HomeMy WebLinkAbout20190117 Eberlein Subdivision Correspondance (4) To: City of Saratoga Springs Planning Board
Department of Public Works
Office of the City Engineer
CC: Mayor's Office
City Attorney
From: The Raga Family Trust, 50 Ruggles Rd., S toga Springs, NY 12866
Re: 20190117 EBERLEIN SUBDIVISION
42 Ruggles Rd.
Saratoga Springs, NY 12866
Subdivision of a 2-lot conservation subdivision
Date December 11, 2019
20190117 EBERLEIN SUBDIVISION
The Raga Family Trust at 50 Ruggles Rd. is submitting comments in opposition to the
20190117 Eberlein Subdivision.
The Raga Family Trust has submitted comments in opposition to the 2019117 Eberlein
Subdivision:
• at the May 16, 2019 written and oral comments were provided at the City of
Saratoga Springs Planning Board meeting,
• on June 3, 2019 additional comments in opposition were submitted to the City of
Saratoga Springs Planning Board, the Department of Public Works, Office of the
City Engineer, Mayor's Office and City Attorney, and
• on June 12, 2019 comments were provided to representatives of the Department
of Public Works on site at 47 Ruggles Rd., Saratoga Springs, NY.
I would like to start by saying that the Planning Board and city officials have known
since May and June 2019 that there are neighbors in opposition to this application. The
timing of this application process is patently unfair to those opposed to this application.
At the May 16, 2019 Planning Board meeting the application was tabled pending an
engineering review. An engineering review was conducted by The Chazen Companies
and the response to the Chazen review was posted on December 9, 2019. It has been
less than 72 hours since the posting of the applicants' response to the Chazen review. I
have no knowledge if The Chazen Companies has even seen the applicants' response
to the Chazen review. Also, this 72 hour time frame does not give neighbors in
opposition to the application time to seek independent engineering and/or legal advice.
This time frame is patently unfair.
The comments in this memo and the comments to be presented at the December 12,
2019 City of Saratoga Springs Planning Board are in opposition to the subdivision.
1
The 20190117 Eberlein Subdivision is out of compliance with the:
• City of Saratoga Springs Subdivision Regulations
• Zoning Districts Intents— Rural Residential
• Conservation Area and No Cut Buffer Planning Board Policy
The Chazen Companies review 1st submittal dated November 7, 2019
Attachment 1
The Chazen Companies November 7, 2019 review of the 20190117 Eberlein
Subdivision proposal has found 16 areas that required submission, revision,
amendment and/or review. These items included but are not limited to: the Short
Environmental Assessment Form (EAF), Site Plans including several questions
regarding compliance with the NYS Dept of Health's requirements for Residential Septic
and Wastewater Treatment, and the Stormwater Pollution Prevention Plan (SWPPP).
The Chazen review specifically referenced that the Eberlein project would impact the
Raga Family Trust property at 50 Ruggles Rd.
The applicant's response to the Chazen review did not adequately address the issues.
On the Short Environmental Assessment Form (EAF) the response to question 13b was
that the project would not affect existing wetlands. I believe that the project may affect
existing wetlands, possibly wetlands at 47 Ruggles Rd.
The response to question 17b on the EAF pertaining to stormwater discharge is not
consistent with the Chazen review that the post development system may not meet
requirements.
The Chazen review identified 2 stormwater drainage points. On the applicant's 12/9/19
revised Stormwater Pollution Prevention Plan (SWPPP) the applicant's representative
answered NO to question 15.
15. Does the site runoff enter a separate storm sewer system (including roadside
drains, swales, ditches, culverts, etc.)?
There are 2 culverts: 50 Ruggles Rd. and 42 Ruggles Rd. Attachments 7,8,9 document
the drainage course and the culvert at 50 Ruggles Rd.
The applicant's response to the Chazen review did not adequately address the issues.
City of Saratoga Springs Subdivision Regulations
CHAPTER 241
OF THE CITY CODE OF THE CITY OF SARATOGA SPRINGS, NEW YORK
SUBDIVISION REGULATIONS
Adopted by the City Council June 17, 2003; amended September 4, 2012
2
The proposed subdivision should be classified as Class B type land in accordance with
the definition of Usable land in the City of Saratoga Springs Subdivision Regulations,
Article 1, Section 4, Definitions, page 12.
USABLE LAND: Class A Type refers to developable land generally devoid of
wetlands, drainage courses, steep slopes, etc. Class B Type refers to land not
suitable generally for development except for passive open space.
By any definition, including a legal definition, "devoid of means entirely lacking or free
from. Attachment 4
Steep Slopes — Drainage Courses —Wetlands
The proposed subdivision includes documented steep slopes and drainage courses with
wetlands identified in and around Ruggles Rd. The areas of steep slopes, drainage
courses and wetlands have been identified and documented since the beginning of this
application. The slope functions as a watershed for drainage in the area. Wetlands are
also identified in the area and across the road at 47 Ruggles Rd. The proposed area
can be described as a steep slope and a drainage area and there are properties within
250 ft. of the project that are also considered wetlands.
The 20190117 Eberlein Subdivision is proposing a driveway on the north side of the
subdivision which will abut the south side of the 50 Ruggles Rd. property line. At
Ruggles Rd. the driveway is being placed approximately 15 ft. from the 50 Ruggles Rd.
property. The driveway which will be approximately 250-300 hundred feet long will
progress directly through the drainage course and steep slope. The areas on
Attachments 3 and 3a shows the significant areas of steep slope. The driveway is
placed in the steep slope and drainage area.
The 20190117 EBERLEIN SUBDIVISION does not meet the definition of Usable Land
in the City of Saratoga Springs Subdivision Regulations, Article 1, Section 4, Definitions,
page 12. Attachment 1. The subdivision should be Class B Type land not suitable
generally for development except for passive open space. Attachments 2-9
Zoning Districts and District Intents
Zoning District Intent Rural Residential
To provide low density residential and agricultural uses in order to preserve open space
and a rural character. Limiting topography, soil condition, slopes and lack of public
infrastructure also warrant the low densities. Attachment 10
The destruction of steep slopes, watershed drainage course and extensive removal of
trees that would result from the subdivision is not in keeping with the intent of the Rural
Residential zoning because of limiting topography, soil conditions, slopes and lack of
public infrastructure.
https://www.saratoga-springs.org/DocumentCenter/View/243/2o-Base-Zoning-Districts-PDF
Conservation Area and No Cut Buffer Planning Board Policy
3
"Designated conservation areas serve an important role within the City as a means for
natural resource protection, preservation of open space, wildlife habitat, stormwater
management, ensuring consistent natural community character, aesthetic beautification
as well as buffering among properties and land uses within the City. The City's Urban
Forestry Master Plan (2013) notes the benefits of trees, in particular improved air
quality, stormwater benefits, and aesthetic/ commercial value, equating each tree with a
notable assessed value of benefits per year." Attachment 11
The subdivision will significantly impact stormwater management. The subdivision's
destructive impact on steep slopes, drainage areas, stormwater management and
wetlands is not consistent with the Conservation Area Policy Standard. The proposed
subdivision has steep slopes and drainage courses. The subdivision will require
extensive tree removal, extensive excavation and extensive fill. The proposed
subdivision will negatively impact the slope and drainage area and negatively impact the
50 Ruggles Rd. property.
https://www.saratoga-springs.org/DocumentCenter/View/8525/Conservation-Area-and-
No-Cut-Buffer-Policy-adopted-071918?bidld=
The 20190117 Eberlein Subdivision is out of compliance with the:
• City of Saratoga Springs Subdivision Regulations
• Zoning Districts Intents— Rural Residential
• Conservation Area and No Cut Buffer Planning Board Policy
The timing of this application process is patently unfair to those opposed to this
application.
The Raga Family Trust, 50 Ruggles Rd., Saratoga Springs, NY OPPOSES the
20190117 EBERLEIN SUBDIVISION.
4
it/f/W-c:-A iMeA4
THE CAPITAL DISTRICT OFFICE
Chaen Civil Engineers
Land Surveyors 547 River Street
— Planners Troy, NY 12180
COM PA N I ES Environmental&Safety Professionals P:518.273.0055 or 888.539.9073
Landscape Architects
Proud to be Fmpioyee Owned Transportation Planners&Engineers www.chazencompanies.com
Mr. Michael B.Veitch, Business Manager
City of Saratoga Springs Dept.of Public Works
474 Broadway
Saratoga Springs, NY 12866
November 7, 2019
Delivered via email:michael.veitchPsaratoga-sorinl s.org
Re: City Designated Engineer Services for Subdivision Application and SWPPP Review—15`Submittal
Eberlein Subdivision-2 Lot Subdivision
42 Ruggles Road,City of Saratoga Springs,Saratoga County, New York
City Project No. PB#2019.117
Chazen Project No.31904.05
Dear Michael:
The Chazen Companies(Chazen)have completed our review of the following materials received:
• Subdivision application package containing:
o Application for Subdivision Approval, prepared by Ingalls&Associates,dated February 7,2019.
o Subdivision Approval Submittal Checklist, prepared by the Ingalls&Associates,dated April 19,
2019.
o Application for Conservation Subdivision Plat Completeness Checklist, prepared by applicant,
undated.
o New Water Service Connection Agreement & Application Form, undated, signed by
representative of the applicant.
o SEQRA Short Environmental Assessment Form, prepared by David Ingalls, dated February 7,
2019.
• Letter addressed to Chazen prepared by David Ingalls,dated October 18,2019.
• City of Saratoga Springs Public Hearing Notification Letter sent to Ingalls & Associates from Jen
Merriman, Land Use Board Coordinator,dated May 8,2019.
• Correspondence from Raga Family Trust at 50 Ruggles Road, Saratoga Springs, NY dated May 16, 2019
and May 18,2019.
• Draft Subdivision Conservation Easement, unsigned, undated.
• Stormwater Pollution Prevention Plan, prepared by Ingalls&Associates,dated October 18,2019.
• Site drawings entitled "Ruggles Road Conservation Subdivision", dated January 18, 2019, and revised
October 18, 2019, prepared by Ingalls&Associates, unless noted otherwise,consisting of the following
5 sheets:
o 1-Cover Sheet
o 2-Conservation Analysis
o 3-Subdivision Plat
o 4-Grading and Erosion&Sediment Control Plan
o 5-Details
New York: Hudson Valley•Capital District• North Country•Westchester
Tennessee: Nashville•Chattanooga Oregon: Portland
Chazen Engineering,Land Surveying&Landscape Architecture Co. DPC(NY)•Chazen Engineering Consultants, LLC(TN/OR)
Eberlein Subdivision-P1342019.117—1"Submittal Review
November 7,2019
Page 2 of 4
Please note that An Engineers report for water and sanitary sewer,the Complete Streets Checklist or Project
Cost Estimate were not received for this project.
Following are our observations/comments:
General:
1. The City's project number of 19.117 should be added to all site plan application and construction
documents.
Short Environmental Assessment Form(EAF):
2. Please respond to item 13b.
3. Item 17a is marked"No".This should be changed to"Yes"as the project will create storm water
discharge in the form of non-point source runoff from new impervious areas.
Site Pans
4. The original signed and sealed survey referenced to NGVD 1929 datum must be submitted.
5. Please indicate the location,size and material of the existing water main to which the project will
connect in Ruggles Road.
6. Please identify the inverts of the existing 15"culvert under Ruggles Road.
7. A drainage easement is shown on the Conservation Analysis upstream of the project site,ending at
the east boundary. Please confirm that the easement does not extend through the project site and
restrict the proposed development.
8. The Conservation Analysis needs to identify the required 30'buffer areas as defined in Chapter 241 of
the City of Saratoga Springs Code.
9. In accordance with City Code Chapter 241,Article IV,Section 1, Paragraph C.3,the Subdivision Plat
shall identify the location,use,ownership,management,methods of preservation,and rights of the
owners and the public to the open space land subject to the deed restriction.Please add appropriate
notations.
10. The Subdivision Plat should be updated to note the area of each proposed lot,as well as the area of
deed-restricted open space on each lot. Also,the plat must be prepared and signed/sealed by a
licensed land surveyor. We assume that since Van Dusen &Steves prepared the boundary survey that
they prepared the subdivision plat—please confirm.
11. In accordance with City Code Chapter 241,Appendix H,Section 2, Paragraph R,the owner of a
proposed subdivision shall offer to the City"Class A Type Usable Land"equal in size to at least ten
percent(10%)of the owner's subdivided tract.There are alternatives presented in the Code. Please
identify how this requirement will be met.
Eberlein Subdivision-P8112019.117—1"Submittal Review
November 7,2019
Page 3of4
12. Silt fence is shown on the Grading and Erosion&Sediment Control Plan as perpendicular to contours.
Please revise.
13. Insufficient information and detail is provided for the proposed septic tank and onsite disposal system
to verify compliance with NYSDOH requirements presented in"Residential Onsite Wastewater
Treatment Systems Design Handbook".Specifically,please provide the following:
a. Proposed invert elevations of all system components along with top of concrete and the
finished grades over each component.
b. Proposed concrete strength and reinforcing requirements for the septic tank and distribution
box.
c. Identification post details for buried septic tank and distribution box covers,if applicable.
d. Additional septic tank dimensions,including:offset between baffles and top of tank,depth of
baffles below inlet and outlet,wall thickness,tank width, minimum and maximum liquid level,
inlet and outlet inverts,and offsets between baffles and inlet/outlet.
e. Additional distribution box dimensions, including: inlet and outlet inverts,offset between
outlet and bottom of distribution box,width,length,and height.
f. Certification and tightness testing requirements.
14. The septic and onsite disposal system notes reference the Town of Charlton inspection requirements.
Please revise.
SWPPP
15. The SWPPP identifies two drainage areas and two analysis points in the Existing Drainage map.
However, it appears that the northern portion of the site drains to the north and discharges onto the
property of Gary and Leeanne Raga under current conditions rather than to the 15"culvert under
Ruggles Road as analyzed. As modeled, this overstates the peak rates realized under existing
conditions at Ruggles Road.Since the post development analysis shows they are just maintaining the
rates at Ruggles Road,the system as designed may not actually meet detention requirements. The
Existing and Proposed drainage maps and runoff analyses should be updated to reflect this additional
drainage area and analysis point.
16. The post-development runoff analysis accounts for storage and exfiltration (10 inches/hour)in a
proposed onsite depression area. Deep tests and falling head permeability testing must be completed
within footprint of this practice to verify the exfiltration rate used in the stormwater model and that
the infiltration system meets industry separation requirements to seasonal high ground water.
In order to expedite and simplify the review of revised materials we would appreciate if the next submission
be accompanied by a response letter that describes the revised materials and how our comments were/were
not integrated.
Eberlein Subdivision-PB112019.117—1St Submittal Review
November 7,2019
Poge4of4
If you have any comments, questions or need additional information, please do not hesitate to contact this
office at 518-273-0055.
Sincerely,
e� 4a944v.r^,
Jennifer Nechamen, P.E.
Project Engineer
cc: James J.Connors, P.E.Chazen
File
t:\pro{ects\31900-31999\31904.XX_Saratoga Springs\31904.05-Eberlein Subdivision PUA2019.117\submittals\Submttal-1\sent\31904.05-Eberlein Subdivision PB19.117_1st-sub 201911D7.dacs
20190117 EBERLEIN SUBDIVISION Attachment 2
LEGEND EBERLEIN SUBDIVISION
LEGEND
— — PROPOSED PROPERTY LINE
WETLAND AREA
47551171
. Int 213M2:121 DEED RESTRICTED
f' AREA
�a:s'11114, ,'di"t. i ice!tS.
DEED RESTRICTED AREA
SIGN LOCATION
STEEP SLOPES ( > 20%)
EXISTING TREE LINE
• PROPOSED TREE LINE
EXISTING CONTOUR
I0 0 PROPOSED CONTOUR
LOD PROPOSED LIMITS OF DISTURBANCE
SF PROPOSED SILT FENCE
WSL - PROPOSED WATER SERVICE
T -? TEST PIT LOCATION
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Attachment 4
20190117 EBERLEIN SUBDIVISION
CHAPTER 241
OF THE CITY CODE OF THE CITY OF SARATOGA SPRINGS, NEW YORK
SUBDIVISION REGULATIONS
Adopted by the City Council June 17, 2003; amended September 4, 2012
Page 12
USABLE LAND: Class A Type refers to developable land generally devoid of
wetlands, drainage courses, steep slopes, etc.
Class B Type refers to land not suitable generally for development except for
passive open space.
https://www.saratoga-springs.org/DocumentCenter/View/2613/Su bdivision-Regu lations-PDF?bid Id=
Burton's Legal Thesaurus definition of devoid:
bare, barren, bereft of, blank, bleak, deficient, denuded of, deprived
of, deserted, desolate, dessitute of, empty, empty of, found wanting,
ill-furnished, ill-stored, impotent, in default of, in the absence of,
in want of, incomplete, insufficient, lacking, missing, out of, poor,
revacuus, scant of,
short, short of, sparing, stinted, tenantless, unacquired, uninhabited,
unoccupied, unofficered, unpeopled, unpossessed
of, unprovided, unstaffed, unsupplied, untenanted, vacant, vacuous, void of,
wanting, without, without content, without resources
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CITY OF SARATOGA SPRINGS ZONING ORDINANCE / D
2.0 BASE ZONING DISTRICTS
2.1 INTENT
To fulfill the intent and purpose of this Chapter, the following tables identify zoning districts
and district intents (Table 1), districts use schedule (Table 2), and districts area and bulk
schedule (Table 3).
TABLE 1: ZONING DISTRICTS AND DISTRICT INTENTS
RESIDENTIAL ZONING DISTRICTS DISTRICT INTENT
To provide low density residential and agricultural uses in order to preserve
Rural Residential (RR) open space and a rural character. Limiting topography, soil condition, slopes
and lack of public infrastructure also warrant the low densities.
Suburban Residential - 1 (SR-1) To provide low to medium density single family residential uses reflecting the
Suburban Residential-2 (SR-2) availability of public infrastructure.
Urban Residential- 1 (UR-1) To provide medium density single family residential uses where public
Urban Residential --2 (UR-2) infrastructure is available.
Urban Residential - 3 (UR-3) To conserve, maintain and encourage single family and two-family residential
uses.
Urban Residential -4 (UR 4) To accommodate a mix of-single, two-family and multi-family residential uses.
Urban Residential -4A (UR-4A)
Urban Residential -5 (UR 5) To accommodate multi-family residential development at moderately high
densities and to encourage a mixture of housing types.
Urban Residential-6 (UR-6) To accommodate the development of mobile home parks.
Urban Residential -7 (UR 7) To accommodate the development of affordable housing units in two-family
residential dwellings.
NEIGHBORHOOD COMPLEMENTARY USE-1
(NCUD-1) To accommodate primarily single family and two family residential
NEIGHBORHOOD COMPLEMENTARY USE-2 development with some select and limited non-residential uses where
(NCUD-2) appropriate. Non-residential uses are intended to provide sales and services
NEIGHBORHOOD COMPLEMENTARY USE-3 within walking distance of surrounding residential areas.
(NCUD-3)
To accommodate development of neo-traditional neighborhoods with primarily
TRANSECT-4 URBAN NEIGHBORHOOD(T-4) residential uses incorporating a mix of unit types and small-scale commercial
uses where appropriate.
vi.0 2.0: Base Zoning Districts - Page 1
ao q O /1 #1/nelimeAif II
• • f 3 CITY OF SARATOGA SPRINGS MARK TORPEY,Chair
PLANNING BOARD JAMIN TOTING.Vice-Chair
it �•` '° f. CLIFFORD VAN WAGNER
1 e. k i ❑ ROBERT F. BRISTOL
: ' + ' • City Hall -474 Broadway JANET CASEY
'4.o 9,y Saratoga Springs, New York 12866 RUTH HORTON
RPORd1LD ` Tel: 518-587-3550 fax: 518-580-9480 TODD FABOZZI
www.saratoga-springs.org AMY RYAN,Alternate
City of Saratoga Springs
Conservation Area and No Cut Buffer Planning Board Policy
Adopted by the City of Saratoga Springs Planning Board on July 19, 2018
The City of Saratoga Springs places a strong prioritization on the balance of development with
protection of the City's open spaces and natural areas. Designated conservation areas serve
an important role within the City as a means for natural resource protection, preservation of
open space,wildlife habitat,stormwater management, ensuring consistent natural community
character,aesthetic beautification as well as buffering among properties and land uses within
the City.The City's Urban Forestry Master Plan (2013) notes the benefits of trees, in particular
improved air quality,stormwater benefits,and aesthetic/commercial value, equating each
tree with a notable assessed value of benefits per year.
The City's Comprehensive Plan (2015) notes a primary goal is "to encourage quality
development that can be clearly balanced with the preservation, protection, and enhancement
of open space. In fact, economic growth and open spaces are interdependent and there is
compelling evidence that the presence of ample and accessible public open space increases
community property values and contributes to economic growth."
The Planning Board provides strong support for the roles that wetlands,waterways, and
designated protective buffers play in terms of natural resource protection, stormwater
management, flood prevention, and community environmental health and aesthetics. The
Board strongly discourages physical alteration, temporary disturbance, or permanent
structures being constructed within such identified areas that may include ACOE or DEC
jurisdictional wetlands, DEC wetland 100 foot buffer areas, City-designated watercourse and
other special protection or preservation districts.