Planning Commission

City of Schenectady Planning Commission Meeting Minutes August 15, 2018 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:40 p.m. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Ryan P. Bailey; Randall Beach; Richard Ferro; Jason Bogdanowicz-Wilson; Christine Primiano, Principal Planner; Ashlyn Savarese, Assistant Corporation Counsel EXCUSED: Julia Stone; Rachael Ward, Deputy Corporation Counsel ABSENT: Andrew Healey III. CONFLICT OF INTEREST CHECK None. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Beach, seconded by Commissioner Bailey, to accept the Minutes of the July 18, 2018 meeting as submitted. Motion carried unanimously. V. NEW BUSINESS A. PENNROSE PROPERTIES, LLC requests preliminary site plan review of a proposal to construct new housing and a community center at Yates Village, 2450 Van Vranken Avenue, tax parcel # 30.84-2-1, located in an "R-3" Multiple Family Residential District. Luigi Palleschi of ABD Engineers and Surveyors and Rich Homenick, Executive Director of the Schenectady Municipal Housing Authority, presented the project. Mr. Palleschi explained that they had come before the Planning Commission about six months ago for the original conceptual review, and now they are returning for a preliminary review of the first phase of the project. He went over the site plan and pointed out that Phase One will involve the removal and replacement of the first row of buildings facing Van Vranken Avenue as well as the returns connecting them to the second row of units, which will remain standing but will be completely remodeled. He noted that the units will be a mix of one-, two-, and three- bedroom units and some will have two floors of living space. Mr. Palleschi stated that this phase encompasses 73 current units and will be 89 units once it is completed. Mr. Palleschi stated that the current Community Center will be razed and a new one will be built at the corner of Wood and Van Vranken Avenues. He noted that the building will face Van Vranken. He explained that the intersection with Hudson Street will also be realigned. Mr. Palleschi then presented the elevation drawings and stated that the sidewalks along Van Vranken will be replaced, mature street trees will remain where possible, and new trees will be added as well. Commissioner Wallinger asked if some mature street trees will be removed. Mr. Palleschi replied that they are proposing to remove some of the trees where they will be in the way of utilities and drainage areas. He stated that they will be adding foundation plantings along the front of all the units, and that there will be lighting on the fronts of the buildings. He noted that until Phase One is completed the current parking lot pole lights will remain. Mr. Palleschi stated that they are proposing hardy board siding, brick facings, and metal railings as materials for the exterior of the buildings. He also pointed out the four distinct green space areas incorporated in the plan: the Green Streets, the Green Common, the Green Pocket Park, and the Green Mews (encompassing the land between the two rows of units). Commissioner Wallinger stated that she believes that the new and revamped buildings will be a great improvement to Yates Village and that they will prove to be an important asset to the surrounding area. She explained that she is concerned that they are proposing to remove numerous street trees and only replace a fraction of them. She stated that she believes that the trees play an important role in calming traffic, giving an added sense of security to the sidewalk, and providing shade for pedestrians. Commissioner Wallinger stated that she would also like to see trees added to the green area between the first two rows of units. She also noted that on the site plan it appears that the sidewalks around the perimeter of the buildings is uneven in size and irregular in its path. She urged the applicants to revise the sidewalks so that the curves, which may be necessary due to grade changes or obstructions, appear intentional rather than just messy. Mr. Palleschi agreed that they plan to address this before submitting the final Phase One site plan proposal. Commissioner Wallinger explained that she also has concerns about the green space between the two rows of units being shown on the site plan as mainly a water catchbasin, stating that she feels this area will be underutilized and simply collect litter and debris. She suggested that the applicants consider a retaining wall or some sort of hardscaping that would allow for a larger percentage of usable green space in this area.  Commissioner Wilson asked if the current Community Center will remain in use until the new one is completed. Mr. Homenick stated that they do not think it will be able to remain the entire time, but that they are working with the organizations that use the Community Center regularly, such as the Boys and Girls Club and the food pantry, to ensure the easiest possible transition between the two locations. Commissioner Bailey asked if the Common Green area behind the Community Center will be just a grassy field. Mr. Homenick stated that it is planned that way, as the purpose for that space is to provide an outdoor area the Community Center can utilize for outdoor activities such as sports games or picnics. Commissioner Wallinger suggested that perhaps they could consider adding a low fence or a row of trees around the green space to delineate it more clearly and help keep balls and other equipment away from the nearby traffic lanes. Mr. Palleschi stated that they would consider this. Commissioner Wallinger encouraged the applicants to contact ReTree Schenectady regarding available funding for the purchase of street trees around the site. SEQR LEAD AGENCY Motion by Commissioner Wilson, seconded by Commissioner Bailey, to declare the Planning Commission as Lead Agency for SEQR. Motion carried unanimously. B. HOME LEASING INC. requests site plan approval of a proposal to redevelop 104 Irving Street into 25 residential units, tax parcel # 39.82-2-44.2, located in an “R-2” Two Family Residential District and to redevelop 817, 819, and 823 Eastern Avenue into 30 residential units and 2,310 SF or commercial space, tax parcel #’s 39.82-3-25, 24.1, and 22.1, located in a "C-2" Mixed Use Commercial District and an “R-3” Multiple Family Residential District. Geoff MacDonald of 3t Architecture and Adam Driscoll of Home Leasing Inc. presented the proposal. Mr. MacDonald briefly reviewed the changes that had been made to the site plan to address the concerns the Commissioners had expressed at the July meeting. He explained that they added more trees and landscaping to the sites and had adjusted the materials of the Eastern Avenue building to include hardy board siding on the first floor instead of vinyl. Mr. Driscoll stated that his organization had a productive meeting with the neighbors and explained that he feels that they are developing a positive rapport. Commissioner Wallinger stated that she is very happy  with the applicants’ response to the Commission’s recommendations. She noted that she would prefer to see a cream siding used where white is indicted on the elevation drawings, as white tends to look dirty quickly and can be harder to maintain. Mr. MacDonald stated that they were not considering a stark white and would be happy to choose something softer. Mr. MacDonald stated that they are working with Planning staff on approval of the sign design, and nothing has been finalized yet. Commissioner Wallinger stated that perhaps they would consider something more creative and sculptural than a traditional monument sign, which she feels might pose a security issue if it is big enough for someone to hide behind. PUBLIC COMMENTS Bob Harvey, President of the Eastern Avenue Neighborhood Association, spoke in favor of the proposal, stating that the Association feels that the project will be a positive addition to the area. Mary Riker, resident of 105 Irving Street, spoke in support of the proposal. She stated that she had previously been opposed but had attended the neighborhood meeting with Home Leasing representatives and was convinced that they will be good neighbors. She added that she continues to have serious concerns about parking in the area and believes that the City should investigate this issue. SEQR RESOLUTION The Metroplex Development Agency is acting as Lead Agency on the proposal. SITE PLAN APPROVAL Motion by Commissioner Ferro, seconded by Commissioner Beach, to accept the proposal with the following conditions: 1. The addresses will be prominently displayed so that they are easily visible from Irving Street and Eastern Avenue. 2. Metal roll gates and iron bars will not be installed on any doors or windows at any time in the future. 3. The applicant will submit a detailed sign proposal for all signs showing the specifications for Planning staff approval prior to purchase and fabrication of the signs. Motion carried unanimously. C. SIMON’S ROCK, INC. requests a Special Use Permit pursuant to Chapter 264 Schedule A of a proposal to operate a massage therapy and beauty services office at 826 Union Street, tax parcel # 39.74-2-7, located in an "R-3" Multiple Family Residential District. Peter DellaRatta and Amae Martin presented the proposal. Mr. DellaRatta explained that this is the same proposal they had come before the Commission with several months ago, except in a different building. He stated that they were unable to finalize the purchase of the previous building because they could not obtain clear title. He noted that he has owned this property for several years, and the office space had been rented to a doctor who recently retired. Ms. Martin stated that she will have her office on the first floor, where there is also an apartment for her elderly grandmother whom she helps care for, and that there is also a second-floor apartment that will be rented to a different tenant. City Planner Primiano asked if they intend to replace the boarded window on the side of the building. Mr. DellaRatta stated that the window is not boarded but rather covered by a very cloudy piece of plexiglass that had been installed to protect the stained-glass window behind it. He stated that he thinks the original glass storm window is in the attic of the building, and he will either use that or install a new one. Commissioner Wilson stated that it should not be difficult to have a custom wood-frame storm window made to fit it. Commissioner Wallinger stated that the City Engineer had pointed out some extra pieces of concrete near the sidewalk, perhaps from an old bus stop, that should be removed. Mr. DellaRatta stated that he would remove them. Ms. Primiano asked if a deadline of September 1, 2019 gives him enough time to replace the sidewalk. Mr. DellaRatta stated that it does. PUBLIC COMMENTS None. SEQR RESOLUTION Motion by Commissioner Lewis, seconded by Commissioner Ferro, to accept the Negative Declaration. Motion carried unanimously. SPECIAL USE PERMIT APPROVAL Motion by Commissioner Bailey, seconded by Commissioner Wilson, to approve the Special Use Permit based on the following findings: 1. Proposed use shall not substantially impact upon the nature and character of the neighborhood. 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.  3. Nuisance will not be more objectionable than use not requiring special use permit. 4. Use shall be served adequately by infrastructure. 5. Proposed use will not result in loss or destruction of significant features. 6. The proposed building or use complies with all additional requirements imposed on it by the provisions of this zoning chapter. and with the following conditions: 1. The address will be remain prominently displayed so that it is easily visible from Union Street. 2. Metal roll gates and iron bars will not be permitted on any door or window at any time in the future. 3. The sign is approved as proposed, with a maximum height of 6 feet tall, but if there are any other changes, they will require staff review prior to installation. The sign also requires approval by the Historic District Commission. 4. All changes to the exterior of the building and surrounding property must be approved by the Historic District Commission prior to making the changes. 5. The sidewalk must be replaced with a concrete sidewalk to comply with City standards. The sidewalk will be replaced by September 1, 2019. 6. Changes to the parking plan as proposed by the City Planner and discussed at the meeting will be made prior to the opening of the business. 7. The extra concrete pieces by the front sidewalk will be removed. 8. The exterior discolored plexiglass will be removed from the stained-glass window and will be replaced with clear protective glass. Motion carried unanimously. D. XIAO FANG XIE requests site plan approval pursuant to Section 264 M of a proposal to operate a Chinese restaurant at 2035 State Street, tax parcel # 60.56-3-45.1, located in a "C-5" Business District. Xiao Fang Xie presented the proposal. Ms. Xie explained that her company currently owns several other restaurants throughout the eastern United States and they wish to open the same type of restaurant, serving authentic Chinese cuisine, at this location. She stated that they are not planning any major changes to the building. City Planner Primiano pointed out that the dumpster must be properly enclosed, and some landscaping should be added to fill in the  gaps in the existing planning beds. Commissioner Wallinger agreed, adding that some spirea or low evergreens would add to the landscaping without looking too busy. Ms. Xie stating that they had already removed all the weeds and overgrowth and added landscaping cloth to the beds. Commissioner Wallinger explained that this was a positive first step, but that more shrubs would have to added as well. Using a photo of the site Ms. Primiano indicated where the new shrubs should be planted. Commissioner Wilson pointed out that there is peeling paint on a portion of the metal roof. Ms. Primiano stated that the roof would have to be repainted prior to a Certificate of Use being issued. PUBLIC COMMENTS A neighbor who lives near the property stated that she is in favor of the business operating there. SITE PLAN APPROVAL Motion by Commissioner Ferro, seconded by Commissioner Beach, to accept the proposal with the following conditions: 1. The address will remain prominently displayed so that it is easily visible from State Street. 2. Metal roll gates and iron bars will not be permitted on any door or window at any time in the future. 3. A Certificate of Use and Public Assembly Licenses are required to operate the business. 4. The dumpster enclosure must be replaced, and all waste containers must be stored within the enclosure. The enclosure must always be kept closed. The new enclosure must be installed prior to the issuance of the Certificate of Use license. 5. Additional landscaping will be added to the planting beds around the perimeter of the building. The planting beds will be maintained on a regular basis. As discussed at the meeting, 4 new shrubs will be added to the front of the building and 4 more to the side. All landscaping must be installed prior to the issuance of the Certificate of Use license. 6. Repairs to the asphalt in the parking lot must be completed prior to the opening of the business. 7. All chipping paint on the roof will be repainted prior to the opening of the business. VI. OLD BUSINESS None. VII. MISCELLANEOUS City Planner Primiano distributed information explaining other cities’ codes regarding electronic signs and stated that she would continue to look for  more information. Commissioner Wallinger suggested researching Ithaca New York and Charlottesville Virginia. Ms. Primiano suggested that the Commission might consider how the signs should be restricted in the different zoning districts. Commissioner Wilson stated that they might also consider restricting the designs of the signs themselves; for example, limiting the percentage of a sign that can be an electronic message board. Commissioner Wallinger agreed that both ideas should be considered. Ms. Primiano stated that there will be a group of changes to the zoning code proposed this fall by the Department of Development, and that her goal is to have this issue be addressed in those changes. The Commission would then be asked to consider the changes, suggest revisions if necessary, and then recommend that the City Council adopt them. VIII. MOTION TO ADJOURN Motion by Commissioner Wilson, seconded by Commissioner Bailey, to adjourn the meeting. Motion carried unanimously. Meeting was adjourned at 8:20 p.m.