�
TOWN OF SARATOGA
PLANNING BOARD
MINUTES -
DRAFT
July 26, 2006
- 7:30 PM
Chairman
Ian Murray called the meeting to order at 7:30 p.m.
Planning
Clerk Catherine Cicero called the roll.�
Chairman Ian Murray � present, Susan Cummings � present, Ralph Pascucci
� absent, Paul Griffen � absent, Robert Park � present, Laurie Griffen � absent
(Laurie Griffen joined the Board at 8:15p.m.), Patrick Hanehan � absent, and
Alternate Robert McConnell � present.�
Due to the absence of several members of the Board, Chairman Ian Murray
recognized Robert McConnell as a full member of the Board.
Approval of Minutes: All
board members present had read the minutes of the June 28, 2006 meeting. A motion was made by Robert Park, seconded
by Susan Cummings, to accept the minutes of June 28, 2006 as written.� Chairman Ian Murray � aye, Susan Cummings �
aye, Robert Park � aye, and Robert McConnell � aye. Carried 4 � 0.
Order of Business:
Sketch-Plans
Alain Ethier
193 Wall Street Road
Schuylerville, NY�
12871
S/B/L 156-3-2.1 & 2.2 Rural Residential
Applicant is seeking a
lot-line adjustment to move a boundary line that currently runs through a building
situated on one parcel.� The Applicant
did not appear in support of the application; however, Chairman Ian Murray
determined that it was appropriate for the Board to take action on the matter.
Chairman Ian Murray stated
that the Applicant is requesting a lot-line adjustment that would create two
non-conforming lots.� He noted that
although Mr. Ethier is operating a business on one of the parcels, he has never
appeared before the Planning Board to request a special use permit to operate
the business.
Chairman Ian Murray made a
motion, seconded by Robert Park, to deny the application and refer the matter
to the Zoning Board of Appeals with a negative recommendation.� Chairman Ian Murray � aye, Susan Cummings �
aye, Laurie Griffen � aye, Robert Park � aye, and Robert McConnell � aye. Carried 5 � 0.� DENIED AND REFERRED TO THE ZONING BOARD OF APPEALS WITH A
NEGATIVE RECOMMENDATION
David & Betty Larmon
162 Burgoyne Road
Schuylerville, NY�
12871
S/B/L 156-3-44 Rural
Applicant is seeking a
lot-line adjustment to move a boundary line which would convey open space to
the adjacent lands of Fish Creek Rod & Gun Club, Inc.
James Vianna presented the
proposal to the Board, explaining that the Club has 69 acres on 3 deeds.� The Larmons intend to convey 39.64 acres of
their 41.65 acre lot by lot-line adjustment to the Club, retaining 2 acres with
their residence, which will have 240� of road frontage.
Chairman Ian Murray noted
that the Club has two land-locked lots.�
He would like to see all the property put on one lot, and said that now
would be the appropriate time to do that, and to clean up the Town tax
rolls.� The rest of the Board agreed
with that recommendation.
There was a brief discussion
on the legality of requiring the Club to combine the parcels onto one
deed.� Chairman Ian Murray said that he
would check with Town Attorney William Reynolds on this matter.� Mr. Vianna said that he would try to have a
new survey prepared by the next meeting.�
RETURNING
The BH Group, Inc., Applicant������� �����������������������
173 Co. Rd. 69
Schuylerville, NY�
12871������ ����������������������� �����������
S/B/L 182.-2-15.11 Rural
Applicant proposes a 36 unit
subdivision of single family homes on 121.82+/- acres to be called Arlington
Ridge.
Gavin Villaume explained
three new sketch-plans to the Board, stating that he was looking for direction
from the Board on what the members would like to see.� One proposal included a small park consisting of a couple of
acres. The number of houses varied slightly, from 31 to 32 houses, plus a proposed
horse farm.
A discussion followed regarding
a neighboring house that is experiencing drainage problems.� Town Engineer Kenneth Martin said that he
would look into the situation to see what could be done to resolve it.� The developer suggested a drainage easement;
however, Town Engineer Kenneth Martin was concerned about stormwater backing up
into the lot.� Chairman Ian Murray asked
Mr. Villaume to provide information on the water table in the stormwater
basin.� Town Engineer Kenneth Martin
said that if there is a groundwater problem in the area already, Mr. Villaume
should be careful about exacerbating the situation.
Chairman Ian Murray said that
he is still not happy about the proposal, and noted that the proposed
cul-de-sac was over 800�, contrary to Town zoning regulations. Town Engineer Kenneth
Martin said that he would discuss the cul-de-sac with Town Highway
Superintendent David Hall. Mr. Villaume said that the proposed lots are
constrained by the type of soil and resulting type of septics, as well as
separation distances for the septic systems and wells.
Robert Park repeated his
request from the June meeting for a map of all the development in that area,
including Musket Drive.� He said he
wants to know how many homes will be constructed near the intersection of County
Rte 69 and Casey Road.� Chairman Ian
Murray said that traffic and density has been a major concern.
Chairman Ian Murray said that
he would like some of the property dedicated to park space, and would like it
situated on the outskirts of the development to act as a buffer.� Mr. Villaume said that whatever property is
dedicated as parkland can be transferred to the Town to develop or left as
forever-wild.
Mr. Villaume said that he
would prepare a map of the surrounding area and return with a proposal similar
to what has been presented.� RETURNING
MKN Development, LLC, Applicant
c/o Jones Ferradino
68 West Avenue
Saratoga Springs, NY�
12866
S/B/L 206-1-34 Rural
Applicant proposes a 16
residence Planned Unit Subdivision (PUD) on a 84.83+/- acre parcel on Brown
Road.� Stephanie Ferradino addressed the
Board, accompanied by Jason Tommell of Tommell Associates, and architect John
Muse.
Ms. Ferradino noted that the
site has been walked with Planning Board members and several neighbors, and
that the application received unanimous approval as a PUD by the Town Board at
its July 10, 2006 meeting and has been referred back to the Planning Board for
review.� The developer intends to look
into the issues of impact on neighboring wells and stormwater run-off. The
wetlands will be delineated and test pits will be dug shortly to study the
soil.� It is expected that this
information will be available for review by the Planning Board�s August
meeting.� A hydrologist will be hired to
study the water situation. An archaeological study is planned as well.
Ms. Ferradino also reported
that the intention is to create a homeowners association for the clustered
homes in order to keep the common areas intact as well as the look of a working
farm. The clustered area will consist of individual lots, each with its own
well and septic system. Ms. Ferradino asked the Board for direction on the
studies needed for the PUD stage of the application, and the requirements for
the subdivision.� Chairman Ian Murray
explained that the Town Board is not constrained by Town zoning requirements in
approving a PUD. He noted that once a PUD is approved, the issue of road
frontage is moot.
Chairman Ian Murray asked to
see the calculations for the buildable lots in order to compare that number
with the number of currently proposed homes.�
Town Engineer Kenneth Martin
voiced concerns regarding the distances for wells and septic systems for the
clustered homes, stating that they may be very close together.� Mr. Tommell said that there will be a better
idea of the septic requirements once the test pits have been dug.
Susan Cummings stated a
concern about the length of the driveways going back to the pond, and whether
they would hinder access by emergency vehicles.
Ms. Ferradino explained that
the homeowners association would own the road, as well as the hiking trails,
and each homeowner would contribute to their maintenance.
Chairman Ian Murray directed
the developer to perform a I-A archaeological study of the site and then have
an archaeologist on hand when each foundation is dug, rather than perform an
archaeological dig of the entire parcel.
Town Engineer Kenneth Martin
requested a preliminary layout of site distances for the next Planning Board
meeting.
Chairman Ian Murray asked for
a conceptual plan for dealing with stormwater mitigation, especially where it
affects the neighbors and the clustered homes.�
Mr. Tommell said that he is looking at existing conditions at the moment
because the fields are retaining a lot of water.
It was determined that a
traffic study will be performed before the Planning Board makes a
determination, but it is not necessary to provide that information right away.
Chairman Ian Murray stated
that future development would have to be restricted, and asked for a list of
the conditions to be included in the homeowners association contract.� He also asked for more information regarding
the individual residences, including square footage, height, and general
size.� Mr. Muse stated that the buyers
will be given a relatively small footprint to build in.
Robert McConnell asked to see
blueprints of the homes.
Chairman Ian Murray directed
Ms. Ferradino to provide a packet of information to the local fire department
for review and recommendations.
There followed a brief
discussion on the SEQR process.� It was
determined that the Planning Board will assert Lead Agency status, and will ask
the Town Board for comments.
Chairman Ian Murray noted
that the time frame for Planning Board review for a PUD is 62 days, but that is
not enough time for review of this project.�
Ms. Ferradino agreed that the time frame would have to be extended.
Chairman Ian Murray asked the
Board if there were any further questions.�
There were none.� RETURNING
Information
Michael Scensny
2649 St. Rte 9
Ballston Spa, NY� 12020
S/B/L 182-1-70.1 Hamlet/Rural
Mr. Scensny would
like to subdivide 2 acres from a 47.78 acre lot.� Town Engineer Kenneth Martin asked Mr. Scensny to provide
information on the survey regarding where the deep hole pit and perc tests were
performed.�
There followed a
discussion on the test pits and the placement of the septic, which had to be
moved from off the slope, and a possible move of the house site.�
Mr. Scensny was
instructed to complete the short SEQR form, provide neighbor notification for a
public hearing, and add the agricultural data statement to the survey.� RETURNING
Arthur Kemmet
183 River Road
Schuylerville, NY� 12871
S/B/L 209.13-1-17 Conservancy
Gil VanGuilder
represented Mr. Kemmet, asking the Board if it would be possible to use road frontage
along NYS Rte 4 to meet Town zoning requirements for subdivisions, but use a
narrow piece of property along River Rd. for actual driveway access to 2
potential lots on a shared road.� Access
would not be possible to the lots from NYS Rte 4 due to a considerable wetland
area.� The DEC and Army Corps of
Engineers wetlands have been delineated on the survey.�
Mr. VanGuilder
said that no perc or test pits have been performed, but he is assuming that the
soil is poor and will require raised or special systems.� He explained that there are mature trees on
the property, and that the owner is trying to maintain a park-like look by
keeping the brush cleared.� The owner
would like to have a land preservation area to restrict development near the
wetlands and to buffer them.� There
would also be a no-cut buffer behind the existing residences along River Road
to maintain privacy.� In addition, Mr.
Kemmet is proposing a small private parking lot across from the subdivision
along the river to provide river access for lot owners without making them park
along the highway.
Chairman Ian
Murray explained that the Town doesn�t provide for shared driveways at this
time, although the zoning committee is considering it.� Mr. VanGuilder said that Mr. Kemmet would
have to work with DEC to create individual driveways.
There followed a
brief discussion on the current condition of the property given the recent
rain, and drainage.� Mr. VanGuilder said
he was checking on where the 100 year flood line is and would let the Board
know.� He added that there was a crown
to the ridge and good drainage all the way around it.
Chairman Ian
Murray said that he would check with Town Attorney William Reynolds on the
issue of road frontage.� RETURNING
Old Business:
Jeffrey & Deborah Dooley, Applicants
111 Condon Rd.
Stillwater, NY�
12170
S/B/L 193.-1-7.3 Rural
Chairman Ian Murray reported
that this application is still ongoing and that he is awaiting a memo from Town
Attorney William Reynolds.
New Business:�
None
After a brief discussion
Laurie Griffen made a motion to change the date of the next Planning Board
meeting to August 30, 2006.� Chairman
Ian Murray � aye, Susan Cummings � aye, Laurie Griffen � aye, Robert Park �
aye, and Robert McConnell � aye. Carried
5 � 0.
The next meeting will be
August 30, 2006.�
A motion to adjourn was made at 9:10 p.m. by Ian
Murray, and seconded by Laurie Griffen. Chairman Ian Murray � aye, Susan
Cummings � aye, Laurie Griffen � aye, Robert Park � aye, and Robert McConnell �
aye. Carried 5 � 0.
Respectfully
submitted,
Catherine
E. Cicero
Planning Clerk