Town of Glenville
Planning and Zoning Commission
Monday, November 10, 2008
Glenville Municipal Center
18 Glenridge Road
Glenville, NY 12302
Present: Chairman Mike Carr, Walter Pryne, Tom Bodden, Jim Gibney, Chris Casey and Steve Marsh
Excused: Mark Storti
Also Attending: Kevin Corcoran, Town Planner, Margaret Huff, Town Attorney, Edward Rosenberg, Town Councilman, Paul Borisenko, Building Inspector, and Chris Flanders, Recording Secretary
1. Approval of the minutes of the October 13, 2008 meeting
Motion: W. Pryne Seconded: C. Casey
Vote: Ayes: 5 Noes: 0 Absent: 2 (M. Storti, S. Marsh)
MOTION CARRIED
2. Paul Cassillo, Donna Mae Cassillo and Marilyn Cardinal Minor (2-lot) Subdivision
182 Maple Avenue and Glenridge Road Final - (Public Hearing)
This application calls for a minor (2-lot) subdivision of the existing 10.14 acre parcel. A 20,331 square foot lot would be created containing the existing single-family dwelling. No further development is proposed for the remaining 9.67 +/- acre lot at this time. The proposed subdivision is located within a Suburban Residential zoning district.
Duane Rabideau, Gilbert VanGuilder Associates, represented the applicants. He briefly described the proposal located at the southeast corner of Glenridge Road and Maple Avenue. He stated that the existing house and a lot surrounding it would be known as Lot #2. Lot #1 would be the remaining lands of approximately 9.7 acres. The existing house is serviced by public water and an on-site septic system. It is the understanding that if the septic system should fail, the home would be connected to the public system. This is noted on the plan. Per the request of the Planning and Zoning Commission, a conceptual lot layout for potential development of Lot #1 has been submitted. D. Rabideau then asked for questions or comments from the Commission.
M. Carr said the proposed layout for Lot #1 is acceptable for now, however, the Commission will need significantly more details and the applicant should be advised that future applications will require less intense use and shall need drainage, federal wetlands, and potentially archaeological studies per discussion at the PZC agenda meeting.
Planning and Zoning Commission Minutes
November 10, 2008
Page 2
Chairman Carr then opened the hearing to the public. With no one wishing to speak, the hearing was closed.
J. Gibney noted that the approval requested is for map labeled #082273, Lands of Cassillo, Cassillo, and Cardinal.
MOTION
In the matter of the final minor subdivision by Paul Cassillo, Donna Mae Cassillo and Marilyn Cardinal for a 2-lot subdivision located at the corner of Glenridge Road and Maple Avenue, known as 182 Maple Avenue, the Planning and Zoning Commission finds that this application will not result in a significant potential adverse environmental impact. Consequently, the Planning and Zoning Commission hereby issues a negative declaration.
Motion: J. Gibney Seconded: C. Casey
Vote: Ayes: 6 Noes: 0 Absent: 1 (indicates arrival of S. Marsh)
MOTION CARRIED
MOTION
In the matter of the final minor subdivision application by Paul Cassillo, Donna Mae Cassillo and Marilyn Cardinal for a two–lot subdivision located at the corner of Glenridge Road and Maple Avenue, known as 182 Maple Avenue, the Planning and Zoning Commission hereby conditionally approves the application. The Commission’s decision is based upon the following findings:
The proposed use takes into consideration the relationship of this project to the neighborhood and the community, and the best use of the land being subdivided. Factors considered include:
· Compliance with the requirements of the Zoning Ordinance and the policies of the Comprehensive Plan.
· Logical arrangement, location and width of streets as it applies.
· Adequacy and arrangement of water supply, sewage disposal and drainage.
· Accommodation for future development of adjoining lands as yet unsubdivided.
· Adequacy of lot sizes to achieve the above.
Conditions of Approval:
1. As noted on the subdivision map, if the septic system of the existing house fails, a connection to the public system will be made.
Further, this Commission finds that a proper case exists for requiring the applicant to provide suitable land for park or playground purposes. The need for additional park and recreation facilities has been documented in the Comprehensive Plan, in addition to having been identified by both the Glenville Park
Planning and Zoning Commission Minutes
November 10, 2008
Page 3
Planning Committee and the Community Center Planning Committee. However, due to the small number of lots in this particular subdivision, this Commission finds that the imposition of an in-lieu-of fee is more appropriate than land dedication for this particular subdivision. The recreation fee to be levied is $1,000.00 per new lot. In this case, the applicant is hereby required to pay a fee of $1,000.
Motion: J. Gibney Seconded: C. Casey
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
3. Michael & Anita Scaccia Minor (2-lot) Subdivision
674 Sacandaga Road Final - (Public Hearing)
The applicant is seeking approval for a 2-lot subdivision of the existing 8.9 acre parent parcel. The subdivision would result in the creation of a 6.9 acre lot and a 2 acre lot. The 6.9 acre lot is being earmarked for a new single-family home. The 2 acre lot will contain the existing house. The applicant was granted an area variance for insufficient lot width on the larger parcel (200 feet of width required; only 103 feet provided). The project site is located on the east side of Sacandaga Road, approximately 4/10 mile south of Snake Hill Road. The property is zoned Rural Residential/Agricultural.
Joel Bianchi, Chazen Engineering, represented the applicants. He briefly reviewed the application noting that both lots will be serviced by town water. He said that letters have been sent to the local fire department and NYS Department of Transportation for input regarding emergency vehicle access and curb cuts; responses have not yet been received.
Chairman Carr then opened the hearing to the public. With no one wishing to speak, the hearing was closed.
MOTION
In the matter of the final minor subdivision by Michael and Anita Scaccia for a 2-lot subdivision located at 674 Sacandaga Road, the Planning and Zoning Commission finds that this application will not result in a significant potential adverse environmental impact. Consequently, the Planning and Zoning Commission hereby issues a negative declaration.
Motion: J. Gibney Seconded: T. Bodden
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
MOTION
In the matter of the final minor subdivision application by Michael and Anita Scaccia for a two–lot subdivision located at 674 Sacandaga Road, the Planning and Zoning Commission hereby conditionally approves the application. The Commission’s decision is based upon the following findings:
Planning and Zoning Commission Minutes
November 10, 2008
Page 4
The proposed use takes into consideration the relationship of this project to the neighborhood and the community, and the best use of the land being subdivided. Factors considered include:
· Compliance with the requirements of the Zoning Ordinance and the policies of the Comprehensive Plan.
· Logical arrangement, location of lots.
· Adequacy and arrangement of water supply, sewage disposal and drainage.
· Adequacy of lot sizes to achieve the above.
Conditions of Approval:
1. It is noted that this application was granted a variance for lot frontage by the Glenville Zoning Board of Appeals in September, 2008.
2. It is noted that letters have been sent to the local fire department regarding emergency access and to NYS DOT regarding approval of the curb cut. The Commission is awaiting responses to these letters.
Further, this Commission finds that a proper case exists for requiring the applicant to provide suitable land for park or playground purposes. The need for additional park and recreation facilities has been documented in the Comprehensive Plan, in addition to having been identified by both the Glenville Park Planning Committee and the Community Center Planning Committee. However, due to the small number of lots in this particular subdivision, this Commission finds that the imposition of an in-lieu-of fee is more appropriate than land dedication for this particular subdivision. The recreation fee to be levied is $1,000.00 per new lot. In this case, the applicant is hereby required to pay a fee of $1,000.
Motion: J. Gibney Seconded: W. Pryne
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
4. Bordeau Builders Site Plan Review
69 Saratoga Road (Preliminary)
The applicant is proposing to construct 16 condominium units in two eight-unit buildings as well as two five-stall garages. The property was recently rezoned by the Town Board to Residential Planned Development, thereby allowing the applicant to seek construction of condominiums instead of the previously approved office building.
Attorney Donald Zee, Jason Dell, Lansing Engineering, and applicant Gary Bordeau were present to address the Commission.
Mr. Zee described the project and stated that both a lighting plan and a Stormwater Pollution Prevention Plan had been submitted for review per the request of the Planning and Zoning Commission.
Planning and Zoning Commission Minutes
November 10, 2008
Page 5
Mr. Zee said that NYS DOT was contacted by Joe Pultorak of Lansing Engineering regarding the previously approved commercial use. In a memo provided to the Commission from Mr. Pultorak to Mr. Zee, dated November 10, 2008, the following was made part of the minutes: “On Wednesday November 5, 2008 a representative of Lansing Engineering spoke to Rob Pacatte with the New York State Department of Transportation (NYDOT) regarding the proposed Dover Place Condominiums in the Town of Glenville. NYDOT said they have previously reviewed the project when submitted as a commercial site plan. Mr. Pacatte has reviewed the proposed site plan for the Dover Place condominiums submitted by Lansing Engineering on October 23, 2008. NYDOT is requesting that a full
application submittal including drawings and appropriate applications be submitted for their review and approval. NTDOT advised that during their plan review and recent site visit no major concerns have been identified that would limit NYDOT approvals.” (Copy of memo attached to these minutes.)
Mr. Zee also provided a letter from William E. Logan, Regional Traffic Engineer, NYSDOT, dated May 2, 2003 which states the plans (commercial application) were conceptually approved regarding location and layout of the proposed entrance, and upon site plan approval by the Town of Glenville, the final plans and details could be submitted with a completed highway work permit application to Schenectady County. This letter is attached and made part of these minutes.
D. Zee said a five-foot wide sidewalk, the entry sign with a small light shining on it, and five lamp posts are now shown on the plan. He also provided color samples of the proposed color scheme components.
When asked, J. Dell stated the light posts are located in the front of the project, the middle of the two garages, and to the west of the project. They are twelve feet high to minimize light spillage onto adjacent properties. Discussion followed regarding the need for Master Plan preferred Sternberg lighting. K. Corcoran said as this is residential lighting, it is not technically required. P. Borisenko added that the Sternberg lighting tends to bleed, so he did not think they would be the ideal selection in a residential setting. G. Bordeau suggested a period fluted style post which is known as the Hanover.
M. Carr asked about the appearance of the buildings from Route 50. G. Bordeau said the gabled ends would be sided and screened with trees. Discussion regarding the use of windows/shutters/some architectural features to break up the flat look of the building followed. J. Gibney noted a two foot jog in the front of the condo buildings giving a look of depth and architectural interest.
When asked, G. Bordeau said the condo units will vary in size by about 50 sq. ft., have two bedrooms and two baths each. The garages will be about 9 1/2’ from grade to the first soffit; plantings added will be arborvitae, 10’ apart.
When asked about Department of Public Works input, K. Corcoran said Dana Gilgore has identified some questions regarding the stormwater management proposal and will be meeting with an engineer from Lansing. He also said the plan has been sent to a third party engineering firm for review.
Planning and Zoning Commission Minutes
November 10, 2008
Page 6
D. Zee said snow removal has been addressed and he indicated on the map where these areas are to be located. M. Carr noted that the stormwater management area has been divided into two areas and additional parking spaces are shown. D. Zee added that the condominium offering plan has been provided; in full to Attorney Huff, and pages pertaining to parking to Commission members.
G. Bordeau stated he expects to sell 75% of the units in the first year of construction. The taxes are lower than comparable size homes, mortgage interest is deductible, and the units are very efficient. He said that even with the maintenance fee, it is very affordable.
MOTION
In the matter of the preliminary site plan review application by Gary Bordeau for the construction of two 8-unit condominium buildings and two five-stall garages, located at 69 Saratoga Road, the Planning and Zoning Commission hereby conditionally approves the application.
Conditions of preliminary approval are as follows:
1. A response from a third party engineering firm including review of the stormwater management plan and SWPPP.
2. The applicant is to modify the building plan to break up the east side of the condominium building and north side of garages, which are to be sufficiently buffered from Skyway Drive.
3. A response from DPW is to be obtained; applicant agrees to meet with staff to discuss.
The Commission hereby schedules a public hearing for December 8, 2008 to consider the final site plan review application for this particular project. However, in order for the Commission to schedule a public hearing for December 8, 2008, nine (9) copies of the revised site plan must be submitted to the Town of Glenville Planning Department no later than 14 calendar days prior to the public hearing date.
Motion: J. Gibney Seconded: W. Pryne
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
5. Maddalone Development Major (8-lot) Subdivision
Woodruff Drive & Judy Drive (Preliminary)
“Park Ridge Estates” is a major subdivision proposal of a 10.18 +/- acre parcel at the end of Woodruff Drive and Judy Drive. The proposal consists of 8 new single-family residential building lots and a stormwater detention basin parcel to be dedicated to the Town. Public water would be extended from Woodruff Drive and all lots would have on-site septic systems. The parcel is located within a Suburban Residential zoning district. This project was most recently reviewed by the PZC in March, 2007, at which time 10 new residential lots were being proposed in addition to the stormwater management parcel.
Planning and Zoning Commission Minutes
November 10, 2008
Page 7
Melissa Currier represented the applicant. Mr. Maddalone was also present.
M. Currier said that the number of lots has been decreased to eight because of septic system requirements. The two lots to the rear of the project will have engineered fill systems and the remaining lots will have conventional septic systems.
M. Carr read from comments gathered at the agenda meeting. They are:
Ø Need to correct map to include the proper ownership of parcel #15-15-2-5, 18.1, lands n/f Reginald Scott.
Ø Remove the fence line and/or clarify what is inferred as a separate lot on Edmel Road.
Ø Need drainage comments from Public Works Department.
Ø The P&ZC would like to see what the “Final Build-out” would be including a connection to Edmel Road via Lands n/f Reginald Scott.
Ø Town does not like to see dead ends and terminated utilities; applicant is encouraged to make connection to Edmel Road.
M. Currier said the lot identification would be updated. The clarification of the fence line is that there is frontage on Edmel Road.
M. Currier said it would be difficult to connect this subdivision to Edmel Road because the land is very steep there; the road drops off, and there are wetlands located there.
Mr. Maddalone said the two parcels are owned by different sets of partners; connecting the two parcels may or may not happen. He also explained there is an easement on the property labeled lands of Reginald Scott to Route 50.
Discussion followed on the ownership of a paper street shown as belonging to the Town of Glenville. K. Corcoran consulted tax maps and found that the Town does not own the paper street.
M. Carr said he would like to see some type of allowance (60’ easement) to connect the parcels in the future, for both utilities and roadway. He noted the applicant is keeping the public access to Indian Meadows Park.
M. Currier said she has not yet received comments from the Department of Public Works.
When asked, Mr. Maddalone said seven of the thirteen acres of the lower lot are usable.
Discussion followed on the feasibility of connecting the two parcels. It was determined that if the applicant says it is impossible due to topography and wetlands, it will be on the record and would be more difficult to return to the Planning and Zoning Commission in the future looking for subdivision of the former Scott parcel.
When asked, K. Corcoran said this project has not yet been sent out for third party review.
Planning and Zoning Commission Minutes
November 10, 2008
Page 8
M. Carr said a concern with new construction includes weight limits on streets. Damage to the existing road needs to be considered.
MOTION
In the matter of the preliminary major subdivision application by Maddalone Development for a 8-lot subdivision located at Woodruff Drive and Judy Drive, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. Need to correct map to include the proper ownership of parcel #15-15-2-5, 18.1, lands n/f Reginald Scott.
2. Remove the fence line and/or clarify what is inferred as a separate lot on Edmel Road.
3. Receipt of drainage comments from Public Works Department; applicant is aware that the application may be sent to a third party engineering firm for review.
4. Per the previous discussion, the Commission would like to see what the “Final Build-out” would be including a connection to Edmel Road via Lands n/f Reginald Scott (both utilities and roads).
5. If the connection of the two parcels is not feasible, the Commission asks the applicant return with reasons addressing why it is not feasible.
6. The applicant is to be aware of the load bearing capability of the existing roads so as to avoid damage from trucks to these roads.
The commission hereby schedules a public hearing for December 8, 2008 to consider the final subdivision application. However, in order for the Commission to schedule a public hearing for December 8, 2008, nine (9) copies of the revised site plan must be submitted to the Town of Glenville Planning Department no later than 14 calendar days prior to the public hearing.
Motion: J. Gibney Seconded: W. Pryne
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
The next meeting of the Town of Glenville Planning and Zoning Commission is to be held on Monday, December 8, 2008. The agenda meeting will be held on Monday, December 1, 2008. With no further items on the agenda, the meeting was adjourned at 8:15 p.m.
Submitted by Chris Flanders, Stenographer: Filed with Linda Neals, Town Clerk:
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