Planning Commission

City of Schenectady Planning Commission Meeting Minutes November 15, 2017 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:35 p.m. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Ryan P. Bailey; Randall Beach; Richard Ferro; Andrew Healey; Beau Melita; Christine Primiano, Principal Planner; Rachael Ward, Deputy Corporation Counsel EXCUSED: Jason Bogdanowicz-Wilson; Julia Stone III. CONFLICT OF INTEREST CHECK Commissioner Melita stated that he would be recusing himself from New Business – Consent Agenda Item A, Michael Collins. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Healey, seconded by Commissioner Bailey, to accept the Minutes of the October 18, 2017 meeting as submitted. Motion carried unanimously, with Commissioner Lewis absent from the vote. V. CONSENT AGENDA - NEW BUSINESS A. MICHAEL COLLINS requests a special use permit pursuant to Section 264 Schedule A of a proposal to operate a chiropractic office at 1304 Grand Boulevard, tax parcel # 40.61-2-1, located in an “R-2” Two-Family Residential District. Michael Collins appeared before the Commission. PUBLIC COMMENTS None. SEQR RESOLUTION Motion by Commissioner Beach, seconded by Commissioner Ferro, to accept the Negative Declaration. Motion carried, with Commissioner Melita abstaining and Commissioner Lewis absent from the vote. SPECIAL USE PERMIT Motion by Commissioner Beach, seconded by Commissioner Healey, to approve the Special Use Permit with the following findings:  1. Proposed use shall not substantially impact upon the nature and character of the neighborhood. This property is adjacent to another commercial property and has operated as a professional office for many years. 2. Proposed use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, and utility facilities. Adjacent properties are commercial uses and there is a large buffer from the residential property. The professional office will have similar volume of traffic as prior use and it is located on a highly traveled street. Also, there is onsite parking to accommodate employees and patients. 3. Nuisance will not be more objectionable than use not requiring special use permit. There will be no anticipated nuisance as a result of this business. 4. Use shall be served adequately by infrastructure. This will not have an impact on the infrastructure. 5. Proposed use will not result in loss or destruction of significant features. No loss or destruction of significant features have been identified. 6. The proposed building or use does comply with all additional requirements imposed on it by the provisions of this zoning chapter. No variances are necessary as a result of this proposal. and conditions of approval: 1. The address will be prominently displayed so that it is easily visible from Grand Boulevard. 2. Metal roll gates and iron bars will not be placed on any doors or windows at any time. 3. A rendering of any proposed future sign(s) must be submitted to the City Planner for approval prior to purchase and fabrication of the sign(s). 4. If a driveway onto Waverly Place is desired at some point in the future, the applicant will submit a permit application to the Engineering Department prior to installation of the driveway. Due to the size of the parking lot and this property’s location in a residential district, the driveway will be limited to a maximum of 12 feet wide. 5. All licensed professionals must submit a current copy of their New York State License to the City Planner to be kept on record. Motion carried, with Commissioner Melita abstaining and Commissioner Lewis absent from the vote. B. TAMIE FOWLER requests site plan approval pursuant to Section 264-90 M of a proposal to operate a beauty salon at 153 Barrett Street, tax parcel # 39.80-1-3.5, located in a “C-4” Downtown Commercial District. 2  Tamie Fowler appeared before the Commission. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Beach, seconded by Commissioner Healey, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from Barrett Street. 2. Metal roll gates and iron bars cannot be placed on any doors or windows at any time in the future. The existing iron bars on the basement windows may remain in place. 3. The proposed sign requires a revocable permit issued by the Engineering Department and approved by the City Council. Please contact the Engineering Department in Room 205 for the application. 4. All licensed professionals must submit a current copy of their New York State License to the City Planner to be kept on record. Motion carried, with Commissioner Lewis absent from the vote. C. GLENN R. TABOLT requests site plan approval pursuant to Section 264-90 I of a proposal to construct a storage building at 421 Peek Street, tax parcel # 39.50-1-7, located in an “M-2” Manufacturing and Warehouse District. Ryan McCarthy appeared before the Commission on behalf of Glen Tabolt. PUBLIC COMMENTS None. SEQR RESOLUTION Motion by Commissioner Beach, seconded by Commissioner Ferro, to accept the Negative Declaration. Motion carried, with Commissioner Lewis absent from the vote. SITE PLAN APPROVAL Motion by Commissioner Beach, seconded by Commissioner Healey, to accept the proposal with the following conditions: 1. All necessary building permits must be obtained prior to the start of construction. 2. The address of the property must be prominently displayed at the entrance to the site for emergency purposes. 3  3. If any signs are proposed in the future, the applicant will submit a detailed rendering of the sign prior to purchase, fabrication, and installation of the sign. Motion carried, with Commissioner Lewis absent from the vote. VI. OLD BUSINESS A. DAVID FUSCO requests revised site plan approval of a proposal to construct a 52 unit, 4-story apartment building at 1419 Erie Boulevard, tax parcel #’s 39.56-3-19.1, 20, and 21 located in a “C-2” Mixed Use Commercial District, “C-3” Waterfront Mixed Use Commercial District, “C-4” Downtown Commercial District, and an “R-3” Multi-Family Residential District. Luigi Palleschi of ABD Engineers and Surveyors, and Mary Beth Slevin, attorney for Mr. Fusco, presented the proposal. Commissioner Wallinger noted that new Commissioners had been appointed since the last time the proposal was presented, so she asked Mr. Palleschi to briefly review the history of the project. Mr. Palleschi reviewed the site plan, explaining that originally the project had been approved with one parking space per unit, where 1.5 is required, because at the time it was expected that the City Council would most likely reduce the amount of required parking prior to the project being built. When that did not happen, they applied for a variance for the reduced parking, which was denied by the Board of Zoning Appeals. Mr. Palleschi stated that they subsequently worked with city staff to amend the site plan to allow for the 1.5 spaces, which resulted in reduced green space on the site. Mr. Palleschi explained that the application currently before the Commission is for approval of a change in the traffic pattern on the site. He stated that in April of 2017 the city added center islands to Erie Boulevard which they believe will negatively impact traffic to and from the site off Erie, so they are proposing to change the one-way, right-turn only exit onto Front Street to a two-way entrance and egress. Mr. Palleschi added that they are concerned about adequate Fire Department access to the site as well. He stated that they had met on-site with City Engineer Chris Wallin and City Planner Primiano, and Mr. Wallin had stated that the Erie Boulevard island could not be moved or removed. Commissioner Wallinger noted that city staff had reached out to the Fire Department regarding the issue, and that they had reported that they have no concerns about accessing the site. PUBLIC COMMENTS 4 Andy Brick, an attorney representing Capital Region Gaming LLC, spoke in opposition to the proposal. He explained that his clients had worked very hard to mitigate traffic concerns in the Front Street neighborhood, and they believe that this two-way traffic, if allowed, will work directly against that goal. He noted that the two-way curb cut had already been installed on the site, without approval, and thus the applicant is in violation of the previous site plan approval. Commissioner Wallinger stated that the City is aware of this and that it would be discussed later in the meeting. Martin Byster, resident of River Street, stated that he is in full support of the previously approved one-way exit, and is opposed to this proposal, citing concerns regarding overwhelming traffic in the Front Street neighborhood. Mary Ann Ruscitto, resident of Front Street, spoke in opposition to the proposal, also noting concerns about the overwhelming traffic. Rich Whitesmith, resident of Front Street, spoke in opposition to the proposal, citing concerns about increased traffic not only on Front Street but throughout the Stockade. Carol Delameter, President of the Stockade Neighborhood Association, spoke in opposition to the proposal, echoing Mr. Whitesmith’s concerns. Carmella Ruscitto, President of the East Front Street Neighborhood Association, spoke in opposition to the proposal. She explained that the traffic in the neighborhood has already increased dramatically due to the casino, and they do not feel like the streets could handle this added traffic. Haley Vaccaro, of The River House apartments, also spoke in opposition to the proposal on behalf of the East Front Street Neighborhood Association, also citing increased traffic problems. She stated that she is disappointed that the curb cut was already installed without the necessary approvals, and that the applicant has been unresponsive to the neighbor’s concerns throughout the development of the project. She added that she does not believe that Fire Department access is an issue. Seeing no further members of the public who wished to speak, Commissioner Wallinger closed the public hearing. Commissioner Wallinger stated that the neighborhood residents had expressed what had been the Commission’s original concerns about the increased traffic, which had led to requiring the one-way exit onto Front Street when the original application was considered. She explained that she does not feel that the center island is that much of a problem, nor is having to go through the roundabout, as traffic will have to do that all along Erie Boulevard to access residences or businesses. Commissioner Wallinger asked if the applicant’s representatives wished to address the concerns cited by the neighbors. Mary Beth Slevin, attorney for the applicant, noted that the number of cars traveling to and from the site has not changed since the initial application was approved. She noted that at the time of the original approval, the center islands had not been installed and had 5 not been a part of the initial consideration, and thus the project has evolved as a result of the City’s construction. City Planner Primiano stated that she believes that cars entering and exiting the site will use Erie Boulevard without great difficulty, as most people are familiar with how to navigate a boulevard with center islands. Commissioner Beach stated that while he has some sympathy for the developer because the islands were not installed at the time of the initial site plan consideration, he is very concerned that the applicant installed the wider curb cut on Front Street without approval. Commissioner Wallinger agreed. She asked the other Commissioners for their comments. Commissioner Melita stated that he also is concerned that the curb cut was already installed, and believes that encouraging increased traffic on Front Street and through the neighborhood is not a good idea. Commissioner Healey agreed. He asked Ms. Primiano what the specific comments from the Fire Department were. Ms. Primiano stated that they had explained that they would be most likely servicing the site from Station 4, which is located on Nott Street, and thus would be entering Erie Boulevard from the roundabout anyway. Commissioner Lewis stated that he does not believe that Fire Department access is at all an issue. Commissioner Ferro stated that he has some questions as to why the Erie Boulevard island cannot be modified. Ms. Primiano stated that it has already been finished. Commissioner Ferro noted that the intersection at Fehr Avenue and State Street had also been finished but was later modified by the city when it became apparent that large vehicles could not navigate it. Commissioner Bailey commented that he shares the other Commissioners’ concerns about increased traffic on Front Street and the curb cut having already been installed. Commissioner Wallinger stated that she agrees that it should not be that difficult for drivers to understand how to navigate a boulevard in a city setting. She added that she is not concerned about emergency access if the Fire Department has stated that it is not an issue for them. She stated that she is very disappointed that the curb cut has already been installed, noting that another reason for the smaller driveway on Front Street was to allow for added greens space to buffer the large parking lot from the neighborhood, which has now been made even larger due to the failure of the applicant to obtain a variance for the reduced parking. SITE PLAN REVISION DENIAL Motion by Commissioner Beach, seconded by Commissioner Healey, to deny the proposal to revise the site plan with the following condition: 1. The curb cut which has been installed on Front Street is in violation of the approved site plan. It must be removed and re-installed according to the original approved site plan before a Certificate of Occupancy will be issued. Motion carried unanimously. 6 VII. NEW BUSINESS - Continued A. SCHENECTADY MUNICIPAL HOUSING AUTHORITY requests an informal review of their proposal to redevelop and rehabilitate the Yates Village Public Housing Site located at 2450 Van Vranken Avenue, tax parcel # 30.84-2-1, located in an “R-3” Multifamily Residential District. Dylan Salmons of Penrose Properties, Alexander Morris of Wallace, Roberts, and Todd Architects of Philadelphia, and David Sanders of Harris A. Sanders Architects of Albany, presented the proposal. Mr. Salmons explained that they will soon be applying for funding for the project, and that they are aiming for a first quarter 2019 start date. He stated that the goal of the project is not only to rehabilitate the housing, but to make Yates Village more of an integral part of the surrounding neighborhood. Mr. Morris next presented site plan and elevation drawings of the conceptual plans. He explained that as Mr. Salmons stated work will be done to realign the roads within the site and to connect the adjacent parks with the neighborhood streets and eventually the bike path. He stated that the current U-shaped buildings will be broken up and will receive new façade treatments that will give added interest and individuality to the residences. Mr. Morris also noted that they will be doing major landscaping and green space development and preservation, and that all the mature landscaping along Van Vranken Avenue will be preserved. PUBLIC COMMENTS None. Commissioner Wallinger commented that she thinks the plan is a very positive one and she fully supports it moving forward as described. The Commissioners agreed. RESOLUTION OF SUPPORT Motion by Commissioner Ferro, seconded by Commissioner Melita, to pass a resolution expressing the Planning Commission’s full support of the project. Motion carried unanimously. B. PRIMERIA IGLESIA DE DIOS DE SCHENECTADY, INC. requests site plan approval of a proposal to build a new church facility and community center at 920 State Street, tax parcel # 49.33-5-31.1, located in a “C-2” Mixed Use Commercial District. 7  Brad Will, of Ashokan Architecture and Planning, and Juan Rivera, Pastor of the church, presented the proposal. Mr. Will distributed a letter that he had sent to City Planner Primiano last month. The letter detailed responses to specific items that the Commission had requested be submitted before final site plan approval could be granted. Mr. Will explained that a detailed site plan and a contextual elevation drawing of Phase I had been submitted. He displayed and reviewed these documents for the Commissioners, pointing out the added bike racks and courtyard doors, and passed around exterior material samples. Commissioner Wallinger stated that she is very happy with the site plan and feels that the building will be a very positive addition to the community. The Commissioners agreed. Pastor Rivera noted that they are eager to have the space to expand their programs and increase the number of people that they can serve. PUBLIC COMMENTS None. SEQR RESOLUTION Motion by Commissioner Lewis, seconded by Commissioner Healey, to accept the Negative Declaration. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Beach, 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 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 shared parking agreement must be submitted to the City prior to the issuance of building permits. 4. All the lots need to be consolidated prior to the issuance of building permits. Motion carried unanimously. C. MICHAEL RAMAIAH requests site plan approval pursuant to Section 264-90 M of a proposal to operate a beverage center at 1512 State Street, tax parcel # 49.84-2-17, located in a “C-2” Mixed Use Commercial District. Michael Ramaiah presented the proposal. 8 City Planner Primiano noted that the pole sign must be removed within thirty days. She asked Mr. Ramaiah if he own the neighboring property as well. Mr. Ramaiah stated that he does. Ms. Primiano stated that because of where the curb cut is located on the site the parking should be flipped from where it is shown on the site plan, and parking space #11 must be removed to make room for a landscaped area to buffer the parking lot. Ms. Primiano and Commissioner Wallinger briefly worked with Mr. Ramaiah at the meeting to sketch a plan for adding the green space. The Commissioners agreed that this would be acceptable. Commissioner Wallinger suggested adding three street trees along Harvard street and two on State Street. Mr. Ramaiah stated that he has no objection to adding the trees. Ms. Primiano also pointed out that the dumpster must be stored on this property and enclosed. Mr. Ramaiah agreed that he would present a plan for the dumpster location and enclosure to Ms. Primiano for approval. Signage was also discussed, and it was determined that Mr. Ramaiah would present a sign proposal to Ms. Primiano for approval. PUBLIC COMMENTS Anthony and Sharon Bianco of 1520 State Street submitted a letter in opposition to the proposal, stating that there is already a convenience store across the street from this business. Commissioner Wallinger noted that this is an allowed business for this site. Mr. Ramaiah stated that his business is not a convenience store, but a wholesale and retail beverage center, for which he must be licensed by the State. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Beach, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from State Street. 2. Metal roll gates and iron bars may not be placed on any doors or windows at any time. 3. The pole sign will be removed in its entirety within 30 days. If a new freestanding sign is proposed, a detailed, professionally prepared rendering must be submitted to the City Planner for approval prior to purchase and installation of the sign. 4. A professional rendering of the proposed awning will be submitted to the City Planner for final approval prior to installation and fabrication of the awning. 5. Pursuant to Section 264-49G, the dumpster will be properly enclosed prior to the opening of the business. The applicant will submit a plan for the dumpster enclosure to the City Planner for final approval before constructing the enclosure. 9  6. Three street trees will be planted on the Harvard Street side of the building and two will be planted on State Street. 7. The parking will be flipped to better line up with the existing curb cut. Parking space #11 will be eliminated and a landscaped buffer will be added to the front of the parking area and around the front corner of the building, as discussed at the meeting. The landscaping will be installed by June 1. 2018. 8. Pursuant to Section 264-60, window signs cannot cover more than 20% of each window pane. Also, merchandise signs and banners cannot be attached to the outside of the building. 9. A trash can will be kept outside during open business hours and the front of the store and parking lot will be cleaned of any litter and debris several times a day. Motion carried unanimously. VIII. MISCELLANEOUS Commissioner Wallinger briefly reviewed the status of the discussion of rezoning the portion of Erie Boulevard from Maxon Road to the railroad trestle. She explained that there had been a request to rezone the former Grossman’s Bargain Outlet property as C-3 Waterfront, but that this had been discussed by the rezoning committee and they had concluded that this property, and those surrounding it, is more appropriately zoned as part of the Downtown district. She explained that this is an ongoing issue along this corridor and it will reviewed further. IX. MOTION TO ADJOURN Motion by Commissioner Beach, seconded by Commissioner Healey, to adjourn the meeting. Motion carried unanimously. Meeting was adjourned at 8:52 p.m. 10