Planning Commission

City of Schenectady Planning Commission Meeting Minutes May 20, 2015 I. CALL TO ORDER Commissioner Coppola called the meeting to order at 6:30 p.m. II. ATTENDANCE PRESENT: Sharran Coppola, Chair; Matt Cuevas, Vice Chair; Bradley Lewis; Chris Rush; Julia Stone; Mary Moore Wallinger; Thomas Carey; Jason Bogdanowicz-Wilson; Christine Primiano, Principal Planner; Rachael Ward, Assistant Corporation Counsel III. CONFLICT OF INTEREST CHECK Commissioner Cuevas recused himself from voting on the two Maxon Alco Holdings, LLC applications because the firm by which he is employed is doing work on the project. City Planner Primiano recused herself from presenting or commenting on the Highbridge Prime Associates, LLC proposal because her husband is working as a subcontractor on the project. Commissioners Lewis and Wallinger recused themselves from voting on the Union College proposal. Commissioner Lewis and Commissioner Wallinger’s husband are both employed by Union College. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Cuevas, seconded by Commissioner Stone, to accept the Minutes of the April 15, 2015 as submitted. Motion carried, with Commissioners Lewis and Wallinger absent for the vote. V. NEW BUSINESS A. HIGHBRIDGE PRIME ASSOCIATES, LLC requests site plan approval pursuant to Section 264-90 B and F of a proposal to construct a 4-story retail, office, and apartment building with underground parking at 238- 252 State Street, tax parcel #39.71-3-8.1, located in a “C-4” Downtown Commercial District. Mike Roman of C2 Design Architecture and Tom Andress of ABD Engineers and Surveyors presented the proposal. City Planner Primiano did not participate in the consideration of this application. Assistant Corporation Counsel Ward served as the city staff representative for this discussion. The applicants appeared before the Commission in February of this year for informal review of the proposal, which includes 105 luxury residential units with 125 underground parking spaces for the tenants, as well as flexible retail space on the first floor. The top of the underground parking levels will be a recreational green space for the residents. The apartments will be accessed via State Street, through a lobby entrance at the easternmost end of the building (next to the existing Thai Thai Bistro building). This is also where the elevator banks for the residents will be located, with access via stairwells from several points in the parking area as well. Some of the apartments will feature Juliet balconies, while those on the fourth and fifth floor mezzanine will feature lofts and outdoor space. During the informal review the Commissioners’ discussion mainly focused on the design of the building. They supported the applicants’ design elements that are meant to break up the mass of the building, so that it does not appear to be out of scale with the surrounding area. Commissioner Cuevas had questioned if perhaps the retail storefronts might be given less of a uniform look, in order to further support the illusion that the buildings are separate and unique. The developers stated that at that point in the design process they had no idea who their prospective tenants might be, and thus they chose to wait to finalize the design details on the storefronts until it becomes clearer what the specific retail uses are. For this presentation Mr. Roman presented detailed elevation drawings with building materials and colors explained. The courtyard area over the parking garage will feature outdoor seating areas, a bocce court, and a fire pit. The building facing the courtyard will feature hardie board siding and trim. The front façade of the building will be pre-cast stone panels, with different colors and materials used to create an illusion of separate buildings and break up the mass of the structure. Mr. Roman stated that signage will be presented at a later date, when tenants are secured. Mr. Andress reviewed the details of the site, which will be almost entirely covered by the building. He explained the utility infrastructure and design of the underground parking facility. Commissioner Cuevas inquired as to whether or not an awning had been considered for the storefront area. Mr. Roman stated that it had been considered but due to maintenance issues the developers had decided against it. Commissioner Carey asked Mr. Roman to explain how the developers are making efforts to maximize energy efficiency. Mr. Roman replied that they have considered energy efficiency throughout the design phase and that they are meeting all efficiency requirements. Commissioner Carey suggested that with a project of this size, with a large potential environmental impact, they should perhaps consider exceeding the requirements. Commissioner Carey inquired as to the time frame for the project. Mr. Roman stated that they would like to start construction at the end of the summer and finish within 12- 16 months. He explained that due to the soil conditions on the site they will be using a unique deep foundation system with caissons installed eighty feet below the ground surface. He stated that once the foundation system is installed they anticipate construction to move along quite quickly. PUBLIC COMMENTS None. 2  SITE PLAN APPROVAL Motion by Commissioner Wilson, seconded by Commissioner Lewis, to accept the proposal with the following conditions: 1. The addresses for the buildings will be prominently displayed so that they are easily visible from the street. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. The Engineering Department must issue final approval of the site plan prior to the issuance of building permits. 4. All signage must be approved by Planning and Zoning staff prior to installation. 5. All lots must be properly consolidated, approved by the City Engineer, and filed in the County Clerk’s office prior to the issuance of building permits. 6. If there are any changes to the site plan that has been approved the applicants must return to the Planning Commission for further review and approval. Motion carried unanimously. B. MARTY’S TRUE VALUE HARDWARE requests site plan approval pursuant to Section 264-90 G of a proposal to construct 3 additions to the building at 1751 Van Vranken Avenue, tax parcel #39.43-2-48, located in a “C-2” Mixed Use Commercial District. Tom Andress of ABD Engineers and Surveyors and Mike Aragosa, owner of the business, presented the proposal. Mr. Andress explained that the applicants are renovating the interior of the store, and this will be making three small additions to the exterior. They are proposing to eliminate the loading dock area at the rear of the store and construct two small additions which will result in increased storage space for the business. Mr. Andress explained that at the front of the store they are proposing to bring the glass wall forward so as to better enclose the entrance area and protect it from the elements. He explained that because the applicants use the front portion of the parking lot for display of merchandise during they day they are proposing to add green space at the corner of the parking lot adjacent to the Stewart’s parking lot. Commissioner Carey asked if they had considered eliminating some of the asphalt in front of the building. Mr. Aragosa explained that they had not because they utilize that area for temporary product display and employee parking. The other Commissioners agreed that this was an acceptable use of the space. PUBLIC COMMENTS None. 3  SITE PLAN APPROVAL Motion by Commissioner Wilson, seconded by Commissioner Carey, to accept the proposal with the following conditions: 1. The address must be displayed so that it is easily visible from Van Vranken Avenue. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. Final approval of the details of the additions must be submitted to the City planner for final approval prior to the issuance of building permits. 4. A revised site plan will be submitted to the City Planner for final approval prior to the issuance of building permits. The revised site plan must include the additional loading zone for the handicap space and details of a planting area in front of the property. 5. The parking lot will be striped. Motion carried unanimously. C. TRUSTEES OF UNION COLLEGE request site plan approval to Section 264-90 I of a proposal to construct a 4,800 square foot addition to the Visual Arts Building at 807 Union Street, tax parcel #39.66-1-1, located in an “I” Institutional District. Loren Rucinski, Director of Facilities and Planning for Union College, and Jeff McDonald of McKinney and McDonald Architects presented the proposal. The applicant proposes to construct a three-story addition to the Visual Arts Building and to extensively renovate and update the entire building. Mr. McKinney explained that the College plans to use the third floor of the existing portion of the building, which is currently used for storage, for office space, and thus they are proposing to install skylights in the mansard roof of the building. Commissioner Cuevas inquired as to if a different window treatment had been considered, for example the traditional dormered windows that are typically seen in a mansard roof. Mr. Rucinski stated that they had been considered but were ultimately rejected, both due to cost considerations and the amount of disruption their construction would cause to the existing structure. After some discussion the Commissioners concurred that the skylights would most likely be acceptable, but asked that details of the window design be submitted to the City Planner for final approval. PUBLIC COMMENTS None. SEQR RESOLUTION 4  Motion by Commissioner Carey, seconded by Commissioner Stone, to accept the Negative Declaration. Motion carried, with Commissioners Lewis and Wallinger abstaining. SITE PLAN APPROVAL Motion by Commissioner Rush, seconded by Commissioner Cuevas, to accept the proposal with the following conditions: 1. The City Engineer and Building Inspector must issue final approval of the site plan prior to the issuance of any building permits. 2. Elevation drawings must be submitted to the City Planner for final approval prior to the issuance of building permits. 3. Any changes to the proposal must be submitted to the City Planner for final approval prior to construction of the change. If the change is judged to be significant, it will require further review by the Planning Commission. 4. The details of the proposed skylights will be submitted to the City Planner for final review and approval. Motion carried, with Commissioners Lewis and Wallinger abstaining. D. MAXON ALCO HOLDINGS, LLC requests site plan approval pursuant to Section 264-90 B of a proposal to construct a 295,000 square foot retail and apartment building at 301 Nott Street, Mohawk Harbor, tax parcel #39.49-2-1.311, located in a “C-3” Waterfront Mixed Use District. Dan Hershberg of Hershberg & Hershberg and JT Pollard of Re4orm Architects presented the proposal to build a 191-unit apartment building with first floor retail space and underground tenant parking. Mr. Hershberg presented the site plan details. He explained how the harbor wall will be constructed in relation to the building, and where the bike path will be located. He noted that every effort has been made to encourage bicycle access to the site, with bike racks and seating areas available for cyclists. There will also be a pedestrian walkway closer to the river level. Mr. Hershberg also presented the details of the infrastructure of the site, including the storm water management system which will filter the storm water and flush it back into the harbor. He then reviewed the landscaping plan for the site. Mr. Pollard discussed the building design and materials, and presented details of the materials to be used. The proposed building will be six stories with a rooftop pool and clubhouse, and amenities such as a fitness center and tenant gathering spaces. There will be three pass-through areas on the first floor of the building, so that pedestrians can walk through from the on-street parking and access the harbor and river walkway without walking around the perimeter of the entire building. 5  The Commissioners discussed the proposal and agreed that the details had been very well considered. Commissioner Coppola noted that the building design and materials appeared to suit the harbor location very well. The Commissioners concurred. Commissioner Wallinger requested further details on some of the landscaping species, which Mr. Hershberg explained. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Wallinger, seconded by Commissioner Rush, to accept the proposal with the following conditions: 1. The address will be displayed so that it is easily visible from the roadway. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. Any changes to the proposal must be submitted to the City Planner for final approval prior to construction of the change. If the change is judged to be significant, it will require further review by the Planning Commission. 4. Revised drawings showing the changes required by the Water and Engineering Departments must be approved prior to the issuance of building permits. Motion carried, with Commissioner Cuevas abstaining. E. MAXON ALCO HOLDINGS, LLC requests site plan approval pursuant to Section 264-90 B of a proposal to construct a 5-story 100,000 square foot condominium building with 50 units at 301 Nott Street, Mohawk Harbor, tax parcel #39.49-2-1.311, located in a “C-3” Waterfront Mixed Use District. Dan Hershberg, of Hershberg & Hershberg and JT Pollard of Re4orm Architects presented the proposal to build a five-story, 50 unit apartment building with underground tenant parking. This application was presented and considered with the prior proposal. Mr. Pollard presented the details of the design and materials of condominium building, which will share amenities with the apartment building. There will be no retail in this building. PUBLIC COMMENTS Albert Johnson spoke in support of the project, but stated that he would like more information regarding the RPI Nuclear Reactor and how the developers are proposing to mitigate the view of it. Mr. Hershberg stated that the developers were considering different landscaping plans to buffer the view of the structure but that RPI had specific guidelines from the federal government 6  as to how they can alter the building and site, and that those guidelines will of course have to be met. SITE PLAN APPROVAL Motion by Commissioner Wilson, seconded by Commissioner Stone, to accept the proposal with the following conditions: 1. The address will be displayed so that it is easily visible from the roadway. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. Any changes to the proposal must be submitted to the City Planner for final approval prior to construction of the change. If the change is judged to be significant, it will require further review by the Planning Commission. 4. Revised drawings showing the changes required by the Water and Engineering Departments must be approved prior to the issuance of building permits. Motion carried, with Commissioner Cuevas abstaining. F. APD ENGINEERING AND ARCHITECTURE, PLLC requests site plan approval pursuant to Section 264-90 G of a proposal to expand and renovate the interior of the store and renovate the exterior of the existing Family Dollar Store at 1643 Eastern Parkway, tax parcel #50.29-1-32.1, located in a “C-2” Mixed Use Commercial District. Andy Brick, attorney for the applicant, Dave Loveless, Real Estate manager for Family Dollar, Joe Kromer. Area Manager for Family Dollar, and Jessica Marquardt of CT Male Associates presented the proposal. Mr. Brick explained that the applicant proposes to renovate and expand the existing Family Dollar store. He stated that they are proposing no changes to the parking lot except the location of the handicap space. He added that are seeking the Commission’s permission to not be required to install a concrete sidewalk across the parking lot where the sidewalk area is currently covered with asphalt. The Commissioners discussed this and agreed that directing pedestrian traffic in the direct line of cars backing in and out of the parking lot would not be the safest option. Commissioner Cuevas suggested that perhaps the sidewalk area adjacent to the building could be widened and the parking lot striped to direct pedestrians to walk on the sidewalk directly in front of the building. The Commissioners agreed that this might be an acceptable solution. City Planner Primiano noted that the City Engineer would have to approve this configuration. Mr. Loveless presented the new sign and logo design, and asked that the Commissioners consider allowing the applicants to use the current sign pole 7 with the new sign. City Planner Primiano noted that because the sign is in disrepair and must be repaired to be safe it is not considered a grandfathered sign, and thus the pole must be removed and a monument sign installed. Mr. Kromer stated that as the area Manager in charge of this store he had been stretched very thin and covering many stores, but that he had promoted a new district manager to oversee some of his stores and he would be able to more closely monitor this one. He stated that he had recently upgraded the frequency of the garbage pick-up at the store as well. Ms. Marquardt than presented the landscaping details on the site, which include a new landscaped green space and the removal of the current planters. Commissioner Coppola stated that she wanted to be certain that the applicants understood that there have been many complaints and concerns regarding this property. She noted that there had been improvements to the overflowing dumpster and the litter in the parking lot over the past few weeks, but that because this site has been such a problem for so long it would remain on the Commissions watch list for some time. She reiterated the direction of City Planner Primiano that the sign must be removed. Mr. Brick stated that it would be. Commissioner Coppola also suggested that a trash receptacle be placed outside of the entrance for customer use. Commissioner Carey asked the City Planner why the current parking configuration, with cars backing out over the sidewalk area, is allowed. Ms. Primiano noted that the site is considered grandfathered by the Zoning Officer, and thus this configuration is allowed. Commissioner Wallinger stated that perhaps the handicap parking space closest to the intersection could be moved. Mr. Brick stated that it could be eliminated in favor of a spot closer to the store entrance. Commissioner Coppola suggested that a subcommittee be appointed to work with the applicants to finalize the details of the proposal regarding the signage, sidewalk, and parking lot striping and lighting. The Commissioners concurred. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Cuevas, seconded by Commissioner Rush, to accept the proposal with the following conditions: 1. The address will be displayed so that it is easily visible from the Eastern Parkway. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. A subcommittee of Commissioners Coppola, Cuevas, Carey, and Rush will work with the applicants to review and approve final details 8  regarding signage, the parking lot, and the pedestrian walkway/sidewalk. 4. A final site plan showing all discussed changes and revisions, including those approved by the subcommittee, will be submitted to the City Planner for final review and approval. Motion carried unanimously. VI. OLD BUSINESS A. ADESH BUDHRAJ requests site plan approval pursuant to Section 264- 90 G of a proposal to renovate and open a restaurant and sports bar at 201 South Brandywine Avenue, tax parcel #49.50-1-15, located in a “C-5” Business District. Adesh Budhraj and his architect Eric Vickerson presented the proposal. The proposal was considered and tabled at the April 2015 meeting because the applicant had not submitted sufficient site plan information. The applicant has purchased the building and proposes to renovate it and operate a sports bar on one side of the first floor and a restaurant on the other. The businesses will have separate entrances. At this time he will only be using the first floor. Mr. Vickerson explained that all the windows on the front of the building will be replaced with aluminum windows, and the larger boarded side windows will be covered with a decorative metal panel. The smaller windows will be replaced with stationary glass. All of the glass in the windows will be clear. The applicant is proposing hours of operation of 11 am until 10 pm Monday through Thursday, and 11 am until 2 am Friday and Saturday. He stated that he will have security on the weekends in the sports bar. City Planner Primiano stated that the security officers must be NYS certified. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Carey, seconded by Commissioner Lewis, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from South Brandywine Avenue. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. Prior to the installation and planting of the planters, Commissioner Wallinger and City Planner Primiano will review and approve the final plans. 9  Motion carried unanimously. B. ADDITIONAL OLD BUSINESS Commissioner Wallinger inquired as to any recent developments with the two gas stations on Union Street (Getty and Sunoco). City Planner Primiano stated that enforcement of any violations is at the discretion of the City Zoning Officer. Commissioner Wilson noted that he did not believe that the trees planted in front of the Ellis medicine parking garage on Rosa Road are consistent with what was approved. Staff will follow up. VII. MISCELLANEOUS City Planner Primiano introduced Sarah Bonaquist, who will join the Commission at the June 2015 meeting. VIII. MOTION TO ADJOURN Motion by Commissioner Carey, seconded by Commissioner Wallinger, to adjourn the meeting. Meeting was adjourned at 9:47 p.m. 10