Planning Commission

City of Schenectady Planning Commission Meeting Minutes September 16, 2020 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:03 p.m. Due to the closure of City Hall because of the Covid-19 Virus, the meeting was conducted online via WebEx. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Ryan Bailey; Randall Beach; Richard Ferro; Andrew Healey; Jason Bogdanowicz- Wilson; Christine Primiano, Principal Planner; Andrew Koldin, Corporation Counsel; Jennifer Mills, Secretary III. CONFLICT OF INTEREST CHECK None. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Beach, seconded by Commissioner Lewis, to approve the Minutes of the August 18, 2020 meeting as submitted. Motion carried unanimously, with Commissioners Bailey and Wilson absent from the vote. V. OLD BUSINESS A. STEWART’S SHOPS CORP. requests site plan approval and Special Use Permit review pursuant to Section 264-90 J and Schedule B of a proposal to develop the site at 1751 & 1757 Van Vranken Avenue for use as a gasoline station, tax parcels #39.43-2-48 & 49, located in a “C-2” Mixed Use Commercial District. Marcus Andrews appeared before the Commission on behalf of Stewart’s Shops. Mr. Andrews briefly reviewed the revisions to the site plan that had been made since the last presentation in August. He noted that in order to give the building more of a presence on the Van Vranken side the patio has been moved to that side of the building and additional landscaping has been added. City Planner Primiano asked Mr. Andrews if Stewart’s Shops had considered an entrance on the front corner of the building. Mr. Andrews  stated that they had considered this option but concluded that it would not work with the layout of the interior of the store and would pose an inconvenience to customers accessing the store from the parking area more towards the rear of the lot. The Commissioners discussed the entrance and concluded that they would prefer a front or corner entrance to the store. It was proposed that some trees be added to the rear of the lot to help buffer the adjacent residential properties from the noise generated by the gas pump speakers. Mr. Andrews indicated that Stewart’s would have no objection to planting trees in this location. PUBLIC COMMENTS None. DECLARATION OF LEAD AGENCY Motion by Commissioner Lewis, seconded by Commissioner Beach, to declare the Schenectady Planning Commission Lead Agency for SEQR review. Motion carried unanimously, with Commissioners Bailey and Wilson absent from the vote. SEQR RESOLUTION Motion by Commissioner Lewis, seconded by Commissioner Healey, to accept the Negative Declaration. Motion carried unanimously, with Commissioners Bailey and Wilson absent from the vote. B. REDBURN DEVELOPMENT requests site plan approval pursuant to Section 264-90 F of a proposal to construct a four-story mixed building at 501 State Street, tax parcel #39.72-4-14, located in a “C- 4” Downtown Commercial District. Damien Pinto-Martin, Vice President of Development for Redburn Development, presented the proposal. Mr. Pinto-Martin explained that the proposal for the building has not changed except to add a fourth story with an additional 18 residential units. He noted that Redburn has a parking plan in place and no variance for parking will be needed. City Planner Primiano noted that the proposal complies with the zoning standards for the maximum height of the building. She stated that the amended proposal will require an additional 27 parking spaces, and that  the applicant will be providing adequate parking for all the units. She explained that site plan approval must be conditioned on maintaining the parking for the residential units as long as the City Zoning Code requires the parking. PUBLIC COMMENTS Ron Suriano, owner of the adjacent building on Clinton Street, stated that while he has no objection to the four-story façade on State Street, he feels that the height will be out of scale on Clinton Street. Commissioner Wallinger noted that the height of the building is allowed under City Code and restricting the height is not within the Commission’s purview. Ray Gillen, Chair of Metroplex Development Authority, spoke in favor of the project, commending Redburn for their significant and ongoing investment in Schenectady and stating that he believes that this project will have a positive impact on the downtown area. Seeing no further members of the public that wished to speak, Commissioner Wallinger closed the public hearing. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Ferro, 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 are not permitted on any doors or windows at any time in the future. 3. The applicant will submit the final revised site plan to the City Planner. If during construction any changes become necessary the applicant will submit the changes to the City Planner for review, and if the changes are deemed significant, to the Planning Commission for further approvals. Motion carried unanimously. VI. NEW BUSINESS A. REDBURN DEVELOPMENT requests site plan approval pursuant to Section 264-90 F of a proposal to renovate the building at 301 Clinton Street to create 27 apartments, tax parcel # 39.80-3-6, located in a “C-4” Downtown Commercial District. Damien Pinto-Martin, Vice President of Development for Redburn Development, presented the proposal. Mr. Pinto-Martin explained that Redburn will be conducting an historic renovation of the building under the supervision of the State Historic Preservation Office (SHPO). He stated that they are not planning to make any significant changes to the exterior of the building, and that the interior will encompass twenty-seven apartments, a fitness center, and a storage area. He added that Redburn will provide adequate parking for the site. The different styles of windows on the building were discussed and it was decided that once the applicant and SHPO decide on what the final window plan should be the plan will be submitted to the City Planner for final approval. The addition of some green space to the site using landscaping and planters was also discussed. PUBLIC COMMENTS Ray Gillen, Chair of Metroplex Development Authority, spoke in favor of the project, thanking OTB for remaining in Schenectady by moving their headquarters to upper State Street while also allowing Redburn to develop this historic building in a way that Metroplex believes will have a positive impact on the City. Seeing no further members of the public that wished to speak, Commissioner Wallinger closed the public hearing. SEQR RESOLUTION Motion by Commissioner Lewis, seconded by Commissioner Healey, to accept the Negative Declaration. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Wilson, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from Clinton Street. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time in the future. 3. All garbage will be stored within a proper enclosure at all times, pursuant to Section 264-49. 4. The two parking spaces adjacent to the Clinton Street sidewalk will be eliminated. The asphalt will be removed, and the applicant’s choice of a combination of grass, shrubbery, or seasonal plantings will be planted in its place. Additionally, two street trees will be planted, one on either side of the driveway into the parking lot. 5. The sidewalk and ADA ramp at the corner of Smith and Clinton Streets will be replaced to City standard prior to the issuance of a Certificate of Occupancy.  6. Site plan approval is conditioned upon the maintenance of off-site parking at the Smith Street lot, tax parcel #’s 39.80-3-35 and 36 for as long as the City Code requires residential parking in the “C- 4” Downtown Commercial District. A total of 41 parking spaces are required unless or until the City Code changes. 7. The applicant will return at a later date, prior to the issuance of a Certificate of Occupancy, for approval of the off-site parking area. 8. A sewer report must be submitted to the Water Department for approval prior to the issuance of the building permit. 9. The applicants will submit a final revised site plan to the City Planner for final approval. The site plan will include the changes discussed at the meeting, as well as the lighting plan, the landscaping and planters, the garbage storage plan, and the final window design. Motion carried unanimously. B. KEMRAJ SHIVPRASHAD requests site plan approval pursuant to Section 264-90 G of a proposal to operate a restaurant and lounge with one residential unit at 1461 State Street, tax parcel # 49.68-5-1, located in a “C-2” Mixed Use Commercial District. Kemraj Shivprashad presented the proposal. Mr. Shivprashad explained that he plans to build a building with a restaurant and lounge on the first floor and a residential unit on the second floor. He stated that he has already received the necessary area variances for lot size and frontage that were required to allow him to build on the site. Corporation Counselor Andrew Koldin explained that Mr. Shivprashad is currently under contract with the City to purchase the property. He stated that the contract is contingent on Mr. Shivprashad receiving the necessary approvals from the City. The design of the building was briefly discussed. The applicant noted that he plans to use all brick on the exterior, a revision from his earlier plans. The parking for the business was discussed. Staff explained that 11 parking spaces are required and only eight are available, so Mr. Shivprashad will need a variance for the parking. The Commissioners stated that they would support the issuance of an area variance for the parking given the heavy pedestrian traffic in the area, the availability of close on-street parking, and the CDTA bus stop in front of the site. SEQR RESOLUTION  Motion by Commissioner Healey, seconded by Commissioner Beach, to accept the Negative Declaration. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Wilson, 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 are not permitted on any doors or windows at any time in the future. 3. The applicant will submit a final revised site plan to the City Planner for final approval. The site plan will include the changes discussed at the meeting, as well as the lighting plan, the landscaping and planters, and the garbage storage plan. 4. The applicant will submit a professionally prepared sign proposal to the City Planner for approval prior to the purchase and installation of the sign. 5. The Planning Commission supports the granting of an area variance for parking for the site, given the pedestrian-heavy nature of the neighborhood, the adequate amount of on-street parking surrounding the site, and the close proximity of a CDTA bus stop. Motion carried unanimously. C. HOMETOWN HEALTH CENTERS request a Special Use Permit pursuant to Section 264-61 I of a proposal to install an electronic message board at 1044 State Street, tax parcel # 49.50-3-5.1, located in a “C-2” Mixed Use Commercial District. Tim Starr, CFO of Hometown Health Centers, presented the proposal. Mr. Starr explained that Hometown Health has been at this location for 15 years and has long wanted to replace their original sign, which, while affordable at the time of their opening at the site, has not proved effective in identifying the center. He explained that the electronic sign will both make site identification clearer and will also allow them to display weekly messages about current available services and events and would thus be a service to their patients and the surrounding community. The Commissioners discussed the details of the sign and indicated that they have no objection to an electronic message board sign when used in a community service type application such as this one. It was determined  that the technical details could be submitted to the City Planner for final approval. PUBLIC COMMENTS None. SEQR RESOLUTION Motion by Commissioner Beach, seconded by Commissioner Healey, to accept the Negative Declaration. Motion carried unanimously. SPECIAL USE PERMIT APPROVAL Motion by Commissioner Beach, seconded by Commissioner Lewis, to approve the Special Use permit based on the following findings of fact: 1. The proposed use shall not substantially impact upon the nature and character of the surrounding neighborhood. 2. The proposed use will not have a substantial or undue adverse effect upon adjacent property, the character of the neighborhood, traffic conditions, parking, utility facilities, and other matters affecting the public health, safety, and general welfare. 3. Operations in connection with the proposed use shall not be more objectionable to nearby properties by reason of noise, fumes, vibration, or flashing lights than would be the operations of any permitted use not requiring a special use permit. 4. The proposed use shall be served adequately by essential public facilities and services, such as highways, streets, parking spaces, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools. 5. The proposed use will not result in the destruction, loss, or damage of any natural, scenic, architectural, or historic feature of significant importance. 6. The proposed use complies with all additional requirements imposed on it by the provisions of this chapter. And with the following condition: 1. The applicant will submit the final design of the sign, which will state all of the technical details including the brightness, clarity, and materials to the City Planner for final approval. Motion carried unanimously. D. DAVID KHAN requests site plan approval pursuant to Section 264- 90 M of a proposal to operate a restaurant at 451 Edison Avenue Street, tax parcel # 49.23-2-17, located in an “M-1” Light Manufacturing and Warehouse District. David Khan presented the proposal. Mr. Khan explained that he plans to move his business, which was previously operated on Broadway, to this location. He stated that he plans no significant exterior changes to the building. The Commissioners discussed adding green space to the site and it was decided that planters by the entrance stairs would be acceptable. It was also determined that the mismatched asphalt shingles on the front overhang portion of the roof should be replaced so that the shingles are one uniform color. PUBLIC COMMENTS City Planner Primiano reported that she had received a phone call from the owner of a neighboring vacant lot, Robert St. Andrews. Mr. St. Andrews stated that he was unable to attend the meeting but has concerns that patrons of Mr. Kahn’s restaurant will park in his vacant lot, as has happened in the past with other businesses in this location. Mr. Kahn stated that he will make it clear to his patrons, through signage and social media, that they are not allowed to park there. SITE PLAN APPROVAL Motion by Commissioner Lewis, 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 Edison Avenue. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time in the future. 3. All garbage will be stored within a proper enclosure at all times, pursuant to Section 264-49. 4. Other than the projecting sign that is proposed in the application, no other signs are permitted on the outside of the building. 5. The sign requires a revocable permit issued by the City Engineering Department in Room 205. 6. The business requires a Public Assembly and Certificate of Use licenses issued by Code Enforcement. 7. A water meter is required to operate the business. 8. If the applicant wishes to provide outdoor seating a permit is required. 9. Two planters will be placed on either side of the front steps and will be maintained throughout the year. 10. The mismatched asphalt shingles of the front façade of the building will be replaced so that the shingled area is one uniform color.  11. Signs may not cover more than 20% of the windows. All flags and banners must be removed within thirty days after the grand opening. Motion carried unanimously. VII. MISCELLANEOUS After some discussion it was decided that for now Planning Commission meetings will continue to start at 6:00 p.m. The Commissioners briefly discussed reaching out to City Council members regarding downtown parking and electronic message board signs with the goal of moving forward with making amendments to the City Code concerning these issues. VIII. MOTION TO ADJOURN Motion by Commissioner Ferro, seconded by Commissioner Healey, to adjourn the meeting. Motion carried unanimously. The meeting was adjourned at 8:06 p.m.