Planning Commission

City of Schenectady Planning Commission Meeting Minutes January 18, 2017 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:38 p.m. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Randall Beach; Sara Bonacquist; Mitchell Miller; Christopher Rush; Julia Stone; Jason Bogdanowicz-Wilson; Christine Primiano, Principal Planner EXCUSED: Rachael Ward, Deputy Corporation Counsel III. CONFLICT OF INTEREST CHECK Commissioner Lewis stated that he would be recusing himself from voting on New Business Item A, the Andrew Sayles application. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Bonacquist, seconded by Commissioner Beach, to accept the Minutes of the December 21, 2016 meeting as submitted. Motion carried unanimously. V. NEW BUSINESS A. ANDREW SAYLES requests site plan approval pursuant to Section 264- 90 M of a proposal to operate a fitness center at 23 North College Street, tax parcel # 39.63-2-19, located in a “C-5” Business District. Andrew Sayles presented the proposal. Mr. Sayles explained that his Cross fit gym had been in operation from March 2014 through November 2016 in a different location, but that he had lost his lease. He stated that he is a resident of Front Street and that this location will be very convenient for him, and that he also believes that it is an appropriate building and location for the fitness center, which has approximately forty members. Mr. Sayles stated that the maximum participants in a class is twelve people, so he does not believe that parking will be a problem since there are six parking spaces on-site as well as ample street parking, and he also has a shared parking agreement with the yarn shop across the street. He noted that he proposes hours of operation from 5:30 a.m. to 7:30 p.m. City Planner Primiano asked about plans for signage on the site. Mr. Sayles responded that he would like to use his previous sign from the last location, but that he believes that it will be too big and would need to be cut down to fit on the building. Ms. Primiano stated that it may be too large in square footage also, and that she would work with the applicant on the correct size and placement of the sign. The Commissioners agreed that this would be acceptable. Commissioner Wallinger asked Mr. Sayles if he has plans to change the front door. Mr. Sayles stated that he did not, but that he would be willing to do so if necessary. Commissioner Wallinger stated that she would like to see the plain wood door replaced with a glass commercial-style door. The Commissioners concurred. Ms. Primiano noted that to meet building code it would have to be changed to a commercial door. Mr. Sayles stated that he would replace the door. Commissioner Wallinger asked Ms. Primiano to review which issues are under the purview of the Planning Commission and what must be considered by the Historic District Commission, since this property is located in the Stockade Historic District. Ms. Primiano stated that the standard change in tenancy review should be conducted by the Planning Commission, but that the HDC would also have to approve changes to any exterior features seen from the public right of way, such as the replacement of the door and signage. Commissioner Bonacquist asked the applicant if he plans to make any other changes to the exterior of the building. Mr. Sayles stated that at this time he does not. PUBLIC COMMENTS Gloria Kishton, President of the Schenectady Heritage Foundation and resident of the Stockade spoke regarding the business. She explained that she was expressing her opinion as a private citizen and not representing the Foundation. Ms. Kishton stated that she understands that the property is zoned commercial, but that she also has concerns about a fitness center being in the space, as this type of business can vary greatly depending on the membership and how the business is run. She related a story of an illegal gym that had been operating near her home and greatly disturbed all of the neighbors with constant noise and traffic at all hours of the day and night. Ms. Kishton stated that she has reservations about the stated hours of operation of the gym and whether or not those would be allowed to increase, as well as noise issues. She also asked if the garage door would be allowed to be open in the warmer months. She noted that the property is fairly well- maintained although there has been a large portion of the yard paved fairly recently, which she believes may not have been approved by the HDC. A letter from Richard McIlravy-Ackert, Purchasing Supervisor for the City of Schenectady, and neighbor of the proposed fitness center, was entered into the record. Mr. McIlravy-Ackert stated that he is not opposed to the fitness center, which he believes will be a great thing for the neighborhood and the members, but stated that he does have some concerns about the business, including the question of whether or not there is ample parking and what the 2 noise and vibration impact (i.e. from dropping large objects or heavy weights on the floor) will be on the neighbors. Seeing no one else who wished to speak on the proposal Commissioner Wallinger closed the public hearing. She asked Mr. Sayles if he wished to comment on the issues raised by the neighbors. Mr. Sayles stated that if in the future the hours of operation were to expand it would only be to perhaps 8:30 p.m., but no earlier in the morning. He explained that he would most likely first add additional classes in the middle of the day. Regarding the noise issue, Mr. Sayles stated that infrequently large objects and heavy weights are dropped, but that does not happen during every class. He stated that he has been very concerned about mitigating any noise from the classes, particularly those in the early morning, and that he has gone outside during classes to test what can be heard from various points in the neighborhood. He noted that no music can be heard from outside, and that the dropping of very heavy objects can be heard slightly from about ten feet away from the building. Mr. Sayles explained that the building a large cavernous space, and thus acoustics are a concern inside as well as outside and he has been working hard to address this issue. He stated that he will continue to work on sound-proofing the space further, and that currently the floors are covered with a sound-deadening rubber material that is used in horse stalls, another layer of which can be added as necessary. Mr. Sayles noted that he has spoken at length with his closest neighbor who stated that he has not heard any disturbing noise from the fitness center. Ms. Primiano asked Mr. Sayles if he plans to open the garage doors for ventilation while classes are taking place. Mr. Sayles stated that he might do so during the warmer months but that it would only be opened during regular business hours, for example between 8 a.m. and 5 p.m. Commissioner Wallinger stated that she does have concerns regarding the landscaping on the site, since the lot is almost completely covered with asphalt now. She explained that she believes that landscaping should be added to soften the look of the site. Ms. Primiano suggested that in this case the property owner or manager should be required to appear before the Commission to address the extensive paving and what will be done to add green space to the property. The Commissioners concurred. Commissioner Wallinger asked for the Commissioners’ opinions regarding the proposed hours of operation of the business, and if they would agree to limit the hours of operation to 5:30 a.m. to 8:30 p.m. The Commissioners expressed their support of the proposed hours. Ms. Primiano noted that the city has a noise ordinance prohibiting disturbances from 11 p.m. until 6 a.m. which is enforced by the police department. Mr. Sayles stated that the early morning class does not make enough noise to produce any disturbances before 6 a.m. Commissioner Wallinger suggested that the Commission limit the 3  hours that the garage door may be opened to between 8 a.m. and 6 p.m. The Commissioners agreed. SITE PLAN APPROVAL Motion by Commissioner Wilson, seconded by Commissioner Beach, to accept the proposal with the following conditions: 1. The address must be more prominently displayed on the building so that it is easily visible from North College Street. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. The hours of operation for the fitness center will be limited to 5:30 a.m. to 8:30 p.m. The garage door may be open only between the hours of 8 a.m. and 6 p.m. 4. The front entrance door will be replaced with a commercial glass door. 5. The applicant will work with the City Planner on a plan to add noise reduction to the building as deemed necessary. 6. The property owner or manager will appear before the Commission at the February 2017 meeting to discuss the issues of the excessive asphalt and lack of landscaping on the site. 7. The applicant will apply to the Historic District Commission for approval of the proposed sign and any other future changes to the outside of the building and the surrounding property. Motion carried unanimously, with Commissioner Lewis abstaining. B. SHANE ROWE requests site plan approval pursuant to Section 264-90 M of a proposal to operate a neighborhood tavern at 300 Michigan Avenue, tax parcel # 49.58-1-4, located in an “R-1” Single Family Residential District. Shane Rowe presented the proposal. He explained that he will be taking over ownership of the Park Inn, one of the oldest neighborhood bars in the city. He stated that the proposed hours of operation are Monday through Saturday, 10 a.m. to 10 p.m., and Sunday 10 a.m. to 8 p.m. Mr. Rowe stated that the bar has an older, limited clientele, most of whom come from the surrounding neighborhood. He noted that the employees park in the driveway. City Planner Primiano stated that when the sidewalk requires repair it must be repaired in concrete. She asked Mr. Rowe what his plans are for signage. Mr. Rowe stated that he plans to have only a small sign in the window. Commissioner Wallinger commented that she would like to see street trees added to the utility strip on the California Avenue side of the property. Mr. Rowe asked what type of tree she would recommend, and how large they should be. Commissioner Wallinger stated that in this location a taller shade tree would work well, and that a two- to three-inch caliper tree is 4  recommended. Ms. Primiano stated that she will consult with the applicant regarding the appropriate choice of tree. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Stone, to accept the proposal with the following conditions: 1. The address must remain prominently displayed on the building so that it is easily visible from Michigan Avenue. 2. Metal roll gates and iron bars cannot be installed on any doors or windows at any time in the future. 3. A Certificate of Use is required to operate the business. 4. Any broken or uneven sidewalk must be replaced with concrete, to City standards, and a permit must be obtained from the Engineering Department prior to doing the work. 5. Two shade trees will be planted in the utility strip along the California Avenue side of the property. The applicant will work with the City Planner to choose trees of an appropriate size and species. The trees will be planted by June 1, 1017. 6. Any additional future signage will be reviewed by city staff prior to the purchase and installation of the sign. Motion carried unanimously. C. CHRIS SPRARAGEN requests site plan approval pursuant to Section 264-90 L of a proposal to renovate the building and create medical office space for 60 employees at 1021-1029 State Street, tax parcel # 49.42-6- 1.11, located in a “C-2” Mixed Use Commercial District. JT Pollard of Re4orm Architecture presented the proposal. Mr. Pollard explained the Ellis Medicine plans to move its mental health services offices from their current location on lower State Street, which they have outgrown, to this building. He stated that the use of the building will remain the same, as it previously held offices, and the former cafeteria space would also remain a food service space. Mr. Pollard also noted that there would be some clinical space on the first floor. Mr. Pollard presented elevation drawings of the proposed finished renovations. He explained that when the faux stucco façade was removed from the front of the building the original brick underneath was still in good condition. He stated that the plan is to restore the brick and the original large window configurations, while adding a simple canopy between the first and second floors. Mr. Pollard explained that the goal is to return the building to close to its original design using new, more energy efficient materials. He 5 noted that the portion of the building used as a warehouse by Schenectady Hardware and Electric would not be altered in any way. He also noted that the former tenant of the building, Contec, is still on the site but has moved to a smaller building. Commissioner Bonacquist asked if the glass will be clear. Mr. Pollard responded that the first floor windows will be clear and the second floor will have a very slight gray tint. Commissioner Wallinger stated that she is very happy with the restoration but that she would like to see some landscaping added to the site, particularly in the front of the building, where only a grass lawn is shown on the elevation drawings. She suggested an open tree, such as a dogwood, which would not block the building but still provide added interest, and perhaps some ornamental grasses and perennials. Mr. Pollard stated that he and his client would be happy to work with staff and the Commissioners to agree on a final landscaping plan. Commissioner Wallinger suggested that additional trees be added to the perimeter of the parking lot as well. Commissioner Bonacquist stated that she thinks a bike rack would be a good addition to the property. Mr. Pollard agreed. Commissioner Wallinger noted that perhaps a small bench and a garbage can could also be included. The Commissioners and Mr. Pollard agreed with these additions. City Planner Primiano asked Mr. Pollard if any new lighting is proposed for the site. Mr. Pollard stated that the lighting shown on the site plan is what is currently in place, and that no new lighting is planned at this time. Ms. Primiano stated that she would like to see the details of the current fixtures to determine the amount of light spillage; she stated that if the fixtures are very old they may have to be replaced. Mr. Pollard stated that he believes that the lights were mislabeled as flood lights on the site plan, but that he will follow up with Ms. Primiano on the details. Ms. Primiano inquired as to the condition of the sidewalk. Mr. Pollard stated that it is in fair condition, and that the applicant is working with Metroplex on a plan for its replacement. Commissioner Wallinger asked about signage for the building. Mr. Pollard stated that the current plan is for simple metal letters on the canopy, but that may change. He explained that Ellis had been talking about designing a monument sign, but those plans were not completed in time for submittal, so they may come back at a later date. Commissioner Bonacquist stated that she is very pleased with the renovation of the building and feels that it will be a major improvement to this area of State Street. The Commissioners concurred. PUBLIC COMMENTS None. SEQR RESOLUTION 6  Motion by Commissioner Lewis, seconded by Commissioner Wilson, to accept the Negative Declaration. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Bonacquist, to accept the proposal with the following conditions: 1. The address will be prominently displayed on the building so that it is easily visible from State Street. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. 3. The applicant will work with city staff to formulate a final landscaping plan, which will include additional trees along the perimeter of the parking area and additional landscaping in front of the building. 4. A bike rack, bench, and garbage receptacle will be added to the final site plan. 5. The evergreen shrubs on the eastern side of the property will remain. 6. The applicant will submit a final revised site plan showing the additions discussed at the meeting as well as the details of the landscaping plan and lighting on the site to the City Planner for final review. Motion carried unanimously. D. MAXON ALCO HOLDINGS LLC requests site plan approval pursuant to Section 264-90 B of a proposal to construct a 40,000 square foot retail and office building at 301 Nott Street in Mohawk Harbor, tax parcel # 39.49-2-1-3.111, located in a “C-3” Waterfront Mixed Use Commercial District. JT Pollard of Re4orm Architecture presented the proposal. Mr. Pollard explained that when Building Two on the Mohawk Harbor site was put out for bid it made sense that this building, Building One, was as well. Mr. Pollard stated that the design of the building varies slightly from what was originally proposed at the time the master plan was reviewed. He explained that the building will still have the same architectural elements and materials as Building Two, but that due to easement issues the footprint of the building had to be reduced and thus in order to maintain the square footage at 40,000 a fourth floor has been added. Mr. Pollard stated that the first floor will be retail space and the top three floors offices. He also noted that Building Two is three stories high. City Planner Primiano stated tat she prefers that the two building have different heights, as it adds to the visual interest of the area and appears more organic. The Commissioners agreed. 7  Commissioner Wallinger commented that she is pleased with the design of the building and likes how the massing has been broken up. The Commissioners concurred. Mr. Pollard noted that the rendering shows a stone wall at the top of the underground parking deck in error; he stated that the material will be galvanized steel panels. Commissioner Wallinger asked if there was any additional landscaping being proposed. Mr. Pollard stated that the arboretum would be appearing before the Commission at the February meeting with a comprehensive landscaping plan for the entire harbor site. Commissioner Wallinger stated that she would love to see additional landscaping on the corner to soften the area, which currently has a large amount of pavement and building. Mr. Pollard agreed. Commissioner Wallinger suggested that perhaps signage might also be added to the interior-facing side of the building, in addition to the Erie Boulevard side. The Commissioners concurred. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Wilson, seconded by Commissioner Lewis, to accept the proposal with the following conditions: 1. The address of the building will be prominently displayed on the building so that it is 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 applicants will consider adding signage to the other side of the building, facing the interior of the site. 4. A final comprehensive landscaping plan will be submitted to the Commission for review. 5. Material details of the building and parking deck will be submitted to the City Planner for final review and approval. Motion carried unanimously. VI. OLD BUSINESS Commissioner Bonacquist noted that the Family Dollar store on Eastern Avenue continues to be a problem, with litter strewn about the site and garbage being stored in the parking lot in full view of the public right-of-way. Staff will follow up. Regarding the downtown core parking plan, Commissioner Wallinger stated that she is working on setting up neighborhood meetings, and that she will distribute a meeting schedule and finalized map to the Commissioners as soon as it is available. 8 VII. MISCELLANEOUS None. VIII. MOTION TO ADJOURN Motion by Commissioner Wilson, seconded by Commissioner Mitchell, to adjourn the meeting. Motion carried unanimously. Meeting was adjourned at 8:10 p.m. 9