Urban Residential -2 District.
ACTION: Motion to issue a SEQRA negative declaration- passed 5-0 (In favor:
Torpey, Bristol, Van Wagner, Lewis, Casey; Recusal: Gaba). Motion to approve
two -lot subdivision- passed 5-0-1 (In favor: Torpey, Bristol, Van Wagner, Lewis,
Casey; Recusal: Gaba).
Signature: Date: July 23, 2015
Planning Board Chair
Mr. Male stated the application is exactly as Kate Maynard described it. This was approved as a site plan. It was
subdivided into two parcels. All existing utilities are there. The water line is along the back. The sewer line is in the
public right of way. In conversation with Tim Wales I believe I have addressed all his issues. A checklist was sent to
him this afternoon. The only issue at this point is to reference the existing utilities and show what was approved on
the site plan 3 years ago.
Mark Torpey, Chairman questioned the HOA language.
Mr. Male stated the HOA will maintain the road and the storm water management area.
PUBLIC HEARING:
Mark Torpey, Chairman opened the public hearing at 7:49 P.M.
Mark Torpey, Chairman asked if anyone in the audience wished to comment on this application.
None heard.
Mark Torpey, Chairman closed the public hearing at 7:50 P.M.
Mark Torpey, Chairman stated the language in the HOA has been worked out with the staff and the applicants
attorney.
Clifford Van Wagner made a motion in the matter of the O'Shea/Ethier Subdivision, 316-318 Ballston Avenue for a
12 lot residential subdivision within the Transect -4 Urban Neighborhood T-4) District, with modifications to the HOA
language. Reaffirmation of the SEQRA Negative Declaration, no physical changes to the project.
Janet Casey seconded the motion.
Mark Torpey, Chairman asked if there was any further discussion.
None heard.
VOTE:
Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor;
Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor;
MOTION PASSES: 6-0
3. 14.053 21 PARK PLACE CONDOMINIUMS, 21 Park Place, Site plan review for multi -family residences in
an Urban Residential -4 (UR -2) District.
Mark Torpey, Chairman stated the Planning Board provided feedback to the applicant at the last meeting. The areas
of concern were the size of the structures, fire access, vehicular ingress and egress, potential on street traffic issues,
Terms of the HOA, in terms of protecting trees, location of HVAC air conditioning equipment, hydrant flow and
pressure, DRC weighed in with an Advisory Opinion in terms of design. Additional letters of support. Some letters
have been received.
City of Saratoga Springs Planning Board Minutes — July 22, 2015 - Page 5 of 18
Kate Maynard, Principal Planner stated the Planning Board had deferred SEQRA Lead Agency Status to the Zoning
Board of Appeals. ZBA issued a SEQRA Negative Declaration for this project. The ZBA also issued variances from
maximum principal building coverage and minimum front yard setbacks. Saratoga Springs Preservation Foundation
provided correspondence, Josh Dulmer, City Arborist provided recommendations related to his expertise and
successful preservation of the 150 year old trees on the site. This is before you for site plan review. The Planning
Board has received many comments to date. The Zoning Ordinance your criteria for site plan review ensures that
the development of the proposed site will not adversely impact nearby properties, community character, or the
general health, safety and welfare of the community, which then goes into the site plan criteria. You have received
revised plans. You have received HOA language drafted. Parking arrangements were provided, how spaces will be
allocated and maintenance of site related items which contain either the open space vision, mature trees on site, as
well as the impervious surfaces, sidewalks, driveways, etc.
Comments received prior to meeting:
Lenore Strocchia-Rivera, PhD- Union Avenue.
Mark Herwig, 107 Regent Street.
Beverly Mastroianni, 125 Regent Street.
Diane & John Roche, 30 Circular Street.
Andrea Gardner, 105 Regent Street.
Nicole Herwig 107 Regent Street.
Ashley Gardner, 160 East High Street, Ballston Spa.
Jim & Barb Lombardo, 35 Park Place.
Christopher Wallace, 33 Newark Street.
Robert Toole, LA, 215 Regent Street.
Nancy Lombard, 3 Lee Drive.
Kirk Haner.
Phil Murphy, Greenwich CT.
David Wolfe.
Dr. Peter Shea, 7 Saratoga Circle.
Tom Gardner, 480 Broadway.
Regent Street Neighbors —12 signatures
The applicant will provide an overview of the changes.
The Board recessed due to technical difficulties by the applicant @ 8:00 P.M.
The Board reconvened at 8:06 P.M.
Agent: Tonya Yasenchak, Engineering America
Applicant: David Haner, owner
Ms. Yasenchak provided a brief overview of the project outlining the changes which were made since the last time
the applicants appeared before the Board. A visual presentation was provided. This project is located at the corner
of Park Place and Regent Street. The applicant is proposing the addition of two two-family residences to the existing
three unit site.
BACKGROUND INFORMATION:
June 2014 — application submitted to the ZBA.
June 2014- Planning and Zoning decision to have ZBA Lead Agency Status for SEQRA.
October 2014 — City Arborist visited the site and provided comments.
November 2014 — Preservation Foundation reviewed the project.
City of Saratoga Springs Planning Board Minutes —July 22, 2015 - Page 6 of 18
November 2014 — DRC provided Advisory Opinion to the Planning Board, unanimous approval.
December 2014-ZBA provided Negative SEQRA determination, unanimous zoning approval.
2015 — the project retumed before the Planning Board.
Ms. Yasenchak reviewed the Comprehensive Plan to show how this project is consistent with the neighborhood, as
well as the plans and the goals of the City. In the Comprehensive Plan both in 2001 and 2015 version it does say it
would like to encourage the development of higher density residential alternatives within the Urban Core. To
promote a broader mixture of uses in selected areas to encourage social, business and residential interaction and
diversity. The key for future growth is focusing development near the City's core and the existing infrastructure
resources. This is very important because as the City grows there is limited space for it to grow. In order to reduce
any kind of urban creep into the neighborhoods where the City wants to keep more farm like, it will as a City has to
look at lots and the resources that are within the City. This project does fit within the goal outlined in the
Comprehensive Plan. The map in general shows this area should be in a HDR Core Urban Density. This suggests
10-15 units per acre. This site is 0.726 acres which would equal to 10.8 units. The lot is in an HDR -2 zone
which would suggest a higher density. This is in a UR -4 zone. This site does have over 31,636 square feet of
developed property. We are within the parameters. A three apartment structure exists currently on the property. We
are asking for 7 units out of the 10 which is allowed. A neighborhood review of the homes and its diversity in
multifamily residences and architectural styles. Review of elevations was provided. The proposed project buildings
are no longer mirrored. We have added porches. We have not changed density. We have made some drastic
changes to the driveways. We are only adding one driveway. All driveways will have the ability to access the street
going forward. Parking has been revised. 11/2 spaces are required per unit. 10 units would be required. Parking
spaces will number 14 on the site. They are the appropriate size. Statistics regarding traffic accidents was also
provided to the Board. Construction schedule has not changed just the timing. Extensive information concerning
stormwater management during and after construction. Information regarding the trees. Infrastructure improvements
will be made. The applicants are adding curbing and 2 Stemberg Street lamps. All lighting will be downward facing.
Eight of the eleven trees will remain and 6 additional trees will be added. Two hydro flow tests were performed and
they have more than adequate supply for the residences as well as emergency services. Sanitary sewers will be
tied in to the existing infrastructure. Revised landscaping plan was also submitted. Air conditioning units have been
moved and are now located on the sides and backs of the buildings. They are located within the courtyard. Trash
areas have been relocated and screened. HOA language has been included concerning the maintenance of the
trees. Concerning the adequacy of the fire lanes and emergency vehicles, we do have a letter from the Fire Chief
which stated the concems they previously had have been rectified with the new driveway configurations. The
applicant has shown that this project the addition of two — two family units is still within the zoning which has been put
forth as well as the Comprehensive Plan.
PUBLIC COMMENTS:
Mark Torpey, Chairman stated will now provide privilege of the floor to the audience.
Dan Maney, 108 Regent Street. I live adjacent to the project. I am opposed to the project. Mr. Maney provided
some history of the street and area, noting how these homes and this area was rehabbed, many years ago. This
project will change the character of the neighborhood.
Alice O'Brien, 21 Park Place. Ms. O'Brien cited the City Code Chapter #241 subdivision regulations. This is not a
subdivision but it is a subdivision. This is a family neighborhood. There are overshadowing issues. Trees on site
forever lost. Privacy is lost. Inadequate setbacks. Added density, detriment to me and my home. Increase of traffic.
Mark Herwig, 107 Regent Street. Regarding the pink map. Increase in density, too much going on. Even though
garages have been taken out of the plan; there are the same number of cars, people and density. 5 Accidents on the
corner are 5 too many.
City of Saratoga Springs Planning Board Minutes — July 22, 2015 - Page 7 of 18
Deidre Ladd, 113 Regent Street. Provided a brief overview of the neighborhood. The schools, high school,
preschools, church, soup kitchen, etc. Tons of cars and an amazing amount of traffic. This is a very unique spot.
Diversity of buildings. No one in the neighborhood wants this project. Very heavy foot traffic.
Ann Trainor, 77 Regent Street. Neighborhood signatures were submitted to the Board. These people have lived
here for a long time and don't want to move. Some homes listed as 2 families but they are not 2 families. This is a
busy traffic area.
Ashley Gardner, Ballston Spa. Regarding the trash, there is not enough space for trash. Six cans for garbage and
recycling. Arborvitae not adequate to replace the beautiful hedge on the property, This plan is not significantly
different from what it was originally. I do believe in infill development. Concern where the construction materials and
storage would be located.
Jane Wie, 44 White Street. I have lived here since the 1960's. My husband John Kaufman bought our home at 44
White Street in 1978. This project is not consistent with the neighborhood. We object to this project.
Ms. Yasenchak noted that there were approximately 13 letters which were written and sent to the Planning Board
within the last couple of weeks in support of the project.
Christopher Wallace, Newark Street.
Richard Haner.
Kirk Haner, Clifton Park.
Phil Murphy, Greenwich CT.
Susan Kiley, East Avenue.
Dr. Peter Shea, Saratoga Circle.
Stephen Lombard, Lee Drive.
Nancy Lombard, Lee Drive.
Dr. Lenore Stroochia-Rivera, Union Avenue.
David Wolfe, Division Street.
Kathryn Oppedisano, Pepper Lane.
Zita Ryan, Woodlawn.
Barb Haner, Webster Street.
Clifford Van Wagner read out of the new Zoning Code 7.2.4 evaluation of criteria for site plan review: "Ensure that
the development of post site will not adversely affect the impacts on the property, community character, or the
general health, safety and welfare of the community. The Board's evaluation shall include the following: Location,
arrangement, size, design and general site compatibility of buildings. Adequacy and arrangement of vehicular traffic
access, and circulation. Location, arrangement, appearance and sufficiency of off street parking". That is what we
have to look at. From the beginning this Board felt this project was too much. I have struggled with the visual
density. My contention is the visual density has hardly changed at all from the initial application.
These buildings do not blend in. It is oil and water to me. I go back to the neighbors speaking about how it is going
to affect their properties. Therefore, I cannot support this project at all.
Tom L. Lewis stated I commend the applicant for a number of things which were changed. It is a neighborhood
character issue. It is a density issue and I am not comfortable voting for this.
Janet Casey stated she is opposed to this project. The traffic issue. Too much density. While the Comprehensive
Plan does support infill, it does not necessarily mean every single space needs to be filled it. This is a particular plot,
with a particular character in a historic district. I do not support it.
Dan Gaba stated he will not support this. It is the same horse with a different color.
City of Saratoga Springs Planning Board Minutes — July 22, 2015 - Page 8 of 18
Bob Bristol, Vice Chairman stated from the beginning his issues were density related questions. I do not feel the
project has reached the level of defending their case that it is not.
Mark Torpey, Chairman stated the Planning Board does have a responsibility in terms of looking at the location,
arrangement, size, design and general compatibility of the buildings. I know the DRC has weighed in on this.
They have provided an Advisory Opinion. They do not have any jurisdiction in this project. It is our responsibility to
look at this in a discerning way to make a judgment call about size, design, location and arrangement. I drive by this
area in the morning just to get a sense of it. I drive by it on my way home from work again to get a sense of it and a
feel for the area. I was trying to find what exactly my problem with this project is. It has to do with the concept in
general. The layout of the courtyard as being the focal point of the project. You have a beautiful site, a beautiful
home and have done wonderful things to it. This bulks out and isolates the feel of that property from the neighbors.
The pedestrian feel and connection will be gone. I respect your desire to want to do this. This is running counter to
the public connection and that feel. I cannot get over that. I appreciate the work you have done. It is the sense of
connectivity. When you look at the Comprehensive Plan to encourage new housing development to be consistent
with the human scale, historical context and design and characteristics of traditional Saratoga neighborhoods. I can't
in good faith support the project because it does not hit that hurdle.
We have a uniform Board on this.
Clifford Van Wagner proposed the Board speak to legal counsel and each other and take time to draft a motion for
this project and issue that at the next meeting on August 12, 2015.
Dan Gaba seconded the motion,
VOTE:
Clifford Van Wagner, in favor; Dan Gaba, in favor; Bob Bristol, Vice Chairman, in favor;
Tom L. Lewis, in favor; Mark Torpey, Chairman, in favor; Janet Casey, in favor;
MOTION PASSES: 6-0
The Board recessed at 9:15 P.M.
The Board reconvened at 9:24 P.M.
4. 15.032 BAZARR SUBDIVISION, 2 North Circular Street, public hearing for a two -lot residential subdivision
In the Urban Residential -2 (UR -2) District.
Applicant: Al and Meghan Bazarr
Agent: Michael Ingersoll; LA Group; Larry Ambrozino, Project Manager
SEQRA:
Action appears to be Unlisted.
BACKGROUND:
Proposed lot located close to dead end of Catherine Street (abuts Route 50 ROW). Lot currently has a sidewalk, and
curb along Catherine and North Circular frontages.
Mr. Ingersoll provided a visual presentation to the Board of the site. We have a parcel here which is .64 acres. The
house currently on this site is being renovated at this time. There is a back building. They will create a parcel off of
Catherine Street. We have gone to the real estate committee because the stoop on the building is in the right of way
City of Saratoga Springs Planning Board Minutes —July 22, 2015 - Page 9 of 18