Planning Board Agendas and Minutes

MINUTES OF THE COHOES PLANNING BOARD MEETING HELD ON JULY 14, 2014 AT 6:30 P.M. IN THE COMMON COUNCIL CHAMBERS OF CITY HALL MEMBERS PRESENT: Mr. Edward Carboni Ms. Sharon Gariepy Vice-Chairman Clarence Badgley ABSENT: Mr. Mark DeFruscio Chairman Joseph Moloughney Mr. Jake Dumesnil ALSO PRESENT: Melissa Cherubino, Director of Building and Planning CONSIDERATION OF THE MINUTES FROM THE JUNE 19th, 2014 MEETING Member Carboni moved to approve the minutes. Member Gariepy seconded the motion which passed unanimously. YES NO Joseph Moloughney ABSENT Leo Badgley X Edward Carboni X Jake Dumesnil ABSENT Sharon Gariepy X Mark DeFruscio ABSENT CONSIDERATION OF A PARKING LOT AT 320 COLUMBIA STREET John Farrell owns the funeral home at 326 Columbia Street. He has an opportunity to purchase a 30’x125’ lot behind 320 Columbia Street that he would like to use for off-street parking. The parking area would enter and exit onto Elaine Court. The only connection to the funeral home property is a walkway at the abutting corners of each parcel. Mr. Farrell proposes creating 11-15 parallel parking spaces along the 125’ length of the property. The Code requires 9X20 sized parking spaces; however the applicant suggests 9’X18’ spaces which would make it possible to construct 15 spaces. He would install motion detector flood lights that would turn off by 8pm and chain link fencing to stop cars from entering neighboring properties. The parking spaces are at least 20’ to the closest neighbor’s foundation. Member Gariepy asked that the applicant document proposed landscaping, dimensions, location of neighboring properties, layout and lighting on the plans. Member Carboni questioned the location of snow storage. Mr. Farrell commented that although this is a small parcel he may have the opportunity to purchase the adjoining 320 Columbia Street since the property owner passed away and his son lives in Texas. In fact an attorney representing the family is offering the 30X125’ parcel. Neighbor Tom Kiely lives at 5 Elaine Court and opposes the proposal. He argues that the cars would create a nuisance to neighboring residential properties and the ingress and egress from this 30’ driveway onto the 30’ street would create traffic flow problems. Councilwoman Diane Nolin agreed that the proposal imposes on neighbors. It fails to meet setback requirements in the R-1 residential zone which require parking lots setback the same distances as a principal structure. In this case the parking area would have to be 30’ from the front, 12’ from the side and 20’ from the rear property line. Member Gariepy moved to declare an intent to act as lead agency for SEQR purposes. Member Carboni seconded the motion which passed unanimously. YES NO Joseph Moloughney ABSENT Leo Badgley X Edward Carboni X Jake Dumesnil ABSENT Sharon Gariepy X Mark DeFruscio ABSENT CONSIDERATION OF A POOL AT 259 VLIET BLVD Since the applicant failed to show for the meeting Member Gariepy moved to table the special use permit. Member Carboni seconded the motion which passed unanimously. YES NO Joseph Moloughney ABSENT Leo Badgley X Edward Carboni X Jake Dumesnil ABSENT Sharon Gariepy X Mark DeFruscio ABSENT CONSIDERATION OF A MULTI-FAMILY AT 24 AMITY STREET Paul Nichols submitted a sketch plan and asked the Board to provide conceptual feedback on his proposal to construct 13 one bedroom apartments at 24 Amity Street – a former warehouse. Mr. Nichols proposes 700-900 sq ft apartments on three floors at a monthly rent of approximately $900 a month. The projected annual income of residents would be approximately $32,000. Mr. Nichols would sprinkler the building as it would not have elevator access to the second and third floor. He also proposes a garden area outdoors to meet green-space requirements. A third floor gym would provide the recreation area required by code. The developer has not decided on garbage removal and would leave it to neighbors to decide which method is preferred. Moreover, Mr. Nichols would address neighbors’ concerns regarding privacy and traffic. If any windows are necessary he would install transom windows 8’ above ground. Especially in the rear of the building that would preserve neighbor’s privacy. The windows might have a crank to open for ventilation. Each first floor unit would have its own entrance from the exterior. The current parking lot contains approximately 24 spaces and the applicant believes he can create 26 spaces which would meet zoning code requirements of two spaces per unit. He would demolish two garages on the property and repair or replace the existing fencing. He would store excess snow in that area and create the additional two parking spaces. The parking lot lights would remain soft and perhaps downcast to accommodate neighbor’s concerns regarding lighting. Otto Madsen of 51 Amity Street expressed concerns about parking since Amity is only 14-16’ wide. Exiting onto Columbia Street is difficult now. An additional 26 vehicles would overwhelm the street. Furthermore, emergency access is difficult now. He questioned whether the project could be done with 10 units. Finally, Mr. Madsen expressed concerns that the rehab should become a showcase, like the Harmony Mills. Conversely he doesn’t want to see a product like 31 Ontario Street in his neighborhood. Ultimately he doesn’t oppose the project, but wants to make sure it doesn’t cause or exacerbate existing problems. Tim Ryan agrees. He suggested three units on each floor. Patty LaBarr lives behind the project and is concerned about privacy. She likes the idea of transom windows. Mr. Nichols countered that the expense of the building and rehabilitating the existing structure dictate how many units as well as the rental standard created. It will cost $1.5 million to rehabilitate without the costs of design if Bonacio performs construction. With an asking price of $239,000, Mr. Nichols has to weigh whether he can rent the space for $900 a unit which is how much would be required to make the project profitable. Councilwoman Diane Nolin appreciated the applicant’s willingness to address neighbors’ concerns. She requested a neighborhood meeting at the building. She also asked to visit some of the applicant’s other sites. Mr. Nichols provided photos of other properties he has developed and continues to manage as apartment complexes. He offered that residents can visit his website at paragonresidential.com. Other similar projects that he manages locally include 199 South Allen Street in Albany; 826 Chestnut Street in Albany at the corner of West Lawrence; and 245 Broadway in Schenectady. Therefore, Member Carboni moved to declare an intent to act as lead agency. Member Gariepy seconded the motion which passed unanimously. YES NO Joseph Moloughney ABSENT Leo Badgley X Edward Carboni X Jake Dumesnil ABSENT Sharon Gariepy X Mark DeFruscio ABSENT Member Carboni moved to adjourn at 7:45pm. Member Gariepy seconded the motion which passed unanimously.