Planning board adopts negative declaration for Stewarts project and issues favorable advisory opinion to ZBA

The Saratoga Springs City Planning Board concluded coordinated environmental review for a proposed Stewarts convenience store, canopy and commercial tenant spaces at 31–33 Marion Avenue, adopting a negative declaration under the State Environmental Quality Review Act (SEQR) and issuing a favorable advisory opinion to the Zoning Board of Appeals (ZBA) on the variances the applicant is seeking.

What the board reviewed: Planning staff presented Draft Part 3 of the long Environmental Assessment Form (EAF) and a set of engineering materials the applicant provided addressing spill containment for petroleum and stormwater management. The board’s earlier Part 2 review had identified potential “moderate to large” impacts for transportation and potential impacts on a nearby critical environmental area (Loughberry Lake). The applicant provided details on a spill-containment system and on-site storage capacity for fuel tanks: the applicant stated below-ground storage in a 15,000-gallon tank plus two 6,000-gallon sections (totaling 27,000 gallons of storage across tank sections) and described a containment/detention approach for stormwater that includes an impermeable liner and an engineered containment area.

Traffic and pedestrian access: The board reviewed traffic comments and discussed sidewalk extension and two pedestrian crossings to provide safe pedestrian access between the residential neighborhood and the site. Staff and members said any new crosswalks, sidewalk alignment and other traffic-calming measures would have to be coordinated with New York State Department of Transportation (NYSDOT) and the County where applicable during subsequent site-plan review.

SEQR finding and advisory opinion: After a discussion and minor wording revisions to Part 3 (to emphasize safe handling practices and coordination with DOT), a member moved to accept Part 3 as modified and adopt a negative declaration; the motion passed. The board also voted to issue a favorable advisory opinion to the ZBA on the area variances the applicant will seek (setback relief for the store, canopy and other site elements, and relief from a provision requiring fueling stations to be at least 250 feet from residential zoning in some circumstances). The board’s advisory opinion included guidance that the applicant coordinate sidewalk and crossing designs with NYSDOT and that a portion of adjacent land to the north was being preserved (a proposed conservation or restriction) so it should not be considered available for future fueling uses.

Procedural notes: Planning staff and the applicant noted additional reviews remain (site plan review, design-review board review, and any required permits from DOT). The board’s negative declaration pertains to the EAF Part 3 findings at this stage and does not substitute for subsequent site plan or design review, all of which may include additional conditions.

Quotations (selection): - On spill containment, an engineer for the applicant described the proposed system as "an arch system with impermeable 30 mil pond liner" sized for stormwater/detention and spill control. - "The applicant has modified the application to include crossing crosswalks and extension of a sidewalk, and will coordinate with DOT," a board member summarized during the Part 3 discussion.

Outcome: Planning board adopted the SEQR negative declaration and issued a favorable advisory opinion to the ZBA; both votes carried. The project will proceed to ZBA and then to site-plan and design review with the noted coordination requirements.