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Planning board seeks lead‑agency status and outlines data needed for Bemis Heights subdivision revision
Summary
The board accepted the applicant’s request to be lead agency for coordinated SEQRA review of a proposed revision to the Bemis Heights/Lexington Road subdivision (reducing earlier 41 lots to 16). Members requested grading and clearing plans, fire apparatus routing, and stormwater concepts before making a full environmental determination and offered design suggestions including road loop alternatives.
The Saratoga Springs Planning Board agreed to seek lead‑agency status for a coordinated SEQRA review of the applicant’s proposal to revise the Bemis Heights/Independence Square subdivision (phase 3), a plan the applicant calls Bemis Point that would reduce a previously platted 41 lots to 16 residential lots.
Dominic Rico (Rico Associates) presented background: Army Corps and DEC wetlands work, a track record of prior approvals from the 1970s, and a proposal to limit disturbance to about 3.5 acres with the remainder preserved as conservation area. Board members raised multiple technical and policy concerns: potential for increased drainage into a low spot in the neighborhood, the need for a grading and clearing plan, detailed stormwater analysis (Tony recommended mitigation for peak flows and water quality per the NYS design manual), and demonstration that fire apparatus can safely route to and within the subdivision. Several members emphasized that the city’s updated Unified Development Ordinance (UDO) and the comprehensive plan prioritize rural character in the Green Belt and noted that the 16‑lot plan marks a substantive change from current expectations for the area.
The board voted to seek lead‑agency status for coordinated review and asked the applicant to submit: clearing and grading plans; a fire‑apparatus routing plan and code review for single‑access maximum dead‑end distances; a stormwater concept (not necessarily a full SWPPP at this stage) demonstrating peak‑flow and water‑quality mitigation measures; and clarification on distance to Lake Avenue and other access questions. Several board members suggested the applicant explore a loop road option to reduce proximity to the Northway and improve emergency access. The board made no final subdivision decision; it will review the supplemental materials and proceed with SEQRA review once the record is complete.
