Planning Board Agendas and Minutes

MINUTES OF THE COHOES PLANNING BOARD MEETING HELD ON JANUARY 10, 2010 AT 6:30 P.M. IN THE COMMON COUNCIL CHAMBERS OF CITY HALL MEMBERS PRESENT: Mr. Edward Carboni Ms. Sharon Gariepy Mr. Jake Dumesnil Vice-Chairman Clarence Badgley Chairman Joseph Moloughney ABSENT: Mr. Mark DeFruscio ALSO PRESENT: Ms. Melissa Ashline-Heil, City Planner CONSIDERATION OF THE MINUTES OF THE DECEMBER 13, 2010 MEETING Chairman Moloughney called the meeting to order at 6:30 p.m. The Chairman asked the planner to take attendance call. Chairman asked the Board to decide whether to approve the minutes from the November 8th, and December 13th, 2010 meetings. Member Carboni moved to approve the November minutes. Member Gariepy seconded the motion. Roll of call was taken and the motion passed. YES NO Joseph Moloughney X Leo Badgley ABSTAIN Edward Carboni X Jake Dumesnil X Sharon Gariepy X Mark DeFruscio ABSENT Member Gariepy moved to approve the December minutes. Member Dumesnil seconded the motion which passed unanimously. YES NO Joseph Moloughney ABSTAIN Leo Badgley X Edward Carboni X Jake Dumesnil X Sharon Gariepy X Mark DeFruscio ABSENT CONSIDERATION OF A SITE PLAN REVIEW AT 100 COLUMBIA STREET Dan Clarey of Bohler Engineering, representing the applicant, GBT Realty, described the previously approved application as a larger building, larger parking lot area and less green space. In 2008 the Zoning Board (ZBA) approved a use variance for a 10,800 sq ft building with three store fronts. The proposed parking lot contained 46 parking spaces. The previously proposed building also had a rear drive-thru with the potential for a restaurant use. Mr. Clarey averred that the current proposal improves use of the site. The proposed building is only 9,100 sq ft with one proposed dry goods retail occupying the premises. As a result, the proposal includes only 35 parking spaces and provides 52% green space on the site. In addition, nothing is located behind the building. The applicant has also altered the plans in response to Board recommendations and neighbors’ concerns. Neighbors expressed concerns about nuisances such as noise, lights, odors and traffic in the development. Therefore, the applicant obtained a variance for an 8’ fence and installed a buffer of trees along the rear and shrubs along the Columbia Street side of the parking lot on the plans. The applicant agreed to limit hours of operation to 7am through 11pm, including dumpster pick-up and delivery of goods. Finally, the applicant agreed to install a left turn only sign to deter cars from exiting through the development. The site contains stormwater runoff from Stewart’s discharge pipe which empties onto the now vacant lot. The developer will divert that additional runoff through swales and pipes. The stormwater system originally proposed was altered to consist of a wet pond on the west side of the property adjacent to Stewart’s land. At maximum the piping will release the same amount of runoff currently discharged from the site. Chairman Moloughney asked whether the catch basins along the fence line discharged directly to the storm sewer rather than treat the water onsite. Mr. Clarey agreed that the water would be discharged to the storm sewer after it meanders through the swales. He commented that the wet pond, comprised of plants, will treat the onsite water. At most, the pond would accumulate 4’ of water during the 100 year storm. Member Carboni asked whether the pond is safe in a commercial setting. The Planning Board has approved ponds in residential settings. However, in this case the pond is on a strip of land customers may cross to reach Stewart’s. Member Carboni asked the distance between the pond and the store. Mr. Clarey described the edge of the pond as 20’ from the store and the center point as 25’ to the store. Mr. Clarey also reassured the Board the applicant would install a fence if the residents and Board requested one. Although a chain link fence would be safest, it would not look attractive on the site. Chairman Moloughney added that the pond has a bench around the perimeter; therefore, anyone who stumbled into the pond would step into 6” of water. In addition, as a wet pond the vegetation would prevent anyone from falling in. Member Dumesnil questioned the availability of snow storage on the site. Mr. Clarey showed the green space on the four corners of the property as the snow storage sites. Nevertheless, the applicant would remove any excessive amounts of snow. Member Gariepy asked about site distance during snow storage on the corner of Monroe Street and Columbia Street. Mr. Clarey demonstrated the 35’ triangle of site distance on the corner on the site plan, indicating that snow would not be piled on that corner. Member Gariepy questioned traffic patterns on the segment of Columbia Street given the proximity of two other store exits/entrances and Monroe Street. Member Dumesnil added that the Monroe Street access, comprised of both an exit and entrance, may add to the confusion. Mr. Clarey explained that channelization of traffic through a curved exit onto Monroe Street to prevent right hand turns would also prevent neighbors from entering the store from Monroe Street and would have to drive onto Columbia Street to return home. Yet, the applicant would agree to a curved exit onto Monroe Street if required. Furthermore, the applicant will conduct a traffic study prior to the next Planning Board meeting to ensure the safest setup. Vice Chairman Badgley inquired about the back door and whether it had a lift for deliveries. Mr. Clarey pointed out that it is actually a ½’ high ramp for deliveries since the personnel use dollies to unload the trucks. The Vice Chairman also asked about several pipes located in back of the building, which Mr. Clarey agreed to check into. Member Gariepy wondered whether the applicant would relocate the Cohoes Welcome sign. Yet, Mr. Clarey agreed to keep it onsite as the gateway to the City. Member Carboni asked about the high number of parking spaces as our code only requires 2.5 per 1,000 sq ft of retail space. Therefore the City code requires 22.75 spaces for the proposed retail. Chairman Moloughney would also like fewer parking spaces. Mr. Clarey explained that 45 spaces constitutes the industry standard for retail at the proposed size. Whereas, the applicant compromised by proposing 35 spaces. He also pointed out that employees will be using the lot as well as customers. Nonetheless, Mr. Clarey agreed to report the parking concern to the applicant. Chairman Moloughney offered a list of concerns the applicant should resolve by providing: 1) a traffic analysis of volume and turns; 2) a soils and water report; 3) an engineer’s report concerning the 12” sewer capacity; 4) a SWPPP to explain the diversion structures; and 5)an architectural rendering of the proposed building elevations mindful of the fact that the building will comprise the western gateway to Cohoes and should fit in with the residential setting. In response, Mr. Clarey agreed to provide: 1) a trip generation; 2) a soils and water report; 3) confirmation on whether the building will require fire suppression for insurance purposes, in which case the water flow may not suffice; 4) the SWPPP; and 5) the architectural rendering of another proposed prototype for the building. Chairman Moloughney also asked whether the applicant should treat the water discharged from Stewart’s for water quality. Mr. Clarey clarified that the applicant would only need to fix Stewart’s problem by diverting the runoff. Only stormwater runoff created by the proposed project would require treatment. Member Dumesnil asked if the applicant would maintain trees between Stewarts and the subject property. Member Gariepy suggested arbor vitae would buffer the noise of the two adjacent businesses. Mr. Clarey suggested the open field of grass resulted from an inability to grow vegetation in the swale. In addition, the applicant needs to raise the lot 2’ to dig the pond. Nevertheless, he will address it with the applicant. Mr. Clarey then unveiled proposed elevations of the structure. The applicant would install a concrete block structure with a faux stone façade colored tan. Dark brown metal sheeting would adorn the top half of the building. One awning would cover the entrance way, which would be a tinted glass door. Member Gariepy commented that the structure lacks any windows probably to maximize shelving along the walls. Regardless, no one on the Board or in attendance liked the proposed structure’s appearance. Chairman Moloughney insisted that any structure at this location should reflect the residential architecture in the surrounding neighborhood. The recently constructed nearby senior apartments and Eddy Green Houses both have architectural styles that make them much more compatible with the surrounding neighborhood and appropriate for the western gateway to the city. A major redesign of the proposed building facade is warranted. The current drawings are a "non-starter" in Chairman Moloughney's opinion. Member Gariepy asked about pipes jutting out behind the building. Mr. Clarey indicated they are for the heating mechanism. Member Carboni had concerns that a compressor on the premises would make noise and create a nuisance. Mr. Clarey will research the matter prior to the next Planning Board meeting. Vice Chairman Badgley questioned the lighting plan. Mr. Clarey described the five 20’ light posts scattered throughout the parking lot and the lights on the building near the door as downcast to avoid spillover at neighboring properties. No lighting will be installed on the back of the building. Joella Timberland of 6 Wilson Lane expressed concerns about traffic and garbage. Her husband, Alan Timberland concurred, adding that an accident at the intersection knocked out power a week ago. Member Carboni pointed out that a drunk driver caused the accident. Charles Alonge of 4 Wilson Lane also agreed with the Timberlands. Mr. Alonge added concerns about the building’s appearance and lighting from Stewart’s shining into his home. Mr. Alonge would like a treed buffer along the property line. Chairman Moloughney recapped the lighting plan as five in the parking lot and two near the front door on the building. All lighting is downcast to prevent spillover, and there are no lights on the rear of the building. Member Carboni added that the applicant proposes an 8’ stockade fence and a row or two of Austrian, Colorado Blue Spruce and Eastern White pine trees along the rear property line to buffer neighbors from the property. Six foot at planting, the pine trees will grow taller. Mr. Alonge has concerns about handling stormwater runoff as he calculates that a ½ inch of rain will dump 27,000 gallons of water. He recommends the current owner obtain assistance from the Federal Government for handling the stormwater runoff. Chairman Moloughney explained that the applicant must submit a SWPPP which the engineers will review. That review will determine whether the proposed system will meet the required standards. In addition, Chairman Moloughney clarified that the property does not contain a regulated wetland, as it would require hydric soils or proximity to a water body or other factors from among a laundry list of items that this property does not meet. Mr. Alonge then asked if the applicant will use dye to test the flow. Chairman Moloughney suggests that would probably not happen since the site contains clay soil. Clay soil classification has a standard permeability, so the test would not be necessary. Greg Beebe, of 5 St. Agnes Highway, asked what happened to the underground pipes described during the zoning meeting. Mr. Clarey described the new system as more efficient. Mr. Beebe then asked how a dollar store will benefit Cohoes. He also complained that traffic along St Agnes Highway moves too fast. Finally, he questioned what would prevent the old bus terminal on the opposite corner of Monroe and Columbia Streets from becoming a retail use. Chairman Moloughney explained that the Zoning Board of Appeals (ZBA) determines use of the property through the use variance application. The Planning Board then figures out how to make it fit best into the community. Member Gariepy further explained that the Planning Board can mitigate nuisances through the site plan review process, and negotiate solutions. Ward Council Representative Diane Nolin reiterated concerns about the stormwater capacity, safety of the pond and the building’s appearance. Randy Koniowka of 142 Second Avenue emphasized that the business district in Cohoes is on Remsen Street and that the City should force businesses to use the downtown to set-up business, not the residential areas. Mr. Koniowka did not like the proposed appearance of the building. Finally, Member Gariepy asked about the fence material and maintenance. Mr. Clarey described the 8’ stockade fence as cedar wood. He confirmed that the applicant would agree to a maintenance condition attached to any approvals. Member Carboni moved to approve the ZBA as lead agency for SEQR purposes. Vice Chairman Badgley seconded the motion which passed unanimously. YES NO Joseph Moloughney X Leo Badgley X Edward Carboni X Jake Dumesnil X Sharon Gariepy X Mark DeFruscio ABSENT Member Carboni made a motion to adjourn at 8:00pm. Member Gariepy seconded the motion. Roll of call was taken and the motion passed unanimously.