Planning Commission

City of Schenectady Planning Commission Meeting Minutes October 21, 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; Randall Beach; Richard Ferro; Jason Bogdanowicz-Wilson; Christine Primiano, Principal Planner; Andrew Koldin, Corporation Counsel; Jennifer Mills, Secretary EXCUSED: Ryan Bailey; Andrew Healey III. CONFLICT OF INTEREST CHECK None. IV. APPROVAL OF MEETING MINUTES Motion by Commissioner Lewis, seconded by Commissioner Beach, to approve the Minutes of the September 16, 2020 meeting as submitted. Motion carried unanimously. V. OLD BUSINESS A. STEWART’S SHOPS CORP. requests site plan approval and a 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 September. He noted that a front entrance has been added at the Van Vranken side of the building and additional trees have been added at the rear of the site to provide more buffering for the neighboring residential properties. The Commissioners and the applicant briefly discussed the soil conditions on the site and the stability of the slope at the rear of the property. Mr. Andrews stated that the slope has tested to be stable, but they will be bringing additional fill into the site to compensate for what is believed to be poor quality fill under the current Stewart’s shop. PUBLIC COMMENTS None. SPECIAL USE PERMIT APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Wilson, to approve the Special Use permit based on the following findings of fact: 1. The proposed building or use shall not substantially impact upon the nature and character of the surrounding neighborhood. 2. The proposed building or 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 building or 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 building or use will not result in the destruction, loss, or damage of any natural, scenic, architectural, or historic feature of significant importance. 6. The proposed building or use complies with all additional requirements imposed on it by the provisions of this chapter. Motion carried unanimously. SITE PLAN APPROVAL Motion by Commissioner Lewis, seconded by Commissioner Beach, to accept the proposal with the following conditions: 1. The address will be displayed so that it is easily visible from Van Vranken Avenue. 2. Metal roll gates and iron bars will not be placed on any doors or windows at any time. 3. The lot consolidation map will be submitted to the City Engineer for final approval. Once it is approved in Engineering, the lot consolidation must be filed with the County Clerk’s office prior to the issuance of a building permit. 4. All landscaping will be planted and maintained as shown on the updated site plan dated 9/25/20.  5. A final site plan will be submitted to the City Planner for approval. If during the course of construction any changes to the approved site plan become necessary the applicant will return to the City Planner for further review, and if the changes are deemed significant, to the Planning Commission for the necessary approvals. VI. NEW BUSINESS A. HOME LEASING, LLC requests site plan approval pursuant to Section 264-90 B, C and F of a proposal to convert the Elmer Avenue School into 51 senior living apartments at 90 Elmer Avenue, tax parcel # 39.83-3-12, located in an “R-2” Two Family Residential District. Adam Driscoll, Development Manager for Home Leasing, Jennica Huff, Executive Director of Better Community Neighborhoods, Scott Lansing of Lansing Engineering, and Geoff MacDonald of 3T Architects, presented the proposal. The applicants briefly reviewed the background of Home Leasing and their relationship with Better Community Neighborhoods. Mr. Lansing reviewed the site plan details and Mr. MacDonald explained the changes that are proposed for the building. It was noted that the State Office of Historic Preservation (SHPO) will be overseeing the project as the building is considered historic and the developers are seeking historic tax credits. PUBLIC COMMENTS A letter from Patricia Coulthart Grainer, resident of 1300 Union Street, was entered into the record. Ms. Grainer noted concerns regarding garbage pickup, landscaping on the site, and the definition of the type of senior housing that will be offered. Tom Carey, President of Schenectady United Neighborhoods (SUN), spoke in favor of the development, stating that he believes that it will be a positive addition to the neighborhood. David Hogenkamp of Metroplex Development Authority, spoke in favor of the proposal, stating that it will be an excellent re-use of an existing building and will have a positive impact on the surrounding area. Seeing no further members of the public that wished to speak, Commissioner Wallinger closed the public hearing. The applicants will return to the Commission at a later date for formal site plan review. B. RJR UNITS LLC requests site plan approval and a Special Use Permit pursuant to Section 264-90 H and Schedule B of a proposal to redevelop the existing building into a self-service storage warehouse at 1868 State Street, tax parcel # 60.47-1-9, located in a “C-5” Business District. John Hitchcock of ABD Engineers presented the proposal. Mr. Hitchcock reviewed the site plan for the proposed climate-controlled storage facility and noted that in the future his client does plan to return to the Planning Commission seeking a second Special Use Permit to allow for outdoor storage of boats and vehicles at the rear of the property. Much of the discussion concerned the large asphalt area in front of the building, most of which would not be used for parking since storage facilities do not require such a large number of parking spaces. In order to add more green space and pervious surface to the site it was decided that the proposed landscaping bed at the front of the parking area should be expanded substantially, and 3 landscaped islands and a landscaped area directly in front of the building would be required. The Commissioners also discussed the placement of the dumpster at the rear of the building, concluding that it should be placed adjacent to the rear garage door where it is not visible from Albany Street. 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 Beach, seconded by Commissioner Lewis, to approve the Special Use permit based on the following findings of fact: 1. The proposed building or use shall not substantially impact upon the nature and character of the surrounding neighborhood. 2. The proposed building or 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 building or 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 building or use will not result in the destruction, loss, or damage of any natural, scenic, architectural, or historic feature of significant importance. 6. The proposed building or use complies with all additional requirements imposed on it by the provisions of this chapter. 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 dumpster will be located adjacent to the overhead garage door at the rear of the building so that it is not at any time visible from Albany Street or State Street. 4. As discussed at the meeting, the proposed landscaping bed at the front of the parking lot will be extended back towards the building and three street trees will be added. 5. Three islands will be added to the parking aisle, one in the middle and one on each end. In addition, a landscaped area will be added directly in front of the building. All landscaped areas will include a shade tree and plantings. 6. The applicant will submit a revised site plan, showing the changes discussed at the meeting, to the City Planner for final approval prior to the opening of the business. All landscaping will be installed by July 1, 2021. Motion carried unanimously. C. MAHENDRA PERSAUD requests site plan approval pursuant to Section 264-90 M of a proposal to operate a liquor store at 1650 Eastern Parkway, tax parcel # 50.29-2-3, located in a “C-2” Mixed Use Commercial District. Gordon Furlani of CBRE Realty, and Mahendra Persaud presented the proposal. Mr. Furlani explained that his client plans to move his liquor store business, which is currently in operation across Eastern Parkway, to this location. The Commissioners discussed landscaping on the site and the extension of the sidewalk in front of the building to the sidewalk on Eastern Parkway. The design of the building exterior was also discussed. It was determined that the applicant would consult with the City Planner regarding changes to the front and side façades of the building, specifically removing the false peaks. PUBLIC COMMENTS Tom Carey, representing the Upper Union Street Neighborhood Association, spoke in favor of the application. He noted that the area has heavy pedestrian traffic and thus he is encouraged to see that extending the sidewalk to Eastern Parkway will be required. David Hogenkamp, of Metroplex Development Authority, spoke in favor of the application, stating that Mr. Persaud has an excellent reputation as a business owner and that Metroplex believes that this business will be a positive addition to the area. Seeing no further members of the public who wished to speak, Commissioner Wallinger closed the public hearing. 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 Eastern Parkway. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time in the future. 3. All garbage, refuse, and cardboard will be stored within a proper enclosure at all times, pursuant to Section 264-49. 4. A professionally prepared sign proposal will be submitted to the City Planner for approval prior to purchase and fabrication of the sign. There will be a monument sign on the Eastern Avenue side of the building and an attached sign on the building facing the parking area. 5. A crosswalk will be painted from the entrance on the side of the building, across the driveway, to the parking area, prior to the opening of the business. 6. The sidewalk that runs along the side of the building will be extended to connect to Eastern Parkway. A sidewalk permit issued by the City Engineering office is required. 7. Prior to painting the exterior of the building, the applicant will submit the proposed paint colors to the City Planner for final  approval. The Commission recommends considering colors that will complement the colors of the neighboring Market 32 building. 8. The applicant will submit a copy of the shared parking agreement to the City Corporation Counsel for review and approval. 9. Two shade trees will be added to the Eastern Parkway side of the building. The trees will be placed so as not to obscure the sign and not interfere with the existing power lines. 10. The applicant will work with the City Planner to formulate a plan to reconfigure the front and side façades to remove the false peaks and come into better alignment with the existing roofline. 11. The applicant will submit a final revised site plan showing the discussed changes to the landscaping and sidewalk to the City Planner for final review and approval prior to the opening of the business. Motion carried unanimously. D. MARISSA CITONE requests site plan approval pursuant to Section 264-90 M of a proposal to operate a pizzeria and deli at 1705 Hamburg Street, tax parcel # 49.66-4-26, located in a “C-2” Mixed Use Commercial District. Marissa Citone presented the proposal. Ms. Citone explained that she and her husband plan to open a pizzeria and deli on the site. She stated that they do not plan to make any significant changes to the exterior of the building. The Commissioners discussed the current layout of the parking lot, the large amount of impervious surface, and the lack of sidewalks on the site. It was determined that because Ms. Citone is renting the property and wished to consult with the landlord before committing to the extensive changes, the proposal would be tabled to allow her the opportunity to do so. City Planner Primiano noted that Ms. Citone should inform the property owner that regardless of who occupies the site the same changes would be required. PUBLIC COMMENTS None. MOTION TO TABLE Motion by Commissioner Ferro, seconded by Commissioner Lewis, to table the proposal as incomplete pending the submittal of further information, including:  1. A garbage storage plan. All garbage, refuse, and cardboard will be stored within a proper enclosure at all times, pursuant to Section 264-49. 2. A revised site plan that shows an accurate parking layout, sidewalks installed to City Code, and the landscaped areas as discussed by the Planning Commission. 3. As discussed at the meeting, the site plan should include two planting beds to be installed one on either side of the driveway. The first planting area will be 4 feet x 18 feet and installed adjacent to the sidewalk area to be the buffer required between the sidewalk and first parking space. The landscaping will consist of one flowering street tree and a combination of seasonal plantings and grass or all grass. The second planting bed will be on the other side of the driveway and will be triangular in shape. In addition to providing greenspace to the site, this planting bed will prevent vehicles from parking directly in front of the building, will direct customers to the parking lot along the side of the property, and will also create the necessary buffer between traffic and pedestrians on the sidewalk. The plantings will consist of a flowering tree and grass, with seasonal plantings added if desired by the applicant. Motion carried unanimously. VII. MISCELLANEOUS None. VIII. MOTION TO ADJOURN Motion by Commissioner Ferro, seconded by Commissioner Beach, to adjourn the meeting. Motion carried unanimously. The meeting was adjourned at 8:43 p.m.