The Village of Sharon Springs isn't celebrating with fireworks yet; think sparklers, said Trustee Jeff White.
But Thursday, Sharon Springs Inc.s' plans for the Imperial Baths passed one of its last hurdles after Mayor Doug Plummer and trustees accepted what's called a conditioned negative declaration for the project.
"I have no doubt that this is finally going to happen," Mayor Doug Plummer said afterwards.
"When there's a ribbon-cutting-when construction begins-that's when we'll really celebrate."
The conditioned negative declaration is part of the State Environmental Quality Review Act-SEQRA.
It details the village's concerns about the project's potential impact on things like water, parking, noise, and light, and includes the specific steps SSI will take to address them.
In February, the project will go before the Joint Planning Board to begin site plan review.
It will then go to the Schoharie County Planning Commission for review there.
Work could begin this spring and will take about 18 months to complete.
Still at issue, however, is a PLIOT-payment in lieu of taxes.
SSI is requesting a 20-year PILOT, which Mayor Plummer said the village is unlikely to approve.
The Town of Sharon, Sharon Springs Central School, Schoharie County and the IDA must all sign on to the PILOT as well.
According to the SEQRA, SSI plans to renovate and redevelop the Imperial Spa and will offer a full range of spa services including massage and sauna along with mineral springs soaking pools from 9am-10pm daily.
There will be an onsite 97-seat restaurant for spa patrons only.
SSI expects 200-250 visitors daily and will employ 25-35 mostly local and regional employees.
A connecting corridor will connect the existing Laundry and Bath House buildings; the Mechanical Room, Boiler Room, and Storage Buildings have all been condemned for removal by the village's CEO.
Among the concerns and conditions outlined in the SEQRA, the project's impact on:
--Surface and groundwater.
SSI agrees to "scope" the connecting water and sewer lines with the village engineer and will be responsible for the condition, maintenance, and if necessary, replacement of them.
The SEQRA also sets limits on the project's water usage and sewer discharges, neither of which are projected to exceed existing capacity.
--Parking and sidewalks.
In addition to the 63 screened parking spots required for the project and planned for a new Main Street lot between Pavilion Avenue and Adler Avenue, the developers agreed to reserve space for another 20 screened spots in case, once the spa is up and running, the village determines there's insufficient parking for all of the visitors.
The lot includes two spots for busses, which won't be allowed to park or idle on village streets unless they're dropping off or loading passengers.
The village could have required more parking or larger lot, but didn't want to see open land unnecessarily paved over in case developers' plans don't quite pan out.
Because of an increase in pedestrian traffic, developers will replace the sidewalks adjacent to the project and those used by visitors to walk between parking and the spa.
--Noise and lighting.
Any "open air" attractions must be located behind the buildings and buffered by the hillside or screened with landscaping.
Lights must be screened and compliment the architecture of the restored buildings.
--Community character.
The SEQRA determined the project is consistent with local land use plans and zoning with the condition that public access to the sulphur spring be maintained.
SSI also agreed to renovate the gazebo there and create and maintain a public walkway to the gazebo and sulphur spring.