Planning Commission

- Barbara Nelson William Dunne Chair Commissioner Phone (518) 279-7168 Planning Commission Phone (518) 279-7166 Fax (518) 270-4642 NOTICE of PUBLIC HEARING Fax (518) 270-4642 Notice is hereby given that the Planning Commission of the City of Troy, New York will conduct a public hearing on Thursday July 11, 2013 at 6:00 P.M. in the 5th Floor Planning Department Hearing Room of The Hedley Building, in order to hear and decide on proposals for development as follows: PC2013-031 Review of a proposal to renovate and make changes to the façade of an existing plaza. Project location is Troy Plaza, 120 Hoosick Street, an HCD Zone, ID101.31-10-3/1. Applicant is Troy Plaza SC 34 Fairview Road Penn Valley PA, 19072. PC2013-033 Subdivision review of a proposal to construct 4 homes. Project location is 709 Burden Ave, an IND Zone, ID111.68-3-3. Applicant is Habitat for Humanity, 35 State St Troy, NY 12180. PC2013-036 Subdivision review of a proposal to construct 3 homes. Project location is 720 6th Ave, an R-2 Zone, ID80.41-7-2. Applicant is Justin Haas, 18 Peachtree Lane, Colonie NY 12205. PC2013-037 Site Plan Review of a proposal to occupy an existing structure into a multi use building. Project location is 9 1st Street, a B-4 Zone, ID 100.60-2-2/ Applicant is Jeff Buell, 9 1st Street, Troy, NY 12180. Should any unforeseen events occur, any of the proposals noted herein may not be reviewed at said hearing. Any proposals previously tabled by the Commission may be reviewed at this hearing without benefit of public notice. Any other proposals reviewed by the Commission at this hearing will receive publication in this newspaper at least five days prior to the hearing date. Auxiliary aids and services are available for individuals or groups with disabilities. Please provide one-week advance notice for such service. For information contact the Troy Planning Department at 279-7168. Any person having interest in the above matters will be heard at said time and place. Planning Commission of the City of Troy, New York Andrew Petersen Planning Commission July 2013 1 Staff Report # PC2013-031 Applicant: Troy Plaza SC Project Summary: PC2013-031 Review of a proposal to renovate and make changes to the façade of an existing plaza. Project location is Troy Plaza, 120 Hoosick Street, an HCD Zone, ID101.31-10-3/1. Applicant is Troy Plaza SC 34 Fairview Road Penn Valley PA, 19072. SEQRA : Pursuant to 6 N.Y.C.R.R. Part 617, the described proposal is subject to the State Environmental Quality Review Act and is classified as an Unlisted action. The applicant has completed an Environmental Assessment Form (E.A.F.), and based upon the submission of an EAF adequate information is available to determine that no significant impacts are likely to occur as a result of this proposal. No Federal agencies are involved; no other agencies are known to be involved. Prior Planning Board Action Prior Zoning Board Site Design Review: Under new ownership, the applicant proposes to undergo a redevelopment of the plaza in stages. The initial stage under this review is a façade renovation and signage package. Façade promenade structures will be removed, the creation of new facades, storefronts, entrances and signage location areas and monument entrance sign will be undertaken. Stipulations Additional Phases to be presented to the Planning Commission. All projects approved are to be reviewed in accordance with the 2010 NYS Building Code, NYS Fire Code and all other applicable codes. Planning Commission July 2013 2 Planning Commission July 2013 3 Planning Commission July 2013 4 Planning Commission July 2013 5 Planning Commission July 2013 6 Planning Commission July 2013 7 Planning Commission July 2013 8 Planning Commission July 2013 9 Staff Report # PC2013-033 Applicant: Habitat for Humanity Project Summary: PC2013-033 Subdivision review of a proposal to construct 4 homes. Project location is 709 Burden Ave, an IND Zone, ID111.68-3-3. Applicant is Habitat for Humanity, 35 State St Troy, NY 12180. SEQRA : Pursuant to 6 N.Y.C.R.R. Part 617, the described proposal is subject to the State Environmental Quality Review Act and is classified as an Unlisted action. The applicant has completed an Environmental Assessment Form (E.A.F.), and based upon the submission of an EAF adequate information is available to determine that no significant impacts are likely to occur as a result of this proposal. No Federal agencies are involved; no other agencies are known to be involved. Prior Planning Board Action Prior Zoning Board Site Design Review: The applicant proposes to expand an existing Habitat for Humanity project by adding 2 detached single family homes on Cross Street and 3 attached single family homes on Burden Ave. Habitat has purchased an adjacent lot to expand the project for a total of 14 single family attached and detached homes as part of Fox Hollow. Elevations to match previously approved project site. The board will also be required to approve the subdivision of 3 lots to create 5 separate lots. All lots not to exceed Zoning Approvals granted February 2012. Stipulations All projects approved are to be reviewed in accordance with the 2010 NYS Building Code, NYS Fire Code and all other applicable codes. Planning Commission July 2013 10 Planning Commission July 2013 11 Staff Report # PC2013-036 Applicant: Justin Haas Project Summary: PC2013-036 Subdivision review of a proposal to construct 3 homes. Project location is 720 6th Ave, an R-2 Zone, ID80.41-7-2. Applicant is Justin Haas, 18 Peachtree Lane, Colonie NY 12205. SEQRA : Pursuant to 6 N.Y.C.R.R. Part 617, the described proposal is subject to the State Environmental Quality Review Act and is classified as an Unlisted action. The applicant has completed an Environmental Assessment Form (E.A.F.), and based upon the submission of an EAF adequate information is available to determine that no significant impacts are likely to occur as a result of this proposal. No Federal agencies are involved; no other agencies are known to be involved. Prior Planning Board Action Approved storage units on Site May 2013 Prior Zoning Board Site Design Review: Applicant proposes to purchase an adjacent CROW and subdivide 3 building lots to meet Zoning requirements of the R-4 Zone. Lots 1 Located on 120th Street. (Northeastern Most Lot) This lot is served with utilities gas / electric, water, sanitary and storm sewer. 80’x100’ Lot meets all ZBA requirements for lot characteristics. Lot 2 Located on 120th Street. (Northwestern Most Lot) This lot is served with utilities gas / electric, water, sanitary and storm sewer. 80’x100’ Lot meets all ZBA requirements for lot characteristics. The applicant will construct a single story ranch style home on this lot. Lot 3 Located on 119th Street (Southeastern Most Lot) This lot is served with utilities gas / electric, water, sanitary and storm sewer. 70’x300’ Lot meets all ZBA requirements for lot characteristics. Stipulations All projects approved are to be reviewed in accordance with the 2010 NYS Building Code, NYS Fire Code and all other applicable codes. Planning Commission July 2013 12 Planning Commission July 2013 13 Planning Commission July 2013 14 Planning Commission July 2013 15 Staff Report # PC2013-037 Applicant: Jeff Buell Project Summary: PC2013-037 Site Plan Review of a proposal to occupy an existing structure into a multi use building. Project location is 9 1st Street, a B-4 Zone, ID 100.60-2-2/ Applicant is Jeff Buell, 9 1st Street, Troy, NY 12180. SEQRA : Pursuant to 6 N.Y.C.R.R. Part 617, the described proposal is subject to the State Environmental Quality Review Act and is classified as an Unlisted action. The applicant has completed an Environmental Assessment Form (E.A.F.), and based upon the submission of an EAF adequate information is available to determine that no significant impacts are likely to occur as a result of this proposal. No Federal agencies are involved; no other agencies are known to be involved. Prior Planning Board Action Prior Zoning Board Site Design Review: The applicant proposes to redevelop a vacant building as a multiuse building. The first floor will be utilized as a restaurant, the second floor office space and the upper 2 floors will be occupied by 2 apartments. Each floor is approximately 1570 SF. The project is under a 2 year LDA agreement with the Troy LDC. Stipulations Applicant shall submit a site plan with the following elements  Dumpster / Trash Pickup Location  Exterior Lighting Exterior modifications to go before the Historic Review Commission All projects approved are to be reviewed in accordance with the 2010 NYS Building Code, NYS Fire Code and all other applicable codes. Planning Commission July 2013 16  Sequence DEVELOPMENT [The Rebirth of 9 First Street] Submitted by: Jeffrey Buell PHONE 518.944.8674 EMAIL jeffbuell@yahoo.com Planning Commission July 2013 17 EXECUTIVE SUMMARY Two neighbors sit perched along this quiet block of First Street‐ one, the finest reclamation project you can find, the other a long forgotten brownstone in historic Downtown Troy. The first is the iconic Rice Building‐ a rehabilitated landmark constructed in 1871 that stands as a beacon of pride for boosters of this upstate city. Its neighbor to the south is 9 First Street‐ a former book bindery screaming to be redeveloped. It has been vacant since 1996 when Code Enforcement ordered the building shuttered due to its uninhabitable state. Currently the interior of the building is in the process of being gutted and stabilized. The floors at the rear of the building have been completely destroyed and need to be rebuilt. The upper floor staircase has detached from the structure and needs to be rebuilt. Sequence Development proposes to tackle those very problems. We see the development as an excellent opportunity to establish street front retail and second floor office space, and residential apartments on the upper floors. This is a true mixed use redevelopment. Sequence Development has entered into a 2‐year LDA agreement for the sale of 9 First Street from the City of Troy Local Development Corporation. Planning Commission July 2013 18 PROJECT DESCRIPTION The proposed project located at 9 First Street in Downtown Troy between Broadway and State Street. The building is currently owned by the Troy Local Development Corporation. The first floor will be utilized perfectly as a boutique restaurant that will add another dynamic dining option to Downtown Troy. The second floor space will be used a office space. The upper floor residential rehabilitation will be undertaken by Sequence Development, a company owned by Jeffrey Buell. Construction on the residential units and office space will take approximately six months. The restaurant will open shortly thereafter. MARKET ANALYSIS The apartment market in Downtown Troy continues to grow leaps and bounds each year. The units developed at 9 First Street will be dynamic and sought after by high quality tenants for years to come. Created with a true loft experience in mind, there will be one unit per floor accessed from the north side of the building. The units will feature unique finishes like concrete countertops, exposed duct work, and interior brick work. Each apartment will be approximately 1,400 square feet with wide open floor plans and plenty of sunshine on each side of the apartment. Every unit has windows at the front and rear looking out onto River Street and First Street. Our idea for the boutique restaurant is aimed at becoming a “destination” environment that urban communities crave in the vein of the Charles Lucas Confectionary, Market Block Books and other ventures in Troy that have gained success during the past couple of years. Planning Commission July 2013 19 DEVELOPMENT ORGANIZATION Owner: 9 First Street LLC, owned 51 percent by Christopher Colwell and 49 percent by Jeffrey Buell. Lead Developer: Sequence Development. Management: MHC Management Contractor: GSD Contracting Architect: TAP, Inc. Engineer: Preston Engineering Site/Civil: RDM DEVELOPMENT/OWNERSHIP TEAM Jeffrey A. Buell, Project Developer and Owner Jeff is formerly a Real Estate Development Executive with the United Group of Companies, in Troy, NY, a position he left to form MHC Development. MHC Mission Statement is simple‐ “Do It Right, Or Don’t Do It At All.” Focusing on the small details at the front of a potential development will eliminate surprises on the back end, and help ensure that financial projections hit the target. Prior to forming MHC, Jeff worked under Walter Uccellini at the United Group of Companies and was in charge of all new student housing development. Since 2010, Jeff spearheaded the creation of four new assets in the Captial District totaling more than $59 million. One of those assets is currently under construction, and the other three are cash flowing assets. City Station West is a $16 million, mixed use facility in Downtown Troy featuring 184 beds of graduate student housing for Rensselaer Polytechnic Institute and 17,000 square feet of retail space. As of the spring 2013, the building is 100 percent occupied/leased and accomplished a permanent financing in December of 2012. City Station South is a $7.7 million, 55‐unit multi family housing complex that is the home to married students at RPI. Jeff negotiated a ten year revenue agreement with the school and parlayed it into 100 percent constuction financing from a regional lender. College Suites @ Washington Square is a 264‐bed student housing facility with total development costs above $16 million. This development is the first student housing ever for Schenectady County Community College, and it achieved 80 percent occupancy in its first year, far exceeding expectations. An aggressive tax agreement, grants for Planning Commission July 2013 20 curing land concerns, tremendous public/private relationship with SCCC, and an infill urban development, Washington Square is a great example of the profile project MHC intends to pursue, simply on a larger scale. Prior to joining UGOC, Jeff enjoyed his time as the Economic Development Coordinator for the City of Troy where he learned the uphill battles that urban areas to stuggle with, and the advantages that can be had by those who can visualize the solid markets within them. Jeff began his career has a reporter for the Troy Record, twice earning Associated Press awards for coverage of ongoing events. Jeff received his education from the College of Saint Rose in Albany NY, studying Communications and History. He lives on Burden Lake in Averil Park and is a lifelong resident of the Capital District. He currently serves as the Chairman of the Board at True North Troy Prepatory School, and is a board member at the YMCA. Christopher Colwell, Project Owner and Analyst Chris is a lifelong resident of the Capital District that is preparing to graduate from Rensselaer Polytechnic Institute with an MBA in Supply Chain Management and Bachelor of Science Degree in Management and Mathematics. Chris has been an active member of US Army since 2003, serving a total of 15 months in Iraq with the 82nd Airborne Division as a team leader during contact movements and reconnaissance operations. Chris was promoted to Drill Sergeant of the 95th Infantry Division where he developed, directed and supervised training programs for the Army. He was eventually promoted as an Information Systems Operator/Analyst for the 42nd National Guard Infantry Division. Prior to being Honorably Discharged, Chris was awarded the 2007 Battalion Non Commissioned Officer of the Year and the 2008 Brigade Officer of the Year. He is also a proud member of the Combat Infantryman’s Association and the Disabled American Veterans. While at Rensselaer, Chris worked closely with fellow students to study how an increased relationship between RPI and Troy could help grow the economy in the upstate City. He plans on further exploring this idea by creating business opportunities in Downtown Troy. Chris is currently employed by Target as Engineering and Facility Group Leader specializing in organizational efficiency, risk assessment, problem solving and applying advanced mathematics to derivative market models. David R Hubbard, Director of Construction Services Dave will lead all construction activities at MHC after spending nearly 15 years in a variety of construction related fields‐ including work done for McDonald’s, National Grid, CVS, Wal‐Mart, Shaw’s Grocery Stores, Crossgates Mall, Grand Union, Topps, Starbucks, Colonie Center, Adirondack Outlets, UW Marx, and Charlew Builders. Most recently, Dave was the crew leader and foreman building single family homes throughout the Capital District. Planning Commission July 2013 21 With a keen understanding of building codes and tremendous hands on skills, Dave prides himself on bringing a job in on time and within budget. He recently earned a bachelor’s degree in Business Administration from Sage College of Albany, graduating with honors. In his down time, Dave is a wood worker and craftsman that owns A Walk In The Woods crafts with his wife of 15 years, Delia and their four children. SITE PLAN ELEMENTS LISTING 1. Show the following information as notations on the site plan: a. Identify the property by its street address b. Provide today’s date c. Identify the scale of the drawing (ex. 1”=20’) d. Note the zoning district: B‐4, Historic District e. Note the tax map number of the property: 100.60‐2‐2 2. Indicate the applicant’s full name and address and the property owner’s name and Address: Sequence Development, 25 Blue Heron Drive, Averill Park, NY 12018 3. Show the boundaries of the property and provide the dimension at each change of direction of the boundary line. 4. Draw the locations of the curb lines of all streets and alleys adjoining the property and show the following: N/A a. Provide the street (curb‐to‐curb) widths b. Provide the alley widths c. Show the street and alley Right‐of‐way widths d. Identify whether the streets are privately or publicly owned 5. Place a labeled north arrow on the plan. 6. Draw the locations of the buildings on adjacent properties and provide the following information: a. Complete building dimensions (attached) b. Descriptions of existing uses of the building and the quantity of space so used (See above) Planning Commission July 2013 22 c. Show the distances from the building to the nearest property line: The building is covered by two buildings to the north and south. 214 River Street, currently used as a driveway is to the west, First Street to the west. 7. Draw the locations of the buildings on adjacent properties and provide the following information: a. Approximate dimensions of the buildings b. Approximate distances to property lines‐ 0’ c. Describe uses of the buildings: Office Buildings d. Identify the construction of the buildings (brick, frame, brownstone, etc.)‐ Brick and Brownstone 8. Describe your proposal fully and identify the following as part of the overall description: a. Indicate the proposed future use of the property (see above) b. Identify the area affected by the proposal: an exterior and interior rehabilitation of 9 First Street to provide 5,700 square feet of mixed use building, including office, restaurant, and apartments. c. Describe hours of operation and the expected number of customers: The restaurant will operate seven days a week with a focus on dinner. 9. Locate and describe any existing and all proposed driveways, curb cuts and walkways. If none existing or proposed, so state. If new curb cuts are being proposed, provide detail to describe its construction and layout. New sidewalk at front of building. 10. Provide the following information to describe landscaping on the property: a. Show all existing landscaping, trees and fences and identify its size and type: one current tree to remain. b. Show all proposed new landscaping, trees and fences and identify it by species, size, number and spacing‐ n/a 11. Prepare a scaled drawing of any proposed sign(s) and provide the following information: (signage to be determined and return to Planning Commission) a. Overall sign dimensions b. Sign colors c. Method of illumination (if non, state) d. Approximate messages (ex: Sam’s Deli, open 24 hours) Planning Commission July 2013 23 e. Identify the installation height of the sign above grade f. Show the sign(s) installation location(s) g. Identify the type of sign proposed (ex. flush mounted, projecting, freestanding, etc.) 12. Draw existing and/or proposed off street parking areas and provide the following information: n/a a. Describe how the parking area will be illuminated (if it will not, so state) and include design of lamp heads and wattage‐ N/A b. Identify the size of all parking spaces c. Indicate the total number of parking spaces, both existing and proposed d. Show locations of guard rails, tire stops, bollards etc. e. Show the locations of all landscaping, screening and traffic islands f. Indicate the slope of all driveways and the parking surface g. Describe how storm water will be drained and removed h. Describe how snow will be removed and where it will be piled 13. Using arrows, show traffic circulation patterns to and from the site, and the direction of traffic of all adjoining streets and alleys: All traffic flows south on First Street. 14. Provide topography lines or spot elevations if there is more than a five foot difference in elevation between any two points on the site. n/a 15. Show the locations and describe all exterior lighting not associated with parking: n/a 16. If additional pavement or roof area will be placed on the site, describe how storm drainage will be addressed and include the following information as it applies: n/a 17. Identify the locations of existing water supply and of existing sanitary sewerage lines will connect into. 18. Describe future trash collection provisions and include the following information: a. Show where the trash will be accumulated on the property (dumpster locations, trash can locations, etc.) b. Show where the trash will be collected (at the curb, in the alley, etc.) c. Identify who will collect the trash (city collection, private commercial collection, transfer to landfill by tenants or property owner, etc.) Planning Commission July 2013 24 d. Identify what landfill the trash is expected to be transferred to. 19. Show the location of the nearest fire hydrant on the plan and describe any additional fire protective measures that exist or will be added to the property: Fire hydrant on street. Building will be fully sprinklered. 20. Submit a photograph of all buildings that are a part of your proposal and that shows the public notice signs have been posted. If no buildings are involved, submit a photo of the site. The photo is not required to be submitted with your application, but should be presented at the hearing of the proposal. 21. If modifications to the exterior of the building or new construction is proposed (such as an addition, entry alteration, new windows or doors, etc.), submit a sketch to indicate the shape of the proposed change, the color, the size and the materials to be used. Planning Commission July 2013 25 Planning Commission July 2013 26