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HomeMy WebLinkAbout20231004 3376 Broadway Treehouse Site Plan Narrative part 3 Proposed Micro-Production of Alcohol and Eating & Drinking Establishment 3376 South Broadway, Saratoga Springs SEQR Full Environmental Assessment Form – Part 3 February 6, 2024 2 | P a g e PART 3 EVALUATION OF THE IMPORTANCE OF IMPACTS Responsibility of the City of Saratoga Planning Commission as Lead Agency Part 3 must be prepared if one or more impact(s) is considered to be potentially large, even if the impact(s) may be mitigated. Instructions Discuss the following for each impact identified in column 2 of Part 2: 1. Briefly describe the impact. 2. Describe how the impact could be mitigated or reduced to a small to moderate impact by project change(s). 3. Based on the information available, decide if it is reasonable to conclude that this impact is important. To answer the question of importance, consider: − The probability of the impact occurring − The duration of the impact − Its irreversibility, including permanently lost resources of value − Whether the impact can or will be controlled − The regional consequence of the impact − Its potential divergence from local needs and goals − Whether known objections to the project relate to this impact List of References Submitted Herewith or Previously Submitted Attachment 1 – Parts 1 and 2 of FEAF Attachment 2 – Wetland Delineation Report Attachment 3 – Habitat Assessment Attachment 4 – Preliminary Building Elevations Attachment 5 – Phase 1 Cultural Resource Assessment Attachment 6 – OPRHP Correspondence Attachment 7 – Traffic Impact Study Attachment 8 – Acoustic Analysis 3 | P a g e Part 3 - Expanded Environmental Assessment I. Project Description a. Proposed Development The Applicant is proposing to use the Property for the primary purpose of micro-production of alcohol and an eating and drinking establishment with greater than 40 seats (the “Proposed Project”). Both of those uses are principally permitted uses in the GC-R zone in which the Property sits. However, in order to have outdoor dining at the Property, a special use permit is required. Additionally, site plan approval from Planning Board is needed along with Architectural Review of the Proposed Project by the Design Review Board. The Proposed Project, once approved and completed, will be owned and operated by Treehouse House Brewing Company (“Treehouse”) – the world’s largest direct-to-consumer brewer. Treehouse’s beer is only sold at their brick-and-mortar locations and is not available in any restaurant or store. Treehouse was founded in 2011, and currently operates six facilities, including five in Massachusetts and a farm in Connecticut. The Proposed Project will be their first expansion into New York State. Much like their other locations, Treehouse wants the Saratoga Springs location to mesh into its surroundings, with a focus on tying into the campus-feel of the neighboring Saratoga Spa State Park. As can be seen on the attached site plan, the goal of the site design is to emphasis open space and natural surroundings, by giving the patrons ample outdoor space to explore while on site. Further, the preliminary architectural renderings submitted show an effort to compliment the park like environment by using a pavilion, gazebo, and large hardscape area to compliment the architectural design. The Proposed Project will look to improve the site with a 19,950 sq. foot brewery and taproom building, which will house both a brewery and a taproom eatery. The outdoor seating will be on an adjacent patio, some of which will be covered. An accessory pavilion in the rear of the property will also be built for additional eating and drinking space. A circular walkway will wrap around the site. Natural plantings will be added to give it a campus-like feel. There will be multiple stormwater retention ponds, and UDO-compliant off-street parking. Additionally, there will be also be a grab-and-go alcohol sales and retail merchandise for purchase as ancillary use to the micro-production of alcohol. b. Project Site The Project Site consists of ±10.7 acres situated on the east side of Broadway Avenue, south of Crescent Avenue and north of E. West Road in the City of Saratoga Springs. The property is generally bounded to the north by Saratoga Honda and its parking lots south of Crescent Avenue. To the northeast and east of the Project Site are multiple structures and parking lots associated with Four Winds Psychiatric Hospital, located south of Crescent Avenue. Homewood Suites by Hilton 4 | P a g e Saratoga Springs and its parking lots and a wooded lot border the property to the south. The Project Site is currently vacant and consists of an overgrown field with dense brush. A broken asphalt parking lot is located on the western side of the Project Site, adjacent to Broadway. The parcel is generally flat, with a gentle slope on the eastern side of the APE, which descends to a drainage ditch. The former min-golf course was located in the southwestern corner of the Project Site, south of a former ice cream stand/ pro shop. The landscape within the Project Site is an overgrown brush field, bounded by a tree line on all but the western side. The landscape slopes gently to the east. A drainage ditch is located along the eastern boundary of the Project Site. The elevation in the western portion of the parcel is 304 feet (92.7 m) Above Mean Sea Level (AMSL). c. Part 3 Full Environmental Assessment Form Based on Part 2 of the Full Environmental Assessment Form (Attachment 1), the following areas have been identified as a “Moderate to large impact may occur” and therefore should be further assessed in Part 3 of the FEAF: 1. Impact on Land f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). 3. Impact on Surface Water a. The proposed action may create a new water body. 5. Impact on Flooding d. The proposed action may result in, or require, modification of existing drainage patterns. 7. Impact on Plants and Animals g. The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site. i. Proposed action (commercial, industrial, or recreational projects, only) involves use of herbicides or pesticides. 9. Impact on Aesthetic Resources b. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. c. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round 10. Impact on Historic and Archeological Resources b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area 5 | P a g e designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. 13. Impact on Transportation a. Projected traffic increase may exceed capacity of existing road network. 15. Impact on Noise, Odor and Light a. The proposed action may produce sound above noise levels established by local regulation. Section 1. Impact on Land f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). A Stormwater Pollution Prevention Plan (SWPPP), which includes a Stormwater Management Plan has been prepared. The stormwater management plan includes an analysis of the existing and proposed hydrology and hydraulics to ensure that the proposed development does not significantly affect the environment. The results of the report are consistent with a site that can support the proposed development. Although the project will alter the existing site topography, the existing drainage pattern will be generally maintained with all drainage to continue to drain to the southeast corner of the project site. If untreated, the construction of the building and paved areas would increase the rate and volume of stormwater run-off. Therefore, the increase in run-off will be mitigated by the construction of stormwater management facilities designed to temporarily detain stormwater run-off during storm events and slowly release stormwater after the storm event. These facilities are designed in accordance with the NYSDEC Stormwater Design Manual and consist of sedimentation basins and bioretention for treatment prior to discharging into detention basins that will provide stormwater detention and water quality treatment. Stormwater run-off from the building and paved areas will be collected in a series of drainage swales and basins and directed through a piping network to the stormwater management facilities. The stormwater bioretention areas will be sized to mitigate the Water Quality Volume (WQv), and the Runoff Reduction Volume (RRv). Detention basins will mitigate the Channel Protection Volume (CPv), the Overbank Flood (Qp), and the Extreme Storm (Qf). Each of these is addressed below: • Water Quality Volume: The required WQv is provided in multiple bioretention basins. • Runoff Reduction Volume: The RRv is achieved by filtering a substantial portion of the run- off to meet the minimum RRv requirement. • Channel Protection Volume: The CPv requires that a minimum of 24-hour detention be provided for the 1-year, 24-hour storm event. This requirement is met since the detention basins will control the peak discharge from the 10-year storm to the 10-year predevelopment rates. • Overbank Flood: The Qp requires that the there be no net increase in peak runoff for the 6 | P a g e 10- year, 24-hour storm event. This requirement is met since the detention basins will control the peak discharge from the 100-year storm to rates less than the 100-year predevelopment rates. • Extreme Storm: The Qf requires that the there be no net increase in peak runoff for the 100- year, 24-hour storm event. This requirement is met since the detention basins will control the peak discharge from the 100-year storm to rates less than the 100-year predevelopment rates. This project will be required to comply with the State Pollutant Discharge Elimination System (SPDES) Phase II General Permit for Stormwater Discharges from Construction Activities (GP-0- 15-002). To that end, the project will incorporate Best Management Practices (BMPs) to ensure that water quality on site will be protected. BMPs to be employed will, at a minimum, include: • Temporary Erosion and Sediment Control Measures: • Silt fencing placed around construction areas prior to grading activities. • Diversion Channels to prevent runoff from leaving the site • Land clearing activities shall be done only in areas where earthwork will be performed and shall progress as earthwork is needed. • Permanent seeding and planting of all unpaved areas using the hydro-mulching grass seeding technique. • Mulching exposed areas, where specified. • Temporary seeding of all unpaved areas using the hydro-mulching grass seeding technique within 14 days of disturbance. • Frequent watering to minimize wind erosion during construction; and • Rock check dams • Permanent structural practices for this site shall include: • Outlet protection using stone riprap as specified. • Utilize storm sewer collection system that will be tested for water tightness. • Sedimentation basins will also serve as a temporary sediment basin. • Vegetated and/or riprap lined swales. • Retaining walls All erosion and sediment control measures will be designed in accordance with the New York State Standards and Specifications for Erosion and Sediment Controls. The site contractor will be required to adhere to all erosion and sediment control measures as defined in the SWPPP. Since the building will be constructed in a single phase, a waiver to disturb more than five (5) acres at a time will be required. To obtain the five-acre waiver, at least two site inspections be required to be performed during construction by a qualified professional, every seven days, for as long as the disturbed area exceeds five acres. This increased frequency of inspection will ensure that the erosion and sediment control facilities are functioning as designed and that there are no impacts to the waters of the U.S. Based on the above, there will not be a significant impact on stormwater runoff or drainage patterns 7 | P a g e from the project site. Section 3. Impacts on Surface Water a. The proposed action may create a new water body. There is no New York State Department of Environmental Conservation (NYSDEC) regulated wetland or watercourses with the project site. In May 2019, Ecological Solutions, LLC completed a wetland delineation of the project site in accordance with the Army Corps of Engineers (USACE) Wetlands Delineation Manual (January 1987), Routine Determination Method and Northcentral/Northeast supplement. Federally regulated wetlands were delineated based upon the identification of the three mandatory criteria for wetland determination as outlined in the 1987 Federal Manual and supplement: dominant hydrophytic vegetation, hydric soils, and evidence of wetland hydrology. Refer to Attachment 2 for further information. Based on the delineation, federally regulated and City of Saratoga Springs regulated wetlands are limited to the eastern edge of the parcel and encompass 0.53 acres. Per City of Saratoga Springs regulations, the wetland has a 50’ buffer, which prohibits the construction of buildings, parking or impervious surfaces. The only work within the 50’ buffer is the proposed stormwater management area. The proposed stormwater management area is less than ½ acre with an average depth or 2-3’. It is expected that the area will be dry expected after storm events. Based on the above, there will not be a significant impact on surface waters. Section 5. Impact on Flooding d. The proposed action may result in, or require, modification of existing drainage patterns. Refer to the discussion under Section 1 Impact on Land for a discussion of the potential impact on drainage patterns. Section 7. Impact on Plants and Animals a. The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened, or endangered species, as listed by New York State or the federal government. The New York State Department of Environmental Conservation (NYSDEC) Environmental Assessment Form Mapper indicates that the Karner blue butterfly (federally and state listed endangered species) and frosted elfin (State listed Threatened Species) are threatened and 8 | P a g e endangered species potentially located on or in the vicinity of the site. Within its range, the Karner blue butterfly is restricted to dry sandy areas with open woods and clearings supporting wild blue lupine. This type of habitat is usually associated with pitch pine/scrub oak or oak savannah communities that are maintained by fire at an early stage of plant succession. Similarly, the frosted elfin is often associated with remnant pine barrens, oak savannas, or dry oak forest. Frosted elfin feeds mostly on the flowers or seed pods of wild lupine. Ecological Solutions completed a field assessment of the Project Site in September 2023 to review habitats present within the site. The assessment confirmed that preferred habitats of the either species was not present on the Project Site. Upland meadow was the primary habitat on the Project Site, with mixed upland forest and wetland found along the perimeter. Refer to Attachment 3 for further information. Based on the above the project is not expected to have a significant impact on threatened or endangered species. i. Proposed action (commercial, industrial, or recreational projects, only) involves use of herbicides or pesticides. Landscaping and the beer garden may require periodic application of herbicide or pesticides as part of ongoing maintenance. To minimize potential impacts of pesticide/herbicide application, the project will incorporate the best management practices that include but are not limited to: • Use of licensed applicator only • No storage or herbicide or pesticide on the Project Site • Follow all federal, state, and local laws and regulations governing the use, storage, and disposal of fertilizers and pesticides and training of applicators and pest control advisors. • Use pesticides only if there is an actual pest problem (not on a regular preventative schedule). • Do not use pesticides if rain is expected. Apply pesticides only when wind speeds are low (less than 5 mph). • Calibrate fertilizer and pesticide application equipment to avoid excessive application. Based on the above the project is not expected to have a significant impact related to pesticide or herbicide use. Section 9. Impacts on Aesthetic Resources e. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. f. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round 9 | P a g e The Saratoga Spa State Park including a multi-use trail is located directly opposite the Project Site on the west side of Route 9. The project is not obviously different from, or in sharp contrast to, current land use patterns adjacent to Saratoga Spa State park, which include Saratoga Honda to the north and Homewood Suites to the south. From Route 9, the view of the Project Site would be defined a 19,950-sf new, ground-up microbrewery/micro distillery and tasting room. The new facility will contain a microbrewery, micro distillery, pizza kitchen, indoor dining and retail space, off-premises distribution, and accessory storage areas. Refer to Attachment 4 for further information. There is one accessory covered pavilion structure and one open air pergola for on-premises patrons and creating a “campus-like”, pedestrian oriented, outdoor setting. The design inspiration is drawn by the surround area as “the Gateway to the Adirondacks”. The design aesthetic references the deep arts scene in the community of Saratoga Springs and the proximity to Saratoga Spa State Park. With the porch as an integral architectural feature throughout the history of Saratoga Springs, the new building includes a wrap-around porches to greet guests on the exterior of the building. The building includes a main gable inspired by the Agrarian/rural buildings so prevalent in Saratoga Springs. The exterior palette of the building is consistent across the campus with a black metal standing seam barn-like primary gabled structure flanked by simple dark grey insulated metal panel façades on the recessed wings to the north and south. Fully glazed curtainwall facades at the front and rear of the primary gabled structure greet curbside guests at the street face and on-premises guests at the rear of the campus. The taproom contains a wraparound storefront system helping to connect the interior and exterior spaces seamlessly. The accessory pavilion and pergola structures are inspired by campground structures and the pavilions scattered throughout Saratoga Spa State Park erected with simple structural elements. The robust landscape plan is intended to integrate and buffer parking areas and driveways into the site and support a natural and agrarian campus like setting. Additionally, the project is consistent with the existing community character and will not have an adverse impact on any designated scenic resources. The project is not different from or in contrast to current land use patterns along Route 9. The Project will promote the City of Saratoga as a destination for recreation and history, among other things, while maintaining the community's existing character. Overall, the Project will not meaningfully alter the existing view of the Site from publicly accessible vantage points, and in fact, will remain consistent with the existing views of those traveling along Route 9. 10 | P a g e Section 10. Impact on Historical and Archaeological Resources b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. Per the New York State Cultural Resource Information System (CRIS), the site is in an “Archaeological Buffer Area”. Therefore, in October of 2023, Hudson Cultural Services (HCS) completed a Phase 1A Literature Search and Sensitivity Assessment and Phase 1B Archaeological Field Reconnaissance Survey of the Project Site (refer to Attachment 5). The purpose of the Phase 1 Cultural Resources Survey is to determine whether previously identified cultural resources (historic and archeological sites) are located within the boundaries of the proposed project, and to evaluate the potential for previously unidentified cultural resources to be located within the Project Site. The Phase 1A identified seven precontact archaeological sites within one mile of the Project Site. In addition, well-drained soils and a creek near the Project Site suggest that the undisturbed, level portions of the landscape have the potential to contain precontact cultural resources. The Project Site is located in proximity to the Kayaderosseras Creek and Saratoga Lake, where multiple precontact archaeological sites have been identified. The precontact sensitivity for the Project APE is considered moderate to high. Based on the results of the Phase 1A, a Phase 1B Archaeological Field Reconnaissance Survey was undertaken. This included a total of one-hundred and sixty (160) shovel tests completed within the Project Site. The cultural materials collected from the shovel tests included a mix of nineteenth century materials and modern materials. The nineteenth century materials consisted of creamware, whiteware, ironstone machine cut nails and stoneware fragments. The modern material included window glass, bottle glass, plastic and Styrofoam, modern nails, asphalt, and modern building materials (shingles). The evaluation of the material identified indicates that there is not an intact nineteenth century context or site within the Project Site and therefore no further investigation was recommended. The Phase 1A/1B was submitted to the Office of Parks Recreation and Historic Preservation for review. On November 30, 2023, OPRHP issued a letter confirming no further investigation is required and the project would impact archeological resources (Refer to Attachment 6). Based on the above the project is not expected to have a significant impact related to archeological resources. Section 13. Impacts on Transportation a. Projected traffic increase may exceed capacity of existing road network. The project is a moderate traffic generator projected to generate approximately 222 trips entering/141 trips exiting during a Friday evening peak hour and 188 trips entering/173 trips exiting during the Saturday midday peak hour. Approximately 45 of the overall trips both entering and exiting will be drawn from existing traffic already passing the site on US Route 9. 11 | P a g e The analysis of the intersections in the vicinity of the Project Site indicates that the additional traffic generated by the proposed development will have minimal impacts on traffic operations during the peak hours with traffic operations generally being maintained from the background condition. The signalized intersections of US Route 9 at Crescent Avenue and E West Road operate at acceptable overall Levels of Service B or better under existing conditions and will operate at acceptable Levels of Service C or better with the proposed development traffic. There are a couple minor drops in Level of Service at the US Route 9/Crescent Avenue intersection from the background condition including: • Northbound through/right movement during the Saturday midday peak hour (LOS B to C, +2 seconds average delay) • Overall intersection during the Friday evening peak hour (LOS B to C, +2 seconds average delay) • Southbound left turn movement during the Friday evening peak hour (LOS B to C, +5 seconds average delay). All Levels of Service are maintained from the background condition at the US Route 9/E West Road intersection during both peak hours. The unsignalized site exit driveway is anticipated to operate at an overall Level of Service E for left turn exiting traffic during the Friday evening peak hour (38 seconds average) and Level of Service C for left turn exiting traffic during the Saturday peak hour (23 seconds average delay). The southbound left turn movement at the site entrance driveway is expected to operate at Level of Service B during both peak hours with 11-15 seconds average delay. There are no notable impacts to the free flow north/south through traffic movements on US Route 9 anticipated at the site driveways. There are no off-site mitigations measures recommended. Based on the above the project is not expected to have a significant impact related to transportation. Refer to Attachment 7 for further information. 12 | P a g e Section 14. Impact on Noise, Odor & Light g. The proposed action may produce sound above noise levels established by local regulation. Tree House expect to incorporate tap room shows into the project similar to its other locations. Tap room shows are typically ever Friday and Saturday, with acts expect to perform outside under the pergola when weather permits. The typical taproom show is expected to include anywhere from a solo artist to a trio of artists, with approximately 80% of those acts acoustic. The acoustic performers would have a small sound system with up to three speakers The other approximately 20% of artists would consist of one to three piece bands playing electric instruments at a level or volume that allows for, easy conversation within the taproom and surrounding area. To assess the potential impacts of tap room act performing on the pergola, acoustic emissions were modelled. For the model, two loudspeakers were assumed at elevated height of 10 feet above the pergola floor. The assumed sound levels were based on previous measurements of live music. Refer to Attachment 8 for the results of the model. The model shows how sound emitted from the speakers would fall off with distance. Sound emissions are shown with color contours which are in 1 dB increments. The contours are shown for a receptor’s ear height, 5 feet above grade. Saratoga Springs regulates noise in Chapter 148: Noise. There are daytime and nighttime noise limits given depending on the district of the receptor. Amplified sound within residential districts is limited to 60 dBA during the nighttime hours of 11pm through 7am. For non-residential districts, essentially daytime limits (8am through midnight) are set to be 85 dBA with nighttime regulations prohibiting amplified sound from being “clearly and distinctly heard.” Bordering the east side of the project is the Four Winds Hospital. While this use is not in a residential area, the Applicant has opted to use the nighttime residential noise code for guidance and developed a project goal for taproom music acts. This approach is exceptionally conservative given that outdoor music events are not planned past 11pm. Essentially, tap room acts are expected not exceed sound levels of 60-to-65 dBA at Four Winds receptor vantage points. Note that 65 dBA would be the sound level of a typical conversation between two people that were three feet apart. Receptors of concern include the western façade of the Four Winds buildings and outdoor recreation areas such as the seating areas and playgrounds on the east side of the Four Winds buildings. Meeting this goal will ensure there is no negative acoustical impact. The model shows receptor Locations A thought H, which are identified as follows: − Receptor A - Saratoga Honda − Receptor B though G - Four Winds Buildings − Receptor F - Four Winds Outdoor Seating Area − Location G - Four Winds Playground 13 | P a g e − Location H - Homewood Suites The attached model illustrates a typical tap room event. Note that the grey line represents the 60 dBA contour and project goal. Results show that the 60 dBA contour remains mostly on Project Site while still providing sufficient coverage for an audience area in the beer garden. Within Four Winds, the outdoor seating area and playground, show emissions of 40-to-42 dBA, almost 20 dB below the residential nighttime noise code limit. Based on the above, the project is not expected to have a significant impact related to noise.