Planning Commission

City of Schenectady Planning Commission Meeting Minutes November 18, 2020 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:06 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 Wilson, seconded by Commissioner Healey, to approve the Minutes of the October 21, 2020 meeting as submitted. Motion carried unanimously, with Commissioner Lewis and Beach absent from the vote. V. OLD 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 of Home Leasing, Michael Valliant of Lansing Engineering, and Geoff MacDonald of 3T Architects, presented the proposal. Mr. Valliant briefly reviewed the revised site plan, noting that a tree had been added to replace one that will be removed. He stated that the plans remain largely unchanged from those presented at the preliminary review at the October meeting. The Commissioners and staff discussed the stormwater management plan with the applicants, and it was determined that the City Engineer would review and approve the final drainage plan.  Mr. MacDonald reviewed the elevation drawings. He pointed out that the State Office of Historic Preservation (SHPO) had commented that they would not support removing the metal cornice around the roofline of the newer part of the building, but they would approve painting it a different color to help it appear less prominent. He also noted that the white access doors on the façade of the later addition would be replaced with windows to match those surrounding them, and a panel would be added to the lower portion of the space. Mr. MacDonald also reviewed the sign proposal. The Commissioners indicated that they had no objections to the revised plans. PUBLIC COMMENTS None. SEQR RESOLUTION The Board of Zoning Appeals declared itself Lead Agency and accepted the Negative Declaration at the October 2020 BZA Meeting. SITE PLAN APPROVAL Motion by Commissioner Ferro, 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 Elmer Avenue. 2. Metal roll gates and iron bars will not be placed on any doors or windows in the future. 3. All building permits will be obtained prior to doing any work on the building. 4. A final grading and storm water plan will be submitted to the City Planner and the City Engineer for final approval. 5. A final revised site plan showing the landscaping and façade changes discussed at the meeting will be submitted to the City Planner for approval. Motion carried unanimously, with Commissioner Lewis absent from the vote. B. 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. Chris Citone and property owner Ahzen Shahzad presented the proposal. The applicants briefly reviewed the site plan. Mr. Shahzad asked if the proposed triangular landscaped section at the front of the lot could be modified, as a sewer line runs under that area and there are many other utility poles and thus, he is reluctant to do any major digging or planting in that area. After some discussion it was determined that an L-shaped landscaped area, mirroring the one previously installed, would be acceptable to the Commissioners and would eliminate the temptation for parking in and driving through the space while also allowing the applicants a more enclosed area for adding outdoor dining space in the future, should they wish to do so. Mr. Shahzad indicated that he would have no objection to a deadline of July 2021 for the installation of the landscaping and the new sidewalks. The parking configuration and potential snow storage space were also discussed. It was decided that a final parking plan will be submitted to the City Planner for approval prior to striping the lot. PUBLIC COMMENTS None. SITE PLAN APPROVAL Motion by Commissioner Ferro, 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 Hamburg 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, refuse, and cardboard will be stored within a proper enclosure at all times pursuant to Section 264-49. 4. A revised parking plan, as discussed at the Planning Commission meeting, will be submitted to the City Planner for approval prior to striping the parking lot. The parking lot striping will be completed prior to the opening of the business. 5. A revised site plan will be submitted to the City Planner for final approval. The site plan will show the second L-shaped planting bed to be added, as discussed at the Planning Commission meeting, as well as a landscaping plan with plant species noted. The new landscaped area will be installed and planted by July 15, 2021. 6. The applicant will consult with the City Engineering Department regarding the proper placement of the new sidewalks. The sidewalks will be installed to City standards by July 15, 2021. Motion carried unanimously. VI. NEW BUSINESS A. YATES VILLAGE II LLC requests preliminary site plan review pursuant to Section 264-90 F of a proposal to renovate portions of the existing buildings and construct 15 new buildings at Yates Village, 2450 Van Vranken Avenue, tax parcel # 30.84-2-1.1, located in an “R-3” Mixed Use Commercial District. Lee Jaffe of Pennrose, Bruce Chamberlin and Melissa Chen of WRT, and James Easton of MJ Engineering, presented the proposal. The applicants gave a brief review of Phase I of the Yates Village development and the current state of the project. The plans for Phase II were also reviewed and the plans for the residential units and the grounds were highlighted. The applicants noted that they will be seeking an area variance from the Board of Zoning Appeals to allow for less parking than is required by the Code. They asked for a recommendation from the Planning Commission to the BZA stating that the Commission supports the granting of the variance. The Commissioners indicated that they support the variance as the number of residential units on the site are not changing, and the current number of 300 available parking spaces, which the developers would like to maintain, has proved more than adequate to serve the residents, many of whom do not own their own vehicles. PUBLIC COMMENTS A letter in support of the project from Lauretha Lige, resident of 2305 Van Vranken Avenue, was entered into the record. Ms. Lige stated that she is very pleased with the new development at Yates Village. 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. RECOMMENDATION TO THE BOARD OF ZONING APPEALS Motion by Commissioner Beach, seconded by Commissioner Lewis, to inform the Board of Zoning Appeals that the Planning Commission is in support of the application by Yates Village II, LLC for an area variance to allow for 300 parking spaces where 1.5 spaces per residential unit are required, based on the following findings of fact: 1. The number of residential units is not changing, and there are currently 300 available parking spaces which have proved more than adequate for the site as many residents do not own a vehicle. 2. The site is on the bus line and very accessible for pedestrians.  3. The smaller amount of parking will leave more of the site available for higher and better uses such as outdoor community spaces and other green space. In addition, a larger amount of impervious surface will allow for better site drainage and stormwater management and will lessen the project’s negative impact on the environment and the surrounding area. Motion carried unanimously. B. BYRON DIAZ requests a Special Use Permit pursuant to Chapter 264 Schedule A of a proposal to create two (2) townhouses at 1 Cheltingham Avenue, tax parcel # 49.70-1-10, located in an “R-1” Single Family Residential District. Byron Diaz and Dan Gaudio presented the proposal. The applicants explained that after purchasing the property Mr. Diaz was informed that because it had been vacant for an extended period and the zoning in the area had changed to R-1 it could no longer be developed as a two-family structure. Mr. Diaz was denied a use variance for the two- family home by the BZA but was later granted the necessary area variances to divide the lot and develop a duplex with two townhouses, which also requires a Special Use Permit from the Planning Commission. PUBLIC COMMENTS David Hogenkamp of Metroplex Development Authority expressed his support for the project. He stated that he is familiar with Mr. Diaz through work that his contracting business has done on Metroplex projects, and he trusts that Mr. Diaz will manage this project well. Seeing no further members of the public who wished to speak, Commissioner Wallinger closed the public hearing. SEQR RESOLUTION Motion by Commissioner Healey, seconded by Commissioner Lewis, to accept the Negative Declaration. Motion carried unanimously. 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. Many of the surrounding properties are two- or multi- family residences.  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. Until the recent past there was a two-family residence on the site and the impact of this use should be no different. 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. And with the following condition: 1. The applicant will submit a final plan for the curb cuts, driveways, and sidewalks to the City Planner and the City Engineer for final approval prior to beginning the work. Motion carried unanimously. C. TAIJRAM SARJY requests site plan approval and a Special Use Permit pursuant to Section 264-90 J and Schedule A of a proposal to operate an automobile repair establishment at 1137 Cutler Street, tax parcel # 49.62-3-20.2, located in an “R-2” Two-Family Residential District. Dan Morelli presented the proposal. Mr. Morelli briefly reviewed the site plan and explained that only the property at 1137 Cutler Street would be used for the business, and that the neighboring residential property would no longer be used for storage of cars or to access the building at 1137. The Commissioners determined that the side garage door should be removed, and a six-foot stockade fence should be erected on the property line between the business and any residential properties. PUBLIC COMMENTS A letter from the following residents of Cutler Street was entered into the record. The letter expressed concerns about excessive noise coming from the business and asked that the business hours be limited to help mitigate these concerns. The letter was signed by: Eric Kwiatkowski and Caroline Reger, 1123 Cutler Street Joseph Kwiatkowski and Nelson VanDyke, 1117 Cutler Street Paul Van Dyke and Florence Kwiatkowski, 1121 Cutler Street Robert Tooley, 1113 Cutler Street Michael Jones, 1120 Cutler Street A letter from Pat Smith, President of the Mont Pleasant neighborhood Association, was entered into the record. Ms. Smith expressed concerns regarding excessive noise coming from the business, the lack of maintenance of the property, and the excessive number of vehicles parked on the lot. She asked that the hour of operation of the business be limited since it is operating in a residential district. Seeing no further members of the public who wished to speak, Commissioner Wallinger closed the public hearing. The Commissioners discussed the concerns expressed by the public and decided that it would be appropriate to place limits on the business hours on the site, as it is in an otherwise residential neighborhood. 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 Ferro, 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 Healey, to accept the proposal with the following conditions: 1. The address will be prominently displayed so that it is easily visible from Cutler Street. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time in the future. 3. The approved hours of operation for the business are Monday through Friday 8:30 a.m. to 5:30 p.m. and Saturday 9 a.m. to 1 p.m. 4. As discussed at the Planning Commission meeting, the garage door on the side of the building will be blocked and no longer used, and a stockade fence will be erected along the residential property line surrounding the property. The fence will be installed by December 4, 2020. 5. The sidewalk will be replaced to City standards and two landscaping beds, each containing one street tree and other plantings, will be installed on either side of the driveway. Prior to installing the landscaping, the applicant will submit a final landscaping and parking plan and to the City Planner for approval. The sidewalk and landscaping will be installed by July 15, 2021. Motion carried unanimously. D. IVAN BARAQUE, MD requests a Special Use Permit pursuant to Chapter 264 Schedule A of a proposal to operate a medical office at 1532 Union Street, tax parcel # 50.29-1-10, located in an “R-2” Two- Family Residential District. Dr. Ivan Baraque presented the proposal. The applicant explained that he plans to use the office space for a part- time general medicine practice, on Monday through Thursday evenings from 4:30 to 7:30. He stated that he has another full-time job and travels home to Rockland County on Fridays after work.  The signage for the practice was discussed and it was determined that the sign would be submitted to the City Planner for approval prior to the installation of the sign. SEQR RESOLUTION Motion by Commissioner Healey, seconded by Commissioner Beach, to accept the Negative Declaration. Motion carried unanimously. SPECIAL USE PERMIT APPROVAL Motion by Commissioner Ferro, 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. There are many other small professional offices in the area. 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. And with the following condition: 1. The applicant will submit a drawing of the proposed signage to the City Planner for approval prior to installation of the sign. Motion carried unanimously. VII. MISCELLANEOUS None. VIII. MOTION TO ADJOURN Motion by Commissioner Healey, seconded by Commissioner Ferro, to adjourn the meeting. Motion carried unanimously. The meeting was adjourned at 8:53 p.m.