Planning Commission

City of Schenectady Planning Commission Meeting Minutes August 16, 2017 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:45 p.m. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Ryan P. Bailey; Randall Beach; Andrew Healey; Julia Stone; Christine Primiano, Principal Planner; Rachael Ward, Deputy Corporation Counsel EXCUSED: Jason Bogdanowicz-Wilson III. CONFLICT OF INTEREST CHECK None. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Bailey, seconded by Commissioner Stone, to accept the Minutes of the July 19, 2017 meeting as submitted. Motion carried unanimously, with Commissioner Beach absent from the vote. V. NEW BUSINESS A. CITY MISSION OF SCHENECTADY requests site plan approval pursuant to Section 264-90 B and F of a proposal to construct an eight (8) unit apartment building at 297 Lafayette Street, tax parcel # 49.24-1-6.1, located in an “R-3” Multi-Family Residential District. Michael Saccocio, Director of the City Mission, and Luigi Palleschi, of ABD Engineers and Surveyors, presented the proposal. Mr. Saccocio explained that the Mission currently has supported housing for clients in the townhomes on Lafayette Street and would like to expand this program to a new eight-unit building. He explained that these clients are working people and families who will eventually transition out of the program. Mr. Palleschi reviewed the site plan. He explained that the building will face Lafayette Street with parking in the rear. He stated that the use of the new units will be identical to that of the adjacent townhomes, but that having one multi-unit building will allow for consolidated utilities and services. He noted that the landscaping on the site will match that of the townhomes, and that approximately 45% of the site will be green space. Mr. Palleschi stated that they will be seeking a variance for parking, as twelve spaces are required and there are only nine on-site, but he noted that many of the tenants do not have a car. Mr. Saccocio stated that there is also a surplus of parking on the neighboring City Mission site. Commissioner Wallinger asked what the trash storage plan will be for the building. Mr. Saccocio stated that, as is the practice for the townhouse units, trash will be stored in the rear in roll-away containers and rolled to the street on pick-up days. City Planner Primiano asked if the Commissioners believe that this garbage plan will be sufficient. The Commissioners indicated that they do. Ms. Primiano asked what the width of the alley will be and if it will be used for vehicular traffic. Mr. Palleschi stated that it will be between ten and fifteen feet and will be used for vehicles as necessary. Commissioner Wallinger asked if they are proposing any lighting on the site. Mr. Palleschi stated that there will be lighting sconces by the entrances but that no other lighting is proposed at this time. Commissioner Wallinger suggested that the applicants consider some wall-pack lights to illuminate the alley. Mr. Saccocio agreed that this would be a good idea. Ms. Primiano noted that the City Engineer had suggested that a lot line adjustment be considered so that all the parking would be on the building site. She noted that while the Mission currently owns the adjacent property as well the parking could become an issue if in the future they ever decided to sell the building as a separate unit. Mr. Saccocio stated that they would be amenable to that idea. Ms. Primiano asked if they are proposing a timber rail along the border between the grass and the sidewalk. Mr. Palleschi stated that they are, hoping that it will encourage people to use the sidewalk and stepped walkway as opposed to walking up the grassy slope. Ms. Primiano suggested that they consider slightly widening the sidewalk to ensure that there is adequate width, even is cars are pulled up flush to the tire stops. Mr. Palleschi agreed that this would be a good idea. Commissioner Wallinger stated that because of the proximity of the neighboring building to the property line opposite the parking spaces, she would like to see a curb or perhaps bollards installed to ensure that drivers backing out of the spaces do not hit the building. Mr. Saccocio agreed that this would be a good idea. Ms. Primiano stated that there should be three street trees added along the Smith Street side. Commissioner Wallinger noted that if there are no electrical wires tall shade trees would be best. Mr. Palleschi asked if the Commissioners have any preferences regarding what type of tree. Commissioner Wallinger stated that any shade tree, such as a red maple, would be appropriate. She noted that the Commission did not like to approve the use of Bradford Pear trees, as they are prone to splitting easily. Ms. Primiano noted that the Mission was not presenting elevation drawings at this time due to cost issues; she explained that they want to wait until they receive the necessary variances and site plan approvals to ensure that they can 2 proceed with the project before spending the additional funds. She explained that they plan to have the building mimic the style and materials of the neighboring townhouse units. Mr. Saccocio distributed photographs of the townhomes. Commissioner Wallinger suggested that when the elevation drawings are complete and material choices finalized they could be submitted to Ms. Primiano for approval. The Commissioners agreed. Commissioner Wallinger noted that she prefers the darker gray accent color for the larger building. PUBLIC COMMENTS Scott Cietek of Metroplex Development Authority spoke in favor of the project. He stated that the City Mission is an organization that has a great reputation for helping people in the community, and that this new development will be a great use for a currently vacant lot. SEQR RESOLUTION Motion by Commissioner Lewis, seconded by Commissioner Beach, to accept the Negative Declaration. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Healey, seconded by Commissioner Stone, to accept the proposal with the following conditions: 1. The address will be remain prominently displayed so that it is easily visible from Lafayette Street. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time. 3. The applicants will submit a revised site plan, showing the changes discussed at the meeting, to the City Planner for final approval. The site plan will include three street trees on the Smith Street side of the site, a widened sidewalk adjacent to the parking area, a curb or barrier at the other side of the parking area near the neighboring building, and a lighting plan including wall-mounted lights in the alley. 4. The applicants will work with City Staff to decide whether a lot line adjustment might be warranted to facilitate having all the parking for the building on the site. 5. The applicants will submit final elevation drawings, showing all exterior colors and materials, to the City Planner for final approval. 6. If during the course of construction any changes to the approved plans become necessary the applicants will return to the City Planner, and if the changes are significant enough to the Planning Commission, for further review. 7. The applicants will obtain all necessary variances from the Board of Zoning Appeals. 3  8. The Planning Commission supports the granting of a variance for the reduced number of parking spaces. Motion carried unanimously. B. MAXON ALCO HOLDINGS LLC requests a Special Use Permit and sign approval pursuant to Section 264-61 I and 264-89 D of a proposal to install a pylon sign with an electronic message board at the entrance to Mohawk Harbor, tax parcel # 39.49-2-1.2, located in a “C-3” Waterfront Mixed Use District. Paul Fallati of the Galesi Group and Pat Boni of Saxton Sign Corp. presented the proposal. City Planner Primiano noted that the only action that would be taken at this meeting was that the Planning Commission would declare its intent to act as lead agency for the SEQR review of the proposal, at which time the involved agencies (The NYS Department of Transportation and the City Board of Zoning Appeals) would be notified and a thirty-day comment period would commence. She noted that ultimately the BZA will decide how large the sign can be and the Planning Commission will approve the design. Mr. Boni briefly reviewed the sign proposal and distributed revised drawings showing the latest changes to the design, noting that the pylon sign had been lowered two feet from the initial proposal. He stated that the pylon sign will be a total of 311 square feet, while the smaller Mohawk Harbor sign will be 81 square feet. He noted that the Mohawk Harbor script will appear black in the daylight and white when lit, which will only be at night. Commissioner Wallinger asked if DOT had completed their review of the proposal. Mr. Fallati stated that the proposal had been submitted and that they are waiting for DOT’s comments. City Planner Primiano noted that when they return for further review it might be helpful to have photos showing the signs in context, so that the Commissioners might have a sense of the scale and location in relation to the surrounding area. Mr. Fallati stated that they would be happy to do so, noting that they would also be submitting a landscaping plan for both signs and that they are open to any suggestions from the Commission regarding the type of landscaping they feel would be appropriate. Commissioner Wallinger stated that she would suggest considering some tall grasses in front of the side portions of the smaller Mohawk Harbor sign, to give it some added interest and buffering. She noted that she would also like to see diagrams of the signs and how they relate to the site lines from surrounding vehicles. The Commissioners briefly discussed the design of the pylon sign. Commissioner Wallinger stated that she feels that the placement of the LED 4  screen on three small columns at the top appears awkward. The Commissioners concurred. She suggested that perhaps it could be integrated more into the overall design of the sign. Mr. Boni stated that they would be willing to formulate some alternate designs for the Commission to consider. Commissioner Beach agreed that it would be helpful to see some additional designs. Commissioner Lewis commented that he believes that there should be a static section of the sign that indicates that it is Mohawk Harbor. Ms. Primiano agreed, suggesting that perhaps a panel could be added under the screen. Commissioner Wallinger suggested that some taller landscaping elements should be added alongside the pylon sign, to help mitigate the height and visually blend better with the landscaping design. PUBLIC COMMENTS David Giacalone spoke in opposition to the sign. He also submitted a written statement and supporting photographs for the record. Mr. Giacalone stated that he is opposed to the pylon sign due to its large size and because he feels that it is a sign meant for a large shopping mall as opposed to an upscale development such as Mohawk Harbor. He also explained that he is opposed to the changing LED sign, which he feels could be especially problematic for older drivers. Following the closure of the public comment portion of the meeting, Commissioner Wallinger asked Mr. Fallati if he would like to respond to the issue of the size of the sign. Mr. Fallati stated that it is their position that a sign of this size is warranted on a road such as Erie Boulevard, where drivers are traveling at quite a high rate of speed. He noted that they also believe that the retail tenants of the Harbor will insist on some sort of identifying signage visible from Erie Boulevard. Commissioner Lewis asked Mr. Fallati if the intent of the smaller Mohawk Harbor sign is to screen the view of STS Steel from Erie Boulevard. Mr. Fallati stated that the motivation behind the sign was both as a screen and as an identifying sign. SEQR RESOLUTION Motion by Commissioner Beach, seconded by Commissioner Healey, to declare the Planning Commission’s intent to act as lead agency for SEQR review. Motion carried unanimously. VI. OLD BUSINESS A. YEVGENOY SANDUL requests site plan approval pursuant to Section 264-90 M of a proposal to operate a material recovery facility at 500 5 Sterling Avenue, tax parcel # 49.79-1-1.3, located in an “M-1” Light Manufacturing and Warehouse District. Yevgenoy Sandul and Steve Cronin of Cronin Real Estate presented the proposal, which had been tabled at the July meeting due to outstanding questions regarding size and weight limitations for vehicles using the streets surrounding the business. City Planner Primiano explained that she had spoken with City staff and it had been determined that there are no weight or size restrictions for the roads accessing the site. Commissioner Wallinger stated that the other main issue of concern had been the condition of the parking lot. She asked Mr. Sandul if he was prepared to agree to paving the driving lanes on the lot, in order to mitigate the dust and pothole problems, as had been discussed in July. Mr. Cronin objected, stating that he believed that the paving of both drive lanes was never discussed, but rather his client had agreed to pave the area from the front of the bus parking to the building. Commissioner Wallinger stated that she was certain that paving a larger portion of the lot had been discussed, as the area where the buses turned to go down the driving lane behind the spaces was identified as a major source of dust. The Commissioners concurred. PUBLIC COMMENTS Mrs. Dominic Leone, who with her husband owns several properties in the neighborhood, spoke of the continuing problems at the site over the years, and expressed their concerns about the volume of traffic, dust, and noise issues. She also stated that she does not believe that tractor trailer trucks should be using the surrounding residential streets. City Planner Primiano explained to Mrs. Leone that the Commission understands her concerns, but that this is an allowed use for the property, and if the Commission were to deny access of the tractor trailers to the site they in effect would be denying this use. Mr. Sandul stated that he had driven a tractor trailer to the site, and that while some turns were tight the site is definitely accessible. Following the closure of the public comment portion of the discussion, Commissioner Beach stated that he believes that while this is an allowable use for the property, it is imperative that the Commission address the issues that are within their purview to help mitigate the negative impact on the neighbors. He explained that he believes that the condition of the parking lot and the dust and mosquito issues that it has caused should be addressed by the applicant. Mr. Cronin stated that Mr. Sandul is willing to pave part of the lot and address all the potholes, but that the cost of paving the entire lot would be prohibitive. Commissioner Wallinger asked if Mr. Sandul would be willing to compromise and commit to paving the portion of the drive lane coming around the turn to the rear area and up to the fourth bus parking lane. Mr. Cronin questioned if the additional paving would negatively affect drainage on the site. 6  Commissioner Wallinger stated that the site has sufficient catch basins, and she noted that the crushed gravel used on the unpaved portions of the parking lot behaves very similarly to asphalt and does not allow for much significant permeation by storm water. Mr. Sandul stated that he would be willing to pave the turn lane around the corner and to the fourth parking spot. Mr. Cronin asked Ms. Primiano to note on a copy of the site plan exactly where Mr. Sandul would be required to pave. Ms. Primiano agreed. SITE PLAN APPROVAL Motion by Commissioner Beach, seconded by Commissioner Bailey, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from Sterling Avenue. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time. 3. All overgrowth of vegetation and weeds need to be removed and the site needs to be maintained on a regular basis. 4. If any signs are planned in the future, the applicants must submit the sign details to the City Planner for approval prior to purchase and fabrication of the sign. 5. The lot will be paved from the front of the parking lane to the building and around the end of the parking lane to the fourth bus parking space, as discussed at the meeting and noted by the City Planner on the site plan. 6. Any licenses issued by New York State must also be submitted to the City Planner for the record. Motion carried unanimously. B. ELVIN SINGH requests site plan approval pursuant to Section 264-90 M of a proposal to operate a mini shopping center at 113 South Brandywine Avenue, tax parcel # 49.50-5-31.1, located in a “C-2” Mixed Use Commercial District. The applicant was not present at the meeting; therefore, the application was not considered at this time. C. CHRISTOPHER MALIZIA requests site plan approval pursuant to Section 264-90 M of a proposal to renovate the building at 183 Nott Terrace, tax parcel # 39.81-2-6.1, located in a “C-4” Downtown Commercial District. Christopher Malizia and Michael Roman of C2 Architecture presented the proposal. City Planner Primiano noted that as she had informed the 7 Commissioners via email earlier in the day, she was contacted late that afternoon by Code Enforcement and the Engineering Department, who informed her that in addition to clearing the hillside and green space along Lottridge after their last appearance at the Planning Commission, when they were instructed not to do any further work until coming back before the Commission, the applicants cut and pruned the City trees along the side of the park entrance adjacent to their parking lot. She explained that this clearing was completed in anticipation of installing their parking lot lights which they cannot verify are on the City Park land or their own. Ms. Primiano stated that the clearing done along Lottridge has forced the City to install a guardrail along the side of the road so that no one drives over the edge; the City will be billing the applicants for the cost of the guardrail. Mr. Roman reviewed the site plan and elevation drawings of the building. He also passed around samples of the cement boards that the applicants are proposing to use on the exterior of the building. He explained that while the applicants have not yet secured a tenant for the space, the signage will be located as shown, on the front of the building. Commissioner Wallinger stated that she is pleased with the design and likes the increased presence it gives the building on Nott Terrace. The Commissioners concurred. Ms. Primiano asked if they had received a completed survey showing where the property lines are yet. Mr. Malizia stated that the survey had been done and they are currently awaiting the surveyors report. The Commissioners discussed the probable need for a railing along the perimeter of the patio, because if the future tenant chooses to serve alcohol a railing will most likely be required by the State Liquor Authority. The Commissioners agreed that the railing could be approved by Ms. Primiano, who noted that any changes to the approved plans must also be reviewed further, either by her, or if significant by the entire Commission. PUBLIC COMMENTS Scott Cietek of Metroplex Development Authority spoke in favor of the proposal, stating that it is a great rehab of the building and will add a new business to the Nott Terrace corridor. SITE PLAN APPROVAL Motion by Commissioner Beach, seconded by Commissioner Bailey, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from Nott Terrace. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time. 3. If during the course of construction any changes to the plans approved by the Planning Commission become necessary, the applicant will 8  return to the City Planner, and if the changes are significant, to the Planning Commission, for further review. 4. If a railing around the patio is necessary it will be submitted to the City Planner for approval prior to installation. 5. The applicants will continue to work with City Staff to clarify the location of the lot lines and rectify the landscaping issues, i.e. the unauthorized removal of trees. Motion carried unanimously. VII. MISCELLANEOUS None. VIII. MOTION TO ADJOURN Motion by Commissioner Bailey, seconded by Commissioner Healey, to adjourn the meeting. Motion carried unanimously. Meeting was adjourned at 8:48 p.m. 9