Zoning Board Agendas and Minutes

MINUTES OF THE COHOES ZONING BOARD OF APPEALS HELD IN THE COMMON COUNCIL CHAMBERS OF COHOES CITY HALL ON WEDNESDAY, FEBRUARY 28TH, 2018 MEMBERS PRESENT: Mr. Michael Briggs, Chairman Mrs. Joyce Baranski, Vice-Chairwoman Mr. Gary Sawyer Mr. Mark Cotch Mr. Paul Heroux ALSO PRESENT: Ms. Melissa Cherubino, Director of Building and Planning CONSIDERATION OF THE MINUTES FROM JANUARY 24th, 2018 Chairman Michael Briggs called the meeting to order at 6:30 pm and the consideration of January 24th meeting minutes passed unanimously after a motion by Member Sawyer seconded by Vice Chairwoman Baranski. YES NO ABSTAIN Michael Briggs X Joyce Baranski X Mark Cotch X Gary Sawyer X Paul Heroux X CONSIDERATION OF AREA VARIANCES TO CONSTRUCT MULTI-FAMILY AND RETAIL AT 70 DELAWARE AVENUE Developer Todd Curley and his engineer Jaime Easton presented a conceptual plan and FEAF for two multi-family buildings and a retail structure at 70 Delaware Avenue. The proposal will abut a waterfront public access park under design by RPI students and faculty. The proposal will require several area variances. Generally, the project includes two four-story multi-family structures that contain 98 residential units and a clubhouse. Multi-family is a permissible use in the zoning district. However, section 285-64G limits the number of units to ten per building. In this case the applicant will need variances of 47 and 57 units. The number of units vary since one building features a clubhouse for tenants. A third building, measuring 4,000 SF with a drive-through window, will house two retail entities. The drive through would serve as a coffee shop or restaurant while the second 2,000 SF would serve as a retail shop for clothing or the ilk. Retail is also a permitted use in the zoning district. The drive-through is permissible in any district subject to section 285-68, which requires 30’ distance from a transitional or residential district as well as adequate space and clear striping. \\cohoes.local\CoC-Data\Users\mashline-heil\Boards, Commissions, & Agencies\ZBA\ZBA\minutes\ZBA Minutes 2017\ZBA Minutes 10-25- 2017.doc The buildings are 50’ from the river as required by the City zoning code. However, the project will require area variances from setbacks to Delaware Avenue. Creating a streetscape with sidewalks and buildings abutting a small green space and sidewalks matches the City’s intentions for Ontario Street and the gateway as described in several consultant written studies. The proposal will avoid the appearance of a sea of parking on an important gateway property. Surface parking provides 1.5 spaces per unit with 2.5 spaces per 1,000 SF of retail. The parking matches existing needs at recently constructed Hudson Square or well-established Riverwalk apartments. Similar configurations of apartment sizes and number of bedrooms contribute to the need for reduced parking. Approximately 1/3 of apartments will contain 2 bedrooms while 2/3 of apartments will contain 1 bedroom. The project will not restrict occupancy based on age, but is appealing to 55 and older or workforce demographics. All entrances will be located on Delaware Avenue since NYSDOT would not permit a driveway that close to a bridge abutment. Hudson Square updated a Creighton Manning Engineering traffic study. The design team would update the traffic study further to account for this new development. Melissa Cherubino pointed out that the traffic signal installed by the City is meant to provide shorter queuing times and lengths. Building heights sit higher than the code permits for multi-family structures. However the mixed-use waterfront district (MU-2) permits a maximum of 45’ for hotels or office buildings. Moreover the neighboring buildings at Captain’s Lookout and Hudson Square exceeded the height restriction in the same zoning district. Member Heroux asked about the construction schedule. He also wondered whether additional handicapped parking would be created for the 55 and older residents. Mr. Easton explained that the leasing and financing determine construction. Residential would be constructed first. However, ADA requirements do not differentiate requirements based on age of occupants. Vice Chairwoman Baranski asked the price point. Mr. Easton described a need for additional information such as requirements from the planning board. A general guide for the financial planning reflects a lower price point than Hudson Square, geared to workforce housing. At this time the developer and engineer sought an opening to SEQR with a public hearing scheduled for March 28th 2018. Member Sawyer moved to declare an intent to act as lead agency. Vice Chairwoman Baranski seconded the motion which passed unanimously. YES NO ABSTAIN Michael Briggs X Joyce Baranski X Mark Cotch X Gary Sawyer X Paul Heroux X \\cohoes.local\CoC-Data\Users\mashline-heil\Boards, Commissions, & Agencies\ZBA\ZBA\minutes\ZBA Minutes 2017\ZBA Minutes 10-25- 2017.doc Chairman Briggs moved to adjourn the meeting at 7:30pm and Member Sawyer seconded the motion which passed unanimously. \\cohoes.local\CoC-Data\Users\mashline-heil\Boards, Commissions, & Agencies\ZBA\ZBA\minutes\ZBA Minutes 2017\ZBA Minutes 10-25- 2017.doc