Planning Board Agendas and Minutes

MINUTES OF THE COHOES PLANNING BOARD MEETING HELD ON DECEMBER 12, 2011 AT 6:30 P.M. IN THE COMMON COUNCIL CHAMBERS OF CITY HALL MEMBERS PRESENT: Chairman Joseph Moloughney Mr. Edward Carboni Mr. Jake Dumesnil Ms. Sharon Gariepy Vice-Chairman Clarence Badgley Mr. Mark DeFruscio CONSIDERATION OF THE MINUTES FROM THE NOVEMBER 14, 2011 MEETING Member Carboni moved to approve the minutes from the November 14, 2011 meeting. Member Dumesnil seconded the motion which passed unanimously. YES NO Joseph Moloughney X Leo Badgley X Edward Carboni X Jake Dumesnil Non-voting Sharon Gariepy X Mark DeFruscio X CONSIDERATION OF A MINOR SUBDIVISION AT 99 WESTERN AVENUE Scott Gilligan of 99 Western Avenue proposed subdividing the eastern most portion of the parcel. Currently the over 10 acres spans both sides of Western Avenue. Mr. Gilligan proposes subdividing the property along Western Avenue, creating two parcels. The parcel created on the north side of the street will be two acres while the parcel created on the south side of the street will be over 11 acres. Chairman Moloughney pointed out that the subdivided parcels will meet Cohoes’ code requirements. Therefore, Member Gariepy moved to approve the subdivision. Member DeFruscio seconded the motion which passed unanimously. YES NO Joseph Moloughney X Leo Badgley X Edward Carboni X Jake Dumesnil Non-voting Sharon Gariepy X Mark DeFruscio X CONSIDERATION OF SITE PLAN APPROVAL OF 65-71 CANVASS STREET Paul Bonacquisti owns a four story brick building at 65-71 Canvass Street which he proposes converting to an apartment building. He received a variance to construct 20 apartments in the building and is seeking site plan approval for the project. He proposes an addition for handicapped accessibility and 11 onsite parking spaces. The onsite parking lot has a 13’ one way aisle with entry on Canvass Street and exiting on Van Rensselaer. City Code requires 40 parking spaces to serve the 20 apartment units. However, the Code also authorizes the Planning Board to waive the parking requirement for uses within 800’ of a municipal parking lot. In exchange for reliance on municipal parking, the Board can require an applicant to make some improvement to the municipal land. In this case the applicant has agreed to pave and stripe City land on the west side of Canvass Street next to the development. Paving the area referred to as the “Little Keveny lot” would garner 30 additional parking spaces available to the public. Member Carboni questioned the size of the onsite parking spaces. The onsite spaces are listed as 9X18 on the plans while the City’s Code requires 9x20. Chairman Moloughney asked that the Traffic Commission review the proposal since the 13’ aisle also seems narrow given the length of the parking spaces. Member DeFruscio asked the size of the units. Dan Sanders, architect for the project, described the apartments as two 2 bedroom apartments with lofts on the first floor; six 2 bedroom apartments; and twelve 1 bedroom apartments. The smallest units are over 700 sq ft. Mr. Bonacquisti wants to restore the period warehouse appearance through the addition of doors, tombstone windows and period lighting. He proposes naming the complex the George House Apartments. George House had been an owner of the property. Neighbor Leo Koblenski questioned whether he and his tenants would be able to park in the Little Keveny lot once the project was completed. Member Gariepy assured Mr. Koblenski that the public can continue to use the municipal lot. In fact, paving and striping improvements will increase the number of vehicles that can use the lot. Mr. Bonacquisti conducted an informal traffic study and found that an average of three cars is in the lot between 10am and 3pm. Michael St. Denis disagrees. He finds parking to be crowded at this time with police traveling Canvass Street and he has concerns that additional tenants will exacerbate the situation. He thinks 10 apartments would be problematic enough, but 20 will burden the area. Mr. St. Denis also claims that Harmony Mills is not rented out and that apartments do not help the City’s economy because renters do not pay taxes. Member Gariepy disagreed because the renters will patronize City businesses. In addition, the property value increase will increase the assessment and taxes on the property to be paid by the owner. Ms. Ashline-Heil pointed out that increased population will also result in a higher percentage of sales tax revenues. Chairman Moloughney explained that the approval of 20 apartments was a variance granted by the Zoning Board of Appeals. Planning Board can only review the project to minimize impacts to the neighborhood. He also pointed out that everyone can use the 30 spaces created in the Little Keveny lot . Mr. Bonacquisti added that everyone’s property value will increase as a result of the improvements to his building and the parking lot. John Fondry of 63 Canvass Street also spoke in opposition to the proposal. He does not want lights from the building or tenants’ car headlights to interfere with his full use and enjoyment of his property. Chairman Moloughney explained that the lot has no setbacks so the owner could build wall to wall. The proposal has at least a 13’ setback. Mr. St. Denis asked if construction would harm his property and generate a noise nuisance. He explained that the fire department created a 4’ buffer zone around the parking lot showing the limits of construction. The purpose of the buffer zone is to protect egress for tenants in the existing buildings. Chairman Moloughney explained that the building code addresses construction. He also pointed out that the City has a noise ordinance prohibiting the nuisance and limiting construction hours. Mr. St. Denis asked if the Little Keveny lot would have handicapped parking. Chairman Moloughney indicated that the Traffic Commission would review the striping plan. Typically a percentage of handicapped spaces are required. Vice Chairman Badgley asked if there would be any handicapped accessible units. Mr. Bonacquisti confirmed that since the building has an elevator all the units will be Type B, or easily converted into handicapped units as the need arises. Member DeFruscio commented that green space is not an issue. Chairman Moloughney asked that the developer add drainage patterns to the site plan so as not to harm neighboring structures or create ponding on the public sidewalks. Mr. Sanders explained that infill restoration would be required in very few spots. Member Dumesnil asked if the flat roof would be usable space. Mr. Bonacquisti intends to install a rubber roof. However, using the space would require accessibility that isn’t feasible for the building. Chairman Moloughney summarized his conditions of approval: 1) update the onsite parking after traffic commission review; 2) show the improvements to the Little Keveny lot; 3) provide drainage patterns on the vacant lot; and 4) ensure a buffer zone around the Little Keveny lot. Chairman Moloughney asked if the developer would install a new water/sewer connection. Mr. Sanders confirmed that the proposal would require a new connection to serve the increase in apartments and the sprinkler system to be installed. Mr. Fondry reiterated his concern that the proposal creates too many cars in an area with too little parking. He commented that once the project is approved the City cannot take it back. He again stated that the addition will block sunlight to his home. He is also opposed to making Canvass Street two-way. Mr. St. Denis asked if his building requires two parking spaces per unit. Chairman Moloughney explained that it would only be required if he changed or expanded the use. Member Gariepy moved for such a conditioned approval. Vice Chairman Badgley seconded the motion which passed unanimously. YES NO Joseph Moloughney X Leo Badgley X Edward Carboni X Jake Dumesnil Non-voting Sharon Gariepy X Mark DeFruscio X Member Carboni moved to adjourn at 7:40pm. Vice Chairman Badgley seconded the motion which passed unanimously.