Town of Charlton
Planning Board and ZBA Workshop Minutes
MPH Properties, LLP
Site Plan Review and Special Exception for New Construction
Minutes of the Planning Board and ZBA Workshop – June 4, 2008
Chairman Ray Black called the workshop to order at 7:00 PM at the John W. Taylor Hall,
784 Charlton Road, Charlton, New York 12019
Attendees:
Planning Board members and support:
Ray Black, Chairman, Jay Wilkinson, Connie Wood, John Kadlecek, Mark Hodgkins, Dawn Szurek, Chris Mitchell, Bill Keniry, Esq., Planning Board Attorney, Paul Olund, standing in as Planning Board Engineer, Susan York, Planning Board Clerk
ZBA (Zoning Board of Appeals):
Chip Ellms, Chairman, Adam Todd, Don Schermerhorn, Edmund Malis, Mark Chofkowski, Kurt Vanderhorst
Applicants and Consultants:
Dr. David Phelps, Dr. Kristen Martin, Dr. Phillip Hunter, Scott Lansing, Engineer, Todd Stewart, Contractor, Duane Rabideau, Surveyor and Fire Commissioner
Other Interested Parties:
Tom Parks, Constable, John Morgan, Water Dept., Alan Grattidge, Town Supervisor, Gary Vanderhorst, Planning Board Alternate, Dave LaFountain, Zoning Officer, Sandy Verola, Town Board Liaison to Planning Board
Workshop
Chairman Ray Black stated that the objective of the workshop was to put all areas of concern on the table. The minutes of the workshop would be limited to listing the attendees, items agreed to, and work to be done.
Mr. Black stated that the Planning Board has been given responsibility for conducting the Site Plan review. Only the ZBA can approve the Special Use Permit.
Mr. Black read the reply from the Saratoga County Planning Board that addresses two of the issues. The County recommends approval of only the first 4,903 square foot building and access on Stage Road, according to the plan. Next, Mr. Black listed the basic concerns expressed at the Public Hearing on May 13, 2008.
Since not everyone was familiar with the project, Mr. Lansing was asked to present his plans. As part of his presentation, Mr. Lansing addressed the issues that had been previously raised, and the changes made to the plan to address those issues.
The issues resolved by the applicants were:
1. Reduction of impervious surface - Charlton Zoning Ordinance allows for 75 parking spaces, or 50 spaces, depending upon interpretation of the ordinance. Only 50 parking spaces were requested by the applicants. The number of parking spaces has been further reduced from 50 to 36, with the reduction of 12 being reserved for future use, if needed. The calculation of 36 was reached on the basis of a staff of 16 plus 11 exam rooms and 11 patients waiting to be taken to an exam room. The Storm-water Management System will remain sized for 50 parking spaces. In addition, the loading area for emergency vehicle access has been reduced from 24’ to 14’.
2. Curb cut - Mr. Lansing provided the Planning Board with copies of a May 27, 2008 letter from Ted Serbalik, of the Saratoga County Dept. of Public Works, that states Mr. Serbalik’s concurrence with the curb cut placement as planned on Stage Road.
3. Phase 2 - The applicants are in agreement to amend their application to pursue a Special Exception for Permitted Use for only one professional/medical building at this time.
Other changes to plan are:
1. Two small air conditioning units have been added. Landscaping will screen them.
2. The propane tank will be buried.
3. A small 10’ by 10’ shed will be added to the back.
The Storm-water Management plan was discussed in some detail. Mr. Lansing proposes an open basin system with a gradual slope to center, and plants to help filter the storm-water and screen the basin. Wide swales will be used to direct and filter storm-water runoff. Mr. Lansing explained how porous pavement for the parking lot is not feasible in this climate.
Site aesthetics were discussed, including the sign, lighting [that will serve the needs of the applicants while providing security and minimizing light pollution], and landscaping. Mr. Stewart presented sketches of the building design, which were drawn with an effort to provide a building that fits the neighborhood.
Mr. Stewart also presented the design features that will make the building energy efficient. These features were discussed and the Planning Board urged the applicants to consider design features that would make the building energy star rated.
One additional issue that was discussed is the fact that the power lines dissect the parcel. The Planning Board suggested that the applicants consider having National Grid move the power lines to the side of the road.
Summary
Mr. Black summarized the 7 items of consensus reached at the workshop:
1. Fifty parking spaces will be approved with the understanding that the applicants will pave only 38 and bank 12 to the north, to be added later at their discretion. These 50 parking spaces will be granted, by the ZBA, under a Special Exemption to the current Zoning requirements.
2. The applicants will amend their application to request only one building. Their plan can allow space for a second building, but if a second building is desired, a new application and Site Plan Review will be required for the second building.
3. The Planning Board agrees that a medical practice requires paved parking and access for patients. The pavement can be impermeable, but the applicants need to take steps to promote getting water back into the water table and minimize runoff into the stream.
4. The sign at the road will be 20 square feet or less.
5. The Planning Board agrees to the recessed lighting in the porticos at the entrances, internal building lights, and the road entrance light, all to be left on for 24 hours a day to facilitate police surveillance. All other lights will be turned off except for during normal hours of operation.
6. Down lighting will be used for the roadside sign. Lighting of the parking lot will be directed down, with back light shielding to direct light only where needed. Parking lot lights will be limited to only 10 – 12 feet in height. These lights will be turned off after business hours.
7. The conceptual design of the building exterior, as presented by Mr. Stewart, is acceptable.
Mr. Black summarized the areas in which the applicants have been asked to provide further information and continue research:
1. Provide a plan that shows the extent of the lawn to be maintained.
2. Continue to work energy efficiency.
3. Increase the window area to allow for more natural lighting.
4. Explore the potential to use natural gas.
Respectively Submitted,
Susan York, Clerk
Charlton Planning Board
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