Planning Commission

City of Schenectady Planning Commission Meeting Minutes December 15, 2021 I. CALL TO ORDER Commissioner Wallinger called the meeting to order at 6:07 p.m. II. ATTENDANCE PRESENT: Mary Moore Wallinger, Chair; Bradley Lewis, Vice Chair; Randall Beach; Andrew Healey; Nick Petrillo; Jason Bogdanowicz-Wilson; Christine Primiano, Principal Planner EXCUSED: Richard Ferro; Andrew Koldin, Corporation Counsel III. CONFLICT OF INTEREST CHECK Commissioner Healey stated that he has a conflict of interest for the application for 2526 Broadway because his law office represents the applicant in unrelated matters. IV. OLD BUSINESS A. BUDRAJ P. SEENANAN requests an extension of the site plan approval pursuant to Section 264-90 M of a proposal to operate a convenience store and deli at 1339 State Street, tax parcel #49.60-2-44, located in a “C-2” Mixed Use Commercial District. Mr. Seenanan appeared before the Commission and explained that he is requesting an extension of his site plan approval because he needs more time to get all of the work done on the property. The City Planner asked if Mr. Seenanan was able to comply with the removal of the illegal signs and if the new sign was installed? Mr. Seenanan said that all illegal signs have been removed and the new sign is up. Commissioner Wallinger asked how much time the applicant will the applicant need for the extension. Mr. Seenanan said August 15, 2022 would be good.  Commissioner Wallinger asked if there were any questions from the Commissioners. There were no questions and no further discussion. Motion by Commissioner Beach, seconded by Commissioner Wilson to approve the site plan approval extension until August 15, 2022. Motion caried unanimously. V. NEW BUSINESS A. RIYAD ALZANAM requests site plan approval pursuant to Section 264-90 M of a proposal to operate a convenience store at 1384 Crane Street, tax parcel # 49.71-3-13, located in a “C-2” Mixed Use Commercial District. Architect and owner of the property, Danny Sanders, presented the proposal. Mr. Sanders showed a revised site plan that addressed some of the staff comments and answered questions raised during staff review. Mr. Sanders stated that the applicant would like to use the existing freestanding sign located at the corner of the site. The applicant also would like to display signs on the building. The City Planner stated that the freestanding sign is permitted and that the applicant can have two (2) attached signs on the building because it is a corner parcel. It was also noted that all signage for this application and future signs for the future tenants must stay below the allowable maximum, which is a total of 96 SF for all signs. Commissioner Wallinger asked Mr. Sanders is he was able to reconfigure the parking layout and that the parking should be on the side of the building only. Most of the asphalt in front of the building should be removed, except for paths to the parking and the sidewalk. Commissioner Wallinger also suggests that some of the parking could be parallel to the building, but where it narrows, it can be perpendicular to the building. Commissioner Healey asked about the use of the dumpster and if it was staying at the location shown on the site plan. Mr. Sanders responded that it will be a rolling dumpster, so parking in front of it will not be a conflict, and that it will be enclosed when not put out to the curb. Commissioner Wallinger opened the public hearing. A letter submitted by Pat Smith from the Mt. Pleasant Neighborhood Association was read into the record. The letter acknowledged supporting the opening of new businesses in the neighborhood but does not support this type of business because there are already several located on Crane Street. Neighbor Rocco Rocca, who lives at 1405 Crane Street located across the street, expressed his concerns for too much traffic at the intersection of 10th Avenue and Crane Street and that additional vehicles entering and exiting the site will only add to the dangerous conditions. He’s seen many accidents at this corner and anticipates this will only worsen an already dangerous situation. Neighbor Mike Holubek from 1364 Crane street and has lived there all his life. He read a prepared statement that said all convenience stores bring excess traffic, trash, parking issues on the street and at the corner, the concern of cars entering and exiting at the corner, loitering of customers, snow removal on site and on the sidewalks, and overall maintenance of the site and greenspace. The neighborhood doesn’t need another bodega for these reasons. Commissioner Wallinger closed the public hearing. Commissioner Wallinger asked the Commissioners if they had any questions for the applicant’s representative. The Commissioners asked Mr. Sanders to address the concerns of the neighbors. Mr. Sanders stated that the greenspace will be maintained by a professional company on a regular basis. They will prepare a snow removal plan and submit it along with all other required revisions to the site plan, for further review. There was discussion about the hours of operation. The application stated 6 am to 11pm. Commissioner Healey asked the applicant if he would be agreeable to 7am to 10pm to lessen any possible impacts to the surrounding neighbors. The applicant agreed it was ok to change the hours to 7am to 10pm daily. Commissioner Wallinger stated that keeping a trash can at the entrance to the building and sweeping up outside twice (2x) daily is a common condition for all convenience stores. Mr. Alzanam stated that would not be a problem and that he would do that. The City Planner asked if there is exterior lighting or any site lighting. Mr. Sanders stated that there will be building mounted lighting along the entire side and front of the building. The fixtures will be mounted and will have cutoff shields to keep the light on site. The Commission asked Mr. Alzanam what he will do about customers hanging around on the property. He stated that he will post a ‘no loitering’ sign and that all food is to go and not to be consumed on the premises. Motion by Commissioner Wilson, seconded by Commissioner Healey to table the proposal so that the applicant can return with a revised plan showing all changes that were discussed. Motion carried unanimously. B. WILLIAM KNIGHT requests site plan approval pursuant to Section 264-90 M of a proposal to operate an organic juice bar at 1132 Albany Street, tax parcel # 49.50-5-13, located in a “C-2” Mixed Use Commercial District. The applicant, William Knight, appeared before the Commission to present his proposal. Mr. Knight stated that his vision is to provide a healthy, affordable alternative for the neighborhood because there are too many unhealthy fast food options. The City Planner asked if Mr. Knight has a local address. Mr. Knight stated that he would be temporarily using his mother’s address at 2006 Van Vranken Avenue, until he finds a permanent place to live. Mr. Knight addressed the comments in the staff report and said that he would like to remove the fence on the side of the building entirely, not just the barbed wire on top of the fence. He would like to install a new privacy fence with a maximum height of 6 feet tall. Regarding the landscaping in front of the building, Mr. Knight asked if it would be ok for now to have temporary pots out front and then install larger, permanent pots next year, after he opens and the weather is warmer. Commissioner Wallinger asked if he would be able to install the planters by October 15, 2022 and Mr. Knight stated that he could. Commissioner Wallinger asked what the proposed hours of operation were. Mr. Knight stated 7am to 9pm. Commissioner Healey explained that Mr. Knight can adjust his hours according to what he thinks is best for the business based on a time range of 7am to 9pm, but he did not have to stay open until 9pm if he didn’t want to. Commissioner Wallinger opened the public hearing. Senovia Knight spoke in favor of the proposal and stated that the neighborhood needs more healthy options not just junk food. Commissioner Wallinger read a letter from 1128 Albany Street that expressed opposition to having a business operate at this location because of the noise, traffic, and litter. The City Planner stated for the record that the proposed business was an allowable use of the property. Commissioner Wallinger closed the public hearing. Commissioner Wallinger asked what the timeline is for opening the business and Mr. Knight stated that he’s hoping for some time in February. Motion by Commissioner Petrillo, seconded by Commissioner Wilson, to issue a conditional site plan approval to include the following revisions to the proposal: 1. The address will be prominently displayed so that it is easily visible from Albany Street. 2. Metal roll gates and iron bars are not permitted on any doors or windows at any time in the future. 3. The hours of operation will be in the range of 7am to 9pm. 4. Temporary planters will be placed in front of the building in the spring, with larger, permanent planters installed by October 15, 2022. The applicant will submit the details for the planters to the City Planner prior to installation and no later than September 1, 2022. At that time, the City Engineer will review the details and determine if a revocable permit is necessary. 5. The barbed wire will be removed from the fence by January 15, 2022. The applicant can replace the existing gate with a new privacy fence or gate to screen the garbage storage. The details for the fence will be submitted to the City Planner prior to applying for a fence permit. 6. The sign is approved as submitted. Motion carried unanimously. C. MOONWATIE CHATURI requests site plan approval pursuant to Section 264-90 M of a proposal to operate a clothing store at 2526 Broadway, tax parcel # 48.67-1-1.1, located in a “C- 2” Mixed Use Commercial District. Jim Hundt from Foresight Architects, appeared before the Commission to present the proposal. Mr. Hundt described the proposal as mostly interior renovations to create the retail space. Additionally, they plan to improve the landscaping throughout the site once the weather allows. The proposed freestanding sign is an electronic message board and the applicant would like to maintain and be able to utilize the drive-thru lane and window because they realized during COVID that this could be a valuable aspect to their business. The City Planner noted for the record that both the electronic message board and the drive-thru will require special use permits. Mr. Hundt indicated that they would be interested in applying for those permits. Commissioner Petrillo asked if the intent was to use both of the drive- thru lanes or just one? Mr. Hundt indicated only one lane would be necessary. The City Planner stated that it would then be important to reconfigure and block access to the second driveway because it could be unsafe and confusing to motorists. Mr. Hundt would look at enlarging the landscaped area to block the driveway on the interior of the site and a large planter can be placed on the opposite side, closer to the sidewalk. Mr. Hundt explained that they planned to install flowering trees on Vischer Avenue and lower shrubbery in the landscaping bed new the first parking space. The dumpster will be enclosed with a vinyl fence. Commissioner Wallinger suggested that a tan or buff color would be best because it doesn’t show the dirt as easily as white. Motion by Commissioner Beach, seconded by Commissioner Petrillo to table the application for further review of the details discussed regarding the drive-thru configuration and to allow the applicant the opportunity to apply for the special use permits for the electronic message boards and use of the drive-thru. Motioned carried, with Commissioner Healey abstaining. VI. OLD BUSINESS (Continued) B. STEWART’S SHOPS CORP. requests site plan approval and a Special Use Permit pursuant to Section 264-90 G, J, and Schedule B of a proposal to construct a 3,975 SF convenience store with self-service gas facilities at 1020 McClellan Street 1501 Union Street, and 1503 Union Street, tax parcel # 50.21-2-74.1,75, and 74.2, located in a “C-2” Mixed Use Commercial District. Marcus Andrews and Jennifer Howard appeared to represent Stewart’s Shops. Mr. Andrews gave a brief summary of all the different alternatives they analyzed and described the reasons why most of the layouts did not work for Stewarts. The main concern for Stewart’s is the lack of buffering provided for the residential neighbors for the canopy is in the back of the site. Also, there will be more vehicular activity for the neighbors on McClellan Street with the curb cuts moved closer to the houses on McClellan Street. The building will be 22 ft – 2in. tall with a 30ft. buffer if the building is set to the back of the site. All other alternatives will only allow for a 15ft. setback because of location of dumpster and utilities. Commissioner Wilson asked why the mirror image of the Commission’s preferred plan with the building at the front of the site only has a 15 ft. buffer? Mr. Andrews stated that there a various site constraints that they have to work around, including the location of existing utility poles and the fire hydrant on McClellan Street. Commissioner Wallinger asked if three curb cuts were necessary. Commission Healey stated that it seems like you can widen the proposed curb cut on McClellan Street and shift everything forward to give a bigger buffer in the rear? The drive aisles must be that wide because many cars hang over past the gas pumps and into the drive aisles. If the back of the building is placed on Union Street, the view from the street will be all the mechanical systems. Commissioner Wallinger stated that the mechanical systems could go on the roof to maintain the community character. Commissioner Lewis stated that he thinks the low wall at the corner helps to maintain some continuity of the street wall. Commissioner Wallinger opened the public hearing. Richard Unger from 216 ½ Union Street introduced himself and stated that he was an urban planner for over 40 years and asked the Commission to consider one question: Is this site the right site for this development? If the proposal meets the zoning requirements but needs a Special Use Permit, does it really fit into its surroundings. Entrances on buildings can be done in many ways and what happens on the inside of the building should not dictate the layout of the entire site. Lighting and noise can be mitigated with perimeter walls, landscaping and berming. Urban sites should have minimum pavement and turning radii not the maximum that will fit on the site. When a business chooses an urban site, they have to be willing to compromise on some of their ideals in order to maintain community character and good design. Matthew Cuevas from 1351 Grand Boulevard stated that he agreed with the previous speaker that a site this large in an urban setting is a luxury and should be enough to comply with City standards. The Planning Commission should put the safety and priority of pedestrians just as high as vehicles. The Nott Street Stewarts is very successful without gas. The Upper Union Street Stewarts site is small with constraints but it still works and does well. Mr. Cuevas informed the Commission of the Stewarts in Waterford that has the back of the building facing the street. It could look better, but it works and the building is on the street edge. There is also a Walgreens Pharmacy that has the back of the building facing the street but it includes a lot of glass and architectural elements that make it seem that it is not the back of the building. There is a Stewart’s in Brunswick that has a taller roof with dormers that would help to maintain the scale of the building similar to the funeral home. If the right architectural elements and creativity are used, it could work. Commissioner Wallinger closed the public hearing and opened discussion amongst the Commission members. Commissioner Lewis recalled how Stewart’s positioned the building to have an entrance on Van Vranken Avenue and asked why that couldn’t be done, even if it wasn’t at the corner. Option #3 seems most desirable. Commissioner Wallinger acknowledged option #3 and stated the pros of the plan are the entrance on the sidewalk and the outdoor seating area, but the cons include less of a buffer adjacent to the residential properties. Commissioner Beach wanted to know if any of the other options are feasible from Stewart’s perspective. Commissioners Petrillo and Wallinger both stated that it would be helpful if they had clarity on which plans were actually feasible for Stewart’s. Mr. Andrews stated that this is the option that they prefer. Commission Wilson stated that the site plan has to be designed to fit into the urban environment and not be their standard layout that they use in other locations in the suburbs where they have a lot more room and no urban context to consider. An urban setting doesn’t need so much parking and pavement. Commission Healey stated that he thought option 2 could work with some adjustments. The building should be brought up to Union Street, there should only be one curb cut on McClellan Street at 40 feet wide instead of the two curb cuts proposed on the plan. Ultimately, he is in favor of the proposal, by would like some changes to help comply with City standards. Commissioner Beach agreed. Commission Lewis stated that option 2 had a lot of what the Commission is looking for and he did not see stacking on McClellan Street as an issue. He stated that he liked the 3 foot wall and thought it could be incorporated into the seating area. There are two parking areas and plenty of space for the building footprint. This is his preferred parking because it does not have the parking at the front of the site on Union Street, deliveries can be made on the side of the building and there is a building entrance and parking on the McClellan Street side. Commissioner Petrillo stated that he thinks the Commission is stuck because none of the options are agreeable to all. He feels members have made convincing arguments regarding urban vs. suburban design and he is not in favor of issuing a Special Use Permit for this proposal at this time. Commissioner Wallinger stated that it sounds like option 2 is most preferred but that it needs some adjustments to make the back of the building on Union Street not look like the back of the building. Also, there needs to be a reduction of pavement and a more urban design of the site that caters less to the vehicle. It’s not an urban design when pedestrians have to walk through the parking lot to get to the store. Safety of the pedestrian needs to be a priority, especially since there will probably be a lot of high school kids walk through or by the site. Commissioner Petrillo stated that Stewarts should keep working on it because he thinks it is a positive use of the site. Mr. Andrews stated that they would keep working on it. Motion by Commissioner Healey, seconded by Commissioner Wilson, to table the proposal to allow the applicant the opportunity to continue working on the site plan. Motion carried unanimously. Motion by Commissioner Healey, seconded by Commissioner Petrillo, to adjourn the meeting. Motion carried unanimously. Meeting adjourned at 8:45 p.m.