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HomeMy WebLinkAbout20240277 137 Maple High Peaks Canna Site Plan Application April 18, 2024 Charles Marshall, Chairman City of Saratoga Springs Planning Board 474 Broadway Saratoga Springs, New York 12866 518-587-3550 Re: 137 Maple Avenue, Site Plan Application Dear Board Members, Our firm represents High Peaks Canna Inc. (the “Applicant”) in its proposal to repurpose the existing building and parking lot located at 137 Maple Avenue in Saratoga Springs, New York (the “Property”) as a retail cannabis dispensary (the “Project”). The Applicant received a conditional special use permit (See Exhibit A, Notice of Decision) for the Project on March 14, 2024, from the City of Saratoga Springs Planning Board (the “Planning Board”). As part of the conditional special use permit approval, the Planning Board declined to waive the site plan review requirement. In so doing, the Planning Board expressly requested information concerning the Applicant’s landscaping plans for the Project and indicated that a fully engineered site plan would not be required, given the limited scope of the Project. As the Planning Board is aware, no external physical modifications to the existing structure are proposed. Accordingly, to the extent the balance of the materials ordinarily required in connection with a site plan application for construction are not relevant to the Planning Board’s considerations for this Project, we respectfully request those remaining elements be waived. To assist the Planning Board’s review, the Applicant has also enclosed:  Exhibit B, Site Plan Application  Exhibit C, Landscape Renderings Chairman Marshall April 18, 2024 Page 2 Separately, the Applicant hand delivered a check in the amount of $1,100 to the City, representing the Application fee for this Site Plan. The Applicant respectfully requests the Planning Board approve the site plan application based on the proposed landscape modifications as shown on the renderings. When reviewing landscaping of a parking lot with fewer than fifteen (15) parking spaces, a landscape architect’s design is not required (§13.5(G)(1)). Also, we note that a public hearing is not required for site plan review. Given that a hearing has already been held on the underlying Special Use Permit application, the Project has not materially changed since that hearing and the fact that the Site Plan application addresses minor landscaping plans for an existing structure, we do not believe an additional hearing is warranted. See §13.5(E)(5). The enclosed landscape renderings identify a diverse mix of species that include two (2) types of ornamental trees such as cherry, flowering limelight hydrangea or similar trees; three (3) types of shrubs such as lilac, hydrangea, evergreens or similar shrubs and five (5) types of flowering plants such as stella d’oro lilies, butterfly bush, lavender or similar flowers. The proposed landscaping will be planted at the entrance, along the sidewalk, and around the proposed wall sign. Exact selections will be based on availability. In making final selections, planting diversity requirements will be adhered to. The Applicant also proposes to plant additional trees between the parking lot and fencing along the rear property line. As with the supplemental plantings shown in the renderings, the proposed plantings at the back of the parking lot exceed the landscaping requirements of the Saratoga Springs Unified Development Ordinance (the “Ordinance”). These plantings supplement existing trees, shrubs and flowering perennials located in existing landscaped areas on the Property which combined comprise the landscaping plan (the “Landscaping Plan”). The Landscaping Plan meets the Ordinance landscaping goals of plant diversity (§11.2(D)), density (§11.4(C)) and coverage of all impervious surfaces with live groundcover (§11.4(A)). The Applicant respectfully requests a waiver from Section 11.5 regarding landscaping along all edges of the existing parking lot abutting the street. In so doing, we note that landscaping is not required for access points. In this instance, a large portion of the parking lot abutting the street is dedicated to access and associated site lines. In considering the appropriateness of a waiver in this instance, in addition to maintaining the access point and site lines, it is worth noting that existing trees on the opposite side of the street are present, contributing to the streetscape. Additionally, the relative location of the parking lot to the sidewalk constrains the ability to plant trees in that area, the roots of which may contribute to sidewalk upheaval. Based on the foregoing we respectfully request approval of the proposed landscaping plan. As with the Special Use Permit application, the Planning Board’s site plan review and approval of the Landscaping Plan is a Type II Action for SEQRA purposes (6 NYCRR 617.5(c)(2)). We look forward to meeting with the Planning Board to further discuss these specifics. Chairman Marshall April 18, 2024 Page 3 Sincerely, /s/ Robert A. Stout Robert A. Stout Enc. cc: Christine and Roger Sharp