TOWN OF SARATOGA
PLANNING BOARD
MINUTES -
DRAFT
September 26,
2005 - 7:30 PM
Chairman
Ian Murray called the meeting to order at 7:30 p.m.
Clerk
Catherine Cicero called the roll.
Chairman Ian Murray – present, Susan Cummings – absent, Ralph Pascucci –
present, Albert Baker – present, Paul Griffen – present, Robert Park – present,
Laurie Griffen – absent (Laurie Griffen arrived at 8:52 p.m.), and alternate
Patrick Hanehan – present.
Approval
of Minutes: All board members present had read the minutes of the August 24,
2005 meeting. A motion was made by Paul
Griffen to accept the minutes of August 24, 2005 as written, and Robert Park
seconded it. Chairman Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen
– aye, Albert Baker – aye, Robert Park – aye. Carried 5– 0.
Order of Business:
Subdivision
Saratoga Builders, LLC Peter & Sue Grassi, Owners
8 Campion Lane 394
Burgoyne Rd.
Saratoga Springs, NY 12866 Saratoga Springs,
NY 12866
S/B/L 168.-2- 24 & 25 Rural District
Sam Palazzole went through
the items listed on a summary sheet containing updates on the proposal since
the last meeting. (The document is part of the permanent file of this
application.)
Chairman Ian Murray asked
that the separation distances between the well and the septic be checked
on lot #12. He also requested a copy of the deed to Frank Narat’s property. Mr. Palazzole said he would provide a copy
of the deed, the title search, and the actual easements. The plans will be amended to reflect the
easement. In answer to a question from
Chairman Ian Murray regarding the Gregoire property, Mr. Palazzole stated that
there was no issue with that property.
There followed a brief
discussion on the underdrainage for the roads in the development, and whether
they should be designated “typical.” It
was determined that the roads would be built according to the submitted detail.
Chairman Ian Murray stated
that the soil retainage for the northeast access road had yet to be dealt
with. Mr. Palazzole responded that the
bank would be armor-coated. He added
that there is 60’ to work with; there will be 20’ of road and 2’ of wing, leaving
approximately 28’ on either side. Paul
Tommel spoke briefly about the proposed road structure. Town Engineer Kenneth
Martin said that he would like to speak with Town Highway Superintendent Grant
Seymour to see whether the road should be moved more to the east side to
provide space for snow during snow removal.
Chairman Ian Murray requested
a detail for erosion control. He also
requested that the Applicant measure and report wetland setbacks for lots 1,
11, and 12.
Chairman Ian Murray requested
that the Applicant to amend its long form SEQR to reflect a maximum height of
30’, pursuant to recently enacted Local Law #6.
Ralph Pascucci had questions
regarding the piece of property along Fish Creek, wondering whether it belonged
with the development property or with Mr.Grassi’s retained parcel. Mr. Tommel questioned whether Mr. Grassi
should deed the parcel to himself.
Robert Park had a question
regarding the EAF responses with regard to the nearby stream and wetland
areas. Mr. Palazzole said that the EAF
would be corrected.
There were no more questions
concerning the Application.
Chairman Ian Murray stated
that by next month there would probably be the DEC and DOH responses to the
proposed subdivision and the SEQR.
RETURNING
James Burke, Applicant
172 Co. Rt. 67
Stillwater, NY
12170
S/B/L 195-1-16.1 Rural
Returning Applicant proposes
to subdivide the 9.97+/- acre lot into four single family residential lots on
Hanehan Road. Two lots will be
approximately 2 acres in size, and two lots will be approximately 3 acres in
size. James Vianna spoke on behalf of the Applicant, stating that the
preliminary approval for the application had been granted at the last
meeting. He said that the stormwater management
plans have been updated in accordance with concerns raised by Town Engineer
Kenneth Martin. Town Engineer Kenneth
Martin stated that he had no outstanding issues regarding the project.
Chairman Ian Murray requested
a detail of the swale and infiltrators.
He also asked that the Town of Saratoga well water requirements be put
on the deeds. He noted that the
infiltrators would be located on private property and stated that the deeds
should contain language for their maintenance.
The language will be approved by both Town Engineer Kenneth Martin and
Town Attorney William Reynolds.
Chairman Ian Murray noted
that the County had recently verbally responded to the Application, stating
that it had no objections to the project.
Ralph Pascucci questioned
when or if the Planning Board wanted to require trees for screening on the
property. He stated that he would like
to see some trees added to each lot.
Paul Griffen then read the
short form EAF, which was completed by the Board. Ralph Pascucci made a motion, seconded by Robert Park to
determine that the short form EAF was complete and declare a negative
declaration. Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0.
Chairman
Ian Murray asked if there were any further questions regarding the
application. There were none. Paul Griffen made a motion to accept the
documents as presented and approve the subdivision, with the condition that
Town Engineer Kenneth Martin would provide deed language for Town well water
requirements and stormwater and infiltrator maintenance. The motion was seconded by Robert Park.
Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0. GRANTED WITH CONDITIONS
Gordon P. Nicholson, Applicant Walter J. Taras, Owner
900 Rte 146 173
Co. Rd 69
Clifton Park, NY
12065 Schuylerville,
NY 12871
S/B/L 182.-2-15.11 Rural
Gavin Vuillaume addressed the
Board regarding Phase II of a planned development, consisting of a 36 unit
subdivision of single family homes on 121.82+/- acres. Mr. Vuillaume reported
that the Applicant was now working on detailed plans having been given
conceptual approval at the August Planning Board meeting. He stated that the flat topography of the
property was a challenge to the drainage design and explained the drainage
plans to date for the development. The
completed plans will be presented at the October Planning Board meeting.
Mr. Vuillaume then explained
the proposed boulevard entrance and the attendant landscaping. He said that he would be working with the
Town Highway Department on that aspect of the development.
Finally, Mr. Vuillaume stated
that he hoped the Planning Board would schedule a public hearing on this matter
soon in order to receive public input on the project.
Chairman Ian Murray stated
that the proposal needs a landscape/streetscape plan because of the open-field
nature of the property. At minimum,
each lot would need a couple street trees.
He noted that for the Eagle’s Roost project both a deciduous and an
evergreen tree were required. He also
suggested that the lawns should be seeded and there should be a minimum
landscaping requirement. There followed
a discussion on the detail of landscaping that could be required. It was determined that the developer or
builder could offer a generic landscaping package to the buyer who could then
determine the specifics of the landscaping.
Both Paul Griffen and Ralph
Pascucci were concerned that the boulevard and streetscaping be less formal,
and more in keeping with the rural character surrounding the development.
Town Engineer Kenneth Martin
stated that he has developed a design for rural roads that he would forward to
the zoning review committee, and which could eventually be adopted by the Town. He offered to forward a copy to the
Applicant.
Chairman Ian Murray stated
that the first public hearing on this matter would be scheduled for the October
Planning Board meeting. He asked the
Applicant to provide all detailed documentation for that meeting. He also asked whether the Applicant had
contacted Niagara Mohawk regarding service to the area. He noted that there are existing power lines
crossing the property back to the barn, which should probably be
eliminated. He remarked that any new
lines should be buried.
Town Engineer Kenneth Martin
and Town Highway Superintendent Grant Seymour will review the boulevard
plans. Mr. Vuillaume stated that the
boulevard will be almost maintenance free, using low groundcover on the sides.
Chairman Ian Murray stated
that the Applicant had filed a SEQR long EAF form, and made a motion, seconded
by Paul Griffen, to declare the Town of Saratoga Planning Board the lead agency
in this matter. Chairman Ian Murray – aye,
Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye, Robert Park –
aye. Carried 5– 0.
RETURNING
Gary Grentzer, Applicant
52 Ruggles Road
Saratoga Springs, NY
12866
S/B/L 154-1-4.1 Rural Residential
Applicant proposes to
subdivide 28.87+/- acres from his property for a single family home. Gary Grentzer addressed the Board, stating
that the reason for dividing his property into only two lots is the lack of
available road frontage.
He reported that, since the
August Planning Board meeting, all the engineering work had been performed,
including a perc test and deep hole test.
He stated that he notified his neighbors of the proposed
subdivision. The infrastructure is in
place so there will be no modifications regarding that.
Chairman Ian Murray stated
that the agricultural data statement had to be added to the survey map, as well
as the Town water requirements for lot 2.
The map will also have to include the results of the deep hole and perc
tests. He then read the report from the
County Planning Board stating its determination that the project would result
in no significant County-wide or Inter –Community impact.
Proof of Notice having been provided, the Public
Hearing was opened at 8:19 p.m.
Chairman Ian Murray asked that people state their name, address, and
whether they were for or against the project.
Michelle Riley,
24 Ruggles Rd.—Ms. Riley requested that
the Board explain the definition of Rural Residential. Robert Park then read the definition of
the Rural Residential zone from the zoning regulations book.
All those wishing to speak having done so, the Public
Hearing was closed at 8:23 p.m.
Paul Griffen then read the
short form EAF, which was completed by the Board. Ralph Pascucci made a motion, seconded by Robert Park to
determine that the short form EAF was complete and declare a negative
declaration. Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0.
Chairman
Ian Murray asked if there were any further questions regarding the
application. There were none. Chairman Ian Murray made a motion to accept
the documents as presented and approve the subdivision, with the condition that
Town Engineer Kenneth Martin would provide deed language for Town well water requirements
and that the agricultural data statement and engineering results of the perc
and deep hole tests would be added to the map.
The motion was seconded by Robert Park.
Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0. GRANTED WITH CONDITIONS
Bill Hoogeveen, Applicant John and Barbara Hoogeveen, Owners
19 Oakleaf Dr. 206 County Rd 71
Clifton Park, NY
12065 Stillwater,
NY 12170
S/B/L 206-1-36.2 Rural
Applicant proposes to
subdivide 2 acres from his parents’ 325+/- acre farm for a single family home.
Bill Hoogeveen addressed the Board, stating that after the subdivision there
will be approximately 240 acres left of the farm property. Chairman Ian Murray read a statement from
the County Planning Board to the effect that it had no objections to the
project, but commented that it would prefer that the subdivision be located
somewhere on the farm where it will have the least impact on agricultural
operations. The County also directed
Mr. Hoogeveen to contact its highway department regarding a curb cut permit for
his driveway. Chairman Ian Murray noted
that the proposed subdivision will be situated on a lot that includes an
existing cemetery, and thus will have slight impingement on the farmland.
Proof of Notice having been provided, the Public
Hearing was opened. Chairman Ian Murray asked that people state their name,
address, and whether they were for or against the project. There were no interested parties; the Public
Hearing was closed at 8:32 p.m.
Paul Griffen then read the
short form EAF, which was completed by the Board. Ralph Pascucci made a motion, seconded by Robert Park to
determine that the short form EAF was complete and declare a negative
declaration. Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0.
Chairman
Ian Murray asked if there were any further questions regarding the
application. There were none. Robert Park made a motion to accept the
documents as presented and approve the subdivision, with the condition that
Town Engineer Kenneth Martin would provide deed language for Town well water
requirements to be attached to the Applicant’s map. Chairman Ian Murray also
directed Mr. Hoogeveen to complete the applicant’s section of the short form
EAF and file it with the Planning Clerk. The motion was seconded by Paul
Griffen.
Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0. GRANTED WITH CONDITIONS
Marc & Rose Mikkelson, Applicant
142 Hanehan Rd.
Schuylerville, NY
12871
S/B/L 195-1-16.2
Rural
Returning Applicants propose
to divide a 6.88+/- parcel on Hanehan Road for a future single family dwelling,
resulting in one 2+/- acre parcel and one 4.88+/- acre parcel. Jake Mikkelson addressed the Board,
submitting a revised print of the proposal.
Paul Griffen questioned the building envelope on the property, noting
that it extended beyond a point where the property narrowed to less than 200’
in width, contrary to zoning regulations. Mr. Mikkelson explained that no
building could be built on that section of the property due to existing power
lines, but agreed to amend the site map.
Chairman Ian Murray read a
statement from the County Planning Board stating its decision that the proposal
would have no significant County-wide or Inter-Community impact.
Proof of Notice having been provided, the Public
Hearing was opened at 8:42 p.m. Chairman Ian Murray asked that people state
their name, address, and whether they were for or against the project.
Marilyn Zaborek, 387 Burgoyne Rd.—Ms. Zaborek stated
that she was not against the project but raised concerns about the growing
development along Hanehan Rd.
All those wishing to speak having done so, the Public
Hearing was closed at 8:44 p.m.
Paul Griffen then read the
short form EAF, which was completed by the Board. Paul Griffen made a motion, seconded by Albert Baker to determine
that the short form EAF was complete and declare a negative declaration. Chairman Ian Murray – aye,
Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye, Robert Park –
aye. Carried 5– 0.
Chairman
Ian Murray asked if there were any further questions regarding the
application. There were none. Paul Griffen made a motion to accept the
documents as presented and approve the subdivision, with the condition that
Town Engineer Kenneth Martin would provide deed language for Town well water
requirements to be included in the Applicant’s map and that the building
envelope be revised. Chairman Ian Murray also directed Mr. Mikkelson to
complete the applicant’s section of the short form EAF and file it with the
Planning Clerk. The motion was seconded by Albert Baker.
Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Albert Baker – aye,
Robert Park – aye. Carried 5– 0. GRANTED WITH CONDITIONS
Steve Gilman, Applicant
130 Ruckytucks Rd
Stillwater, NY
12170
S/B/L 194-2-38 Rural
Returning Applicant, Steve
Gilman, addressed the Board regarding his proposal to subdivide a 4.99+/- acre
lot with 280’ of road frontage from his 47.06+/- acre parcel.
Chairman Ian Murray noted
that a septic note needs to be added for lot #1. He also directed Mr. Gilman to identify the lane designated “farm
road” on the map as a driveway.
Paul Griffen stated that the
building envelope would have to be revised to exclude the area where the
property narrowed to less than 200’ in width.
There followed a discussion on Mr. Gilman’s preference for a building
site.
Chairman Ian Murray asked
whether a stream referenced on the map was actually a seasonal stream. Mr. Gilman explained that the area had been
“ditched” by the Soil Conservation Department in 1990 to drain water from the
woods. It was Mr. Gilman’s belief that
the ditch was not classified as a stream.
Town Engineer Kenneth Martin explained that the ditch shows up as an
intermittent stream on the USDS maps.
Chairman Ian Murray clarified that Mr. Gilman would not need a
freshwater or wetland permit to alter the ditch.
Albert Baker had some questions
regarding the setback distances between the greenhouse on the property and the
boundary line. Chairman Ian Murray
explained that the greenhouse is not considered a building, but is defined as a
temporary, or accessory, building pursuant to Agricultural and Markets
Law. James Vianna interjected that the
building also was abandoned.
Chairman Ian Murray read a
statement from the County Planning Board stating its decision that the proposal
would have no significant County-wide or Inter-Community impact.
Proof of Notice having been provided, the Public
Hearing was opened at 8:56 p.m. Chairman Ian Murray asked that people state
their name, address, and whether they were for or against the project.
Marilyn Zaborek, 387 Burgoyne Rd.—Ms. Zaborek stated
that she was not against the project but raised concerns about temporary
structures in the agricultural laws.
It was explained that the pertinent laws were enacted
by the State Department of Agriculture and Markets. It was further explained that the Town does have a regulation
designating buildings as abandoned after they are unused for two years.
All those wishing to speak having done so, the Public
Hearing was closed at 9:00 p.m.
Paul Griffen then read the
short form EAF, which was completed by the Board. Paul Griffen made a motion, seconded by Ralph Pascucci to
determine that the short form EAF was complete and declare a negative
declaration. Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Laurie Griffen –
aye, Albert Baker – aye, Robert Park – aye. Carried 6– 0.
Chairman
Ian Murray asked if there were any further questions regarding the
application. There were none. Ralph Pascucci made a motion to accept the
documents as presented and approve the subdivision, with the condition that
Town Engineer Kenneth Martin would provide deed language for Town well water
requirements to be included in the Applicant’s map. Chairman Ian Murray also
directed Mr. Gilman to include the note on the septic. The motion was seconded
by Albert Baker.
Chairman
Ian Murray – aye, Ralph Pascucci – aye, Paul Griffen – aye, Laurie Griffen –
aye, Albert Baker – aye, Robert Park – aye. Carried 6– 0. GRANTED WITH
CONDITIONS
David Clark, Applicant Carol LaRouech, Owner
Prudential Manor Homes 670 Co. Rt 70
376 Broadway Stillwater, NY
12170
Saratoga Springs, NY
12866
S/B/L 207-1-31.111 Rural
Paul Tommel addressed the
Board for returning Applicant who is proposing to subdivide a 6.54+/- parcel
into two lots: Lot 1 approximately
2.7+/- acres with 200’ of frontage, and Lot 2 approximately 3.65+/- acres with
263’ of frontage. The application was last before the Board in June 2005 at the
sketch plan stage. Mr. Tommel reported
that the engineering work had been completed and requested that a public
hearing be scheduled for the next meeting.
Chairman Ian Murray stated
that the plans had been forwarded to the County for review and that should be
done by the October meeting. A public
hearing will be scheduled for that meeting.
Town Engineer Kenneth Martin
had reviewed the plans and suggested that the driveway be moved to avoid
problems with a sharp curb cut. Mr.
Tommel stated that he would be submitting grading plans with his application
for a curb cut. RETURNING
William Reynolds, Applicant
800 Rt. 29
Saratoga Springs, NY
12866
S/B/L 168-3-69.2 Rural Residential
William Reynolds addressed
the Board, stating that he is seeking to re-subdivide his 4.12+/- acre property
to put in a modular home.
Chairman Ian Murray stated
that the Board could not approve the subdivision because it would create a
non-conforming lot.
Mr. Reynolds related the
history of the property, stating that two parcels had originally been combined
in order to create sufficient road frontage for him to build his house. Ralph Pascucci added his recollection of the
history of the property. He stated that
it had been filed as one piece with the County. James Vianna stated that he had done survey work for William
Reynolds, Sr., and gave additional information on the history of the property.
There followed a brief
discussion on the history of the property and Mr. William’s intentions for
putting a modular home on it.
Chairman Ian Murray repeated
that the Board could not approve the proposal because it would create a
non-conforming lot. He advised Mr.
Reynolds that he had the option of petitioning the Zoning Board of Appeals for
a variance.
Mr. Vianna questioned the
Board about precedence regarding the firelane, stating that it is a private
road. Chairman Ian Murray replied that
shared driveways may have to be created in order to obtain required road
frontages. Paul Griffen commented that
there still is not enough frontage available on the firelane, even with shared
driveways.
Town Engineer Kenneth Martin
noted that, even if a lot could be created, there is not enough room to obtain
the required separation distances between the well and the septic.
Chairman Ian Murray advised
Mr. Reynolds that he could reconfigure the lot and re-apply to the Planning
Board, or apply to the Zoning Board of Appeals for a variance, or reconfigure
the lot and petition the Zoning Board of Appeals.
Ralph Pascucci made a motion,
seconded by Laurie Griffen, to deny the application so the Applicant could
appeal to the Zoning Board of Appeals. Chairman Ian Murray – aye,
Ralph Pascucci – aye, Paul Griffen – aye, Laurie Griffen – aye, Albert Baker –
aye, Robert Park – aye. Carried 6–
0. DENIED
Willard F. Chamberlin Trust, Applicant
143 Circular Street
Saratoga Springs, NY
12866
S/B/L 155.-1-46.11,-46.2, and 46.3 Rural Residential
Returning Applicant proposes
a 32-lot conservation subdivision on 89.7 +/- acres on the north side of Route
29, across from Bryant’s Bridge Road.
The subdivision, titled Schuyler Hills, will include 46.39 +/- acres of
open space. David Carr, of the LA
Group, addressed the Board, stating that the proposal had last been before the
Board in March 2004. Mr. Carr stated that plans for a 35 lot subdivision had
been granted by the Planning Board for the property in 1990, but the
development had never been pursued, so the permit had lapsed. Last year, the LA Group had been hired to
continue the project. The current plans
call for 31 buildable lots, with lot 32 designated as open space. In April
2004, several of the Board members did a site walk. Mr. Carr stated that some
Engineering work has been done. The wetlands have been flagged, which consists
of approximately 8 acres; Army Corps of Engineers wetlands. Applicant has contacted the DOT for a
driveway cut permit and has received approval for the driveway location.
Mr. Carr has said that the
property is in an area that may possibly have historic significance, pursuant
to State designated areas, so an archaeological study will be performed. He reported that the Applicant has completed
its portion of the SEQR form.
Other engineering includes a
preliminary set of test holes and perc tests on the property under the
supervision of DOH. He stated that
additional testing would be performed once the application receives preliminary
approval. DOH requires at least one
well per every 10 lots; therefore, the Applicant intends to have three wells
throughout the site. The Applicant does
not intend to pursue digging of the wells until after preliminary approval due
to the necessity of bringing in a drilling rig onto the property, which would
create a disturbance of the land.
Mr. Carr pointed out four
places on the property where wetlands would have to be crossed. He said that approximately less that one
half acre of the wetlands would be disturbed during development, requiring a
federal permit.
Mr. Carr stated that the
topography is such that there is a significant slope across the front of the
property, which is heavily wooded.
Therefore, no houses will be seen from Rt 29. He said that the house sites had been chosen first; then the road
was designed around them. The 89 acres
are zoned rural residential; 54 percent of the property will be open space,
including the wetlands. Mr. Carr will
include this information in documents for the next Board meeting.
In answer to a question by
Ralph Pascucci, Mr. Carr explained that the existing trailer on the lot close
to Rt. 29 would be removed and a house put on the lot. However, the lot’s driveway would access the
subdivision road rather than Rt. 29.
Paul Griffen commented that
the road system would require a lot of excavation. Mr. Carr agreed, stating that the steep topography also presented
a number of nice home sites.
Chairman Ian Murray indicated
that another site walk would be appropriate, which was scheduled for Wednesday,
October 5.
Paul Griffen added that
bridge culverts could be used to cross the wetlands. Ralph Pascucci commented that the vegetation would then be
affected.
Chairman Ian Murray referred
to local law regarding sewer and water sites, which would affect 5 or 6 of the
lots.
There followed a brief
discussion on wing roads, and whether their use would be appropriate for this
development.
Mr. Carr explained that there
would be a 75’ buffer on the sides of the development; a 75’ buffer on the lot
on Rt. 29; and, a 100’ buffer to the north of the property that expands to
almost 150’ at one point.
Ralph Pascucci led a
discussion on making the green space contiguous in order to maintain wildlife
habitat. Mr. Carr would like a
conservation easement on the property to keep it forever-wild.
Chairman Ian Murray asked if
Mr. Carr had contacted Saratoga Plan regarding the forever wild portion of the
property. Mr. Carr responded that he
“had not had much luck” with that organization. He also remarked that he was reluctant to involve a Home Owners
Association in the project because the intent is to keep that portion of the
development forever wild. Chairman Ian
Murray stated that, due to the topography of the land, it probably has little
value to the Town.
Laurie Griffin questioned
whether the development should have two access roads instead of one. It was noted that the proposed road is
almost directly across from Bryants Bridge Road on Rt. 29. A discussion followed concerning traffic
along that section of Rt. 29, and whether a traffic light would be
warranted. Mr. Carr reported that
traffic lights actually cause more accidents than they prevent. RETURNING
Virginia Knapp, Applicant
379 Co. Rt. 68
Saratoga Springs, NY
12866
S/B/L 168-2-74 Rural
Virginia Knapp addressed the
Board concerning her proposal to subdivide a 2 acre lot from her 5.4 acre
parcel for a single family dwelling.
Mrs. Knapp explained that she would like to put a trailer slab on the
new parcel, located across from the DeGregory farm.
Chairman Ian Murray explained
that the Applicant would need to have the property surveyed, and have the
engineering work performed, including a deep hole and perc test. He stated that she would need at least 200’
of road frontage on each parcel. The material would have to be filed with the
Planning Clerk by October 12 in order to be on the October Planning Board
agenda.
Mrs. Knapp stated that there
was an existing septic on the property and asked whether it would be possible
to put a mobile home back on the property.
Town Engineer Kenneth Martin explained that septic size was based on the
size of the proposed house, and that a septic that had been abandoned for any
length of time could not be considered reliable. Chairman Ian Murray explained
that the property is in the Rural District, which allows mobile homes, subject
to some requirements. He advised her to
speak with Zoning Officer Robert Hathaway.
RETURNING
James Doyle, Applicant
175 Church St.
Saratoga Springs, NY
12866
S/B/L 157.-1-2 Rural Residential
Returning Applicant’s
property straddles the Town lines of Saratoga and Northumberland along Rt
32. He proposes to use the
Northumberland portion of his lands for industrial use and to subdivide the
Saratoga portion of his lands into 24 lots of various sizes for single family
use. James Doyle reported that he had
spoken with representatives of the Town of Northumberland, who expressed an
interest in waiving the industrial zoning on that piece of the property and,
instead having the entire parcel
developed as residential, if that was how the Town of Saratoga piece of the
parcel was going to be designated.
Paul Griffin noted that much
of the property looks like it has grades of 10% or greater, and explained that
development grading cannot exceed 7%.
He stated that this topography could effect where the access road can be
placed.
Chairman Ian Murray stated
that the Board was unable to give the Applicant any clear direction for his
proposal until engineering and survey work had been completed. Applicant also needs to submit a topography
map with 5’ contours and the results of a soil investigation. If there are heavy soils on the parcel, built-up
septic systems may be necessary. Both
Chairman Ian Murray and Town Engineer Kenneth Martin recalled that the soil was
mainly clay and shale.
Chairman Ian Murray directed
the Applicant to contact the Water Commission regarding the water line through
the property, because access to the water line would change the layout of the
development. Town Engineer Kenneth
Martin noted that the development would be designated as an “outside user” for
purposes of accessing the water line. RETURNING
Special Use Permit
Michael Pinkowski,
Applicant
2456 Fix Road
Grand Island
Erie, NY 14072
S/B/L 154-1-4.1
& 4.2 Rural Residential
Applicant is seeking a special use permit for a private kennel facility. Mr. Pinkowski explained that he currently has a kennel license from the Department of Agriculture and Markets for his kennel in the Town of Royalton in western New York. That Department does periodically inspect his premises.
Chairman Ian Murray noted that the property meets acreage and road frontage requirements for the special permitted use. He said that a public hearing would be scheduled for the October meeting.
Mr. Pinkowski currently has 37 Berniese Mountain dogs, which were originally bred as cart dogs. The number can grow to 50 dogs when there are litters on the grounds or be as few as 20, through attrition. He said the dogs seldom bark unless someone comes to his house, which is rare. He noted that his mailbox will be 600’ from the house and kennel. He described his kennel operation as a hobby.
Ralph Pascucci had questions for Mr. Pinkowski concerning noise attenuation and insulation on the kennel.
There followed a brief discussion on the proximity of houses on adjoining properties. Mr. Pinkowski suggested that the Board do a walk-through of the site.
In answer to questions concerning the nature of the kennel operation, Mr. Pinkowski explained that the kennel has its own sewage system. He then explained that all solid waste sewage is removed from the property. He did not expect to build on the site until late 2006 or 2007. In answer to a question from Laurie Griffin, Mr. Pinkowski stated that the soil consisted of sand, probably 20’ in depth.
Chairman Ian Murray requested that the Applicant provide a
detailed site plan, including barn size and placement, and also including
distances to adjoining houses. He
advised Mr. Pinkowski to have engineering tests—deep hole and perc
tests—performed. Laurie Griffin
requested information on the nature of the operation and a topographic map, and
Ralph Pascucci asked for information on the Morton standard for acoustical
abatement. RETURNING
Michael Giovanone
156 Sparrowbush
Road
Latham, NY 12110
S/B/L 103-1-2 Lake
Commercial
Applicant is seeking a special use permit for a boat storage facility on Route 9P, south of Lee’s Trailer Park. Attorney Matthew Jones, Jim Miller, and Wendy Cimino appeared on behalf of the Applicant. Mr. Jones gave a slide presentation of the proposal. He requested that the Board make a negative declaration and schedule a public hearing on the matter.
There followed a discussion on whether the Board would take immediate action on the application. Chairman Ian Murray declined to take action since no response had been obtained from either Town Attorney William Reynolds or the County Planning Board to questions raised by the Planning Board. Chairman Ian Murray explained that the application might have to be referred to the Town Board to amend the Town Zoning Regulations to allow boat storage in the Lake Commercial District.
Ralph Pascucci raised concerns about plans the Applicant had in place in the event of a serious spillage of dangerous chemicals within the storage barns. Jim Miller explained that the catch basins drain directly to the storm basin. There followed a lengthy discussion on the possibilities of such an accident occurring. Paul Griffen suggested that a controlled catch basin be installed. Ms. Cimino explained the traffic study on the State boat launch that had been filed by the Applicant.
Paul Griffen wanted to know if parking would always be available for someone seeking to launch a boat at the State site. Ms. Cimino replied that there were no lines and plenty of parking on the day the study was conducted. The operator of the site had indicated that there were sometimes 20 minute waits during peak times in the summer, but that was not a usual occurrence. Paul Griffen asked whether this response would change if a new set of people were added to the existing boat launch users.
Chairman Ian Murray noted that the County had indicated that the project could be phased in over time to register any affects on the area.
In response to questioning, it was noted that there would be someone at the storage site to hook up boats to waiting cars. This was a new concept that had not been previously relayed to the Board.
There followed a lengthy discussion on the number of people expected to use the storage facility at any given time.
Chairman Ian Murray commented that the proposal was a better use of the property than that previously proposed, but the Board was concerned about impacts of the facility.
Paul Griffen stated that the Board needed information on how the facility intends to operate.
Jim Miller reported that the surrounding wetlands would not be disturbed at all, and that a buffer would be erected around them.
Robert Park made a motion,
seconded by Paul Griffen, designating the Planning Board as lead agency for
SEQR. Chairman Ian Murray – aye, Ralph Pascucci –
aye, Paul Griffen – aye, Laurie Griffen – aye, Albert Baker – aye, Robert Park
– aye. Carried 6– 0. CARRIED
RETURNING
Information
Old Business: Paul Griffen gave an update on the zoning
amendment process, stating that he had incorporated all the comments that he
had received into his report. His group
had only one more meeting to “wrap up.”
New Business: Chairman Ian Murray reminded the Board that there would be a walk-through
of the Chamberlin development site on October 5 at 4 p.m.
Town Supervisor
Tom Wood asked the Board to consider adding the following language to Planning
Board applications, building permits, and ZBA applications:
Are there any deed restrictions, easements,
or covenants which affect the
proposed re-
quest and use that you are applying
for?
No______________
Yes______________ Explain_____________
Please provide a copy of your deed.
There followed a
discussion on whether having a copy of deeds would be beneficial to the Board
in rendering their decisions. The Board
approved the language and asked that it be included on the above-mentioned
applications.
Laurie Griffen
asked whether the renewable permits granted at this time last year could be
reviewed to make sure they were in compliance before being renewed. Planning Clerk Catherine Cicero said she
would do some research on the matter.
The next meeting is scheduled for October 26, 2005 at 7:30 p.m.
A motion to adjourn was made at 12:03 a.m. by Laurie Griffin and seconded by
Ralph Pascucci. Chairman Ian Murray – aye, Albert Baker – aye, Robert Park –
aye, Laurie Griffen – aye, Paul Griffin – aye, and Ralph Pascucci – aye. Carried 6-0.
Respectfully
submitted,
Catherine
E. Cicero
Clerk